Title C — CONSTRUCTION, DEVELOPMENT AND LAND USE›Division C22 — SHELTER CRISIS DEVELOPMENTS
Chapter 2.50 — SPECIAL PURPOSE BASE DISTRICTS[[4]]
Santa Clara County Zoning Code · 2026-06 edition · updated 2026-07-25 · Santa Clara County
Footnotes:
--- ( 4 ) ---
Editor's note— Ord. No. NS-1200.311, § 1, adopted June 3, 2003, repealed former Ch. 2.50, §§ 2.50.010 —2.50.030, which pertained to special purpose base districts. Section 2 of said ordinance enacted provisions designated as a new Ch. 2.50 to read as herein set out. See also the Code Comparative Table.
§ 2.50.010. - Purposes. ¶
The purpose of this chapter is to define allowable uses and property development standards for the special purpose base districts, which include the A1 "General Use," RS "Roadside Services," OS/F "Open Space and Field Research," and SCA "Special Conservation Areas" districts. The overall purposes of the special purpose base districts are to provide for uses that do not fit neatly into the rural, residential, commercial, or industrial category but are necessary to implement the general plan. The specific purposes of each of the special purpose base districts are described below.
A
A1 General Use. The purpose of the General Use district, also known as the A1 district, is to provide a flexible base zoning district that allows general residential and agricultural uses, and provides opportunities through the use permit process for other uses and developments that are appropriate for a particular location, consistent with the objectives, goals and policies of the general plan.
B.
RS Roadside Services. The purpose of the Roadside Services district, also known as the RS district, is to allow specific and necessary highway uses and services within clusters at appropriate locations necessary to serve the motoring public. Such uses shall be located a sufficient distance from other RS districts to prevent strip commercial development and protect the existing scenic features, landscape and open space character along certain scenic roads. Scenic amenities shall be enhanced by choice of construction materials, landscaping, site planning and development in such a manner that the scenic value at the location of the development and the scenic view from said highways shall not be compromised. This district is meant to apply to all parcels designated Roadside Services in the general plan.
C.
OS/F Open Space and Field Research. The purpose of the Open Space and Field Research district, also known as the OS/F district, is to implement the December 2000 Stanford University Community Plan (General Plan) policies for the Open Space and Field Research land use designation. This zoning district is established to maintain the open space character of those Stanford University OS/F lands outside the Academic Growth Boundary. Allowable uses include utilities, low intensity agriculture, limited agricultural research, field research, and Stanford field studies, limited outdoor recreational activities, recreational trails, environmental restoration, limited ancillary facilities, and Stanford University specialized facilities and
installations, such as astronomical or related facilities. Criteria and standards governing activities not defined within the standard use classification tables are addressed in Section 2.50.040.
D.
SCA Special Conservation Areas. The purpose of the Special Conservation Areas district, also known as the SCA district, is to implement the December 2000 Stanford University Community Plan (General Plan) policies for the Special Conservation Areas land use designation. This zoning district is established to protect lands deemed unsuitable for development due to their natural resources and development constraints. Allowable uses are intended to be limited to open space, conservation, habitat preservation and management, field environmental studies and related activities, appropriate agricultural and utility uses, and limited recreational uses consistent with the environmental constraints of the area. No new permanent development in the form of buildings or structures is allowed, other than construction, modification and maintenance of improvements to support conservation efforts.
(Ord. No. NS-1200.311, § 2, 6-3-03; Ord. No. NS-1200.365, § 1, 12-5-17)
§ 2.50.020. - Use regulations. ¶
The following table, Table 2.50-1, specifies the allowable land uses for the special purpose base districts, listed by use classification as defined in Chapter 2.10. The regulations for each district are established by letter designations as follows:
| "R" | designates use classifcations that are permitted by right. The term "by right" indicates no discretionary permit process by the Planning Ofce is required. See subsection 1.20.040(D) for applicability of other rules and processes. |
|---|---|
| "C" | designates use classifcations that require an administrative planning clearance from the Planning Ofce. Planning clearances are for uses that require adherence to the Zoning Ordinance but for which no discretionary permit from the Planning Ofce is required. |
| "S" | designates use classifcations permitted with a special permit, subject to the provisions of Chapter 5.60,Special Permit. |
| "A" | designates use classifcations permitted with architecture and site approval, |
| subject to the provisions of Chapter 5.40,Architecture and Site Approval. |
|
|---|---|
| "U" | designates use classifcations permitted with a use permit, and architecture and site approval, subject to the provisions of Chapter 5.65,Use Permit, and Chapter 5.40,Architecture and Site Approval. |
| "—" | designates use classifcations that are not allowed. |
Supplemental regulations for the establishment and conduct of a use are referenced in the "Supplemental Regulations" column of the table. Use classifications not listed in the table are prohibited in the special purpose base districts.
TABLE 2.50-1. USES IN SPECIAL PURPOSE BASE DISTRICTS
| R | Permitted by right |
|---|---|
| C | Planning clearance |
| S | Special permit ( Chapter 5.60) |
| A | ASA ( Chapter 5.40) |
| U | Use permit/ASA ( Chapters 5.65, 5.40) |
| — | Not permitted |
| USE CLASSIFICATIONS | ZONING | ZONING | Supplemental Regulations |
||
|---|---|---|---|---|---|
| A1 | RS | OS/F | SCA | ||
| Accessory Dwelling Units | |||||
| Standard ADUs | R | R | § 4.10.015 | ||
| Movable tiny homes | C | C | § 4.10.015 | ||
| Junior ADUs | R | R | § 4.10.015,Note 19 | ||
| Adult Uses | U | — | — | — | § 4.10.020 |
| Agriculture | R | R | R | R | Note 1 (OS/F and SCA) |
| Agricultural Accessory Structures and Uses | R | R | A | — | § 4.20.020,Note 2 (OS/F) |
| Agricultural Employee Housing |
| Small-Scale Permanent | S | — | — | — | § 4.10.040,Notes 16, 20 |
|---|---|---|---|---|---|
| Large-Scale Permanent | U | — | — | — | § § 4.10.040, 3.80.050, Notes 16, 20 |
| Agricultural Equipment Sales and Services | U | — | — | — | |
| Agricultural Processing | |||||
| Small-Scale | R | — | A | — | § 4.10.030,Notes 2, 3 (OS/F) |
| Medium-Scale | A | — | — | — | § 4.10.030 |
| Large-Scale | U | — | — | — | § 4.10.030 |
| Agricultural Research | A | — | — | A | |
| Agricultural Sales | |||||
| Limited | R | R | A | — | § 4.40.110 (Signs), Notes 2, 3 (OS/F) |
| Farmers' Markets | U | U | — | — | |
| Agriculturally Related Entertainment and Commercial Uses |
U | U | — | — | § 4.10.050 |
| Antennas—Commercial | |||||
| Minor | A | A | A | — | |
| Major | U | U | A | — | |
| Auction Houses | U | — | — | — | |
| Automotive Sales and Services | |||||
| Limited Repair | U | — | — | — | |
| General Repair | U | — | — | — | |
| Sales and Rentals | U | — | — | — | |
| Service Stations | U | U | — | — | |
| Storage | U | — | — | — | |
| Washing | U | — | — | — | |
| Banks | U | — | — | — | |
| Bed and Breakfast Inns | U | U | — | — | § 4.10.060 |
| Billboards | U | — | — | — | |
| Broadcasting | U | — | — | — | |
| Business Services | U | — | — | — |
| Butcheries | U | — | — | — | |
|---|---|---|---|---|---|
| Camps and Retreats | — | — | — | — | |
| Caretaker's Residences | U | — | A | — | Note 4 (OS/F) |
| Cemeteries | U | — | — | — | |
| Churches (See "Religious Institutions") | |||||
| Clubs—Private and Nonproft | U | — | — | — | |
| Colleges and Vocational Schools | U | — | — | — | |
| Community Care | |||||
| Limited | R | R | — | — | § 4.10.090,Note 5 |
| Expanded | U | U | — | — | § 4.10.090 |
| Contractors' Facilities | U | — | — | — | |
| Dairies | U | — | — | — | |
| Domestic Animals | R | R | — | — | |
| Emergency Shelters | |||||
| Small-Scale | R | R | — | — | § 4.10.115 |
| Large-Scale | U | — | — | — | § 4.10.115 |
| Feed Lots | U | — | — | — | |
| Field Research | R | R | R | R | Note 2 (OS/F and SCA) |
| Food Preparation and Catering Services | U | — | — | — | |
| Funeral and Cremation Services | U | — | — | — | |
| Golf Courses and Country Clubs | U | — | — | — | § 4.10.140(B) |
| Golf Driving Ranges | U | — | — | — | § 4.10.150(B) |
| Health and Fitness Clubs | U | — | — | — | |
| Helipads | U | — | — | — | § 4.10.160 |
| Historic Structure—Use Conversion | A | A | — | — | § 4.10.170 |
| Home Occupations | |||||
| General | R | R | — | — | § 4.10.180 |
| Expanded | S | S | — | — | § 4.10.180 |
| Hospitals and Clinics | U | — | — | — | |
| Hotels and Motels | U | U | — | — | |
| Kennels | U | — | — | — | § 4.10.200 |
| Laboratories and Testing Services | U | — | — | — | |
|---|---|---|---|---|---|
| Laundries—Commercial | U | — | — | — | |
| Livestock Auction Yards | U | — | — | — | § 4.10.210 |
| Machinery and Equipment Services | |||||
| Limited | U | — | — | — | |
| General | U | — | — | — | |
| Maintenance and Repair Services | U | — | — | — | |
| Manufactured Home Sales and Rentals | U | — | — | — | |
| Manufacturing | |||||
| Limited | U | — | — | — | |
| General | U | — | — | — | |
| Intensive | U | — | — | — | |
| Massage Establishments | U | — | — | — | Note 8 |
| Museums | U | — | — | — | |
| Mushroom Farms | U | — | — | — | § 4.10.220 |
| Nonproft Institutions | U | — | — | — | Note 18 |
| Nurseries | |||||
| Retail | U | — | — | — | |
| Wholesale | U | — | — | — | |
| Ofces | U | — | — | — | |
| Oil and Gas Extraction | U | — | — | — | |
| Parking Services and Facilities | U | — | — | — | |
| Personal Services | U | — | — | — | |
| Petroleum Products Distribution | U | — | — | — | |
| Poultry and Egg Farms | U | — | — | — | § 4.10.240 |
| Radio-Controlled Model Aircraft Facilities | U | — | — | — | § 4.10.250 |
| Reception Facilities | U | — | — | — | § 4.10.260 |
| Recreation—Commercial | U | — | — | — | |
| Recreational Playgrounds and Sports Fields | U | — | — | — | |
| Recreational Vehicle Parks (Residential and Recreational) |
— | U | — | — | § 4.10.280,Note 21 |
| Recycling Facilities |
| Collection Facilities—Consumer Recycling | R | — | — | — | § 4.10.285 |
|---|---|---|---|---|---|
| Recycling/Processing Facilities—Consumer Waste | U | — | — | — | |
| Concrete, Asphalt, and Soil Recycling | U | — | — | — | |
| Composting and Wood Recycling | U | — | A | — | Notes 2, 9 (OS/F), 19 |
| Hazardous Materials | U | — | — | — | |
| Religious Institutions | U | — | — | — | Note 18 |
| Residential | |||||
| Single-Family | R | U | — | — | Note 10 |
| Two-Family | U | — | — | — | |
| Multifamily | U | — | — | — | Note 23 |
| Residential Accessory Structures and Uses | R | R | — | — | § 4.20.020 |
| Residential—Communal Institutional | U | — | — | — | |
| Restaurants and Bars | |||||
| Limited-Service Eating Places | U | U | — | — | |
| Full-Service Eating Places | U | U | — | — | |
| Drinking Places | U | U | — | — | |
| Retail Sales and Services | |||||
| General | U | U | — | — | Note 6 (RS) |
| Outdoor Sales and Storage | U | — | — | — | |
| Rodeos and Equestrian Events | U | — | — | — | |
| Rooming Houses, Fraternities, and Sororities | U | — | — | — | |
| Schools | U | — | — | — | |
| Solar Energy Conversion Systems—Commercial | |||||
| Minor | A | — | — | — | § 4.10.345 |
| Major | U | — | — | — | § 4.10.345 |
| Sport Shooting | U | — | — | — | § 4.10.350 |
| Stables—Commercial | U | — | — | — | § 4.10.360 |
| Stanford—Specialized Facilities and Installations | — | — | A | — | Note 11 (OS/F) |
| Studios—Arts and Crafts | U | — | — | — | |
| Surface Mining | U | — | — | — | § 4.10.370 |
| Swim and Tennis Clubs | U | — | — | — |
| Taxidermy | U | — | — | — | |
|---|---|---|---|---|---|
| Temporary Residences/Construction | R | R | — | — | § 4.10.380 |
| Theaters | U | — | — | — | |
| Timber Harvest Operations—Commercial | U | — | — | — | |
| Truck and Railroad Terminals | U | — | — | — | |
| Truck Sales and Services | |||||
| Repair | U | — | — | — | |
| Sales | U | — | — | — | |
| Storage | U | — | — | — | |
| Underground Mining | U | — | — | — | |
| Urban Primary Unit | R | — | — | — | § 4.10.387,Note 22 |
| Utilities and Public Facilities | Note 14 | ||||
| Minor | A | A | A | A | Notes 12, 13 (OS/F and SCA) |
| Major | U | U | A | A | Notes 12, 13 (OS/F and SCA) |
| Veterinary Clinics and Hospitals | U | — | — | — | |
| Warehousing and Storage | |||||
| Indoor | U | — | — | — | |
| Outdoor | U | — | — | — | |
| Well-Drilling Operations | U | — | — | — | |
| Wholesaling and Distribution | U | — | — | — | |
| Wind Energy Conversion Systems—Commercial | U | U | — | — | § 4.10.390 |
| Wineries | |||||
| Small-Scale | R | R | — | — | § § 4.10.395, 4.40.110 (Signs) |
| Medium-Scale | S | S | — | — | § § 4.10.395, 4.40.110 |
| Large-Scale | U | U | — | — | § § 4.10.395, 4.40.110 |
| Wireless Telecommunication Facilities | |||||
| Co-location | A | A | A | — | § 4.10.400,Note 15 |
| Minor | A | A | A | — | § 4.10.400 |
| Major | U | U | A | — | § 4.10.400 |
NOTES:
1.
Within the OS/F district, tree farm operations that grow trees in containers or in the ground are consistent with the "Agriculture" use classification. Within the SCA district, agricultural uses shall be limited to nonriparian areas and areas outside of conservation easements and California tiger salamander (CTS) reserve areas managed pursuant to the Stanford Habitat Conservation Plan (HCP), except for grazing for vegetation management as specifically provided in the Stanford HCP. Within the riparian areas and conservation easement/CTS reserve areas of the SCA district, use of pesticides and herbicides shall be prohibited; however, this does not prohibit weed abatement activities, non-native wildlife or plant abatement activities (including the use of pesticides, biocides, and herbicides or other agricultural chemicals) conducted in accordance with the Stanford HCP or Stanford Special Conservation Areas Plan (SCAP).
2.
Within the OS/F district, structures ancillary to any allowed use or activity are permitted subject to the requirements of ASA (Chapter 5.40 and subsection 2.50.040(B)). Within the SCA district, no new permanent development in the form of buildings or structures is allowed, except for the construction, modification, and maintenance of improvements to support conservation efforts; structures or improvements that are necessary for safety reasons; small markers or other identifiers indicating the presence of sensitive resources (such as Native American remains); new signs, bridges, utilities, erosion control improvements; and fences; provided that they are constructed in accordance with the terms of the Stanford HCP and SCAP. This provision shall not prohibit maintenance of existing structures or improvements or prohibit the replacement of structures or improvement with new structures or improvements that serve the same purpose as the existing structures or improvements, provided any new or modified structures or improvements located within the HCP conservation easement/CTS reserve areas are approximately the same size as the existing structures or improvements.
3.
Within the OS/F district, agricultural processing is limited to low intensity processing and agricultural sales activities that would not significantly impact local transportation patterns. For example, activities such as packaging products for off-site shipping and allowing limited on-site purchase of agricultural commodities are consistent with allowable uses for this district. Activities such as a canning operation, or establishing a
commercial outlet for sale of multiple agricultural commodities, would exceed the intensity allowed in this district. Prior to establishment of any use or activity, the Planning Office must determine that such use or activity is of low intensity and consistent with the General Use Permit requirements for the OS/F district.
4.
Within the OS/F district, caretaker's residences, as defined in § 2.10.030, are allowed as follows: A cumulative total of five caretaker's residences is allowed to the extent they are consistent with all provisions of the Stanford General Use Permit and the zoning ordinance. This cumulative total includes all legal existing residential structures within the OS/F district, including any that may be legal nonconforming uses.
Any existing legal nonconforming caretaker's residences that existed on December 12, 2000, and have not been subsequently abandoned may continue to be utilized as caretaker residences. Stanford University bears the burden of establishing that any existing structure and use is legal or legal nonconforming. Consistent with all other provisions of the zoning ordinance, any legal structure that has been converted to a caretaker's residence may be relocated, replaced, or modified, so long as there is no cumulative increase in the overall square footage of all residential structures. Caretaker's residences are subject to ASA (Chapter 5.40 and subsection 2.50.040(B)). Cumulative building area (square footage and building footprint) for the five caretaker's residences shall not exceed the total square footage of documented building area for all legal or legal nonconforming residential structures that existed in the OS/F district on December 12, 2000.
5.
Facilities qualifying as "Large-Family Day-Care Homes," serving between seven and 14 children, are subject to an administrative permit, per the provisions of Division B24 of the County Ordinance Code.
6.
In Roadside Services (RS) districts, general retail sales uses must be limited in scale and ancillary to a permitted use that is primarily oriented toward serving the needs of the motoring public, consistent with the general plan.
7.
The existing Stanford University Golf Course may be modified or reconfigured within its boundaries as they existed on December 12, 2000, but the Golf Course footprint may not be expanded. Modification or replacement of the golf course clubhouse or ancillary support facilities is permitted if consistent with all applicable provisions of the Community Plan, General Use Permit, and the zoning ordinance.
8.
Massage establishments shall comply with the provisions of Division B22 of the County Ordinance Code.
9.
Within the OS/F district, composting facilities are limited to those servicing Stanford University purposes, and no other communities, jurisdictions or uses (e.g., Stanford Shopping Center).
10.
Single-family dwellings, including certain additions, may be subject to the building site approval provisions of Division C12-300-399 of the County Ordinance Code. In Roadside Services districts, single-family residential use is permitted only if incidental to and necessary to support a permitted non-residential use, as defined by the land use approval and conditions of that primary non-residential use.
11.
Within the OS/F district, Stanford specialized facilities and installations are limited to those structures or facilities that require a remote setting, including, but not limited to, facilities for astronomical or atmospheric
research. Only those structures or facilities that require isolation from sources of interference (such as noise, vibration, electromagnetic fields, or similar impediments) are allowed.
12.
Within the OS/F and the SCA districts, existing utilities may be replaced if there is no increase in size or scale of aboveground structures. Above-ground disturbance resulting from the maintenance or replacement of such structures shall be restored to pre-disturbance condition. Within the SCA district, existing utilities may be replaced with utilities that serve the same purpose as the existing structures or improvements (provided the new or modified structures or improvements located within the HCP conservation easement/CTS reserve areas are approximately the same size as the existing structures or improvements) and utilities are constructed in accordance with the terms of the Stanford HCP or SCAP.
13.
Within the OS/F and the SCA districts, new utilities may be constructed that serve either Stanford or other lands if such facilities reasonably minimize degradation to the natural environment and maintain the predominantly natural appearance and habitat values of the setting. In addition, within the SCA district, new utilities may be constructed consistent with the purposes of the SCA district, provided they are in accordance with the terms of the Stanford HCP where covered by the Stanford HCP.
14.
Utility structures and facilities may be exempt from local zoning regulations if they are established by a government agency. There may also be federal or state laws that provide exemptions for certain types of utilities.
15.
Co-location of wireless telecommunication facilities may be eligible for an ASA administrative review and approval (§ 5.40.050), where consistent with the provisions of this ordinance. Where the proposed colocation meets the criteria in Government Code § 65850.6(b) relating to previously approved facilities permitted by a means of a discretionary permit issued on or after January 1, 2007, and either a negative declaration, mitigated negative declaration, or environmental impact report was prepared and adopted, the co-location shall be reviewed for consistency with the approved plans, mitigation requirements, and conditions imposed on the existing facility, and if found consistent, will be subject only to a building permit or other applicable permits required by Title C of the County Ordinance Code.
16.
Agricultural employee housing may, on a limited basis, be used to accommodate overnight tourist stays as part of a winery (see § 4.10.395 for criteria and permitting requirements) or be used for emergency shelter in the Public Services and Supportive Housing Combining District (see § 3.80.050 for criteria and permitting requirements).
17.
Bed and breakfast inns ancillary to on-site wineries, agricultural sales operations or other agriculturally related uses shall be subject to a special permit, in lieu of a use permit, provided they are situated within the primary residence on the property.
18.
Established Religious Institutions and Nonprofit Institutions may include Emergency Shelters: Small-Scale as an ancillary use by right.
19.
Owner-occupancy of one unit is required in any single-family residence that contains a junior accessory dwelling unit. The owner may reside in either the single-family residence or the junior accessory dwelling unit. Owner-occupancy shall not be required if the owner is a governmental agency, land trust, or housing organization.
20.
Small-scale permanent agricultural employee housing is allowed with a planning clearance ("C") instead of a special permit ("S") in the A1 zone where the General Plan designation is Agriculture or Rural Residential.
21.
No Architecture and Site Approval is required for Recreational Vehicle Parks.
22.
No more than four total dwelling units may be permitted on a parcel pursuant to the Urban Primary Unit use classification; however, all parcels resulting from an urban lot split pursuant to Section C12-44 shall have no more than two total dwelling units per parcel.
23.
Development on parcels with the -os designator is restricted to multi-family housing and limited mixed-use residential development, shall conform with the provisions of Chapter 3.75, and is allowable by use permit or planning clearance pursuant to § 3.75.040.
(Ord. No. NS-1200.310, § 4, 5-20-03; Ord. No. NS-1200.311, § 2, 6-3-03; Ord. No. NS-1200.324, § 7, 5-509; Ord. No. NS-1200.327, § 9, 2-9-10; Ord. No. NS-1200.331, § 3, 11-9-10; Ord. No. NS-1200.332, § 4, 11-22-11; Ord. No. NS-1200.335, § 6, 12-4-12; Ord. No. NS-1200.337, § 7, 12-18-12; Ord. No. NS1200.345, § 7, 6-10-14; Ord. No. NS-1200.351, § 4, 10-20-15; Ord. No. NS-1200.354, § 5, 9-29-15; Ord. No. NS-1200.355, § 2, 4-26-16; Ord. No. NS-1200.360, § 4, 5-23-17; Ord. No. NS-1200.364, § 1, 9-12-17; Ord. No. NS-1200.365, § 2, 12-5-17; Ord. No. NS-1200.366, § 5, 5-1-18; Ord. No. NS-1200.367, § 5, 6-1918; Ord. No. NS-1200.371, § 6, 3-10-20; Ord. No. NS-1200.375(10.20.2020), § 4, 10-20-20; Ord. No. NS1200.378, § 4, 5-25-21; Ord. No. NS-1200.383, § 4, 1-24-23; Ord. No. NS-1200.384, § 9, 12-12-23)
Sec. 2.50.030. - Development standards.
A.
Standards. Table 2.50-2 establishes property development and subdivision standards for special-purpose base districts.
TABLE 2.50-2
SPECIAL PURPOSE BASE DISTRICTS:
PROPERTY DEVELOPMENT STANDARDS
| TABLE 2.50-2 SPECIAL PURPOSE BASE DISTRICTS: PROPERTY DEVELOPMENT STANDARDS |
||||
|---|---|---|---|---|
| A1 | RS | OS/F | SCA3 | |
| Minimum lot area | ||||
| For lot creation | 5,000 sq. ft.4 | 5 acres | 160 acres1 | 20—160 acres |
| For building site | 3,750 sq. ft.4 | 1 acre | ASA | NA |
| With lot size combining districts | Ch. 3.10 | NA | NA | NA |
| Setbacks (feet) | ||||
| Front | 252, 4 | 30 | ASA | ASA |
| Side | 52, 4 | 30 | ASA | ASA |
| Side, exterior (corner lot) | 102, 4 | 30 | ASA | ASA |
| Rear | 252, 4 | 30 | ASA | ASA |
| Scenic road | 1002 | 100 | ASA | ASA |
| Exceptions | See § 4.20.110, |
Setback Exceptions | ||
| Maximum height | ||||
| Feet | 352, 4 | 35 | ASA | ASA |
| Stories | 22, 4 | 2 | ASA | ASA |
| Accessory buildings | See Chapter 4.20,Supplemental |
Development Standards |
NOTES:
1.
Within the OS/F district, the optional clustering provision may be exercised (Chapter 5.45, Cluster Permit) to establish a lot of less than 160 acres. Minimum parcel size may be reduced to a minimum of two acres by the planning commission for a nonresidential cluster subdivision subject to a cluster permit (Chapter 5.45). Minimum lot area for the cluster shall be determined by the slope density formula as described for the -20s combining district in § 3.10.040 except that the reference in § 3.10.040 to density, relative to land area per dwelling unit, shall not apply in the OS/F district.
For non-residential uses, and residential uses subject to ASA, see subsection C of this section.
3.
Within the SCA district, subdivision is allowed by means of the use of the 20-160 acres slope-density formula, as further defined in Chapter 3.10, Table 3.10-2 for the -20s slope-density combining district, such that the minimum lot size shall be the same as the minimum land area required based on the average slope of the entire parcel proposed for subdivision, and no clustering or reduction of minimum lot size is allowed. No new permanent development in the form of buildings or structures is allowed, except for the construction, modification, and maintenance of improvements to support conservation efforts; structures or improvements that are necessary for safety reasons; small markers or other identifiers indicating the presence of sensitive resources (such as Native American remains); new signs, bridges, utilities, erosion control improvements; and fences, provided that they are constructed in accordance with the terms of the Stanford HCP and SCAP. Any such physical development listed above that is intended to support conservation efforts may be authorized subject to ASA or other appropriate County approval process. Time limits, setbacks, height, and any other appropriate development standards and requirements may be stipulated through the approval process.
4.
Development on parcels with the -os designator is restricted to multifamily housing and limited mixed-use residential development, shall conform with the provisions of Chapter 3.75, and is exempt from the development standards in this table.
B.
Measurements. The standards shown in Table 2.50-2 are subject to the following rules of measurement:
1.
Where a lot abuts a road, setbacks from that road shall be measured from the edge of the ultimate road right-of-way (see "setback" definition in § 1.30.030);
2.
Setbacks from all property lines not abutting a street shall be measured from the property line unless otherwise specified; and
3.
Height shall be measured according to the provisions of Chapter 1.30: Definitions: General Terms.
C.
A1 district—Standards for nonresidential uses and residential uses subject to ASA. Development on parcels with the -os designator is restricted to multifamily housing and limited mixed-use residential development, shall conform with the provisions of Chapter 3.75, and is exempt from the development standards in this
section. Setbacks and height limits for nonresidential and residential uses subject to Architecture and Site Approval (ASA) in the A1 district shall be determined by the Zoning Administrator, subject to the following limitations:
1.
Nonresidential uses adjacent to any residentially developed property may be required to provide a minimum front yard setback equal to that of the adjacent residential use; and
2.
Nonresidential uses adjacent to any residentially developed property shall be required to provide a minimum side and rear yard setback equal to one-half the height of the building closest to the setback, or five feet, whichever is greater.
(Ord. No. NS-1200.311, § 2, 6.3.03; Ord. No. 1200.317, § 23, 6-8-04; Ord. No. NS-1200.327, § 10, 2-9-10; Ord. No. NS-1200.359, § 5, 12-6-16; Ord. No. NS-1200.364, § 2, 9-12-17; Ord. No. NS-1200.365, § 3, 125-17; Ord. No. NS-1200.384, § 10, 12-12-23)
§ 2.50.040. - Review authority, special criteria, viewshed analysis, and development… ¶
A.
Permitted activities and criteria. The following activities, which do not involve permanent structures, are permitted by right.
1.
Environmental restoration: Activities include science-based management focused on active protection of the immediate environment or return of that environment to a pre-disturbance condition.
2.
Limited outdoor recreational activities: Activities include those that are consistent with protection of environmental resources and do not require a building, grading, or other permit. Examples include hiking and jogging on existing service roads and student field trips. Development of trails is allowed, subject to all County requirements, including, but not limited to, the grading ordinance (Division C12, Chapter III of the Ordinance Code).
B.
Open space and field research viewshed analysis and methodology. All uses or development activity subject to ASA must first be evaluated using the open space and field research viewshed analysis (OS/F viewshed analysis). Methodology guiding use of this analysis is described herein.
The OS/F viewshed analysis requires use of a geographic information system (GIS) software, copyrighted by Environmental Systems Research Institute (ESRI). A similar version of software or shareware that provides equivalent results may be substituted for the ESRI program. Consistent with other provisions of
this chapter, ArcGIS, Version 8.2 (or subsequent versions as that software may be revised) and the spatial analyst extension for that software shall be used as described in the following paragraphs. Paper maps may be produced as illustrative tools for project evaluation; however, the methodology described in this subsection, rather than any paper map, must be used to determine project-specific visibility.
Along the viewshed corridors identified below, observation points shall be established within a range of 100- to 250-foot intervals. Utilizing current topographic data available from the U.S. Geological Survey or an equally verifiable public source, the software program that is utilized for viewshed analysis establishes the total number of times a given pixel (i.e., zone of observation) within the district would be visible from individual viewshed corridors. Based on the total number of times each pixel is visible, an aggregate value for observation frequency is established. This frequency is then used to designate visibility zones that are, in descending order: (1) high, (2) medium-high, (3) medium, or (4) low. Areas that are never visible are identified as "no-visibility" areas.
Viewshed Corridors:
1.
Junipero Serra Blvd. (from San Mateo County border to Page Mill Road).
2.
Page Mill Expressway (from Junipero Serra to Arastradero).
3.
Arastradero Road (from Page Mill Road to Alpine Road; and from Page Mill Road to Deer Creek Road).
4.
Alpine Road/Sand Hill Road corridor (from Arastradero Road to Arboretum).
5.
Interstate 280 (from Sand Hill Road to Arastradero Road).
6.
Stanford Avenue approach to "the Stanford Dish Trail" access.
7.
Palm Drive (from Arboretum to the end of "the Stanford oval.").
Because the software model does not account for existing ground features (e.g., trees, rocks, minute topographic detail) or for constructed features (e.g., buildings, structures, infrastructure), project-specific site analysis may be used to verify or revise site-specific visibility ratings. Project-specific analysis may include, but is not limited to:
•
Additional information shown on the site plan or other documents (e.g., contour lines) that is available and relevant;
•
Photographs of the project site from viewshed corridor;
•
Placement of site-specific indicators of project bulk (length, width, height) and dimension (e.g., story poles, ground staking); and,
•
Site visits and/or assessments of visibility from viewshed corridors by County planning staff.
Based on the results of the project-specific analysis, it may be determined that the project location visibility would be obscured. In such instances, the project's visibility designation may be revised downward for the purpose of determining the appropriate review authority (e.g., a high visibility zone could be revised, relative to a specific project, to become a medium-high zone).
Conversely, if any component of a proposed project in a zone of medium-high, medium, low, or no visibility would be within the line of sight of the next higher visibility zone, the project will be determined to be within the higher visibility zone (e.g., projects in a medium-high zone could be determined to be in a high visibility zone).
Based on the visibility designation determined through use of the OS/F viewshed analysis described in this subsection, the appropriate review authority shall be determined pursuant to subsection 2.50.040(C).
C.
Review authority.
1.
Zoning Administrator. The Zoning Administrator is the approving authority for all uses subject to ASA in the OS/F district except as otherwise provided in this section and within Chapter 5.40.
2.
Planning Commission. The Planning Commission is the approving authority for all uses subject to ASA in the OS/F district that meet either of the following criteria:
a.
The project involves construction of (i) a building or structure that equals or exceeds 1,000 square feet or (ii) a tower, antenna or other structure that exceeds 35 feet in height from grade and the planning office determines, through use of the OS/F viewshed analysis (§ 2.50.040(B)), that a project component would be located partially or wholly within a high visibility zone or is of a height that would be within the line-of-sight of a high visibility zone from a viewshed corridor utilized in the OS/F viewshed analysis; or
b.
The project has one or more potentially significant environmental impacts that cannot be mitigated to less than significant levels.
3.
Required findings and criteria applicable to all uses. Any use subject to review by the Zoning Administrator or the Planning Commission shall comply with all of the following findings and criteria, in addition to the standard ASA findings of § 5.40.040:
a.
The project requires a remote or natural setting and cannot feasibly be located within the Academic Growth Boundary (e.g., avoidance of interference from electromagnetic or vibration sources can only be achieved in the proposed location).
b.
Project design and location afford reasonable protection to environmental resources of the OS/F district, including aesthetic resources. Specifically, views of the district from the viewshed corridors utilized in the OS/F viewshed analysis (§ 2.50.040(B)) have been protected.
c.
All of the following criteria are met, unless the project applicant provides compelling evidence that compliance is infeasible:
i.
The development has been sited to blend with or utilize the local terrain to minimize visibility of development from viewshed corridors utilized for the OS/F viewshed analysis.
ii.
The development has been sited to minimize the need for grading and additional landscaping, and any proposed landscaping or grading minimizes the view of the project from the viewshed corridors utilized in the OS/F viewshed analysis.
iii.
The need for additional impervious surface has been minimized.
iv.
The development incorporates appropriate design and color selection to blend with the surrounding predominantly natural and rural setting. Color selection provides minimal light reflectivity. In cases where the approval authority identifies color or material as a concern, colors and materials will be submitted and approved by the designated approval authority prior to issuance of a building permit.
v.
If necessary, and where feasible, mitigation measures have been established that reduce environmental impacts to less than significant levels. If all of the project's environmental impacts cannot be mitigated to less than significant levels, the project may only be approved if the approving authority finds that specific economic, legal, social, technological, or other benefits of the project outweigh the significant effects on the environment.
d.
Project design incorporates clustering concepts where appropriate; both individually and cumulatively (in relation to other projects), to reduce the amount of improvements required for development, conserve natural features, or facilitate a more aesthetic and efficient use of open space. Where appropriate and to the extent allowed by law, permanent dedication of open space has been required as a condition of approval to mitigate project impacts.
e.
Unless the applicant can demonstrate that the development must be located in medium-high or high visibility zone as identified in the OS/F viewshed analysis (§ 2.50.040(B)), the development shall be located as follows: (1) first preference: no visibility zone, (2) second preference: low visibility zone, (3) third preference: medium visibility zone, or (4) fourth preference (discouraged): medium-high visibility zone. For any development proposed to be located in a medium-high to high visibility zone, appropriate mitigation measures have been established to mitigate viewshed impacts.
f.
The project is consistent with all criteria in § 2.50.020, including the notes to Table 2.50-1.
g.
Lighting has been designed and placed to minimize upward glow, provide high beam efficiency, and provide glare and spill control.
h.
Project design and siting minimize the need for new access roads, and any new access roads are designed, surfaced, and will be maintained in a manner that ensures continued compatibility with the predominantly natural setting and rural character of the OS/F district.
i.
Existing trees with a circumference of 37.7 inches, measured 4.5 feet above ground level, have been preserved and integrated into site design, and native vegetation has been preserved to the extent possible.
j.
For any proposed building project located in an oak woodland area as identified in the environmental impact report prepared for the Stanford Community Plan and 2002 General Use Permit, mitigation and
monitoring measures have been established that provide for creation and maintenance of 1.5 acres of replacement habitat for every one acre that is lost. These mitigation and monitoring requirements may be waived if the County has approved a campus-wide/foothills vegetation plan for Stanford that addresses mitigation and monitoring for such trees and vegetation.
D.
Special allowance for replacement of existing legal structures. Notwithstanding § 4.50.020, reconstruction of any existing legal structures or facilities following their destruction by a natural disaster, accident, or intentional act of a party other than the owner or a lessee is permitted in the OS/F district if all of the following criteria are met:
1.
The project replicates, reduces, or provides a modified building footprint that is environmentally superior to the previous use (e.g., moves project from riparian corridor) and does not increase impacts to visual resources as viewed from the viewshed corridors utilized in the OS/F viewshed analysis.
2.
The project recreates or improves design and landscaping features (but does not increase total area of landscaping features) in a manner that is environmentally superior to the previous design and landscaping associated with the use.
3.
The project may be relocated if the proposed location is environmentally superior and the previous location is restored or rehabilitated to standards determined by the County (e.g., previously disturbed riparian corridor location is re-vegetated with native grasses).
4.
There is no increase in floor area.
5.
The reconstruction complies with all current building codes and standards.
6.
Architecture and site approval (ASA) is obtained.
E.
Structural size limits and siting requirements. Structures shall be consistent with restrictions set forth in the Stanford General Use Permit. For structures of 1,000 square feet or more, site design shall minimize visibility of structures from viewshed corridors utilized for the OS/F viewshed analysis (§ 2.50.040(B)) to the extent feasible.
F.
Supplemental provisions.
Fences. Fences must be of a design compatible with the intent of the district to minimize visual impacts to the natural setting. The regulations for fences in rural districts (§ 4.20.050(B)) shall apply to the construction or replacement of fences in the OS/F district.
(Ord. No. NS-1200.359, § 6, 12-6-16)
ARTICLE 3. - COMBINING DISTRICTS
CHAPTER 3.10 - LOT SIZE AND SETBACKS COMBINING DISTRICTS
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Ask AI about this code▸ Contents — Santa Clara County Zoning Code
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▸ Title C — CONSTRUCTION, DEVELOPMENT AND LAND USE
Overview- Article 6 — COMMON OWNERSHIP EASEMENTS
- Article 1 — INCORPORATION BY REFERENCE
- Article 2 — ADDITIONS, DELETIONS, AND AMENDMENTS TO THE 2022 C…
- Chapter 1 — Division II of the CRC is adopted with the followi…
- Chapter III — COUNTY GREEN BUILDING STANDARDS CODE[[4]]
- Chapter 2 — of the CGBSC is adopted with the following amendme…
- Chapter V — STREAMLINED PERMITTING FOR ELECTRIC VEHICLE CHARGI…
- Part 9 — Solar Access for Subdivision Development
- Part 3 — Requirements for In-Depth and Feasibility Geologic Re…
- Part 5 — Fees
- Part 6 — Disclosure Requirements
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▸ Division C22 — SHELTER CRISIS DEVELOPMENTS