Chapter 27.04 — DEFINITIONS

In the construction of this title, the definitions contained in this chapter shall be observed and applied, except when the context clearly indicates otherwise.

To "abut" means that two or more zoning plots or districts share a lot line or zoning boundary in common. Plots in different zoning districts abut if more than one point of one plot is across the street from more than one point of another plot, and the zoning boundary is located in the middle of the street.

Where two zoning plots or districts meet at a point but do not share a line in common, the two do not abut for zoning purposes.

• (a) An "accessory building or use" is one which:

(1) Is subordinate to and serves a principal building or principle use; and

(2) Is subordinate in area, extent or purpose to the principal building or principal use served; and

(3) Contributes to the comfort, convenience or necessity of occupants of the principal building or principal use served; and

(4) Is located on the same zoning lot as the principal building or principal use served except where accessory off-street parking facilities are permitted to locate off-site.

(b) An "accessory use" includes, but is not limited to, the following:

(1) A children's playhouse, garden house, private greenhouse, and lath house;

(2) A garage, carport, shed, or building for domestic storage;

(3) Incinerators incidental to residential use;

(4) Stables, private;

(5) Storage of merchandise normally carried in stock on the same lot with any retail service or business use;

(6) Storage of goods used in or produced by manufacturing activities, on the same lot or parcel of ground with such activities;

(7) Off-street motor vehicle parking areas, and loading and unloading facilities;

(8) Public utility facilities: telephone, electric, gas, water and sewer lines, their supports and incidental equipment;

(9) Multi-family recycling collection areas which conform to Section 27.86.030.

(Ord. No. 1992-15 § 1; prior code § 142.01(1).)

Cross References

Section 23.06.100(a)(6)

"Agriculture" means the tilling of soil, horticulture, floriculture, viticulture, raising crops, livestock, farming, dairying, animal husbandry, including all uses customarily accessory and incidental thereto; but excluding slaughterhouses, fertilizer works, bone yards, commercial feeding of garbage or offal to swine or other animals, or plants for the reduction of animal matter.

"Alley" means a public way which affords only a secondary vehicular means of access to abutting property.

"Alternative financial service" means a use, other than a State or Federally chartered bank, credit union, mortgage lender, savings and loan association, or industrial loan company, that offers deferred deposit transaction services or check cashing services and loans for payment of a percentage fee. The term "alternative financial service" includes, but is not limited to, deferred deposit transaction (payday loan) businesses that make loans upon assignment of wages received, check cashing businesses that charge a percentage fee for cashing a check or negotiable instrument, and motor vehicle title lenders who offer a short-term loan secured by the title to a motor vehicle. Non-profit financial institutions are not encompassed by the term "alternative financial service." The term "alternative financial service" does not include retail

sellers engaged primarily in the business of selling consumer goods to retail buyers and that cash checks for a minimum fee, not exceeding five percent, as a service to its customers that is incidental to its main purpose or business.

"Ancillary uses" means developments in an adopted specific plan area, which are complementary to, but subordinate in height, bulk, volume and/or use to the principal development.

"Animal hospital" means any buildings or portion thereof designed or used for the care, observation or treatment of cats, dogs or other household pets.

(Ord. No. 1978-18 § 3; prior code § 142.01(8).)

Cross References Section 8.02.490(b)(4)

"Apartment" means a room or suite of rooms in a multiple family structure, which is arranged, designed or used as a single housekeeping unit and which includes cooking facilities.

"Atrium" means an area within the building perimeter open to the sky, and used as a common area by employees, residents, or visitors of the development.

"Automobile sales lot" means premises on which new or used passenger automobiles, trailers or trucks in operating condition are displayed in the open for sale or trade, and where no repair or service work is done.

"Automobile service station" means:

(1) Premises devoted to the retail sale of motor vehicle fuel, lubricating oils, and similar products;

(2) Premises providing services for lubrication, car washing, polishing, undersealing, minor motor tuneup and repair, ignition system repair and front end and wheel alignment, including minor work incidental to the foregoing where cutting and fitting machinery is employed;

(3) Premises devoted to the retail sale and installation of batteries, tires, windshield wipers, spark plugs, headlights, tail and backup lights, mufflers, shock absorbers, brakes, seat covers and similar accessories, including minor work incidental to the foregoing where cutting and fitting machinery is employed;

(4) The following is excluded and not permitted: engine replacement, major repair, including, but not limited to, framework and body repair work; the repair and installation of clutch, transmission and differentials, and further excluding any other work where cutting and fitting machinery is employed, except that cutting and fitting machinery may be used for that work which is specifically or incidentally authorized under subsections (2) and (3) of this section.

"Awning" means a rooflike cover, temporary in nature, which projects from the wall of a building or overhangs the public way.

"Balcony" means an elevated platform, enclosed by a parapet or a railing, projecting from an exterior wall of a building.

"Basement" is that portion of a building between floor and ceiling which is partly below and partly above grade. A basement is counted as a floor (story) of a building when more than one-half the area of outermost walls of the story is above finished or pre-existing grade (whichever is lower) and if the surface of the finished floor level above is more than four feet above average grade for more than 50% of the total perimeter or more than 12 feet above grade at any point.

"Bed and breakfast inn" means any structure in which guests are lodged on an overnight basis for compensation, in accordance with provisions of Section 27.16.070.

"Bedroom" means an enclosed habitable space in a structure which: (1) is designed primarily for sleeping; (2) meets the room dimension requirements of the most recent edition of the Building Code, as shall have been adopted by the City Council; and (3) contains one or more windows. A room having the potential of being a bedroom shall be considered a bedroom for density and parking calculation purposes.

"Bicycle parking facility" means a space exclusively for the storage of bicycles.

"Block" means a tract of land, as designated upon a subdivision map, bounded partially or wholly by streets, public parks, cemeteries, railroad rights-of-way, bulkhead lines, or shorelines of waterways of municipal boundary lines.

"Block corner" means a parcel which is a portion of a block that has a minimum of 50 feet of frontage on each of two or more intersecting public streets.

"Block face" means the frontage on the same side of the street and within the same block between intersecting streets.

"Boarding house" means a building where lodging and meals are provided for compensation for residents not functioning as a common household.

"Buildable area" means the space remaining on a zoning plot within which a building may be erected after the minimum required yard requirements of this title have been satisfied.

"Building" means any structure with substantial walls and roof securely affixed to the land and entirely separated on all sides from any other structure by space or by walls in which there are no communicating doors, windows or opening, and which is designed or intended for the shelter, enclosure or protection of persons, animals, chattels or property of any kind.

Any structure with interior areas not normally accessible for human use, such as gas holders, oil tanks, water tanks, grain elevators, coal bunkers, oil cracking towers, and other similar structures are not considered as buildings.

(a) "Completely enclosed building" means a building separated on all sides from the adjacent open space, or from other buildings or other structures, by a permanent roof and by exterior walls or party walls, pierced only by windows and normal entrance or exit doors.

(b) "Detached building" means a building separated by at least four feet of space open to the sky from any other building on the same zoning plot.

(c) "Existing building" means a building erected prior to the effective date of the ordinance codified in this title, or one for which a legal building permit has been issued.

(d) "Principal building" means a building in which is conducted the principal use of the lot on which it is situated.

(e) "Public building" means a building principally occupied by the Federal, State, County or City government, or any political subdivision agency, or instrumentality thereof.

(f) "Temporary building" means a building not permanently attached to the ground by fixed foundation, piers or substructure.

"Building height" means the vertical distance, measured from existing grade at any point along the perimeter of a building, to the highest plate line of the structure directly above that point, regardless of whether that point is on the same plane as the building where it touches the ground. Different setback requirements as a result of different building heights shall be applied to different portions of the building. Setback requirements determined by building height may utilize the height of an intermediate plate height of the building plane that touches the ground where the building above that intermediate plate height is set back a distance equal to 25% of the width of the structure at that point from the building plane that meets the ground, as illustrated in the following figure:

(Ord. No. 2009-7 § 3; Ord. No. 1992-16 § 3; Ord. No. 1990-20 § 1; Ord. No. 1987-1 § 7; Ord. No. 1981-27 § 8; Ord. No. 1978-18 § 12; prior code § 142.01(25).)

Cross References Section 27.40.020

"Building setback line" means a line parallel to the front property line and rising vertically from the ground at a distance regulated by the front yard requirements set up in this title.

"Bulk" is the term used to describe the size and mutual relationships of buildings and other structures, as to size; height; coverage; shape; location of exterior walls in relation to lot lines, to the centerlines of the streets, to other walks of the same building, and to other buildings or structures; and to all open spaces relating to the building or structure.

"Business" means any occupation, employment or enterprise wherein merchandise is exhibited or sold, or which occupies time, attention, labor and materials, or where services are offered for compensation.

"Bus terminal" means a building or structure used for the storage or layover of passenger buses or motor coaches, including waiting rooms, rest rooms, and other facilities for passenger convenience.

"Car wash" means an automated or nonautomated facility for and a process involving the washing and/or cleaning of motor vehicles, which may include drying facilities. To be designated a car wash, the use must constitute a major or principal use of the premises, rather than a casual or occasional use performed as an accommodation or convenience to customers.

"Cemetery" means a place for the internment and placement of human remains. A cemetery includes, but is not limited to, both below ground and aboveground graves, monuments, and other accessory uses.

"City" means the City of San Mateo, California.

"City Council" means the City Council of the City of San Mateo, California.

"Clinic" or "medical health center" means an establishment where patients are admitted for study and treatment by two or more licensed physicians and their professional associates, practicing medicine together.

"Private club" or "private lodge" means a nonprofit association of persons, who are members, which owns, hires or leases a building, or portion thereof, the use of such premises being restricted to enrolled members and their guests.

"Columbarium" means an aboveground grave and structure made of vaults lined with recesses for cinerary urns.

(a) The following projects, as well as other projects that may be designated in this code, require a site plan and architectural review and no such project shall commence until the approval body has approved a planning application for site plan and architectural review: any building, new parking lot, fence over seven (7) feet in height, or an extension, alteration, or addition of or to an existing building or parking lot; historic buildings within the Downtown Specific Plan area as specified in Chapter 27.66. Single family and accessory buildings that conform to the standards contained in Chapter 27.18, or minor facade modifications as defined in Section 27.04.313, and which conform with Section 27.08.031, are exempt from this requirement, unless they are specifically designated by this section as requiring review. In making its review, the Zoning Administrator, Development Review Board, and Planning Commission shall be guided by the standards adopted by the Planning Commission and City Council. The application shall be approved if the Zoning Administrator or Commission finds all of the following to exist:

(1) The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood;

(2) The development will not be detrimental to the harmonious and orderly growth of the

City;

(3) The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare;

(4) The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site;

(5) The development will not adversely affect matters regarding police protection, crime prevention, and security.

(b) All buildings, structures, landscaping, and other establishments shall be constructed in accordance with the approved drawings.

(c) The City Council shall review and make the final determination on all buildings that exceed the height limit in the General Plan.

(Ord. No. 2025-05 § 3; Ord. No. 2025-03 § 2; Ord. No. 2009-7 § 4; Ord. No. 1994-2 § 2; Ord. No. 1989-18 § 12; Ord. No. 1987-33 § 2; Ord. No. 1985-17 § 6; Ord. No. 1982-22 § 5; Ord. No. 1978-18 § 16; Ord. No. 1975-23 § 2.)

Cross References Section 27.04.335 Section 27.85.010

"Compact car" means a passenger automobile not more than 16.17 feet long or 5.98 feet wide, or with a wheel base of 111 inches or less.

"Cooking facility/kitchen" means a room or portion thereof designated and/or customarily used as a place for the preparation and sanitation of food and containing a sink, stove, refrigerator, oven, microwave, freezer, or any other customarily used appliance or fixture for the preparation and

sanitation of food as determined by the Zoning Administrator. A "cooking facility/kitchen" does not include a "wetbar" or "efficiency food preparation area."

"Outside public corridor" means a passageway, bounded by a parapet wall or railing, projecting from an exterior wall of a building and usually open to the sky except for overhanging roof eaves, and open to general or common use by more than one tenant or occupancy.

A covered court means a common area within the building perimeter which is open from floor to ceiling, but which has a translucent roof or clerestory.

"Daylight plane" means an inclined plane, beginning at a stated height above grade and extending into the site at a stated upward angle to the horizontal, which may limit the height or horizontal extent of structures at any specific point on the site where the daylight plane is more restrictive than the height limit or the minimum yard applicable at such point on the site.

"Den" means a habitable space in a structure meeting the room dimension requirements of the most recent edition of the Building Code, as shall have been adopted by the City Council, with one completely open side that is directly accessible to a kitchen, living room or dining room. Loft areas will be considered as dens if the above criteria are met, except that half-walls will not count as required wall openings. The term den includes, but is not limited to, types of rooms such as libraries, studies, sitting rooms, and sewing rooms.

"Density" means the intensity of use expressed as unit density.

(a) Unit density shall be based on the minimum lot area standards as designated in the

zoning code.

• (b) The density range descriptions for each district shall be as follows:

The Development Review Board or Board means the staff level review board composed of representatives from the Building and Planning Divisions of the Department of Community Development, Department of Public Works, Fire Department, Police Department, and Department of Parks and Recreation.

"Director of Community Development" means the Director of the Department of Community Development (Planning, Building, Housing, and Economic Development) of the City of San Mateo, California.

"District" means a section or part of the incorporated portion of the City for which the use regulations are uniform, as set forth herein.

"Dormer" means a projecting window structure, set upright in a sloping roof.

"Drive-in establishment" means an establishment which accommodates the patrons' motor vehicles from which the occupants may watch, purchase or receive goods or services.

"Dwelling" means a building or portion thereof, designed or used exclusively for residential occupancy, including a one-family dwelling unit, an accessory dwelling unit, a junior accessory dwelling unit, a two-family dwelling unit, a multiple-family dwelling unit, or a single room occupancy but does not include a hotel, motel, boarding or lodging houses or other lodging facilities, or a vessel or boat, or a house trailer.

(a) "Accessory dwelling unit" means an attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons, is accessory to the primary residential dwelling unit or units, and includes permanent provisions for living, sleeping, eating, cooking facilities and sanitation on the same parcel as the primary residential dwelling unit.

(b) "Studio unit" means a dwelling unit consisting of one principal room used for living and sleeping purposes, plus cooking facilities, and a bathroom.

(c) "Junior accessory dwelling unit" means an additional, independent living unit constructed within the walls of a proposed or legally existing single-family residence, including attached garages.

(d) "Multiple-family dwelling" means a building or portion thereof, designed or altered for occupancy by three or more families living independently of each other.

(e) "One-family dwelling" means a building containing one cooking facility only and designed exclusively for use and occupancy by one family, including the provision of interior access to all bedrooms, and may include a junior accessory dwelling unit within the principal dwelling.

(f) "Primary residential dwelling unit" means a building or separate portion thereof designated and/or customarily used as a residence by not more than one family and typically situated on a parcel or lot on which no other primary dwelling is located. Each dwelling unit within a multiplefamily or two-family dwelling is also considered a primary residential dwelling unit (does not apply to junior accessory dwelling units or attached accessory dwelling units). The primary residential dwelling unit shall be larger, in terms of floor area, than any other residential unit situated on the same parcel or lot.

(g) "Single Room Occupancy" (SRO) means housing composed of individual efficiency dwelling units, where each unit has a minimum floor area of 150 square feet and a maximum size of 500 square feet. To qualify as an SRO development, no more than 10% of the units in a development may contain individual kitchens and bathrooms. Any unit not developed with an individual kitchen or bathroom must have access to common areas containing kitchen and bathroom facilities. SROs must be leased for a minimum of 30 consecutive days and also include apartment hotels. SROs are not required to provide any residential care or supportive services.

(h) "Two-family dwelling" means a building(s) designed or altered to provide attached (duplex) or detached dwelling units for occupancy by two families living independently of each other.

"Dwelling unit" means one or more rooms in a structure which are arranged or designed for use by one family, which includes provisions for living, sleeping, eating, cooking and sanitation, and if located on multiple levels/stories, the unit provides interior connections from a common living area (including but not limited to a living room, family room, dining room, kitchen, or other common living areas as determined by the Zoning Administrator).

"Efficiency food preparation area" means a small food preparation area for a junior accessory dwelling unit which includes sink dimensions with a maximum width of 16 inches and length of 16 inches, waste line diameter of 1.5 inches; food preparation with appliances that do not require electrical service greater than 120 volts, or natural or propane gas; a food preparation counter and storage cabinets which do not exceed six feet in length.

"Eleemosynary use" means a use exclusively devoted to and supported by charity.

"Emergency shelter" means overnight emergency housing typically operated by a governmental or nonprofit agency. It serves as the principal shelter of the inhabitants for a temporary period and may include services like food, sanitation, laundry, health and childcare, transportation, and social

services. Emergency shelters include other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care.

Emergency shelters are subject to the following: (a) The shelter must maintain a documented management plan that outlines strategies for staff training, community outreach, security measures, resident intake, and, when relevant, programs like job training or counseling; (b) each emergency shelter is restricted to a maximum of one hundred (100) beds, serving no more than one hundred (100) people at one time; (c) individuals or families may reside at the shelter for up to 180 days consecutively, except when longer stays are part of ongoing training or rehabilitation efforts outlined in the management plan; (d) the shelter may provide one or more common facilities, such as central cooking and dining rooms, recreation rooms, counseling centers, childcare centers, or other support services, exclusively for residents; (e) the shelter must have designated staff on-premises during all operational hours;(f) no more than one (1) emergency shelter shall be allowed within a radius of three hundred (300) feet from another such facility, measured from the nearest property lines; (g) the interior on-site waiting and intake area must be at least two hundred (200) square feet; and (h) minimum on-site parking requirement of two offstreet parking spaces plus one additional off-street parking space for each 10 beds and one additional parking space per each employee on site.

"Environmental document" means material, submitted in conformance with the current San Mateo Environmental Guidelines, which is designed to evaluate the environmental effects of a proposed project.

"Erect" means the act of placing or affixing a component of a structure upon or in the ground or upon another such component.

"Business establishment" means a separate place of business having the following characteristics:

(1) The ownership and management of all operations conducted within such establishment is separate and distinct from the ownership and management of operations conducted within other

establishments on the same or adjacent zoning plots;

(2) Direct public access to such "business establishment" is separate and distinct from direct access to any other business establishment;

(3) There is no direct public access from within such establishment to any other such establishment.

When adjacent places of business lack any one of the aforesaid characteristics with respect to one another, they shall then be considered as a single "business establishment" for the purpose of this title.

"Family" means a person or a group of persons living together and maintaining a common household.

"Fast-food and drive-in establishments" means those food service establishments offering any quick food service or goods for immediate consumption in vehicles, out-of-doors, or off the premises, in addition to such service within the establishment, characterized by two or more of (a) and any of (b).

(a) (1) Limited and standardized fare; (2) food served in edible or disposable containers; and (3) predominantly self-service.

(b) (1) A drive-up service window; (2) greater than four on-site employees; (3) greater than 500 square feet of public service area; and (4) greater than 1,200 square feet of gross floor area.

(a) Definitions.

(1) Floor Area. Floor area means the sum of the gross horizontal areas of all principal and accessory buildings and above grade covered parking on a zoning plot.

(2) Floor Area Ratio (FAR). Floor area ratio means the gross floor area of the buildings on a zoning plot divided by the net lot area.

(b) Measurement, other than single-family dwellings in R1 zoning districts.

(1) Floor area is measured from the exterior façade of the building's wall planes, from the centerline of party walls, or from a line three feet from the edge of an eave, whichever produces the largest floor area. Stories exceeding fifteen (15) feet in height shall be counted as additional floor area, with the exception that ground floor retail may be up to eighteen (18) feet in height measured from first finish floor to second finish floor before being counted as additional floor area. Floor area also includes all accessory structures on the site and basements that meet the definition in subsection (c)(6).

(2) Exclusions. The following are not counted as floor area:

(A) Covered or open courts, and atriums, on the ground floor, provided that the area is not used as dwelling, office, retailing, or required access;

(B) In multiple-level buildings, covered courts, if the retailing uses are open to the public. Multiple-level stairwells and elevators shall be counted only as ground floor area;

(C) Covered walkways and balconies;

(D) First floors, mechanical areas, penthouse, and top floors are counted only once as floor area, regardless of height;

(E) Bicycle parking facilities;

(F) Floor area designated for day care centers accessory to and intended to serve a multi-family, commercial, office or manufacturing use. Such floor area may be located within the primary structure or may be in a freestanding structure accessory to the primary structure;

(G) Covered parking for office use shall not be counted as floor area in areas delineated for exclusion within an adopted plan, such as the Mariner's Island Specific Plan or the Bay Meadows Specific Plan.

(c) Measurement, for single-family dwellings in R1 zoning districts, shall include the following:

(1) A covered structure or portion of a building where it has a horizontal or sloped covering which consists of 50% or more solid material.

(2) All area enclosed within the walls of the principal structure (as measured from the outside perimeter of walls), and the area (or footprint) of any attached carports, covered balconies or porches (as measured from the outside perimeter of its support structures).

(A) Exception: To encourage street frontage activity, the first 100 square feet of a covered front porch shall not be included as floor area.

(3) The area of all detached accessory structures, regardless of the number of open sides, including:

(A) Detached garages and carports;

• (B) Storage sheds and other similar structures; and

• (C) Covered patios or similar structures.

(4) Any interior space where the vertical distance between the upper surface of the floor and the floor above is fifteen (15) feet or more shall be counted as twice the floor area. If there is no floor above the space, then the distance shall be measured to the underside of the roof structure.

(5) Attic space is considered floor area when area "A" is at least 50% of areas "A" and "B" combined in the following plan-view diagram:

(6) A basement is considered floor area when:

(A) It is habitable space as defined in the current California Building Code, and

(B) More than one-half the area of the outermost basement walls is above finished or pre-existing grade (whichever is lower), and the surface of the finished floor level above is either:

(i) More than four (4) above finished or pre-existing grade (whichever is lower) for more than 50% of the total perimeter, and

(ii) More than twelve (12) feet above finished or pre-existing grade (whichever is lower) at any point.

(d) Off-Street Parking and Loading. Floor area for determining off-street parking and loading requirements as contained in Chapter 27.64, shall be based on physical floor space and shall not include the following:

(1) Storage areas except for areas located within selling or working space such as counters, racks, and closets;

(2) Utility areas including, but not limited to, elevator shafts, telephone switching rooms, stairwells, rest rooms, and heating and cooling rooms;

(3) Accessory facilities to be used only by employees of the principal uses;

(4) Off-street parking and loading facilities, including aisles, ramps, and maneuvering space;

(5) Basement, attic, or mezzanine floor area other than area devoted to retailing activities, to the production of processing of goods, or to business or professional offices;

(6) Floor area designated for day care centers accessory to and intended to serve a multifamily, commercial, office or manufacturing use. Such floor area may be located within the primary structure or may be in a freestanding structure accessory to the primary structure;

(7) Floor Area Computed for Building Volume. Additional parking shall be required in the event of change of excluded floor areas into uses generating parking.

(e) Interpretation. All interpretations of floor area shall be subject to the review and approval of the Zoning Administrator.

(f) No change in the definition or calculation of floor area, except to the extent that the City Council expressly states that the change allows greater floor area, shall be construed to authorize

an expansion of the allowable floor area of a building or structure, whether pursuant to Chapter 27.72 or otherwise.

(Ord. No. 2021-26 § 2; Ord. No. 2009-7 § 5; Ord. No. 2002-10 § 1; Ord. No. 2001-36 § 2; Ord. No. 2000-2 § 1; Ord. No. 1995-15 § 2; Ord. 1994-2 §§ 3, 4; Ord. No. 1992-15 § 4; Ord. No. 1989-18 § 1; Ord. No. 1985-17 § 9; Ord. No. 1982-22 § 9; Ord. No. 1981-27 § 12; Ord. No. 1979-26 § 2; Ord. No. 1978-18 § 25; prior code § 142.01(66-68).)

Cross References Section 27.13.050(b)(2) Section 27.19.080(e) Section 27.64.150

"Permanent foundation" shall mean assembly of materials constructed below, or partially below grade, not intended to be removed from its installation site, which is designed to support a manufactured home structure and engineered to resist the imposition of external natural forces, as defined by the Health and Safety Code  or the Building Code, whichever is more restrictive.

"Frontage" means all the property fronting on one side of a street between the nearest intersecting streets, or between a street and right-of-way, waterway, or some other similar barrier.

"Fuel bulk station" means a place where crude petroleum, gasoline, naphtha, benzene, benzol, kerosene, or other flammable liquid, which has a flash point at or below 187 degrees Fahrenheit, is stored for wholesale purposes and for distribution in bulk by a tank truck or otherwise.

"Gable" means the triangular wall enclosed by the sloping ends of a ridged roof.

"Garage" means a fully enclosed and covered attached or detached structure accessory to a residential use intended for storage of one or more motor vehicles.

"Golf course" means public, semipublic, or private grounds over which the game of golf is played, including accessory buildings and land uses incidental thereto, and consisting of at least 60 acres for each standard nine-hole course; and 25 acres for each nine-hole "par 3" course.

"Grade" is the elevation of the finished surface of the ground not resulting from a decorative mound or beam at any point along an exterior wall of a building.

(a) "Established grade" means the top of curb grade at the lot lines established by the Director of Public Works, or otherwise established by law.

"Group home" means a one-family dwelling providing 24-hour residential care for a wide variety of persons with special needs, including but not limited to licensed group homes, unlicensed group homes, and recovery residences or sober living homes. Residents may share cooking, dining, and living areas, and may, in some group homes, participate in cooking, housekeeping, and other communal living activities.

"Guest house" means a detached accessory building located on the same premises with the principal building, containing living quarters for use by nonpaying guests of the occupants of the premises.

"Paying guest" means any person renting one or more rooms or portions thereof for living purposes. The room(s) involved shall have an internal connection with the principal dwelling unit and shall not have independent cooking facilities.

"High-rise building" means any building which is more than 50 feet in height as measured from average grade.

"Home occupation" means an accessory business conducted in a dwelling unit solely by its occupants in a manner incidental to the residential use of the dwelling, in accordance with the provisions of Section 27.16.040.

"Hospital" means an institution devoted primarily to the maintenance and operation of facilities for the medical or surgical care of patients for 24 hours or more. The term "hospital," as used in this title, does not apply to institutions operating solely for the treatment of mentally ill persons, drug addicts, liquor addicts, or other types of cases necessitating confinement of patients, and the term "hospital" shall not be used for convalescent, nursing, shelter or boarding homes.

"Hotel," "motel," "motor hotel," "inn" or "auto court" means an establishment consisting of one building or a group of attached or detached buildings containing lodging accommodations designed for use by transients, or travelers, or temporary guests. Facilities provided may include maid service, laundering of linen used on the premises, telephone and secretarial or desk service,

meal and beverage service, meeting rooms, incidental merchandise sales, barber and beauty shops, kitchens, and other incidental services and facilities.

"Community Relations Commission" means the City Community Relations Commission of the City of San Mateo, California.

"Commercial kennel" means any lot or premises or portion thereof on which dogs, cats, and other household domestic animals are maintained, boarded, bred or cared for in return for compensation or kept for sale.

"Commercial laboratory" means a place devoted to experimental study, such as testing and analyzing. Manufacturing, assembly, or packaging of products is not included within this definition.

"Natural landscaping" means all living plant material installed at ground level, in pots or planters.

(Ord. No. 1981-27 § 16.)

Cross References Section 27.28.014(c)

Section 27.28.030 Section 27.28.060 Section 27.28.090

27.04.268 LIMITED PARKING ZONE.

"Limited parking zone" means an area within the Central Parking and Improvement District recognized by action of the City Council which is intended to accommodate high levels of pedestrian and visitor traffic by limiting the amount of off-street parking supplied in the zone.

"Lodging or rooming house" means a building where lodging alone is provided for compensation for residents not functioning as a common household.

"Lot" means a parcel of land designated on a recorded subdivision map as a lot.

(a) "Corner lot" means a lot or parcel of land situated at the junction of and abutting on two or more intersecting streets; or a lot or parcel of land at the point of deflection in alignment of a single street, the interior angle of which is 135 degrees or less.

(b) "Reversed corner lot" means a corner lot, the rear of which abuts upon the side of another lot, whether across an alley or not.

(c) "Interior lot" means a lot other than a corner lot or reversed corner lot.

(d) "Through lot" means a lot which is not a corner lot, that has frontage on two parallel or approximately parallel streets. On a through lot both property lines abutting a street shall be deemed front lot lines.

(a) "Net lot area" means the area of a horizontal plane bounded by the front, side, and rear lot lines.

(b) "Gross lot area" means the net lot area plus the area between the boundaries of the lot and the centerline of adjoining public streets or alleys.

"Lot coverage" means the area of a zoning plot occupied by the principal building(s), accessory building(s), covered patio(s), and any open parking or loading area(s).

"Lot depth" means the mean horizontal distance between the front and rear lot lines of a lot measured within the lot boundaries, or in the case of a through lot, the horizontal distance between the two front lot lines.

"Lot frontage" means that boundary of a lot along a public street.

"Lot line" means a property boundary line of any lot held in separate ownership; except that where any portion of the lot extends into the abutting street or alley, the lot line shall be deemed to be the street or alley line.

(a) "Front lot line" means the front property line of a zoning plot. On a corner lot, the owner may elect either property line abutting a street as the front lot line.

(b) "Rear lot line" means the lot line(s) most nearly parallel to and most remote from the front lot line.

(c) "Side lot line" means lot line(s) other than front or rear lot lines.

(d) "Interior lot line" means a side or rear lot line common with another lot.

"Lot width" means the horizontal distance between the side lot lines measured at right angles to the lot depth at any point within the required front yard setback.

"Low-barrier navigation center" means a temporary shelter that provides services for individuals experiencing homelessness, as defined by California Government Code Section 65660  . Lowbarrier navigation centers are subject to the following: (a) It offers services to connect people to permanent housing through a services plan that identifies services staffing; (b) It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. "Coordinated entry system" means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals; (c) It complies with Welfare and Institutions Code Section 8255  et seq; and (d) It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

(a) "Manufactured home" shall mean a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width, or forty (40) feet or more in length, or when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling installed on a permanent foundation when connected to the required utilities, and the plumbing, heating, air conditioning, and electrical systems are contained within the structure. "Manufactured home" shall also include any structure which meets all the requirements of this subsection except the size requirements and to which the manufacturer voluntarily has filed a certification and complies with the standards established by the Health and Safety Code  . "Manufactured home" shall also include a mobilehome subject to the National Manufactured Housing Construction and Safety Act of 1974. "Manufactured home" shall include only those structures that contain two or less dwelling units, and that conform to the applicable requirements of the laws of the State of California or United States.

"Marquee" or "canopy" means a rooflike structure of a permanent nature which projects from the wall of a building and overhangs the public way, and is designed and intended to protect pedestrians from adverse weather conditions.

"Mausoleum" means an above-ground grave and structure used primarily for full body entombment.

"Minor façade modification" means changes or alterations to the exterior of an existing building where no increase in the square footage of the building will occur. This includes, but is not limited to, changes in building materials, alterations, additions or elimination of existing doors, windows, awnings and other building elements, and changes to architectural features, such as the building cornice, roof or parapet.

(Ord. No. 1989-41 § 1.)

Cross References Section 27.04.130(a)

Section 27.08.030(a)

"Mobilehome park" means any area or tract of land where two or more lots are rented or leased, held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate manufactured homes, mobilehomes, or recreational vehicles used for human habitation as defined in Section 18214 of the Health and Safety Code  , as amended from time to time. The rent paid for a manufactured home, a mobilehome, or a recreational vehicle shall be deemed to include rent for the lot it occupies. "Mobilehome park" also means a mobilehome development constructed according to the requirements of Part 2.1 (commencing with Section 18200) of Division 13 of the Health and Safety Code  , and intended for use and sale as a mobilehome condominium or cooperative park, or as a mobilehome planned unit development.

"Monument" means a tombstone, headstone, or similar grave marker that does not contain human remains.

"Motor freight terminal" means a building in which freight brought to the building by motor truck is assembled and sorted for routing in intrastate and interstate shipment by motor truck.

"Major motor vehicle repair" means engine rebuilding or major reconditioning of worn or damaged motor vehicles or trailers; collision service, including body, frame or fender straightening or repair; and overall painting of vehicles within an enclosed building.

(Ord. No. 1978-18 § 41; prior code § 142.01(115).)

Cross References Section 27.04.325

"Minor motor vehicle repair" means incidental repairs, replacement of parts, and motor service to motor vehicles, but does not include any operation specified under Section 27.04.320.

(Ord. No. 1978-18 § 42; prior code § 142.01(116).)

Cross References Section 27.34.010(d)

"Nonconforming use" means any building, structure or land lawfully occupied by a use or lawfully established at the time of the adoption of this title or amendments thereto, which does not conform after the passage of this title or amendments hereto with the use regulations of this title.

"Day nursery" means a community care or lodging facility as defined in Section 27.04.130.

"Nursing, hospice, and/or convalescent facility" means a facility for the in-patient care of sick, injured, aged, or infirmed, or dying persons. It is a place of rest for those who are bedfast, or require considerable nursing care, and may include facilities for the treatment of sickness, or injuries, or for minor surgery and emergency treatment of the resident patients.

"Off-street parking" means parking stalls provided beyond the right-of-way of a street or highway.

"On-street parking" means parking stalls provided within the right-of-way of a street or highway.

"Open sales lot" means any land used for the purpose of buying, selling or trading new or secondhand passenger cars, trucks, motor scooters, motorcycles, boats, trailers, aircraft, or similar articles.

"Open space" means that portion of a site that has not been covered by buildings, structures, or parking areas or driveways. Open space areas include, but are not limited to, parks, playgrounds, beaches and waterways.

"Usable open space" means outdoor area on the ground, balcony, deck, porch, or roof which is designed, improved, developed and maintained to be used for outdoor living, recreation, or garden purposes. However, for purposes of receiving a bonus to increase the floor area ratio (FAR), not more than 10% of improved roof decks, roof gardens or roof recreation facilities will be granted. The minimum standards for a roof used for gardens, decks or recreational purposes shall be established by resolution of the City Council. Further, off-street parking and loading areas, driveways, and required sidewalks are not counted in calculating usable open space.

(a) Private Usable Open Space.

(1) "Residential private usable open space" means open space adjacent to a dwelling unit or units designed and reserved for the use of the occupants.

(2) "Commercial/executive private usable open space" means open space which is improved for the use of employees and guests of the development, such as an inner courtyard.

(b) Common Usable Open Space.

(1) "Residential common usable open space" means open space accessible to all occupants of a residential complex. Pedestrian and bicycle paths, swimming pools, and tennis courts are typical forms of residential common usable open space.

(2) "Commercial/executive common usable open space" means open space in the form of a plaza, square, court, or other urban space which is at least 75% open to the sky, free from automotive traffic, and accessible to the public at large.

"Oriel bay window" means a window which projects and is cantilevered from a building wall, is not supported by its own foundation, and which does not provide interior floor area.

"Owner" means one or more persons holding record title to the freehold interest in a lot or parcel of real property.

(a) Paving" means solid, pavement materials that includes both pervious and non-pervious surfaces. Examples of paving include asphalt, concrete, brick, tile, decomposed granite, permeable concrete, and grass-cells.

(b) "Non-pervious" or "impervious" surface means any surface or material that does not allow the passage of water through the material and into the underlying soil.

(c) "Pervious" surface means any surface or material that allows the passage of water through the material and into the underlying soil.

"Parcel" means an area of land which has been legally subdivided.

(a) In E Districts and CBD, parcel coverage means the portion of a parcel permitted to be developed with buildings, structures, patios and automobile parking and loading facilities.

(b) In R4-D and R6-D Districts, parcel coverage means the portion of a parcel permitted to be developed with buildings, enclosed or structured parking.

"Parcel delivery station" means a building in which commodities sold at retail within the area, and packaged by the retailer, are assembled and routed for delivery to retail customers located within the area.

"Parking expansion zone" means an area within the Central Parking and Improvement District recognized by action of the City Council which is intended to accommodate long-term parking generated by uses within the limited parking zone.

"Parking facility" means an off-street area, whether open or enclosed, other than a showroom or sales lot, used to store motor vehicles on a daily basis, but not including the storage of dismantled or wrecked motor vehicles or parts thereof.

(a) "Commercial" means provided by a private party for a fee;

(b) "Private" means provided for the use of residents, customers or employees primarily in response to code requirements;

(c) "Public" means provided by the City, the use of which may or may not be subject to a fee;

(d) "Parking lot" means an open, at-grade parking area, which may be commercial, public or private;

(e) "Parking garage" means an enclosed parking structure provided above or below grade, which may be commercial, public or private.

"Performance standard" means a criterion to control noise, odor, smoke, toxic or noxious matter, vibration, fire and explosive hazards, or glare or heat generated by or inherent in uses of land or buildings.

"Philanthropic institution" means a benevolent or charitable organization not organized or existing for profit; but not including mental institutions.

"Planned developments" means a use or combination of uses planned for a single tract of land to be developed as a unit according to the provision of Chapter 27.62.

"Planning application" means the written request for approval of a project and the supporting documents, reports, data, maps and other information, required to consider and review the project, as prescribed in Section 27.08.010.

"Planning Commission" means the City Planning Commission of the City of San Mateo, California.

"Plateline" means the line established by the horizontal girder which supports the trusses or rafters of a roof.

"Porch" or "lanai" means a covered entrance to a building or a roofed-over structure projecting out from the exterior wall or walls of a main structure and commonly open to the weather in part.

"Principal use" means the main use of land or buildings as distinguished from a subordinate or accessory use.

"Primary benefit zone" or "PBZ" means any parcel within the Central Parking and Improvement District (C.P.I.D.) that is located within 500 feet of a C.P.I.D. parking facility as identified by the official C.P.I.D. map of the City.

"Primary pedestrian street" means a street or street segment which provides a means of circulation intended primarily for destinations within the retail core of the central business district, as recognized by action of the City Council.

"Primary peripheral street" means a street or street segment which provides a main access route to and around the retail core of the central business district and intended primarily for throughtraffic, as recognized by action of the City Council.

"Private school" means an educational institution, not under public administration, excluding mechanical or industrial trade schools.

"Public service area" means that portion of a building or structure used or which may be used by patrons for the purposes of eating, drinking or waiting for service, including dance floors and area outside the building or structure intended to be used by patrons for the purposes of eating or drinking.

"Public utility" means any person, or municipal department, duly authorized to furnish, under public regulation to the public, electricity, gas, steam, telephone, transportation, or water.

"Radio or television transmitting plant or station" means a building and equipment used for the transmission or reception of messages by wireless, and for the transmission of programs over the air without use of wires.

"Railroad right-of-way" means a strip of land with tracks and auxiliary facilities for track operation; but not including depot loading platforms, stations, train sheds, warehouses, car shops, car yards, locomotive shops, water towers, etc.

"Recreational vehicle" means a vehicle primarily designed as temporary living quarters, recreational, camping, or travel use.

"RV storage facility" means a zoning plot upon which two or more recreational vehicles may be stored for a fee when not in use.

A "recycling center" is a facility for the collection of recyclable materials such as metals, glass, plastic, and paper. Such a facility shall not do processing except limited bailing, batching and

sorting of materials. Recycling facilities include: bins, boxes, cans, kiosk type structures, bulk reverse vending machines, trucks, trailers, or vans.

A "recycling collection area" is any indoor or outdoor spaced allocated for collecting and loading recyclable materials.

"Replacement value" means the current construction cost for the replacement of an existing building, structure, or portion thereof, including accessory facilities and other parts of an established use.

"Restaurant" means any land, building, or part thereof, other than a boarding house, or bed and breakfast inn, where food, including the serving of alcoholic and/or non-alcoholic beverages, is provided for consumption on premises where tables, counters, benches, or other public seating facilities are provided, such as a café, bakery, cafeteria, coffee shop, lunchroom, delicatessen, drive-in stand, tearoom and dining room.

A "reverse vending machine" is a mechanical device which accepts one or more types of empty beverage containers, including aluminum cans, glass and plastic bottles, and cartons, and issues a cash refund or a redeemable credit slip.

"Bulk reverse vending machines" are those machines which exceed 50 cubic feet in size or exceed eight feet in height.

"Sanitarium" means a building and premises in and on which two or more sick, injured or infirm persons are regularly housed or intended to be housed for compensation, not including hospitals.

"Service bay" means an enclosed work station capable of accommodating one vehicle for automotive repair.

"Shopping center" means two or more retail and general commercial uses with parking facilities which may be shared.

(a) "Community shopping center" means a shopping center generally between 20,000 and 100,000 square feet of gross floor area, capable of supporting two or more retail or commercial businesses.

(b) "Regional shopping center" means a shopping center generally totaling more than 100,000 square feet of gross floor area, including one or more anchor department stores.

"Solarium" means a projection from the building face which is fully enclosed by a transparent or translucent material.

"Special use" means a use, either public or private, which is not classified as a permitted use in any particular district or districts, but which may be necessary or desirable to permit in a given district, subject to certain conditions and stipulations required to effect compatibility with existing or permitted uses in the area wherein the specific use is proposed to be located.

(a) "Story" means the portion of a building included between the upper surface of any floor and the upper surface of the floor next above, or if there is no floor above, then the space between the upper surface of the floor and the ceiling or roof above it, or a maximum vertical distance of 13 feet. Exclusions are delineated in the definition of floor area.

(b) Yard Requirements. When related to the number of stories of the building, the required yard shall be the building height divided by the story interval of 13 feet. Fractional remainders, over the last complete story, shall be counted as an additional story. The space below the first

finished floor will not be counted as a story, if it is less than four feet above grade, for more than

50% of the total building perimeter.

"Street" means a public or private way open to vehicular and pedestrian travel other than a freeway or other restricted access way or alley.

"Street line" means a line separating an abutting lot, piece or parcel from a street.

"Structural alterations" means any change other than incidental repairs to a building or structure, involving foundations, bearing walls, columns, beams or girders.

"Structure" means anything constructed or erected, except fences not exceeding six feet in height, which requires permanent location on the ground or is attached to something having location on the ground.

(a) "Supportive Housing" means housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. Supportive housing shall only be subject to those restrictions that apply to other residential dwellings of the same type in the same zone

(b) "Target Population" means persons, including persons with disabilities, and families who are "homeless," as that term is defined by Section 11302 of Title 42 of the United States Code, or who are "homeless youth," as that term is defined by paragraph (2) of subdivision (e) of Section 12957 of the Government Code  as may be amended from time to time.

"Swimming pool" means any pool over 24 inches in depth, or with a surface area exceeding 100 square feet, used or intended to be used for swimming or bathing.

"Tavern" or "lounge" means a building where alcoholic beverages are sold for consumption on the premises, not including restaurants where the principal business is serving food.

"Open terrace" means a plane or platform which is located adjacent to one or more faces of the principal structure and which is constructed not more than four feet in height above the average level of the adjoining ground.

"Trailer" means a vehicle without motive power used or adaptable for living, sleeping, business or storage purposes, having no foundation other than wheels, blocks, skids, jacks, horses, or skirting, which does not meet building code requirements and has been or reasonably may be equipped with wheels or other devices for transporting the structure from place to place. The term "trailer" includes "camp car" and "house car." A permanent foundation shall not change its character unless the entire structure is erected and maintained in accordance with prevailing laws.

"Transitional housing" and "transitional housing development" means buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.

Transitional housing shall only be subject to those restrictions that apply to other residential dwellings of the same type in the same zone.

"Use" means the purpose for which land or a building thereon is designed, arranged or intended, or for which it is occupied or maintained, let or leased.

"Valet parking" means automobile parking service provided by an attendant for the patrons of commercial establishments.

"Wetbar" means a counter surface located within a common living area room in a dwelling unit that is equipped with one sink of any size but no other appliances or fixtures typically used in food preparation.

"Yard" means an open space on the same zoning plot with a principal building or group of buildings, which is unoccupied and unobstructed from its lowest level upward, except as otherwise permitted by this title.

(a) "Front yard" means a yard extending across the full width of the zoning plot and lying between the front property line and the nearest line of the principal building.

(b) "Rear yard" means a yard extending across the full width of the zoning plot and lying between the rear property line and the nearest line of the principal building.

(c) "Side yard" means the part of a yard lying between the nearest line of the principal building and a side lot line, and extending from the required front yard (or from the front line, if there is no required front yard) to the required rear yard.

"Zoning maps" means the map or maps incorporated into this title designating zoning districts.

"Zoning plot" means a plot of ground consisting of one or more lots or parcels on which a common improvement has been authorized under this title.