Chapter 8.114 — PC DISTRICT (PLANNED COLMA DISTRICT)

1. Encourage the development of a densely developed, mixed-use, pedestrian- oriented neighborhood that supports the area’s intended transportation/transit role, and complements the character of the adjacent neighborhoods and business districts, as described in the BART Station Area Specific Plan.

2. Establish the type, location, intensity and character of development to occur in the area, while allowing for creative and imaginative design concepts, as described in the BART Station Area Specific Plan.

3. Assure that development conforms with the policies, requirements and standards of the BART Station Area Specific Plan.

4. Implement the policies of the San Mateo County General Plan.

The provisions of this Chapter implement the San Mateo County General Plan, specifically the Colma BART Station Area Plan. In addition, the BART Station Area Specific Plan has been adopted by the Board of Super- visors as an advisory document which should be used to provide further guidance in complying with the requirements of this Chapter, and to design and evaluate development proposals for the unincorporated area adjacent to the BART Station. However, where any standards or requirements of this Chapter conflict with any provision of the Specific Plan, this Chapter shall take precedence and govern.

The following regulations shall apply to all land in the Planned Colma (PC) Zoning District.

1. Administrative, Professional and Business Offices

Establishments performing management, administrative, professional or consulting services including, but not limited to, government, law, real estate, accounting and other business offices.

2. Art Centers

Facilities used for the storage, exhibition, preservation, study, sale or creation of works of artistic value.

3. Bars

Commercial establishments primarily engaged in the sale of alcoholic beverages to the general public for immediate consumption on the premises, which may also offer food and entertainment on a limited basis, but not adult entertainment featuring sexually explicit behavior intended to arouse sexual excitement.

4. Building Site

A legal parcel or aggregation of legal parcels appropriate for development according to the designated zoning.

5. Bus Transit Facilities

Facilities which support the operation of bus services including, but not limited to, bus stations, loading bays, and bus stop waiting areas.

6. Club and Organization Meeting Facilities

Facilities used for gatherings of groups primarily for social or political purposes including, but not limited to, social or fraternal clubs or lodges, union halls or philanthropic institutions.

7. Courtyard Apartment Building

A multiple-story building containing multiple-family dwellings with a central courtyard and shared entrances.

8. Domestic Help Quarters

Detached accessory buildings which provide sleeping and bathing facilities for persons employed on the premises by the occupants of a main dwelling unit on the same parcel. Domestic help quarters shall not include kitchen facilities.

9. Duplex

A building containing two-family dwellings with individual entrances and one to three stories.

10. Electronic Game and Amusement Arcades

Commercial establishments featuring the operation of six or more coin or token- operated electronic games.

11. Elementary and Secondary Schools

Public or private educational facilities and associated grounds used for academic instruction below the collegiate level.

12. Emergency Shelter

Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person, and that does not deny emergency shelter to any individual or household based on ability to pay.

13. Ferry Terminals

Facilities used to load and unload passengers and freight from boats which primarily serve passengers.

14. Financial Institutions

Establishments accepting deposits and providing services relating to the exchange, protection or lending of money including, but not limited to, banks, savings and loan institutions, credit unions, or automatic teller machines.

15. Fire Stations

Facilities used for firefighting services, sometimes including associated paramedic services.

16. Flat

A multiple-story building containing two-family or multiple-family dwellings with each dwelling on a separate floor.

17. Food and Beverage Stores (2.02.40)

Commercial establishments engaged in the retail sale primarily of various packaged foods and beverages for home preparation and consumption including, but not limited to, grocery stores, liquor and candy stores, bakeries, and delicatessens.

18. Food Establishments Specializing in Carry-Out or Delivery Service (2.02.20)

Commercial establishments engaged in the provision of prepared food to the general public primarily for consumption elsewhere but may include limited seating or drive-through take-out service.

19. Funeral Homes

Facilities used for preparing the deceased for burial, viewing of the deceased, cremations and conducting ceremonies including funerals and memorial services.

20. Guest Houses

Detached accessory buildings which provide sleeping and bathing facilities for non-paying guests of the occupants of a main dwelling unit on the same parcel. Guest houses may not include kitchen facilities.

21. Home Occupations

Vocations conducted in a dwelling by a resident which are accessory uses incidental to the principal residential use of the dwelling.

22. Indoor Exercise and Leisure Facilities

Enclosed facilities used for active recreation including exercise and athletic clubs, bowling alleys, skating rinks, billiard halls, dance halls and academies, or similar uses.

23. Indoor Retail Sales, Rental or Repair Establishments

Commercial establishments which serve the general public that are engaged in the sale, rental and/or repair of goods, merchandise and equipment with all storage of such items within a fully enclosed, covered building.

24. Indoor Theaters

Enclosed facilities used for the presentation of motion pictures, plays or other dramatic performances except adult motion pictures and live performances featuring sexually explicit behavior intended to arouse sexual excitement.

25. Intermodal Transportation Facilities

Facilities where passengers can transfer from one type of transportation to another while traveling along an established transit route including, but not

limited to, park and ride lots where commuters can park private vehicles before boarding public transit.

26. Kiss-N-Ride Area

Designated curbside areas for passenger drop-off and pick-up.

27. Libraries

Facilities used for storage, exhibition and lending of various media including, but not limited to, books, periodicals, documents, audio and video tapes and visual art.

28. Limited Keeping of Pets

The raising or maintaining of domestic birds or animals that are customarily kept as pets for amusement or companionship, excluding exotic animals, horses, livestock and poultry, and subject to the following limitations: (a) no more than two (2) dogs and two (2) cats, nor more than four (4) animals total of any type shall be kept per two-family dwelling unit, multiple-family dwelling unit, or lawfully permitted and occupied second unit or farm labor housing unit; or (b) per business establishment in commercial or industrial zoning districts.

29. Linear Parks and Trails

Linear strips of land established for the purposes of walking, hiking, bicycling, horseback riding and boating, and comprising a natural or man-made linear resource such as stream drainage, bluff line, ridge, utility right-of-way, or service road.

30. Long-Term Bicycle Parking Facilities

A space that includes lockers, and/or racks or other devices used to secure and park bicycles all day.

31. Medical and Dental Offices

Establishments providing consultation, diagnosis, therapeutic, preventative, or corrective personal treatment services by licensed doctors, dentists and similar practitioners of medical and healing arts for humans, and which may include medical and dental laboratories and associated prescription pharmacies.

32. Mobilehomes/Manufactured Homes

Transportable structures constructed on a permanent chassis, designed to be used as dwelling units. Each structure may or may not be on a permanent foundation.

33. Multiple-Family Dwellings

Buildings containing three or more dwelling units on a single parcel which are intended for use by three or more separate households.

34. Multiple-Family Dwellings - Mixed Use

Single or multiple-dwelling units, located above the first floor of the main building on the parcel. The floor area of the dwelling units shall not exceed the floor area of the commercial uses occupying the building.

35. Night Clubs With Entertainment

Commercial establishments that primarily provide entertainment such as musical or comedic performances but do not provide adult entertainment featuring sexually explicit behavior intended to arouse sexual excitement. Night clubs with entertainment may serve drinks and food.

36. One-Family Dwellings

Buildings, one per parcel, containing a single-dwelling unit which is intended for use by one household.

37. Other Compatible Uses

Additional land uses may be allowed if the Director of Planning and Building determines that the proposed use is consistent with the purpose of the district and compatible with other permitted land uses in the district.

38. Outdoor Retail Sales, Rental or Repair Establishments

Commercial establishments which serve the general public that are engaged in the sale, rental and/or repair of goods, merchandise and equipment with all or some storage of such items outside a fully enclosed, covered building.

39. Parks

Spacious areas of scenic and natural character where outdoor active recreation opportunities and facilities may be provided for public convenience and

enjoyment, and within which special natural areas, geologic exhibits or historic places can be set aside.

40. Personal Convenience Service Establishments

Commercial establishments providing services related to personal convenience where customers are typically served on the premises including, but not limited to, beauty salons, barber shops, massage parlors, pet grooming and escort services.

41. Podium Apartment Building

A multiple-story building containing multiple-family dwellings with shared entrances over subsurface or ground floor parking.

42. Pool Houses and Cabanas

Detached accessory structures which are not intended for sleeping, but may be used for private dressing, bathing or recreational activities. Pool houses and cabanas may not include kitchen facilities.

43. Rail Transit Facilities and Rail Lines

Facilities located on a railroad line where trains make regular, scheduled stops to load and unload passengers or freight.

44. Recreation Area

Outdoor areas used for a variety of outdoor recreational purposes, including areas that will provide for public use of natural and man-made water features, as well as for special recreation activities.

45. Religious Facilities

Facilities or meeting places used for worship or religious instruction including churches, synagogues, mosques and temples.

46. Residential Day Care Facilities for Adults/Elderly

Licensed facilities in a building containing a dwelling unit(s) in which non-medical care and supervision are provided on less than a 24-hour basis to adults or elderly adults who may have special needs or disabilities including, but not limited to, individuals who are physically, developmentally or mentally disabled, or recovering from alcohol or drug addictions. Includes small adult day care facilities (one to six adults) and large day care facilities (seven to twelve adults).

47. Residential Full-Time Care Facilities for Adults/Elderly (1.08.22)

Licensed facilities in a building containing a dwelling unit(s) in which 24-hour a day non-medical care and supervision are provided to adults or elderly adults who may have special needs or disabilities including, but not limited to, individuals who are physically, developmentally or mentally disabled, or recovering from alcohol or drug addictions. Includes small adult full-time facilities (one to six adults) and large adult full-time care facilities (seven to twelve adults).

48. Residential Full-Time Care Facilities for Children (Group Homes, Foster Family Homes)

Licensed facilities in a building containing a dwelling unit(s) in which 24-hour a day non-medical care and supervision are provided for children who may or may not have special needs or disabilities. Includes small full-time care homes (one to six children) and large full-time care homes (seven to twelve children).

49. Residential Multipurpose Accessory Structures

Detached accessory structures which are not intended for sleeping but may be used for a variety of purposes including, but not limited to, workshops, storage sheds, game rooms and greenhouses. Residential multipurpose accessory structures may not include kitchen facilities.

50. Residential Shared Housing Facilities for the Elderly

Licensed facilities in a building containing a dwelling unit(s) in which varying levels of supportive services or non-medical care are provided to no more than six (6) elderly adults on a 24-hour a day basis including, but not limited to, small rest homes or retirement homes.

51. Restaurants

Commercial establishments which primarily serve prepared food to the general public for immediate consumption on the premises. Restaurants may include a bar.

52. Retail Cleaning Establishments

Commercial establishments engaged in the washing, cleaning or dyeing of clothing, linens and other fabrics including, but not limited to, dry cleaners, laundries and laundromats where coinoperated washers and dryers are provided for self-service to the public.

53. Seaport and Marine Terminals

Facilities for loading and unloading freight from boats or ships including, but not limited to, piers, boat launches, dry docks, boat storage and repair yards, cargo handling equipment, and storage areas.

54. Second Dwelling Units

Attached or detached rental dwelling units with kitchens, located on the same parcel as a one-family dwelling.

55. Short-Term Bicycle Parking Facilities

A space that includes lockers and/or racks or other devices used to secure and park bicycles park for short-time periods.

56. Single-Family Home

A building containing a one-family dwelling.

57. Single-Story Commercial Building

A building containing commercial uses within one story.

58. Small Apartment Building

A multiple-story building containing multiple-family dwellings with shared entrances.

59. Small Apartment Building With Ground Floor Retail

A multiple-story building containing multiple-family dwellings with shared entrances and ground floor retail use.

60. Temporary Living Facilities During Residence Construction (1.10.10)

Temporary dwelling units such as mobilehomes without permanent foundations, travel trailers or recreational vehicles, which are: (1) located on a parcel of land during the construction or reconstruction of a permanent dwelling unit on the same parcel, and (2) removed prior to the granting of a Certificate of Occupancy for the permanent residence.

61. Townhouse

A multiple-story building containing one-family dwellings with each unit side-by- side and individual entrances.

62. Trade and Vocational Schools (5.01.20)

Public or private educational facilities and associated grounds offering specialized trade or commercial instruction, but not academic education, above the secondary level.

63. Transit Terminal Facilities (8.01.15)

Public transit facilities where trains or buses accept riders and are repaired, maintained and stored, including offices from which operations are directed.

64. Truck Facilities (8.01.13)

Truck terminals and other facilities used by trucks to haul freight to local and regional destinations including, but not limited to, drayage yards, loading docks or bays, maneuvering areas, and short-term parking and storage of freight and trucks.

65. Tuck-Under Parking

Single-car covered parking integrated into the overall facade of a building. Garage shall be a maximum of 10 feet wide.

66. Two-Family Dwellings (1.03.10)

Buildings, one per parcel, containing two attached dwelling units which are intended for use by two separate households.

67. Two One-Family Dwellings (1.03.20)

Two detached buildings on the same parcel, each containing a single-dwelling unit, which are intended for use by two separate households.

68. Two-Story Commercial Building

A building containing commercial uses within two stories.

69. Veterinary Hospitals for Small Animals (9.02.30)

Establishments where cats, dogs and other domestic animals generally of the same size or smaller are treated by a person(s) trained and licensed to provide medical care for animals. Veterinary hospitals may hold animals overnight on a limited basis if necessary for their proper medical or surgical treatment.

1. Designate all land in the PC Zoning District that has been designated High Density Residential by the BART Station Area Specific Plan and Colma BART Station Area Plan as High Density Residential.

2. Designate all land in the PC Zoning District that has been designated Medium Density Residential by the BART Station Area Specific Plan as Medium High Density Residential.

3. Designate all land in the PC Zoning District that has been designated Low Density Residential by the Colma BART Station Area Plan as Low Density Residential.

4. Designate all land in the PC Zoning District that has been designated Neighborhood Commercial (Residential Above) by the BART Station Area Specific Plan as Neighborhood Commercial (Residential Above).

5. Designate all land in the PC Zoning District that has been designated Public and Institutional by the BART Station Area Specific Plan as Institutional.

6. Designate all land in the PC Zoning District that has been designated BART by the BART Station Area Specific Plan as Transportation.

The parking requirements in this Chapter shall replace Zoning Regulations Chapter 8.344 for all residential, commercial and institutional building types which require off-street parking. This section includes general parking standards while specific parking requirements are contained in land use designation sections.

1. Size of Spaces. Each required parking space shall be at least 8.5 feet wide and 18 feet long, with adequate provisions for entry and exit by a standard passenger vehicle. Parallel parking spaces shall be at least 22 feet long.

2. Internal Circulation. The internal circulation pattern of all parking areas shall be designed as follows:

   • a. Aisle Width

     • (1) Parallel Parking Spaces. 12-foot aisle width for one-way flow and 20- foot aisle width for two-way flow.

     • (2) 45-Degree Parking Spaces. 13-foot aisle width for one-way flow and 20-foot aisle width for two-way flow.

     • (3) 60-Degree Parking Spaces. 18-foot aisle width for one-way flow and 22-foot aisle width for two-way flow.

     • (4) 90-Degree Parking Spaces. 24-foot aisle width for one and two-way flow.

   • b. Dead Ends. One-way aisles shall not dead-end. Two-way aisles may dead-end if adequate turnaround space is provided.

   • c. Minimum Turning Radius. The minimum outside turning radius for aisles shall be 27 feet.

3. Driveways. Off-street parking areas shall connect to a public right-of-way by access driveways designed as follows:

   • a. Minimum Paved Width. The minimum paved width shall be:

• (1) Residential. Eight (8) feet.

• (2) All Other Uses.

12 feet (less than or equal to 4 spaces) 15 feet (5 to 10 spaces)

20 feet or separate 10-foot wide entry and exit driveways (10 or more spaces)

• b. The minimum distance from the side of the driveway to a wall, fence or similar obstacle shall be two (2) feet.

• c. The minimum vertical clearance above all driveways shall be at least twelve

  • (12) feet.

4. Surfacing. All off-street parking areas shall be surfaced with an asphaltic or Portland cement binder pavement so as to provide a durable and dustless surface, and shall be graded and drained as to dispose of all surface water accumulated within the area. Lesser requirements may be approved by the Director of Planning and Building for the purpose of improving aesthetics or reducing noise, provided that such lesser requirements do not adversely affect drainage, durability or dust generation.

5. Landscaping. Landscaping shall be provided for uncovered parking areas with more than ten (10) parking spaces, as follows:

   • a. Total landscaped area shall cover at least ten percent (10%) of the total parking area and shall be evenly distributed throughout and around the parking area.

   • b. One tree shall be planted for every six parking spaces.

   • c. The landscaped area shall contain soil, wood shavings, bark or other similar mulch material, and not be surfaced in part or whole with concrete, asphalt or similar material.

   • d. All landscaped areas shall be equipped with complete and maintained irrigation facilities.

6. Loading Spaces. Any use that requires the receipt or distribution of material or merchandise by vehicles or trucks shall provide at least one permanent loading space for the first 5,000 square feet of floor area, plus one additional loading space for each additional 10,000 square feet of floor area. Each required loading space shall be at least 10 feet wide by 25 feet long, with 15 feet of vertical clearance, exclusive of driveways, aisle ways, turnarounds and other maneuvering areas. Each loading space shall be provided with driveways for entry and exit and maneuvering space of the same type required for parking spaces.

7. Handicapped Parking Requirements. Handicapped parking spaces shall be provided as part of fulfilling the parking requirements in parking areas serving residential (over 10 units), commercial and institutional uses, as follows:

   • a. Number of Spaces

Additional spaces shall be provided where a higher than usual percentage of handicapped persons is anticipated to use the parking facility.

• b. Size of Spaces. Each handicapped parking space shall be nine (9) feet wide and nineteen (19) feet long with an adjacent loading/unloading area that is five (5) feet wide and nineteen (19) feet long. The loading/unloading area may be shared by two handicapped parking spaces.

• c. Location of Spaces. Handicapped parking spaces shall be located as near as practical to primary building entrances. Handicapped parking spaces shall be located so that the user need not wheel or walk behind other parked cars. Handicapped parking spaces shall be connected to destination buildings by pedestrian ways which are accessible to the physically handicapped and include curb cuts or ramps as needed.

• d. Design and Designation. The arrangement and design of handicapped parking shall conform with California Administrative Code, Title 24, Chapter 2-71 and be designated in accordance with California State Vehicle Code Section 22511.8.

8. Exceptions. The Director of Planning and Building may grant an exception to modify the number of spaces, size, location or design of required parking areas upon finding that extenuating and/or unusual circumstances exist that impair compliance with the regulations.

The bicycle parking requirements in this section shall apply to all uses and building types which require off-street automobile parking.

1. Number and Type of Bicycle Parking Spaces Required

• a. In areas designated Neighborhood Commercial, one (1) short-term bicycle parking space shall be provided for every 10 automobile parking spaces, as required by Section 8.114.060.

• b. In areas designated Medium High Density Residential, High Density Residential, Institutional, and Transportation Facilities, one (1) long-term bicycle parking space shall be provided for every 10 automobile parking spaces, as required by Section 8.114.060.

• c. In areas designated Low Density Residential, short-term and long-term bicycle parking is not required.

2. Location of Bicycle Parking. Bicycle parking shall be located as near as possible to primary building entrances and within sight of persons within the building.

3. Design of Bicycle Parking

   • a. When short-term bicycle parking is required, the parking facility shall be designed to:

     • (1) Secure bicycles from vandalism and theft.

     • (2) Accommodate a wide range of bicycle types and locking mechanisms.

     • (3) Use a simple mechanism and operation to secure the bicycle.

     • (4) Use rust proof materials that are constructed to minimize or eliminate structural and mechanical failures.

   • b. When long-term bicycle parking is required, the parking facility shall be designed to:

     • (1) Secure bicycles from vandalism and theft.

     • (2) Shelter the bicycle from rain.

     • (3) Accommodate a wide range of bicycle types and locking mechanisms.

     • (4) Use a simple mechanism and operation to secure the bicycle.

     • (5) Use rust proof materials that are constructed to minimize or eliminate structural and mechanical failures.

     • (6) Fully enclose the bicycle in a locker or a controlled storage area; or fully secure the bicycle frame and its wheels with a user-supplied lock.

4. Exceptions. The Director of Planning and Building may grant an exception to modify the number of bicycle parking spaces required, the location of bicycle parking requirements, and/or the design of bicycle parking requirements if the applicant demonstrates that at least one of the following conditions exist:

   • a. The number of spaces, location, and design of existing bicycle parking would adequately serve the new building occupants.

   • b. Extenuating and/or unusual circumstances exist relating to property shape or location of development that impairs compliance with the regulations.

The following requirements apply to all residential, commercial and institutional signs.

1. Sign Plan. A coordinated sign plan shall be provided for all signs on the exterior of each building. The plan shall show sign placement, size, lettering style, and materials.

2. Prohibited Signs. The following signs shall be prohibited:

   • a. Any sign that, because of its location, construction, colors, or operating characteristics, can be confused with a traffic control device or emergency vehicle.

   • b. Signs having animated, moving, rotating, inflatable, or flashing parts.

   • c. Signs emitting intense and focused beams of light, including beacons.

   • d. Off-premises signs.

   • e. Abandoned signs.

   • f. Billboards.

3. Maximum Number of Signs. The maximum number of signs allowed on a parcel is one (1) sign per parcel, or one (1) sign per each 200 feet of parcel street frontage, or one (1) sign per use, whichever is greatest.

4. Maximum Total Sign Display Area. The maximum total display area for all signs on a parcel is threequarters (0.75) square foot per foot of parcel street frontage.

5. Maximum Sign Height. The maximum height of signs on a parcel is as follows:

   • a. Attached signs shall not exceed the height of the building or structure to which the sign is attached and shall not extend above the roofline.

   • b. Freestanding signs shall not exceed fifteen (15) feet.

6. Sign Projection. Attached signs shall not project more than four (4) feet from the building or structure to which the sign is attached. Attached or freestanding signs shall not project beyond any parcel boundary except signs may project into the public right-of-way subject to the approval of the Director of Public Works.

7. Sign Design. The design of signs on the parcel shall reflect the architectural design of the building or structure with which the sign is associated, and incorporate unifying colors, materials, and features. Window and awning signs are encouraged over wall signs or internally lit signs. Window signs must maintain the transparency of the window and must be permanently attached.

No use may be conducted in a manner which, in the determination of the Director of Planning and Building, does not meet the following performance standards. Measurement, observation, or other means of determination shall be made at the perimeter of the adjoining use, unless otherwise specified.

1. Noise. No use will be permitted which exceeds the following sound levels more than thirty (30) minutes in any hour:

10:00 p.m. - 7:00 a.m. 55 65 75

2. Odor. No use will be permitted which emits an odor or air pollutant, detectable without instruments, beyond the boundaries of the Public and Institutional District.

3. Vibration. No use will be permitted which causes vibration perceptible without instruments on adjoining property, except for temporary construction operations.

4. Lighting. Exterior lighting, including sign lighting, shall be located and directed so that direct rays and glare are confined to the premises.

The following shall apply to all developments of five (5) or more units. Such development shall provide at least 20 percent of the total project units at rents or sales prices affordable to very low or low income households, as defined by San Mateo County General Plan Policies 14.5 and 14.6. To assist developers in meeting this requirement, density bonuses may be provided in accordance with the San Mateo County Density Bonus Ordinance (Chapter 8.436 of the County Ordinance Code).

1. Affordability. Developers of rental inclusionary units should be encouraged to provide at least 10 percent of the total project units at rents affordable to very low income households and at least 10 percent affordable to low income households.

2. Location. Affordable units shall be distributed throughout a development.

3. Appearance and Availability. Affordable units shall be architecturally compatible and constructed concurrently with market-rate units in a development.

4. Affordability Guarantee. Assure that affordable units remain affordable through deed restrictions or other appropriate legal measures.

Development of land designated High Density Residential shall conform with the following requirements:

1. Uses Permitted

REQUIRED PLANNING PERMIT FOR THIS DISTRICT[1]

2. Allowed Building Types. The allowed building types shall be:

   • a. Podium apartments.

   • b. Small apartment buildings.

   • c. Courtyard apartments.

3. Building Site Requirements

   • a. Minimum Building Site Width. There is no minimum building site width requirement.

   • b. Minimum Building Site Area. There is no minimum building site area requirement.

4. Development Standards. All new development must meet the following:

   • a. Maximum Development Density. The maximum density of development shall be from 25 to 55 dwelling units per net acre.

• b. Maximum Building Floor Area. There is no maximum building floor area requirement.

  • c. Maximum Building Site Coverage. Maximum building site coverage shall include all buildings, accessory buildings and structures such as patios, decks, balconies and other similar uses which are eighteen (18) inches or more above the ground.

    • (1) Podium Apartments. There is no maximum building site coverage requirement.

    • (2) Courtyard and Small Apartment Buildings. Maximum building site coverage shall be sixty (60) percent.

  • d. Minimum Building Setbacks. Minimum building setbacks shall be as shown in the tables below. Ground floor awnings and upper floor bays and balconies may extend up to six (6) feet into setbacks or into the public right- of-way, providing through pedestrian access is not impeded.

    • (1) For parcels fronting El Camino Real and the pedestrian path, the minimum setbacks shall be:

• (2) For all other parcels, the minimum setbacks shall be:

• e. Maximum Building Height. The maximum building height shall be sixty-five (65) feet measured from any point on the finished grade to the topmost point of the building immediately above. Building height, excluding the garage, shall be at least three (3) stories and not exceed four (4) stories. Building height shall step up the hill west of El Camino Real.

Chimneys, pipes, mechanical equipment, antennae, and other similar structures may extend nine (9) feet beyond the maximum height as required for safety or efficient operation.

• f. Minimum Daylight Plane. There is no minimum daylight plane requirement.

5. Parking. The following specific parking requirements are in addition to the requirements of Section 8.114.060.

   • a. Number of Spaces

     • (1) Residential. The number of required parking spaces shall be as established in Table 1.

     • (2) All Other Uses. None.

   • b. Location of Spaces. Required parking facilities shall be located on-site, i.e., on the same building site as the development for which they are required.

     • (1) Podium Apartments. Required parking shall be provided in a garage below the building. Where the water table prevents depressed parking, the parking garage shall be placed behind the front of the building.

No garage entrances or exits may be located in the El Camino Real Kiss-n-Ride Area.

• (2) Courtyard and Small Apartment Buildings. Required parking shall be provided in interior courtyards, along rear property lines or in tuck- under garages.

• c. Parking Garage Design. Podium apartment parking garages shall be designed as follows:

  • (1) Where possible, depress garages so that the first floor is not more than 5 feet above finished grade.

  • (2) Provide a minimum vertical clearance of at least seven (7) feet; eight feet two inches (8’2”) for handicap van parking.

  • (3) Provide separate one-way inbound and outbound routes.

  • (4) Merge intersecting traffic, rather than create traffic crossings.

  • (5) Locate principal pedestrian access points away from the primary vehicle circulation route.

  • (6) Provide multiple entrance and exit points a minimum of 200 feet apart to distribute traffic and shorten travel distances.

  • (7) Provide adequate back-up capacity behind each exit control point.

  • (8) Straight one-way ramps shall have a minimum width of twelve (12) feet; straight twoway ramps shall have a minimum width of 22 feet.

  • (9) Screen all vents to the street with louvers, screen walls or porches.

  • (10) Shield garage lighting and automobile headlights from being visible from the street.

  • (11) Prevent forced air from venting directly on the sidewalk.

(Prior code Section 6380 - Amended by Ordinance No. 04699 - May 6, 2014)

(Prior code Section 6380.4.d - Amended by Ordinance No. 3839 - June 30, 1998)

Development of land designated Medium High Density Residential shall conform with the following requirements:

1. Uses Permitted

In area shown designated for Fire Station:

2. Allowed Building Types. The allowed residential building types shall be:

   • a. Duplexes.

   • b. Flats.

   • c. Townhouses.

   • d. Small apartment buildings.

   • e. Courtyard apartments.

3. Building Site Requirements

   • a. Minimum Building Site Width. There is no minimum building site width requirement.

   • b. Minimum Building Site Area. There is no minimum building site area requirement.

4. Development Standards. All new development must meet the following:

   • a. Maximum Development Density. The maximum density of development shall be from 12 to 25 dwelling units per net acre.

   • b. Maximum Building Floor Area. There is no maximum building floor area requirement.

• c. Maximum Building Site Coverage. Maximum building site coverage shall be sixty (60) percent.

Maximum building site coverage shall include all buildings, accessory buildings and structures such as patios, decks, balconies and other similar uses which are eighteen (18) inches or more above the ground.

• d. Minimum Setbacks. Minimum building setbacks shall be as shown in the table below. Ground floor awnings and porches and upper floor bays and balconies may extend up to six (6) feet into setbacks.

Front Setback Side Setback Rear Setback None 15 feet

5 feet

10 feet maximum

• e. Maximum Building Height. The maximum building height shall be forty-five (45) feet measured from any point on the finished grade to the topmost point of the building immediately above. Building height shall not exceed three (3) stories.

Chimneys, pipes, mechanical equipment, antennae, and other similar structures may extend nine (9) feet beyond the maximum height as required for safety or efficient operation.

• f. Minimum Daylight Plane. There is no minimum daylight plane requirement.

5. Parking. The following specific parking requirements are in addition to the requirements of Section 8.114.060.

   • a. Number of Spaces. The number of required parking spaces shall be as established in Table 1. No additional parking is required for residential community care facilities.

   • b. Location of Spaces. Required parking facilities shall be located on the same building site as the development for which they are required. Parking shall be provided in interior courtyards, along rear property lines or in tuck- under garages.

(Prior code Section 6381 - Amended by Ordinance No. 04699, May 6, 2014)

Development of land designated Low Density Residential shall conform with the following requirements:

1. Uses Permitted

B. PARKS

1. Linear Parks and Trails (7.03.30)

C. OTHER COMPATIBLE USES Other Compatible Uses

None As Determined by Director of Planning and Building

2. Allowed Building Type. The allowed residential building types shall be: single- family homes and buildings associated with park use.

3. Building Site Requirements

• a. Minimum Building Site Width. The average width of the minimum building site shall be 75 feet.

• b. Minimum Building Site Area. The minimum building site area shall be 20,000 square feet.

4. Development Standards. All new development must meet the following:

   • a. Maximum Development Density. The maximum density of development shall be from .3 to 2.3 dwelling units per net acre.

   • b. Maximum Building Floor Area. There is no maximum building floor area requirement.

   • c. Maximum Building Site Coverage. Maximum building site coverage shall be thirty (30) percent.

Maximum building site coverage shall include all buildings, accessory buildings and structures such as patios, decks, balconies and other similar uses which are eighteen (18) inches or more above the ground.

• d. Minimum Setbacks. Minimum building setbacks shall be as shown in the table below.

Front Setback Side Setback Rear Setback 20 feet 10 feet 20 feet

• e. Maximum Building Height. The maximum building height shall be thirty-six (36) feet measured from any point on the finished grade to the topmost point of the building immediately above. Building height shall not exceed three stories.

Chimneys, pipes, mechanical equipment, antennae, and other similar structures may extend nine (9) feet beyond the maximum height as required for safety or efficient operation.

• f. Minimum Daylight Plane. There is no minimum daylight plane requirement.

5. Parking. The following specific parking requirements are in addition to the requirements of Section 8.114.060.

   • a. Number of Spaces. Single-family homes shall provide two covered parking spaces per unit.

   • b. Location of Spaces. Required parking shall be located on the same building site as the development for which it is required. Parking shall be provided in garages or carports.

(Prior code Section 6382.B.1 - Amended by Ordinance No. 3791 - October 21, 1997)

Development of land designated Neighborhood Commercial (Residential Above) shall conform with the following requirements:

1. Uses Permitted

2. Allowed Building Types. The allowed building types shall be:

• a. Small apartment buildings with ground floor retail.

• b. Single-story commercial buildings.

3. Building Site Requirements

• a. Minimum Building Site Width. There is no minimum building site width requirement.

• b. Minimum Building Site Area. There is no minimum building site area requirement.

4. Development Standards. All new development must meet the following:

• a. Maximum Development Density. The maximum density of development shall be from 20 to 40 dwelling units per net acre.

• b. Maximum Building Floor Area. There is no maximum building floor area requirement.

• c. Maximum Building Site Coverage. Maximum building site coverage shall be sixty (60) percent; minimum site coverage shall be forty (40) percent.

Maximum building site coverage shall include all buildings, accessory buildings and structures such as patios, decks, balconies and other similar uses which are eighteen (18) inches or more above the ground.

• d. Minimum Building Setbacks. There are no minimum building setbacks required. Ground floor awnings and upper floor bays and balconies may extend up to six (6) feet into the public rightof-way, providing through pedestrian access is not impeded.

• e. Maximum Building Height. The maximum building height shall be forty-five (45) feet measured from any point on the finished grade to the topmost point of the building immediately above. Building height shall not exceed three stories.

Chimneys, pipes, mechanical equipment, antennae, and other similar structures may extend nine (9) feet beyond the maximum height as required for safety or efficient operation.

• f. Minimum Daylight Plane. There is no minimum daylight plane requirement.

5. Parking. The following specific parking requirements are in addition to the requirements of Section 8.114.060.

   • a. Number of Spaces

     • (1) Small Apartment Buildings with Ground Floor Retail. The number of required parking spaces shall be as established in Table 1. No additional parking is required for residential community care facilities or ground floor commercial uses.

     • (2) Single Story Commercial Buildings. The number of required parking spaces for each allowed use shall be as established in Table 1. All required parking is based on building floor area. Building floor area includes all floor area as measured from the outside face of all exterior perimeter walls.

   • b. Location of Spaces. Required parking facilities shall be located on the same building site as the development for which they are required.

     • (1) Small Apartment Buildings with Ground Floor Retail. Parking shall be provided in interior courtyards, along rear property lines or in tuck- under garages.

• (2) Single Story Commercial Buildings. Parking shall be provided in surface parking lots behind or to the side of buildings.

Development of land designated Institutional shall conform with the following requirements:

1. Uses Permitted

==> picture [469 x 241] intentionally omitted <==

----- Start of picture text -----
REQUIRED PLANNING
PERMIT FOR THIS
DISTRICT [1]
PERMITTED USES
A. COLMA NEIGHBORHOOD INSTITUTIONAL FACILITIES (INT-
15)
1. Elementary and Secondary Schools (5.01.10)
Use Permit Use
2. Religious Facilities (5.02.10) Permit
B. OTHER COMPATIBLE USES (OCU-1)
Other Compatible Uses (10.01.10)
As Determined by Director of
Planning and Building
----- End of picture text -----

2. Building Site Requirements

• a. Minimum Building Site Width. The minimum average building site width shall be one hundred (100) feet.

• b. Minimum Building Site Area. The minimum building site area shall be 10,000 square feet.

3. Development Standards. All new development must meet the following:

   • a. Maximum Building Floor Area. The maximum total building floor area shall be 150 percent of the total parcel area and shall include the floor area of all stories of all buildings and accessory buildings on a parcel. Maximum building floor area (1) includes (a) the floor area of all stories, excluding uninhabitable and unfinished (e.g., attics, basements) areas, as measured from the outside face of all exterior walls, and (b) all other areas covered by

a water-proof roof which extends 4 or more feet from exterior walls over the area of all decks, porches, and balconies, and (2) excludes covered parking.

• b. Maximum Building Site Coverage. Maximum building coverage shall be eighty (80) percent and shall include all: (1) buildings, (2) accessory buildings, and (3) structures such as patios, decks, balconies, and other similar uses which are eighteen (18) inches or more above the ground.

• c. Minimum Setbacks

  • (1) When the side portion of an institutionally-designated parcel abuts a residentially-zoned parcel, the setbacks shall be:

Side Setback Side Setback (adjacent to (not adjacent to residentiallyresidentially- Front Rear zoned parcel) zoned parcel) Setback Setback

20 feet

15 feet

10 feet

20 feet

• (2) When the rear portion of an institutionally-designated parcel abuts a residentially-zoned parcel, the setbacks shall be:

• (3) In all other cases, the setbacks shall be:

• d. Maximum Building Height. The maximum building height shall be thirty- seven (37) feet measured from any point on the finished grade to the topmost point of the building immediately above.

Chimneys, pipes, mechanical equipment, antennae, and other similar structures may extend nine (9) feet beyond the maximum height as required for safety or efficient operation.

• e. Minimum Daylight Plane. There is no minimum daylight plane requirement.

5. Parking Requirements. The following specific parking requirements are in addition to the requirements of Section 8.114.060.

• a. Number of Spaces. The number of required parking spaces for each allowed use shall be as established in Table 1. All required parking is based on building floor area. Building floor area includes all floor area as measured from the outside face of all exterior perimeter walls.

  • b. Location of Spaces. Required parking facilities shall be located in surface parking lots on the same building site as the development for which they are required.

Development of land designated Transportation Facilities shall conform with the following requirements: Uses Permitted

The following design standards shall apply to emergency shelters proposed on any land designated High Density Residential or Medium High Density Residential within the Planned Colma (PC) Zoning District.

1. Building Orientation

Require:

• a. Building entrances on streets, pedestrian ways, kiss-n-ride areas, central courtyards and parks and plazas rather than the interior of blocks or parking lots.

• b. Buildings to be placed along the frontage of the BART bus turnaround and kiss-n-ride area.

Prohibit: Street-facing facades consisting of a blank wall or an unbroken series of garage doors or lined with off-street uncovered parking spaces.

2. Building Form

Require:

• a. Buildings to follow the natural topography by terracing up slopes.

3. Facades

Prohibit: Exterior stairs to upper floor units on street facing facades and the front half of side facades.

Prohibit: Street-facing facades consisting of a blank wall or an unbroken series of garage doors or lined with off-street uncovered parking spaces.

4. Roofs

Require: Mechanical equipment to be screened with parapets or the roof form. Prohibit:

• a. Mansard roofs.

• b. Buildings covered entirely by a flat roof.

5. Materials

Prohibit: Walls entirely of glass, reflective glass, textured stucco, and scored plywood.

6. Walls, Fences and Landscaping

Require: Trees to be planted every 30 feet in the setback along the frontage of the BART bus turnaround and kiss-n-ride area.

TABLE 1

(Prior code Chapter 21B - Added by Ordinance No. 3603 - September 27, 1994)

(Prior code Chapter 21B, Table 1 (Required Parking) - Amended by Ordinance No. 04699 - May 6, 2014)

(Prior code Chapter 21B – Amended to Add Section 6386 by Ordinance No. 04699 - May 6, 2014)

(Prior code Section 6373 - Amended by Ordinance No. 04699 - May 6, 2014)