153.210 - BUILDING COVERAGE

(A) - Building coverage requirements.

(1)

Table K sets forth the building coverage limit which only applies to the Community Commercial Zoning District. Such basic regulations are further defined and supplemented by the additional requirements and exceptions set forth in this section.

(B) - Measurement of building coverage.

(1)

The percentage of the site area covered by structures shall be measured by dividing the total number of square feet of horizontal grounds area covered by structures, open or enclosed, by the total horizontal area of the site. The area of uncovered and unenclosed off-road parking spaces, walks, patios, in-ground swimming pools or pools which do not project more than three feet above the ground, uncovered decks or garage aprons three feet or less above the ground, and eaves projecting three feet or less shall not be

counted, and only one-half of the area of uncovered and unenclosed decks 15 feet or less above the ground shall be counted. Any portion of a lot that has been acquired by the Town for use in a Parking Assessment District shall be added back to the total square footage of that lot for purposes of computing allowable building coverage on the lot.

(2)

The area of all accessory buildings shall be considered in calculating building coverage.

(C) - Exceptions to building coverage requirements.

(1)

The Planning Commission may however, allow greater lot coverage, without limitation, for such lots in the Town Center Parking Assessment District, upon approval of a conditional use permit after finding that the proposed development would be consistent with the policies regarding use, intensity, design, and circulation in the Woodside General Plan, with the Town Center Site Plan, dated March 8, 1989, and with the October 5, 1989 engineer's report for the Woodside Road - Whiskey Hill Road Parking Assessment

District (the engineer's report). The Commission shall condition the use permit requiring participation in the District to the full extent outlined in the engineer's report prior to the use permit becoming effective.

(Ord. 2017-589, effective 8-24-17)

153.211 - ACCESSORY DWELLING UNITS

(A) - Requirements applicable to all accessory dwelling units.

All accessory dwelling units whether internal, attached to, or detached from the main dwelling unit, shall conform to the following requirements:

(1)

Building and fire safety, and septic. Conformance with all applicable building, housing, zoning, and site development laws, codes, and regulations shall be required, as applicable to accessory dwelling units. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence and may employ alternative methods for fire protection. The construction of an accessory dwelling unit shall not require installation of fire sprinklers in an existing primary residence structure, subject to state regulations. Subject to the requirements of article III, chapter 51, title V of this Code, an accessory dwelling unit may be served by a dedicated private wastewater disposal system or a private wastewater disposal system that is shared with the primary residence and/or other accessory dwelling unit(s) located on the same parcel.

(2)

Parking and driveway access. Off-road parking spaces shall be provided in accordance with the requirements of Sections 153.221 through 153.225, as applicable to accessory dwelling units; and specifically as follows:

(a)

Parking requirements. Parking requirements for accessory dwelling units shall be one parking space per accessory dwelling unit that has one or more bedrooms. No parking spaces shall be required for units that do not have a separate bedroom, such as a studio accessory dwelling unit. Off-street parking shall be permitted in setback areas in locations determined by the Town, or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographic or fire and life safety conditions.

(b)

Parking waiver. Parking requirements for accessory dwelling units are not required in the following instances:

1.

The accessory dwelling unit is located within one-half mile walking distance of public transit, including transit stations and bus stops;

2.

The accessory dwelling unit is located within an architecturally and historically significant historic district;

3.

The accessory dwelling unit is part of the existing primary residence or an existing accessory structure;

4.

The accessory dwelling unit is located in an area where parking permits are required, but are not offered to the occupant of the accessory dwelling unit; or

5.

The accessory dwelling unit is located within one block of a car share vehicle.

6.

The accessory dwelling unit is included in an application to create a new single-family or multifamily dwelling on the same lot and the proposed accessory dwelling unit meets one or more of the criteria for a parking waiver listed above.

(c)

Driveway access. The principal access driveway shall be used as the primary access for any proposed accessory dwelling unit, unless, pursuant to Municipal Code Section 151.44, a second driveway exception is approved.

(3)

Application review. All plans for accessory dwelling units shall be subject to ministerial review and approval or denial by the Planning Director within 60 days of receiving a complete application. However, if an

accessory dwelling unit is proposed in conjunction with the construction of a new main dwelling, the Planning Director need not act on the accessory dwelling unit prior to the issuance of the permit for the main dwelling.

(4)

General accessory dwelling unit regulations. All requirements related to accessory buildings contained in the Municipal Code, including, but not limited to: height, setbacks, floor area, lot coverage, natural state, environmentally sensitive areas, second driveways, grading, and landscaping shall apply. The following ministerial exceptions shall apply to accessory dwelling units:

(a)

Exceptions to setbacks.

1.

Detached accessory dwelling units. New detached accessory dwelling units may have a side and/or rear setback of no less than four feet from the side and rear property lines.

2.

Attached accessory dwelling units. New accessory dwelling units attached to the main residence may have a side and rear setback of four feet from the side and rear property lines, but no portion of the main residence may be located within the required setbacks outlined in Municipal Code Section 153.207(A)(Table H). Portions of attached accessory dwelling units located within the required setbacks outlined in Section 153.207(A)(Table H) shall have an 11-foot maximum plate height and a 17-foot maximum building height, except as permitted by Sections 153.211(A)(4)(b) and 153.211(A)(10) and (11).

3.

Multiple accessory dwelling units. Properties with multiple accessory dwelling units, attached or detached, may only have one unit with a side and/or rear setback of four feet. Additional new accessory dwelling units that are not created by the conversion of spaces within existing structures shall comply with the required setbacks outlined in Municipal Code Section 153.207(A)(Table H).

4.

Size limitation. Notwithstanding Section 153.211(A)(6) and (7) below, an accessory dwelling unit that does not comply with basic setback requirements outlined in Section 153.207(A) shall be limited to 800 square feet of floor area within the required basic setbacks.

(b)

Exceptions to height and plate height regulations.

1.

Detached accessory dwelling units. New detached accessory dwelling units may be up to 18 feet in height if the existing or proposed primary structure is a multistory multifamily dwelling. New detached accessory

dwelling units may also be up to 18 feet in height, or up to 20 feet in height to match the roof pitch of the primary residence structure, if located within one-half-mile walking distance of a major transit stop or highquality transit corridor, as defined in Section 21155 of the Public Resources Code.

2.

Plate height and building height for detached accessory dwelling units on downward sloped lots. New detached accessory dwelling units located on lots with a downward slope from an adjacent public or private road right-of-way may have plate heights that exceed 11 feet, and the overall height on the downslope side of the building that does not exceed 28 feet if all the following standards are satisfied:

(i)

Average slope of the existing grade below the footprint of the proposed accessory dwelling unit is 15 percent or greater;

(ii)

Plate height(s) on the upslope side of the accessory dwelling unit do not exceed 11 feet, and the overall height on the upslope side does not exceed 17 feet;

(iii)

The accessory dwelling unit complies with the basic setbacks listed in Section 153.207(A)(1)(Table H); and

(iv)

The footprint of the accessory dwelling unit does not exceed 1,500 square feet.

(v)

Notwithstanding Section 153.206(B)(4), accessory dwelling units subject to this plate height and building height exception that include only one-story of habitable space shall only apply the footprint area toward the maximum total floor area permitted for the lot.

3.

Plate heights for detached accessory dwelling units with shed roofs. A detached accessory dwelling unit with a single shed roof and no other roof type, may include plate heights up to 14 feet on the taller side of the building, while maintaining plate heights of no more than 11 feet on the shorter side of the building if the building complies with the required basic setbacks listed in Section 153.207(A)(1)(Table H).

4.

Height and plate heights for new detached accessory dwelling units 800 square feet or less. One detached accessory dwelling unit per lot that is 800 square feet or less and complies with Government Code Section 66323 is not subject to plate height requirements if the building height is 16 feet or less.

New detached accessory dwelling units above garages. New accessory dwelling units located above detached garages may have plate heights up to 12 feet and building heights up to 18 feet pursuant to Section 153.208(A)(1)(Table I-1 and I-2). Notwithstanding the foregoing, an accessory dwelling unit above a detached garage with a plate height up to 18 feet and a building height up to 24 feet shall be allowed when all of the following standards are satisfied:

i.

The lot is 100 percent or more of the minimum lot size required for subdivision in the applicable zoning district; and

ii.

Any portion of the structure having a plate height exceeding 12 feet or a building height exceeding 18 feet shall be set back from the base setbacks listed below an additional two feet from the property line for each foot of plate height or building height increase.

6.

Attached accessory dwelling units. An attached accessory dwelling unit may be up to the height allowed for a two-story primary residence structure in the Zone District if the structure meets the basic setbacks.

(c)

Exceptions to WMC Regulations. If it is not feasible to comply with all regulations of the Municipal Code to construct one 800 square foot accessory dwelling unit on a property, the applicant shall provide all necessary information requested by the Town (e.g., a topographic survey, septic feasibility study, etc.) to demonstrate that it is infeasible to construct one 800 square foot accessory dwelling unit while complying with all applicable regulations for review by the Town. Once the complete feasibility study is reviewed by the Town, the Planning Director shall determine which Municipal Code regulations may be reduced and/or waived by evaluating feasible locations for the accessory dwelling unit that create the fewest impacts to environmentally sensitive areas such as stream corridors, wetlands, and steep slopes.

(d)

Exceptions for any Accessory Dwelling Units within slopes in excess of 35 percent. Notwithstanding the standard provisions of this Code related to slope and natural state, accessory dwelling units or a septic system in compliance with San Mateo County standards, and/or utilities serving one or more accessory

dwelling units may be located within areas of a parcel having a ground slope greater than 35 percent but less than 50 percent when it is infeasible to locate the accessory dwelling unit or septic system of the same size, or the utilities serving one or more accessory dwelling units, on an area of the parcel having a slope 35 percent or less. In such instances, the accessory dwelling unit may not include an attached garage, new portions of a main residence or other use not associated with the accessory dwelling unit. This exception includes grading necessary to construct the accessory dwelling unit and driveways, if required by the Fire District, to the minimum Fire District driveway standard. This exception includes minimum walkways, building egress patios, and retaining walls necessary to serve the accessory dwelling unit. This exception shall not apply to any grading, installation of utilities, paving, or additions for existing or proposed main residences, and shall only apply to development necessary for detached or attached accessory dwelling units.

(e)

Exceptions for dormers. An accessory dwelling unit above a detached garage that complies with the basic setbacks in 153.207(A)(Table H), may include dormer(s) up to 65 percent of the horizontal length of each side of the roof to provide for increased interior head height.

(f)

Noticing requirements for exceptions. Accessory dwelling units which utilize any of the ministerial exceptions in Section 153.211(A)(4)(a) or Section 153.211(A)(4)(c) shall be noticed to any property owner of property adjacent to the proposed accessory dwelling unit, including lots located across an abutting public or private road. The notice shall be sent within five business days of receipt of a complete application and shall clearly state that an accessory dwelling unit application is ministerial and therefore there are no appeal rights.

(5)

Number of accessory dwelling units allowed. The maximum number of accessory dwelling units, including accessory dwelling units in barns and junior accessory dwelling units, permitted on a parcel are determined by parcel size and zoning pursuant to Table L-1.

Table L-1: Number of Accessory Dwelling Units Allowed

• One accessory dwelling unit may be attached to, or detached from, the main dwelling. • One junior accessory dwelling unit.

(6)

Attached accessory dwelling units. The floor area of an attached accessory dwelling unit shall not exceed 50 percent of the size of the main residence, including the accessory dwelling unit, or 1,500 square feet, whichever is less.

(7)

Detached accessory dwelling units. The floor area of a detached accessory dwelling unit, including the floor area of any attached garage, shall not exceed 1,500 square feet.

(8)

Basement accessory dwelling units. Basement area used for an accessory dwelling unit, or a portion thereof, shall be limited to the unit sizes prescribed in divisions (A)(6) and (A)(7) of this section.

(9)

Rental accessory dwelling units. Accessory dwelling units which are rented shall not be rented for less than 30 consecutive days.

(10)

Existing detached garages and other existing accessory structures converted to accessory dwelling units. No new setback shall be required for an existing detached garage or other existing accessory structure that is converted to an accessory dwelling unit and a setback of no more than four feet or the setback of the existing detached garage, whichever is greater, from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above an existing detached garage, as long as access and egress requirements, as prescribed by the Building Code and Municipal Code height requirements, are met.

(11)

Existing attached garages converted to accessory dwelling units. No new setback shall be required for an existing attached garage, storage area, or similar attached and enclosed area, that is converted to an accessory dwelling unit and a setback of no more than four feet or the setback of the existing attached garage, whichever is greater, from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above an existing attached garage, as long as access and egress requirements, as prescribed by the Building Code and Municipal Code height requirements, are met.

(12)

Processing requirements.

(a)

Accessory dwelling units within an existing structure. An accessory dwelling unit within an existing structure (including the primary residence structure, attached or detached garage, or other accessory structure) shall be permitted ministerially with a building permit, and a demolition permit, if applicable, within 60 days of the submittal of a complete application, in compliance with other standards within the chapter, if complying with the following codes and requirements:

1.

Building and safety codes;

2.

Independent exterior access from the existing residence;

3.

Sufficient side and rear setbacks for fire safety, as set forth in the Building Code; and,

4.

A minimum four-foot setback for a second-story accessory dwelling unit above an existing nonconforming garage.

5.

Construction of a new access stair located a minimum of five feet from the side or rear property line, or the existing setback of the building, whichever is greater, to access a new accessory dwelling unit built above an existing, legal nonconforming garage is allowed. An existing garage located at the required setback shall be allowed an access stair which may encroach a maximum of five feet into the required setback.

(b)

Denial. In order to deny an accessory dwelling unit, the Planning Director shall find that the accessory dwelling unit would be detrimental to the public health and safety and shall transmit in writing to the applicant a full set of comments explaining the reasons for the denial within 60 days of the submittal of a complete application.

(c)

Nonconforming conditions. The Town shall not deny an application to create an accessory dwelling unit due to the existence of, or failure of the property owner to correct, nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and would not be affected by the construction of the accessory dwelling unit. The Planning Director shall not condition the approval of a permit to create an accessory dwelling unit on the correction of existing nonconforming zoning conditions.

(B) - Requirements applicable to conversions of existing barns and stables to accessory dwelling units, and accessory dwelling units within barns and stables.

(1)

Existing barns and stables converted to accessory dwelling units. One or more of the accessory dwelling units allowed pursuant to Section 153.211(A)(5) may be constructed from the conversion of one existing barn or stable per lot, that exceeds 1,500 square feet, 11-foot plate height, and/or 17-foot building height provided that the following standards are satisfied:

(a)

The building location shall not be altered, and the footprint, plate heights, building heights, and overhangs/eaves shall not be expanded.

(b)

All existing exterior materials of the structure shall be maintained/replaced in kind or updated with materials that replicate existing materials using fire resistant products, such as Cementous siding. Any exterior building material changes shall be limited to vertical, horizontal, shingle, or board/batten Cementous siding; and brown, black, or gray roofing, using composition shingles, standing seam metal, or natural slate tiles.

(c)

Newly converted accessory dwelling units shall not be converted into any other use in the future, other than to barn(s) or stable(s).

(d)

Buildings that have plate heights exceeding 11 feet will be subject to the floor area multiplier calculation method required in Section 153.206(B)(4) as it applies to the maximum total floor area permitted for future development. Exceeding total floor area shall not be a ground for denial of the conversion from barn or stable to accessory dwelling unit(s).

(e)

A covenant is recorded on the lot restricting additional conversions of barns that exceed 1,500 square feet, 11-foot plate heights, and/or 17-foot building height.

(2)

Accessory dwelling units within barns. An accessory dwelling unit may be located within a barn provided that the following standards are satisfied:

(a)

The floor area of an accessory dwelling unit within a barn shall be no greater than 50 percent of the footprint area of the barn, but in no instance will such an accessory dwelling unit be limited to less than 850 square feet or 1,000 square feet for accessory dwelling units that include more than one bedroom.

(b)

The accessory dwelling unit and the barn shall contain an automatic fire sprinkler system and shall be separated with firewall separation, in accordance with the Town's Building Code.

(c)

An accessory dwelling unit in a barn may be located on the first floor, second floor, or basement in compliance with all health and safety regulations.

(C) - Requirements applicable to junior accessory dwelling units.

A junior accessory dwelling unit is a unit that is no more than 500 square feet in size, is contained entirely within an existing or proposed main dwelling structure, includes an efficiency kitchen, has a separate exterior entry from the main dwelling, and maintains an interior connection to the main living area of the main dwelling. Junior accessory dwelling units shall conform to the following requirements:

(1)

Only one junior accessory dwelling unit is allowed per lot.

(2)

Owner-occupancy is required in any residence that contains a junior accessory dwelling unit. The owner may reside in either the remaining portion of the structure or in the newly created junior accessory dwelling unit. Owner-occupancy shall not be required if the owner is a governmental agency, land trust, or housing organization.

(3)

A junior accessory dwelling unit shall be constructed within the existing walls of the structure, including attached garages, attached storage areas, and other similar attached and enclosed areas.

(4)

A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.

(5)

A junior accessory dwelling unit shall include a separate entrance from the main entrance to the structure, with an interior entry to the main living area. A junior accessory dwelling unit may include a second interior doorway for sound attenuation.

(6)

A junior accessory dwelling unit shall have an efficiency kitchen, which shall include all of the following:

(a)

A cooking facility with appliances; and,

(b)

A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.

(7)

A junior accessory dwelling unit does not require additional parking.

(8)

This subdivision shall not be interpreted to prohibit the requirement of an inspection, including the imposition of a fee for that inspection, to determine whether the junior accessory dwelling unit is in compliance with applicable building standards.

(9)

An application for a permit pursuant to this section shall, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits, be considered ministerially, without discretionary review or a hearing. The Planning Director shall approve or deny any application and the Town shall issue a building permit within 60 days of submission of a complete application for a permit pursuant to this section. The Town may charge a fee as reimbursement for costs incurred in connection with the issuance of a permit pursuant to this section.

(10)

For the purposes of any fire or life protection ordinance or regulation, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit. This section shall not be construed to prohibit the Town from adopting ordinances or regulations relating to fire and life protection requirements within single-family residences and uniformly applying those ordinances and regulations to all single-family residences within the zone regardless of whether the single-family residence includes a junior accessory dwelling unit or not.

(11)

For the purposes of providing service for water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit.

(12)

This section shall not be construed to prohibit the Town from adopting ordinances or regulations related to parking or a service fee or a connection fee for water, sewer, or power, that applies to single-family residences and uniformly applying those ordinances and regulations to all single-family residences regardless of whether the single-family residence includes a junior accessory dwelling unit.

(D) - Plan preapproval program.

Pursuant to California Government Code Section 65852.27, or future subsequent Government Codes, the Planning Director or their designee shall maintain an application and process for the preapproval of detached accessory dwelling unit plans for accessory dwelling unit vendors. Access to preapproved plans shall be provided to the public and subject to streamlined review as required by the Government Code.

(Ord. 2017-589, effective 8-24-17; Am. Ord. 2018-593, effective 4-26-18; Am. Ord. 2018-597, § 2(Exh. A), effective 10-26-18; Am. Ord. 2020-610, § 6, effective 8-13-20; Am. Ord. 2021-616, § 2(Exh. A, § III), effective 3-11-21; Ord. No. 2024-634, § 2(Exh. A), effective 3-14-24; 2025-643, § 3 (Exh. A), effective 2-1325; Ord. No. 2025-647, § 2 (Exh. A), effective 5-8-25)