HomeMy WebLinkAboutDRB 2013-12-03 SRMC Title 14CITY OF
Community Development Department- Planning Division
Meeting Date: December 3, 2013
Case Numbers: Z010-001
Project Planner: Kraig Tam born i(41 5) 485-3092
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: San Rafael Municipal Code Title 14 and Title 17 Amendments (Zoning Ordinance) —
Z010-001. Amendments to the Zoning Regulations and Title Tideland Permit requirements
(text -only edits), applying City-wide.
-- Continued from the November 5, 2013 meeting --
DISCUSSION
On September 17, 2013 the Design Review Board conducted a hearing on a selective set of text
amendments proposed for the City zoning ordinance. The amendments were further discussed at the
October 8, 2013 and November 5, 2013 Board meetings. On November 5 2013, the Board concluded
its initial review of the amendments. Meetings can be viewed at http://www.cityofsanrafael.org/meetings by
selecting the desired Design Review Board meeting date. The Board has provided recommended
changes to the draft text, and gave direction for staff to return with additional information on several
items. The following summarizes the Board action to date:
The Board accepted with no further changes the following draft amendment sections:
✓ Zoning District Land Use Tables and Development Standards (Chapters 14.04 through 14.09)
✓ Wetland overlay chapter revisions (Chapter 14.13)
✓ New and revised accessory structure, light and glare, mechanical equipment, sight distance, small
wind energy systems, solar installations, swimming pools and wireless facilities regulations
(Chapter 14.16)
✓ New performance standards for outdoor storage uses (Chapter 14.17)
✓ Allowance for temporary window signs for vacant storefronts (Chapter 14.19)
✓ Recommend the City of San Rafael Parking Lot Trees list.
The Board recommended further changes to the following draft amendments:
✓ Revise the definition of structure to exclude retaining walls up to four feet in height (instead of three
feet), and allow small retaining walls up to four feet in height to be located within required yards
(Chapter 14.03 Definitions & Chapter 14.16 Site and Use Regulations; including Section 14.16.020
Accessory Structures; 14.16.130 Exclusions to required minimum yards; 14.16.140 Fences and
Walls)
✓ Do not propose to exempt upper story additions under 500 square feet from review. Alternatively,
downgrade review from Zoning Administrator to Administrative level with noticing of adjacent
neighbors would be supported (Chapter 14.25).
The Board requested additional information on the following topics:
1. Revised "Height, non -hillside" definition that would replace the current UBC method of
measurement (Chapter 14.03 Definitions)
2. Design standard specifying required transitions at top and base of steep driveways and for
approach to the garage (Chapter 14.12 Hillside Overlay)
3. Minimum setback separation between terraced fences and retaining walls (Chapter 14.16 Site and
Use Regulations, Fences and Walls)
4. Criteria for mitigating potential noise impacts associated with mechanical equipment (Chapter
14.16 Site and Use Regulations, Sections 14.26.243 Mechanical equipment, 14.16.305 Solar
Installations, and 14.18 Parking lot landscaping)
5. Discuss the additional paving and landscaping solutions that were identified during staff research of
proposed edits to the standards. Also, discuss impact of new NPDES/bio-filtration requirements.
(Chapter 14.18)
This report discusses these remaining items. The unmodified Exhibit A (Zoning Amendments) has
been provided with this report, for reference in reviewing these remaining discussion items.
ANALYSIS
1. Chapter 14.03 Height Definition'
The Board recommended that the non -hillside definition should be similar to the draft hillside method,
and requested examples of definitions applied in other nearby jurisdictions.
The current height definition is as follows:
Height of a building means the vertical height as determined by the methods in the latest edition of
the Uniform Building Code adopted by the city. For residential lots subject to the hillside residential design
guidelines, the height of all structures, fences and walls shall be measured vertically from the existing
grade to the uppermost point of the roof edge, wall parapet, mansard or other feature perpendicular to that
grade.
The currently proposed height definitions are as follows:
Height, non -hillside is the vertical distance above a reference datum measured to 1) the highest
point of the coping of a flat roof or to the deck line of a mansard roof or 2) to the average height of the
highest gable of a pitched or hipped roof. See Figure 3 for various roof types. The reference datum shall
be selected by either of the following, whichever yields a greater height of building:
1. The elevation of the highest adjoining sidewalk or ground surface within a 5 -foot horizontal
distance of the exterior wall (Figure 1) of the building when such sidewalk or ground surface is not more
than 10 feet above the lowest adjoining sidewalk or ground surface within a 5 -foot horizontal distance of
the exterior of the building. (See Figure 2A)
2. An elevation 10 feet higher than the lowest grade when
the sidewalk or ground surface described in Item 1 above is more Hillside HeightMeasurement
than 10 feet above lowest grade (See Figure 2B).
The height of a stepped or terraced building may be -
determined based on the existing grade condition at each building
segment, as determined by the community development director. Ht.
Height, hillside means the vertical height of all structures, , , ,. Excavated grade
fences and walls measured vertically from the existing "natural" Existing grade
grade to the uppermost point of the roof edge, wall parapet,
mansard or other feature perpendicular to that grade.
1 Refer to Exhibit A, page A-1
The definitions used in surroundina Cities and the Countv are as follows:
County of Marin
Height of building means the vertical distance from the natural or finished grade to
the highest point of the structure. Maximum height is measured from natural or finished grade
to an imaginary plane located the allowed number of feet above and parallel to the natural or
finished grade. Any structure built prior to April 8, 1980, shall be exempt from becoming
nonconforming, with respect to height, by the application of this section.
Grade means:
1. For buildings adjoining one street only, the elevation of the sidewalk at the center
of that wall adjoining the street.
2. For buildings adjoining more than one street, the average of the elevations of the
sidewalks at the centers of all walls adjoining streets.
3. For buildings having no wall adjoining the street, the average level of the finished
surface of the ground adjacent to the exterior walls of the building.
4. All walls approximately parallel to and not more than five feet from the street line
shall be considered as adjoining the street.
City of Novato
Height Measurement. The maximum allowable height shall be measured as the
vertical distance from finished grade at the base of the structure to an imaginary plane
located the allowed number of feet above and parallel to the finished grade at any point. See
figure 3-3. Finish grade shall be
established in a manner consistent with ".PnmyPkne
parcels in the vicinity as determined by - »#K�s"=�
the Director, and shall not be artificially mm"nW"'�"�'t
raised to gain additional building height. - '
Grade. The elevation of the–,.,:�in.` .—Fina,,d�,-� •
finished ground surface immediately
adjacent to the exterior base of a
structure, typically used as the basis for Figure3-3
measurement of the height of the HeKht heuxum ment
structure. For buildings or structures
located within five feet from the street line, the elevation of the sidewalk at the center of the
wall adjoining the street. For buildings or structures adjoining more than one street, the
average of the elevations of the sidewalks at the centers of all walls adjoining streets.
San Anselmo
Building Height means the vertical distance measured from the average level of the
highest and lowest point of that portion of the lot covered by the building to the highest point
on the roof, ridge, or parapet wall including all antennas (television, radio, cellular, and
satellite). Public utility transmission and distribution lines are not included in this definition.
Mill Valley
Building Height means the vertical distance from the natural grade to the highest
point of the structure. Maximum height is measured from natural grade to an imaginary plane
located the allowed number of feet above and parallel to the natural grade.
Tiburon
Height. The plumb vertical distance, measured using a plane, established by the
lower of the natural or finished grade at the perimeter of the exterior surface of the building,
structure, fence, or wall. No point of the roof edge, fence, wall, parapet, mansard, structure,
or other building feature shall extend above the plane established by the maximum height line
from grade, except as specifically excluded in subsection 16-30.050.D (exceptions to height
limits).
Sausalito
Standard Building Height. Building height is the vertical distance from the average
level of the natural ground surface under the building to the highest point of the building or
structure. To determine the height of a building, the highest and lowest points of contact with
the natural grade are identified and the average of these two elevations is the point from
which the permitted maximum height is measured. The highest and lowest points of contact
are determined where the maximum vertical projections of the perimeter walls of the building
contact the natural grade. Where more than one structure is proposed for construction, the
permitted height shall be individually computed for each detached structure. Balconies, decks
and similar appurtenances and projections shall not be included in measuring the primary
structure's building height.
Sloped and Level parcels. In addition to the provisions contained in subsection B
(Measurement of height), height restrictions shall apply to all sloped (uphill and downhill) and
level lots, as the lots are sloped from abutting streets. For lots that abut more than one street,
more than one restriction will apply. The Community Development Director shall review and
make a determination for proposals that do not meet the site conditions described below.
1. Uphill. Any slope greater than ten (10) degrees slope computed upward from a
parcel line that abuts a street at the front of the property to the rear of the property. On the
uphill side of a street, a sloped roof that exceeds the height
restriction identified in Section 10.40.060.6 (Measurement of Height) may be
permitted subject to the following conditions (see Diagram 10.40-4):
a. The roof slopes to meet a front wall of less than 32 feet toward the front
property line, measured as stated above;
b. The maximum height within the first 15 feet does not exceed 40 feet; and
c. The sloped roof is subject to review and approval by the Planning
Commission as governed by Chapter 10.54 (Design Review Procedures) of this Title.
2. Level. Any slope between ten (10) degrees up and ten (10) degrees down
computed from a parcel line that abuts a street at the front of the property to the rear of the
property. On level parcels, no portion of a building, including any portion of a roof, chimney or
other appurtenance, shall exceed a height of 32 feet, as measured from a point located at the
centerline of the paved portion of the road opposite the midpoint of the front parcel line. See
Diagram 10.40-3.
3. Downhill. Any slope greater than ten (10) degrees slope computed downward from
a parcel line that abuts the street at the front of the property to the rear of the property. The
following provisions apply (see Diagram 10.40-5):
a. Height restrictions. On the downhill side of a street no portion of a building,
including any portion of a roof, chimney, or other appurtenance shall exceed a height of
twenty-four feet, as measured from the centerline of the paved portion of the road opposite
the midpoint of the front parcel line.
b. Exception for parking. On the downhill side of a street, that portion of a building
devoted to covering the off-street parking spaces and building access may project above the
thirty-two foot required height limit subject to the following conditions: (1) The overall height of
the structure and all appurtenances does not exceed 40 feet; (2) The portion of new
proposed structures exclusive of covered parking does not exceed the 32 foot height limit; (3)
The covering does not violate any other provisions of this Title; (4) The covered parking is the
highest structure on an uphill lot; and (5) The covered parking is subject to review and
approval by the Planning Commission as governed by Chapter 10.54 (Design Review
Procedures) of this Title.
As seen above, height methods appear to vary considerably throughout the County.
Staff suggests the following definitions, subject to further discussion and a recommendation by the
Board:
"Height, non -hillside means height of all structures, fences and walls measured
vertically from finished grade at the base of the structure to an imaginary plane located
above the finished grade plan at any point. The finished grade elevation typically means
the finished ground surface immediately adjacent to the exterior base of a structure, and
usually consists of a horizontal (level) plane. Grade shall not be artificially modified for
the sole purpose of increasing the overall building height, as determined by the
Community Development Department, Planning Division. The height of a multi -stepped
or terraced building may be determined based on the finished grade condition at defined
building segments, as recommended by the community development director and
building official.
4
Height, hillside means the height of all structures, fences and walls shall be measured
vertically from the existing (i.e., natural) grade to the uppermost point of the roof edge,
wall parapet, mansard or top of other feature located directly above the existing grade
elevation at any point."
2. Chapter 14.12 Hillside Overlay Driveway Standards2
The Board has recommended that the design standards should be provided to specify the minimum
requirement for transitions at the top and base of steep driveways, and for an approach to a garage on
a warped driveway plane.
Staff will follow up with the Department of Public Works and request its recommendations on any
specific language that could be incorporated into section 14.12.030 Property Development Standards.
If the Department recommends specific design parameters, this will be provided to the Planning
Commission as an additional edit. Otherwise, this would continue to be evaluated by the various City
Departments and Board on a case by case basis.
3. Chapter 14.16 Fence & Wall Separation Requirements3
The Board recommended that fences on walls should either be grade separated or height should be
measured from the base of the wall to the top of the fence.
Staff suggests the followinq further revision to Section 14.16.140(A.3) Measurement of Height for
fences and walls:
"The height of a fences vegetation or wall shall be measured from finished ground level
as determined by the community development director. Structural and/or decorative
elements may not exceed the maximum height limits, except for minor decorative
entryway treatments as permitted in this section.
"Terraced fences and/or retaining walls shall provide
a minimum horizontal separation equal to either one-
half the height of the tallest adjacent fence/wall
section, or two -feet, whichever is greater, in order to
allow for landscaping between the terraced fence
and/or wall segments. The height of a fence placed
on top of a wall and height of a terraced fence or wall
that does not provide the minimum required
horizontal separation shall be measured from the
lowest exterior grade elevation at the base of the
improvements to the top of the next adjacent fence or
wall section; consistent with the illustration above.
Fence
Max.
Allowod
Retaining Fenco
_ Wall Height
Property Lino
4. Chapter 14.16 Noise from Mechanical Equipment (EV Transformer, Wind Energy, Etc)4
The Board commented that the noise ordinance requirements of Chapter 8.13 (that specify maximum
allowable noise limits) may not address nuisance noise that might be generated from mechanical
equipment, particularly in a residential environment. The Board recommended that additional noise
criteria should be developed to further mitigate a constant new source of mechanical noise.
Table 8.13-1 General Noise Limits establish daytime 60 dBA intermittent and 50 dBA constant and
nighttime 50 dBA intermittent and 40 dBA constant noise limits. The Noise Ordinance provides
2 Refer to Exhibit A, page A-41
3 Refer to Exhibit A, page A-52
4 Refer to Exhibit A, pages A-57, 58, 59 and A-80
5
standards for intermittent residential power equipment and construction activities. However, there are
no other standards for mechanical equipment noise. "Nuisance" noise is difficult to regulate beyond
the current code provisions. The Noise Element Policy N-3 recommends use of noise barriers to
reduce noise levels from ground transportation sources. Such barriers must interrupt the line of sight
between the noise source and receiver in order to reduce both indoor and outdoor noise levels. A
barrier should provide at least Ldn 5 dB of noise reduction to achieve a noticeable change in noise
levels.
Staff suggests the following for further consideration as an amendment to the subject provisions
(append draft requirements of `Section 14.16.243 Mechanical equipment, Section 14.16.305(C) Small
wind energy systems Development Standards, Section 14.16.307(A) Solar installations, Section
14.16.320 Swimming pools, hot tubs and other mechanical equipment, & Section 14.18.045(D)
Designated parking for clean air vehicles, Pre -wiring for Electric Vehicle Charging Stations'):
Or,
"Should the constant noise levels associated with facility equipment be perceptible off-
site, a noise barrier shall be provided that reduces the noise level by at least 5dB Ldn
below the maximum daytime/nighttime threshold allowance established for the subject
zoning district, measured at the subject property line (as established under SRMC Table
8.13-1)."
"New mechanical equipment that generates perceptible noise at the property line,
including new transformers and wind energy systems, shall be required to provide a
solid noise barrier or sound attenuation shielding around equipment to ensure that any
additional noise generated by the equipment shall not exceed the maximum
daytime/nighttime threshold allowance established for the applicable zoning district,
when measured at the subject property line (as established under SRMC Table 8.13-1)"
Staff would need to research this subject further to determine whether additional noise impacts may
result, and provide more definite recommendations. The latter amendment language (or similar) is
recommended in -lieu of the unknown characteristics from mechanical noise, whether or not any might
occur. Staff requests further suggestions and recommendations from the Board, as appropriate.
5. Chapter 14.18 Parking Lot Paving and Landscaping Revisions & Bio -Filtrations
The Board asked to review additional revisions for parking landscaping and screening that were
considered by staff in development new standards for reduction of solar heat gain. Revisions to the
parking lot and landscaping sections are intended to reduce greenhouse gasses by improving tree
growth and coverage, reduce solar heat gain and support alternative fuel vehicles.
Staff has contacted the consultant that prepared this section to discuss this topic further. The
consultants investigations found that improved planting and larger canopy tree sizes distributed within
interior landscape islands would be more successful than prescribing a percent coverage standard.
The revised standards in Exhibit A include most of the final recommendations of the consultant, with
the exception that Section 14.18.160.B -C have been modified to deviate from the consultants
recommended edits, as follows:
Staff recommended draft amendment to 14.18.160.B — Exhibit A (Zoning Amendments)
B. Minimum trees. A minimum of one canopy tree shall be provided for every four (4) parking
spaces. Trees shall be distributed throughout the parking area to shade cars and paved areas. Clustering
of trees may be considered subject to approval of the decision making body, where it is demonstrated that
the intent will be met to provide ample shading and screening of parking areas and enhance the visual
appearance of parking lots. In downtown, this section does not apply to parking lots for twenty (20) or
fewer cars, and the standards in this section may be reduced for parking lots for twenty-one (21) to forty
5 Refer to Exhibit A, page A-82
(40) cars, subject to recommendation by the design'review board and approval of a minor design review
permit.
C. Tree Selection and Distribution. Parking lot trees shall be selected and located to achieve
maximum shading of paved surfaces, through utilization of the following techniques:
1. Distribute trees uniformly throughout parking areas, incorporating use of regularly spaced
finger islands (see illustration below) and landscape medians between parking rows to the extent
practicable.
2. Cluster trees on southerly and westerly perimeters of parking lots.
3. Provide minimum tree canopy diameters of fifteen feet (16) and include tree species with large
canopy diameters, e.g., greater than thirty feet (30').
4. Increase tree planting ratios as necessary to provide equivalent canopy coverage of the site
where less than half of the required trees are proposed as large canopy tree species.
D. Minimum Size of Planting Areas and Tree Wells. Planting areas containing trees and tree
wells shall have a minimum area of thirty-six (36) square feet and a minimum interior width of six feet (6),
exclusive of curbs. For large canopy tree species, tree wells shall have a minimum area of sixty-four (64)
square feet and a minimum width of eight feet (8') exclusive of curbs, to the extent this larger planting area
is practicable and can be accommodated on-site.
Consultant recommended amendment to 14.18.160.B:
B. Minimum trees. A minimum ^f one Ganep +roo number of trees shall be included in planting
areas within or adjacent to the parking lot at the following ratio:
1. For tree species listed as having canopy diameters of thirty feet (301 or greater on a list of
recommended parking lot trees adopted by resolution of the City Council, or for trees determined by the
design review authority to have the same size and growth characteristics as those contained on the
recommended list of parking lot trees, one (1) canopy tree shall be provided for every four (4) parking
spaces_
2. For tree species listed as having canopy diameters of less than thirty feet (30') on a list of
recommended parking lot trees adopted by resolution of the City Council, or for trees determined by the
design review authority to have the same size and growth characteristics as those contained on the
recommended list of parking lot trees, one (1.5) canopy trees shall be provided for every four (4) parking
spaces.
In downtown, this section does not apply to parking lots for twenty (20) or fewer cars, and the
standards in this section may be reduced for parking lots for twenty-one (21) to forty (40) cars, subject to
recommendation by the design review board and approval of a minor design review permit.
C. Tree Distribution. Parking lot trees shall be located to achieve maximum shade on paved
surfaces by being distributed throughout the parking area and/or clustered on the southerly and westerly
perimeters of the parking lot.
D. Minimum Size of Planting Areas and Tree Wells. Planting areas containing trees and tree
wells shall have a minimum area of thirty-six (36) square feet and a minimum width of six feet (61
exclusive of curbs, except that planting areas adjacent to street right-of-ways or containing tree species
listed as having canopy diameters of thirty feet (30') or greater on a list of recommended parking lot trees
adopted by resolution of the City Council shall have a minimum area of sixty-four (64) square feet and a
minimum width of eight feet (8'). These requirements may be reduced by the design review authority
through use of pervious paving materials adjacent to the planting area.
Staff has not proposed to implement consultant's recommendation for subsection B verbatim, that
prescribes tree ratio's by canopy size (e.g., more trees if medium canopy type and fewer if large
canopy trees). Rather, staff has recommended retaining the existing tree ratio and reviewing mix of
tree canopy sizes on a case by case basis, as part of design review and with the recommendation of
the Board (to determine species and size appropriate for given site characteristics). This approach is
considered to be more practical to manage and implement with available staff resources, and
considering the built -out character of San Rafael.
Further, structural soils are not being required which are more expensive by allowing for compaction in
a parking lot situation. The problem that has been noted with structural soils is that it has a high
proportion of inorganic materials (sand and small rock), thus it takes more volume to create a sufficient
growing medium. Rather, draft section 14.18.160.G establishes some minimum best practices and
requires monitoring and certification of work by the project landscape architect.
Finally, bio -filtration has been considered in the draft (by reference to Public Works requirements).
NPDES (National Pollutant Discharge Elimination Systems) permit requirements are becoming more
stringent and will affect design and monitoring of parking lot landscaping. Bio -filtration requirements
are reviewed and recommended by Public Works on a case-by-case basis. Staff has not received any
new or additional standards based Public Works staff review of this section. It is not known for certain
whether more parking lot landscape area would be required for infiltration/bio-retention and/or if this will
be able to replace need for pollutant filters. Bio -retention areas may impact tree planting opportunities.
Thus, additional enhancement of developed sites could have an impact on existing parking supply.
Public Works staff typically works with the developer's engineers to identify a solution that may include
a combination of bio -filtration and enhanced storm drainage improvements. The revised Parking
standards have been written to allow for parking to be reduced in order to encourage bio -filtration
solutions within developed sites, which are more desirable. At this time, this has remained primarily as
an engineering solution, subject to review and recommendation by Public Works. No further zoning
standards have been identified or recommended to address this topic at the present time.
CONCLUSION & RECOMMENDATION
Staff recommends that the Board conclude its discussion of these remaining items and provide its
recommendation to the Planning Commission on the draft zoning edits.
Staff has provided the current, un -edited, draft Exhibit A (Zoning Amendments) for the Board to
reference in reviewing these remaining discussion items. Once the Board has completed this review,
staff will update draft Exhibit A (Zoning Amendments) and forward the document to the Planning
Commission.
EXHIBIT A - DRAFT
CHAPTER 14.03 - DEFINITIONS
1. Delete definitions in Section 14.03.030 for "Duplex'; and relocate to residential definitions with
revisions, and for "Height' and replace with revised definitions:
2, Add the following definitions to Section 14.03.030 addressing currently undefined land uses listed in
the commercial and residential land use tables, to relocate Duplex, Residential with other residential
land use definitions, add new definitions for "Height' to memorialize the method of measurement for
hillside and nonhillside, "Emergency Shelters" in response to SB2, and "Wind Energy Systems" in
accord with General Plan 2020 Sustainability Element and concurrent with new proposed Site and Use
regulations Sections 14.16.11 S and 14.16.305:
"Emergency shelters" means housing as defined under the State Health and Safety Code Section
50801(e); i.e., with minimal supportive services for homeless person that is limited to occupanc .off
months or less by a homeless person. No individual or household may be denied emergency shelter because
of inability to pay.
"Food service establishment" means a business serving food and/or beverages such as a restaurant,
cafe coffee shop cocktail lounge or brew pub. Food service establishment is distinguishable from a "food
service establishment, high volume" and "fast food restaurant" by volume, food type and/or service.
"Height, non -hillside " is the vertical distance above a reference datum measured to 1 the highest point
of the coping of a flat roof or to the deck line of a mansard roof or 2) to the average height of the highest
gable of a pitched or hipped roof. See Figure 3 for various roof types. The reference datum shall be selected
by either of the following, whichever yields a greater height of building
1. The elevation of the highest adjoining sidewalk or ground surface within a 5 -foot horizontal
distance of the exterior wall (Figure 1) of the building when such sidewalk or ground surface is not more
than 10 feet above the lowest adjoining sidewalk or ground surface within a 5 -foot horizontal distance of
the exterior of the building. (See Figure 2A)
2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described
in Item 1 above is more than 10 feet above lowestrg ade (See Figure 2B).
The height of a stepped or terraced building may be determined based on the existing grade
condition at each building segment, as determined by the community development director.
Revised 09.11.2013
WIN
-0
2, Add the following definitions to Section 14.03.030 addressing currently undefined land uses listed in
the commercial and residential land use tables, to relocate Duplex, Residential with other residential
land use definitions, add new definitions for "Height' to memorialize the method of measurement for
hillside and nonhillside, "Emergency Shelters" in response to SB2, and "Wind Energy Systems" in
accord with General Plan 2020 Sustainability Element and concurrent with new proposed Site and Use
regulations Sections 14.16.11 S and 14.16.305:
"Emergency shelters" means housing as defined under the State Health and Safety Code Section
50801(e); i.e., with minimal supportive services for homeless person that is limited to occupanc .off
months or less by a homeless person. No individual or household may be denied emergency shelter because
of inability to pay.
"Food service establishment" means a business serving food and/or beverages such as a restaurant,
cafe coffee shop cocktail lounge or brew pub. Food service establishment is distinguishable from a "food
service establishment, high volume" and "fast food restaurant" by volume, food type and/or service.
"Height, non -hillside " is the vertical distance above a reference datum measured to 1 the highest point
of the coping of a flat roof or to the deck line of a mansard roof or 2) to the average height of the highest
gable of a pitched or hipped roof. See Figure 3 for various roof types. The reference datum shall be selected
by either of the following, whichever yields a greater height of building
1. The elevation of the highest adjoining sidewalk or ground surface within a 5 -foot horizontal
distance of the exterior wall (Figure 1) of the building when such sidewalk or ground surface is not more
than 10 feet above the lowest adjoining sidewalk or ground surface within a 5 -foot horizontal distance of
the exterior of the building. (See Figure 2A)
2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described
in Item 1 above is more than 10 feet above lowestrg ade (See Figure 2B).
The height of a stepped or terraced building may be determined based on the existing grade
condition at each building segment, as determined by the community development director.
Revised 09.11.2013
Figure 1
Determination of reference datum
Figure 2
Building height by Building Code provisions
Height
1 FLI
of Height I L]
Building Of
5'-0" 1 Building 7
I LE L T,
6-0- U. I LL Dat L
--V—M
<JV -O- 5'-0"
Figure 2A
°S Figure 2B
5.-0.
>10'-0"
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PRASE 11) A-2
Z010-001
Elevation
I
lines
Exterior wall
High
of building
point
Low
point
Figure 2
Building height by Building Code provisions
Height
1 FLI
of Height I L]
Building Of
5'-0" 1 Building 7
I LE L T,
6-0- U. I LL Dat L
--V—M
<JV -O- 5'-0"
Figure 2A
°S Figure 2B
5.-0.
>10'-0"
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PRASE 11) A-2
Z010-001
Figure 3
Building height for various roof types
UBC
Gable
— = i
UBC
I
I
Mansard
I
IUBC
-- --� - Y_—
Hip
UBC
Mansard
UBC UBC
i
Gambrel Shed
"Height hillside" means the vertical height of all structures, fences and walls measured vertically from
the existing "natural' grade to the uppermost point of the roof edge, wall parapet, mansard or other feature
perpendicular to thatrg_ade.
Hillside Height Measurement
Ht..—_,I_.
Excavated grade
Existing grade
"Residential duplex" means one structure on a single lot containing two (2) dwelling units, each of
which is functionally separate from the other. This definition includes use of a duplex unit(s) as a household
for "transitional housing" and "supportive housing" as defined under the State Health and Safety Code.
"Residential multifamily" means medium and high density residential development, including a
"transitional housingdevelopment" as defined under State Health and Safety Code Section 50675.2 (and
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-3
Z010-001
subsequent amendments), containingthree hree (3) or more attached dwelling units in one or more structures
located on a single parcel or common lot.
"Residential, single-family" means low density residential development containing one (1) primary
residential "dwelling unit" for use by a single household on a single parcel. This definition includes use of a
single-family dwelling and/or second dwelling unit as a household for "transitional housing' and
"supportive housing" as defined under the State Health and Safety Code.
Single -room occupancy development. see "Boarding house."
"Small wind energy system" means a wind energy conversion system consisting of a freestanding or
roof mounted wind turbine and associated control or conversion electronics which is intended to produce
energy for use primarily on site.
"Supportive housing" means housing as defined under State Health and Safety Code (HSC) Section
50675.14(b); i.e., with no limit on length of stay, that is occupied by the target population as defined in
HSC subdivision (d) of Section 53260 (i.e., adults with low-income having one or more disabilities
including mental illness, HIV or AIDS, substance abuse or other chronic health conditions, or individuals
eligible for services provided under the Lanterman Development Disabilities Services Act Division 4.5,
commencing with Section 4500 o the Welfare and Institutions Code and may include, amongother
populations, families with children, elderly persons, young adults aging out of the foster caresystem,
individuals exiting institutional settings, veterans, or homeless people) and that is linked to on- or off-site
services that assist the supportive hosing residents in retaining the housing, improving his or her health
status, and maximizing his or her ability to live and, when possible, work in the community.
"Transitional housing" and "transitional housingdevelopment" mean rental housingdevelopments as
defined under State Health and Safety Code Section 50675.2; i.e., buildings configured as rental housing
developments, but operated under program requirements that call for the termination of assistance and
recirculation of the assisted units to another eligible program recipient at some predetermined future point
in time, which shall be no less than six months.
"Wind turbine" means a rotating machine which converts kinetic energy in wind into mechanical
energy, which it then converts into electricity.
3. Amend the following definitions of Section 14.03.030 to be consistent with terms used in San Rafael
General Plan 2020, and to coincide with modifications proposed to Chapter 14.13 Wetland Overlay
District Standards and amendments made to Chapter 14.16 Site and Use Regulations related to accessory
structures, lot coverage and setbacks:
"Accessory structure" means a structure detached from a principal building on the same lot and
customarily incidental and subordinate to the principal building and use that requires a foundation or
structural support on therg ound. 9 a stfuetum is eenneeted to the pal building by . ntin ,,,,,s
feefline or- by a eever-ed (r-eefed) breezeway no greater- than ten fe� (10') in length, the building shall be
Accessory structures include, but are not limited to, gars eg s�rports, gazebos,
greenhouses, storage sheds, freestandingsolar olar panel arrays, small wind energy Ustems, cabanas studios
sport courts, spas, hot tubs and pools. Accessory structure would not include a "tree house" that does not
have a foundation support on the ground or require building permit.
"Creek" means aft --a perennial, intermittent or ephemeral open watercourse which has a defined bed and
bank and connecti*gs to other water bodies, as shown on the San Rafael General Plan gener-al plan
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-4
Z010-001
watershed and creeks map. Also -Creek also includes unmapped tributaries to the bay to the point at which
they have a defined bed and bank. Creek is distinguishable from a "drainagewa
"Drainageway" means: (1) an open Swale i hillside area or localized depression that lacks defined
banks, v4iieh seasonally ^^"e^*s, ee een4r- tes which transports stormwater to creeks, wetlands or water
bodies such as the bay; and (2) man-made open ditches or channels (typically with low habitat value) which
drain developed properties. Drainageway is distinguishable from a "creek."
"Kiosk" means a small, freestanding accessory structure used for retail or service uses (see also Section
14.16.225).
"Lot coverage" means that portion of the lot covered by buildings, including stairways; covered
walkways; covered patios; covered parking structures; covered decks or uncovered decks over thirty inches
(30") in height; and detached recreational and storage structures that are greater than one hundred (120)
square feet in size. Lot coverage excludes residential fences, ground level landscaped areas, walkways and
paved areas, uncovered patios and decks thirty inches (30") or less in height, uncovered recreational and
uncovered parking and driveway areas, detached garden shed, tool shed, playhouses and similar detached
accessory structures that do not require a building permit and are not greater than one hundred tweM 020)
square feet in size and no taller than eight feet (8') in height, and portions of structures that are located
below existing grade, and detaehed r-effeational and storage stT-uc4ufes that are one hundred twenty (4-2,0)
f ^r less in size.
Office, medical. "Medical office" means a facility, other than a hospital, where medical, dental, mental
health, surgical, and/or other personal health care services are provided on an outpatient basis. A medical
office use would provide consultation, diagnosis, therapeutic, preventative or corrective treatment services
by doctors, dentists, medical and dental laboratories, chiropractors, counselors, physical therapists,
respiratory therapists, acupuncturists and psychiatrists, and similar practitioners of medical and healing arts
for humans licensed for such practice by the State of California. Medical office uses typically require use of
specialized medical equipment and medical training to evaluate, diagnose and administer treatments,
medication or therapies which require a prescription (including administering oxy eg n or performing
dialysis, and sleep diagnostics facilities);- increased support staff needs;; multiple patient treatment rooms' -
and patient waiting areas. Counseling services and other services provided by nonmedical professionals
may also be included under "offices, general."
"Structure" means anything constructed or erected that requires a foundation or a structural support on
the ground, including a building or public utility, but not including: a fence or a wall used as a fence if the
height does not exceed six feet (6); retaining walls under three feet (3') or less in height;
sw ing—eels; and improvements built at -grade such as parking lots and access drives or walks;;–, n
storage sheds or reer-eationaWplay strueWfes that are one hundr-ed and twen4y (120) square feet or- less in
floor- area.
Yard, side. "Side yard" means an open area extending fry between the front yard andte the rear yard
and between the side lot line and a line at a distance equal to the depth of the required yard, within which no
structure shall be located except as provided in this title.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A -S
Z010-001
CHAPTER 14.04 – RESIDENTIAL DISTRICTS (R, DR, MR, HR)
4. Amend the Residential Land Use Table 14.04.020 Residential Uses to identify `Animal Keeping' use as
subject to Administrative -level review, and the `Emergency Shelter for the homeless, Permanent' to
reference additional proposed site and use regulations provided in Chapter 14.16:
14.04.020 Land use regulations (R, DR, MR, HR, PD).
P: Permitted by right; C: Conditional use permit; A: Administrative use permit; Blank: Not allowed.
Table 14.04.020
Type of Land Use
R
DR
MR
HR
PD
Additional Use Regulations
Residential Uses
Single-family residential
P
P
P
P
C
Duplex residential
P
P
P
C
Multifamily residential
P
P
C
Animal keeping
AE
AE
AE
AE
AC
See standards, Chapter 14.17.020
See Chapter 6.04
Boardinghouse or roominghouse
C
C
C
Conversion of senior housing to
nonsenior housing
C
C
C
C
C
Emergency shelters for the
homeless
Permanent
C
See standards, Section 14.16.1 15
Temporary or rotating
C
C
C
C
C
Home occupations
P
P
P
P
P
See standardsfeg ,
Chapter 14.16
Mobile home parks
C
C
See standards, Chapter 14.17
Residential care facilities for the
handicapped
Small (0-6 residents)
P
P
P
P
C
Large (7 or more residents)
P
P
P
P
C
Residential care facilities, other
Small (0-6 residents)
P
P
P
P
C
Large (7 or more residents)
C
C
Second dwelling units (800 square
feet in size or less)
P
P
P
P
P
See standards, Chapter 14.16
Second dwelling units (greater
than 800 square feet in size or in a
separate building not meeting
required setback or height
requirements)
C
C
C
C
C
See standards, Chapter 14.16
Visitor Accommodations
Bed and breakfast inns
C*
C
C
C
*On nonhillside lots, 20,000
square feet or larger.
Hotels and motels
C
C
Day Care
Day care facility, child or adult
Family day care home
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-6
Z010-001
Type of Land Use
R
DR
MR
HR
PD
Additional Use Regulations
Small (0-8 children or adults)
P
P
P
P
P
Large (9-14 children)
CZ
CZ
CZ
CZ
CZ
See standards, Chapter 14.17
Large (9-14 adults)
C
C
C
C
C
Day care center (15 or more
C*
C
C
C
C*
*Prohibited in R2a, RI and PD
children or adults)
districts, and R20 hillside
residential lots.
Public and Quasi -Public Uses
Clubs and lodges, including youth
C
C
C
groups
Open space
P
P
P
P
P
Public parks, playgrounds and
P
P
P
P
P
recreation facilities
Religious institutions
C*
C
C
C
C*
*Prohibited in R2a, Rla and PD -
hillside districts, and R20 hillside
residential lots.
Schools
Public
P*
P
P
P
C*
*Prohibited in R2a, Rla and PD -
hillside districts, and R20 hillside
residential lots.
Parochial, private
C*
C
C
C
C*
*Prohibited in R2a, RI and PD -
hillside districts, and R20 hillside
residential lots.
Use of closed school sites
C*
C
C
C
C*
May include: child care
programs; educational,
recreational, cultural and
religious classes, programs, and
activities; administrative offices
incidental to educational service
uses; churches; counseling
groups and those private business
uses which would be permitted
as home occupations. *Prohibited
in R2a, Rla, and PD -hillside
districts, and R20 hillside
residential lots.
Offices and Related Uses
Medical services (medical, dental
and health-related services with
sale of articles clearly incidental to
the services provided)
Hospitals
C
C
Major medical facilities,
C
C
C
including extended care
facilities (treatment and
convalescent) and children's
treatment facilities
Commercial Uses
Plant nurseries and garden supply
C
C
C
C
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A_7
Z010-001
Type of Land Use R DR MR HR
PD Additional Use Regulations
Transportation Facilities
R20
Parking lot, public or private C C
C See regulations, Chapter 14.18
Accessory Structures and Uses
Additional
Accessory structures and uses P P P P
customarily incidental to a
permitted use and contained on the
same site
P See regulations, Chapter 14.16
5. Amend the Residential Development Standards Table 14.04.030 concurrent with revision to Chapter
14.25 to exempt upper story additions of 500 square feet or less in size from design review:
14.04.030 Property development standards (R).
N.R.: Not required unless otherwise noted in Additional Standards. Note: See Chapter 14.16, Site and Use
Regulations, for additional regulations pertaining to site development standards. See Chapter 14.23,
Variances, and Chapter 14.24, Exceptions, for allowable adjustments to these standards. See Chapter 14.25,
Environmental and Design Review Permits, a listing of improvements subject to review (including upper
story additions greater than 500 square feet), and design guidelines and criteria for development.
Table 14.04.030
(A) Second dwelling units shall not be added if the lot is less than five thousand (5,000) square feet. See
Section 14.16.300, Small lots.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-8
2010-001
R2a
Rla
R20
R10
R7.5
R5
Additional
Standards
Minimum lot
2 acres
1 acre
20,000
10,000
7,500
5,000/6,00
(A)
area (sq. ft.)
0 (corner)
Minimum lot
150
150
100
75
60
50/60
width (ft.)
(corner)
Minimum
yards
Front (ft.)
20
20
20
20
15
15
(B), (C)
Side/street
15
15
1256"
10
6
10% of lot
(D), (E)
side (ft.)
width, min.
3', max. 5'
Rear (ft.)
25
25
10
10
10
10
Maximum
30
30
30
30
30
30
(F)
height of
structure (ft.)
Maximum lot
20%
25%
30%
40%
40%
40%
coverage
Maximum
50%/75%
50%/75%
50%/75%
50%/75%
50%/75%
50%/75%
(F), (G),
upper story
of lot
of lot
of lot
of lot
of lot
of lot
(H)
floor size
coverage
coverage
coverage
coverage
coverage
coverage
calculation
calculation
calculation
calculation
calculation
calculation
Private yard
NR
NR
NR
NR
NR
NR
area
Parking
*
*
*
*
*
*
* Based on
use. See
14.18.040
(A) Second dwelling units shall not be added if the lot is less than five thousand (5,000) square feet. See
Section 14.16.300, Small lots.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-8
2010-001
(B) Where two (2) or more lots in a block have been improved with buildings, the minimum required
shall be the average of improved lots on both sides of the street for the length of the block. For purposes of
determining average front setback on developed lots, setback should be measured from the property line to
closest wall of any principal structure.
(C) Where there is a driveway perpendicular to the street, any garage built after January 1, 1992, or
carport built after January 1, 2006, shall be set back twenty feet (20').
(D) On a reverse corner lot, the rear twenty feet (20') of the street side yard shall have a fifteen -foot
(15') setback.
(E) In the R7.5, R10 and R20 districts, where two (2) or more lots in a block have been improved with
buildings, the minimum required shall be the average of improved lots within the same district on both sides
of the street for the length of the block.
(F) In the -EA Combining District, maximum height of seventeen feet (I7') to peak, and one habitable
floor.
(G) For design criteria for upper -story construction, see Section 14.25.050(F)(6), Upper -Story
Additions.
(H) For lots less than five thousand (5,000) square feet, the maximum upper story shall be fifty percent
(50%) of the maximum lot coverage calculation; for lots five thousand (5,000) square feet or larger,
maximum upper story size shall be seventy-five percent (75%) of maximum lot coverage calculation.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-9
ZO10-001
S:yGt E-FAWILY
DEVELOPMENT
STANDARD5
Diagram for Section 14.04.030
REAR
`* YARD
s�oAG.�c
I
LOT
i
1
SIDE
YAR D ! ,fie
f
j1
t
YARD.
SMACK
if
51DE
YARD
LQ+
:IIiE�
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE PHASE II) A-10
Z010-001
CHAPTER 14.05 — COMMERCIAL AND OFFICE DISTRICTS
6. Amend the Commercial Land Use Table 14.05.020 for Commercial Uses `Kiosks' to downgrade review
from CZ (Conditional Permit) to A (Administrative Permit) and to reference proposed Section 14.16.225
for additional land use regulations for specific types of kiosk uses, and to downgrade Residential Uses
`Emergency Shelter for the homeless, Permanent' from C (Conditional) to P (Permitted) use in certain
districts and reference proposed Section Chapter 14.16.11 S for additional land use regulations:
14.05.020 Land use regulations (GC, NC, O, C/O, R/O, FBWC).
A. Francisco Boulevard West Commercial District (FBWC): Land use regulations for new
development and/or redevelopment.
1. New development and redevelopment within the Francisco Boulevard West commercial district
shall be subject to initial use permit review by the planning commission. Master use permits shall be
required for multi -tenant shopping center developments, specifying the types of uses which may go into the
center, approving an initial roster of tenants, and identifying procedures for subsequent review and approval
of future tenants when changes in occupancy occur.
2. Prerequisites for initiating the use permit review process are as follows:
a. The proposed use is listed on the commercial matrix as requiring a conditional use permit
and meets the review criteria specified in subsection (A)(3) of this section;
b. In the event the proposed use is not listed on the commercial matrix as requiring a
conditional use permit, but the proposed use meets the review criteria specified below, application for
determination may be made to the planning commission. The planning commission shall determine whether
the proposed use is consistent with the specified review criteria for the Francisco Boulevard West
commercial district.
3. Review criteria for evaluating proposed uses in new development and redevelopment projects
in the Francisco Boulevard West commercial district are listed below. In order to initiate the use permit
process as indicated in either subsection (A)(2)(a) or (A)(2)(b) of this section, the proposed project must
meet one or more of the following criteria:
a. Generates high tax revenue;
b. Constitutes a large-scale business;
c. Constitutes a multi -tenant center with shops which provide related services or types of
goods; and/or
d. Has a regional market base.
P: Permitted by right; C: Conditional use permit; CZ: Conditional use permit/zoning administrator; A:
Administrative use permit; Blank: Not allowed.
Table 14.05.020
Type of Land Use
GC
NC
O
C/O
R/O
FBWC*
Additional Use
Regulations
Commercial Uses
Animal sales and service,
excluding exterior kennels, pens
or runs
See Chapter 10.24
Animal care facilities
CZ
CZ
CZ
Animal retail sales
P
P
P
Boat sales
CZ
CZ
Building materials and supplies
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-] I
Z010-001
Type of Land Use
GC
NC
O
C/O
R/O
FBWC*
Additional Use
Regulations
Brick, gravel, rock, concrete,
lumber and tile sales
P*
P*
C
*See Outdoor storage.
Electrical supply stores
P*
P*
C
Equipment rental business
P*
P*
C
Glass and window stores
P*
P*
C
Hardware stores
P*
P*
P*
P*
C
Paint stores
P*
P*
C
Plumbing stores (and ancillary
service)
P*
P*
C
Business sales and service
Blueprint and photocopy shops
P
P
P
P
Computer services
P
P
P
P
Locksmith shop
P
P
P
P
Office furniture sales and
rentals
P
P
P
P
C
Office supply and business
machine shops
P
P
P
P
C
Printing shops
P
P
P
CZ
Card rooms
See Chapter 10.36
Coffee roasters
CZ
CZ
Food and beverage service
establishments
Brew pubs
CZ
CZ
CZ
Catering establishments
P
CZ
P
Cocktail lounges
C
C
Fast food restaurants
C
C
C
Food service establishment,
high volume
C
C
Food service establishment
(with or without incidental
serving of beer or wine or
ancillary bar), but without a
cocktail lounge, live
entertainment as defined under
Chapter 14.03, and/or dancing
(1) 1,000 sq. ft. or less in
size
P
P
P
P
P
C
(2) More than 1,000 sq. ft.
in size
P
CZ
CZ
P
CZ
CZ
Food service establishment
with a cocktail lounge, live
entertainment, and/or dancing
CZ
CZ
CZ
CZ
Live entertainment/dancing
(without food service)
C
C
C
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE 1I) A-12
Z010-001
Type of Land Use
GC
NC
O
C/O
R/O
FBWC*
Additional Use
Regulations
Outdoor eating areas
A*
A*
A*
A*
A*
A*
For outdoor eating
areas on private
property see Section
14.17.110 standards.
For outdoor seating
areas located on city
sidewalks or rights-of-
way, see Section
14.16.277 standards.
Food and beverage stores
Bakeries, retail (and ancillary
P
P
P
P
P
C
food service)
Candy stores and
P
P
P
confectioneries
Convenience markets
CZ
CZ
CZ
CZ
Grocery stores and
P*
P*
P*
C
C
*Operating between
supermarkets
11 p.m. and 6 a.m.
requires a use permit
(CZ) to review
lighting, noise, and
compatibility with
surrounding
residential uses.
Liquor stores
(1) Less than 200 ft. from
CZ
CZ
CZ
CZ
CZ
residential district
(2) 200 ft. or more from
P
P
P
C
C
residential district
Fortunetelling
A
A
See Chapter 14.17
standards. *Rear
ground level or 2nd
floor or above.
Funeral interment services
CZ
CZ
(including mortuaries, but
excluding crematories)
Kiosks
AGZ
AGZ
AGZ
ACZ
AGZ
See Section 14.16.225
standards
Motor vehicle sales and service
(including automobiles,
motorcycles, trailers, trucks and
recreational vehicles)
Auto detailing
CZ
Coin -op washing
C
C
C
C
Gasoline stations (including
C
C
C
C
C
C
See Section 14.16.160
mini -markets, and minor
regulations. For
repair, such as tune-ups,
repair, see Chapter
brakes, batteries, tires, and
14.17 standards.
mufflers)
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-13
ZO10-001
Type of Land Use
GC
NC
O
C/O
R/O
FBWC*
Additional Use
Regulations
Rentals
CZ
CZ
CZ
Repairs, major (engine work,
painting, and body work)
CZ
See Chapter 14.17
standards.
Repairs, minor (tune-ups,
brakes, batteries, tires,
mufflers and upholstery)
CZ
CZ
CZ
CZ
C
See Chapter 14.17
standards.
Sales, new or used vehicles
(1) Five or fewer vehicles
displayed or stored on-site
CZ
CZ
CZ
(2) More than five vehicles
displayed or stored on-site
C
C
C
Sales, parts and supplies
P
P
C
Sales, tires and ancillary
service
CZ
CZ
CZ
Music rehearsal/recording studios
CZ
CZ
Outdoor storage, including
temporary or permanent storage
containers
CZ
CZ
CZ
CZ
C
Personal service establishments
Artistic and photographic
studios, without sale of
equipment or supplies
P
P
P
Barber shops/beauty salons
P
P
P
P
P
C
Dry cleaning establishments,
with no on-site processing
P
P
P
P
P
Dry cleaning establishments,
with on-site processing
CZ
CZ
CZ
CZ
CZ
Laundromats (self service)
P
P
P
P
Massage and/or bodywork
offices or establishments
P
P
P
P
P
See Chapter 8.34
Nail salons
P
P
P
P
P
Seamstress/tailor
P
P
P
P
P
Shoe repair
P
P
P
P
P
Recreational facilities (indoors)
Bowling alleys
C
C
C
See Chapter 10.32
Game arcades
C
C
See Chapter 14.17
standards.
Fitness/recreation facility
CZ
CZ I
CZ
CZ
CZ
Poolhalls/billiards
C
C
C
Theaters
C
C
C
C
Retail
Antique stores
P
P
C
Apparel stores
P
P
C
Appliance stores (and ancillary
repair)
P
P
C
Art, craft, music and
photographic supply stores
P
P
P
C
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE PHASE 11) A-14
Z010-001
Type of Land Use
GC
NC
O
C/O
R/O
FBWC*
Additional Use
Regulations
Auctions
P
P
See Chapter 10.16
Bicycle shops
P
P
P
C
Book, gift, stationery stores
P
P
P
C
Department stores
P
P
C
Discount stores
P
P
C
Drug stores and pharmacies
P*
P*
P*
C
C
*Operating between
11 p.m. and 6 a.m.
requires a use permit
(CZ) to review
lighting, noise, and
compatibility with
surrounding
residential uses.
Electronics sales (televisions,
P
P
C
radios, computers, etc.)
Florist shops
P
P
P
P
P
Furniture stores and upholstery
P
P
C
shops (and ancillary repair)
Gun shops
C
C
See Chapter 14.17
standards.
Jewelry stores
P
P
Plant nurseries and garden
P*
P*
P*
C
*See Outdoor storage.
supply
Secondhand stores and
CZ
CZ
See Chapter 10.20
pawnshops
Shoe stores
P
P
C
Shopping centers
C
C
C
C
Sorting goods stores
P
P
C
Stamp and coin shops
P
P
Swimming pool supplies
P
P
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE I1) A-15
Z010-001
Type of Land Use
GC
NC
O
C/O
R/O
FBWC*
Additional Use
Regulations
Tobacco retailer, significant
C
C
C
Shall not be located
within 1,000 feet from
schools (public and
private elementary,
junior high, and high
schools), public parks,
public libraries,
arcades, youth/teen
centers,
community/recreation
centers, licensed day
care centers for
children, shopping
malls, and houses of
worship with
organized youth
programs, as
measured from the
property lines of each
parcel.
Toy stores
P
P
P
C
Variety stores
P
P
C
Video sales and rentals
P
P
P
Offices and Related Uses
Financial services and institutions
P
P
P
P
P
P
Medical services (medical, dental
and health-related services, with
sale of articles clearly incidental
to the services provided)
Clinics
C
C
C
C**
C
**4th Street west of D
Street: Rear ground
level or 2nd floor or
above:
Hospitals
C
Major medical facilities,
C
C
including extended care
facilities (treatment and
convalescent) and children's
treatment facilities
Laboratories
CZ
CZ
CZ
CZ**
CZ
**4th Street west of D
Street: Rear ground
level or 2nd floor or
above.
Medical offices
CZ
CZ
P
P*
P
*4th Street west of D
Street: Rear ground
level or 2nd floor or
above.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-16
Z010-001
Type of Land Use
GC
NC
O
C/O
R/O
FBWC*
Additional Use
Regulations
Offices, general
CZ
P*
P
P**
P
*Rear ground level or
2nd floor or above.
**4th Street west of D
Street: Rear ground
level or 2nd floor or
above.
Public and Quasi -Public Uses
Clubs and lodges, including youth
C
C
C
groups
Public facilities
Administrative offices
C
P
P*
P
*Rear ground level or
2nd floor or above.
Day services center
C
C
C
C
C
Job center
C
Libraries, museums and other
C
C
C
C
C
cultural facilities
Public and utility facilities
C
(corporation, maintenance or
storage yards, utility
distribution facilities, etc.)
Public facilities, other (police,
C
C
C
C
C
C
fire, paramedic, post office,
etc.)
Public parks, playgrounds, and
P
P
P
P
P
recreation facilities
Religious institutions
C
C
C
C
C
Schools
Parochial, private
C
C
C*
C
*Rear ground level or
2nd floor or above.
Public
P
P
P
P
P
Specialized education and
CZ
CZ
CZ
CZ
training
Residential Uses
*
*
*
*See Chapter 14.17
standards.
Single-family residential
C
Duplex residential
C
Multifamily residential
A
C
P
A
P
A
Only in a mixed-use
development. See
Chapter 14.17
standards.
Animal keeping
CZ
CZ
CZ
CZ
CZ
CZ
See Chapter 14.17
standards.
Caretaker's residence
CZ
CZ
CZ
CZ
CZ
C
Emergency shelters for the
homeless
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE lI) A-17
Z010-001
Type of Land Use
GC
NC
O
C/O
R/O
FBWCY
Additional Use
Regulations
Permanent
P/C
C
C
See Chapter 14.16
standaMs Section
14.16.115.
Temporary or rotating
C
C
C
C
C
C
Home occupations
P
P
P
P
P
P
See Chapter 14.16
regulations.
Live/work quarters
A
A
A
A
A
A
See Chapter 14.17
standards.
Mobile home park
C
Residential care facilities for the
handicapped
Small (0-6 residents)
P
P
P
P
P
P
Large (7 or more residents)
P
P
P
P
P
P
Residential care facilities, other
Small (0-6 residents)
P
P
P
P
P
P
Large (7 or more residents)
C
C
C
C
C
C
Rooming or boarding houses
A
C
A
A
A
A
See Chapter 14.17
standards.
Day Care
Day care facility, child or adult
Family day care
Small (0-8 children or
adults)
P
P
P
Large (9-14 children)
CZ
CZ
CZ
See Chapter 14.17
standards.
Large (9-14 adults)
CZ
CZ
CZ
Day care center (15 or more
children or adults)
CZ
CZ
CZ
CZ
CZ
C
Visitor Accommodations
Hotels, motels, or bed and
breakfast inns
C
C
C
C
Transportation Facilities
Bus stations
C
C
C
"Park and ride" facilities
CZ
CZ
CZ
C
Parking facilities, commercial or
municipal
CZ
CZ
CZ
CZ
C
Taxi stations
C
C
C
Transit stations or transitways
C
C
C
See Chapter 10.60
Temporary Uses
Temporary uses
A
A
A
A
CZ
A
See Chapter 14.17
standards.
Accessory Structures and Uses
Accessory structures and uses
customarily incidental to a
permitted use and contained on
the same site.
P
P
P
P
P
P
See Chapter 14.16
regulations.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE I1) A-18
Z010-001
* See Section 14.05.020(A).
7. Antend the Downtown Mixed Use/Commercial Land Use Table 14.05.022 Commercial Uses `Kiosks'
to downgrade review from Conditional (CZ) to Administrative (A) permit review and add note (30), delete
unpermitted Commercial and Residential uses front the table, eliminate note (9) for Massage Uses that
are in districts off Fourth Street, update types of permitted Residential Uses `Emergency Shelter for the
homeless' use, and make minor edits to notes for Video sales and rental use:
14.05.022 Land use regulations (4SRC, CSMU, HO, 2/3 MUE, 2/3 NH W, WEV, 5/M R/O).
P: Permitted by right; C: Conditional permit/planning commission; CZ: Conditional use permit/zoning
administrator; A: Administrative use permit; Blank: Not allowed.
Table 14.05.022
Type of Land Use
4SRC
HO
CSMU
2/3 MUE
2/3 MUW
WEV
51MR/0
Commercial Uses
Animal sales and service,
excluding exterior kennels,
pens or runs (1)
Animal care facilities
CZ
CZ
CZ
CZ
CZ
CZ
Animal retail sales
P
P(27)
P
CZ
P
Building materials and
supplies
eaner-ete and lumber sales
gleetFieaI supply stores
Equipment rental
businesses (2)
P(3)
P
P
Glass and steres
Hardware stores (2)
P
P
P
P
P
P
Paint stores (2)
P
P
P
P
P
Plumbing supply staFes
(and ., ..: 11., «.. s e )
Business sales and service
Blueprint and photocopy
shops
P
P
P
P
P
P
P(4)
Computer services
P
P
P
P
P
P
P(4)
Locksmith shop
P
P
P
P
P
P
P(4)
Office furniture sales and
rentals
P
P
P
P
P
P
P(4)
Office supply and business
machine shops
P
P
P
P
P
P
P(4)
Printing shops
CZ
CZ
CZ
CZ
CZ
CZ
CZ(4)
Card rooms (5)
C
Coffee roasters
CZ
CZ
CZ
CZ
CZ
CZ
CZ(4)
Food and beverage service
establishments
Brew pubs
CZ
CZ
CZ
CZ
CZ
CZ
Catering establishments
CZ
CZ
CZ
P
P
CZ
P(4)
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-19
ZO10-001
Type of Land Use
4SRC
HO
CSMU
2/3 MUE
2/3 MUW
WEV
5/M R/O
Cocktail lounges (without
C
C
C
C
C
C
C(4)
food service)
Fast food restaurants
C
C
C
C
C
C
Food service
C
C
C
C
C
C
establishment, high
volume
Food service establishment
(with or without incidental
serving of beer or wine or
ancillary bar), but without
a cocktail lounge, live
entertainment as defined
under Chapter 14.03,
and/or dancing
(1) 1,000 sq. ft. or less in
P
P
P
P
P
P
P(4)
size
(2) More than 1,000 sq.
P
P
P
P
P
P
CZ(4)
ft. in size
Food service establishment
CZ
CZ
CZ
CZ
CZ
CZ
CZ(4)
with a cocktail lounge, live
entertainment, and/or
dancing
Live entertainment and/or
C
C
C
C
C
C
C
dancing (without food and
service)
Outdoor eating areas (6)
A
A
A
A
A
A
A(4)
Food and beverage stores
Bakeries, retail (and
P
P
P
P
P
P
P(4)
ancillary food service)
Candy stores and
P
P
P
P
P
P
P(4)
confectioneries
Convenience markets (7)
CZ
CZ
CZ
CZ
CZ
CZ
CZ(4)
Grocery stores and
P
P
P
P
P
P
C(4)
supermarkets (7)
Liquor stores
(1) Less than 200 ft.
CZ
CZ
CZ
CZ
CZ
CZ
CZ(4)
from residential district
(2) 200 or more ft. from
P
P
P
P
P
P
CZ(4)
residential district
Fortunetelling (8)
A(9)
A(9)
A
A
A(9)
Funeral and interment
CZ
CZ
services (including
mortuaries, but excluding
crematories)
Kiosks (30)
ACS
ACS
ACS I
AGZ
AGZ
AGZ
AGZ
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE Il) A-20
Z010-001
Type of Land Use
4SRC
HO
CSMU
2/3 MUE
2/3 MUW
WEV
51MR/0
Motor vehicle sales and
service (including
automobiles, motorcycles,
trailers, trucks and
recreational vehicles)
Auto detailing
CZ
CZ
Coin -op washing
C
C
Gasoline stations
C
C
C
C
(including mini -markets,
and minor repair, such as
tune-ups, brakes, batteries,
tires, and mufflers) (10)
Rentals
CZ(2)
CZ(2)
Repairs, major (engine
work, painting, and body
work) (11)
Repairs, minor (tune-ups,
CZ
CZ(3)
CZ
CZ
CZ
brakes, batteries, tires,
mufflers and upholstery)
(11)
Sales, new or used
C
vehicles
Sales, parts and supplies
P
P
P
P
P
P
P(4)
Sales, tires and ancillary
CZ
CZ
service
Music rehearsal/recording
CZ(9)
CZ
CZ
CZ
CZ
CZ(9)
CZ
studios
Outdoor storage, including
CZ
temporary or permanent
storage containers
Personal service
establishments
Artistic and photographic
P
P
P
P
P
P
P(4)
studios, without sale of
equipment or supplies
Barber shops/beauty salons
P
P
P
P
P
P
P(4)
Dry cleaning
P
P
P
P
P
P
P(4)
establishments, with no
on-site processing
Dry cleaning
CZ
CZ
CZ
CZ
CZ
CZ
CZ(4)
establishments, with on-
site processing
Laundromats (self-service)
P
P
P
P
P
P(4)
(7)
Massage and/or bodywork
P(9)
P(9)
P(94
P(9)
P(9)
P(9)
P(9)
offices or establishments
(12)
Nail salons
P
P
P
P
P
P
P(4)
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE 11) A-21
Z010-001
Type of Land Use
4SRC HO CSMU
2/3 MUE
2/3 MUW
WEV
5/M R/O
Seamstress/tailor
P P P
P
P
P
P(4)
Shoe repair
P P P
P
P
P
P(4)
Recreational facilities
(indoors)
Bowling alleys (13)
C
Game arcades (14)
C C
C
C
Fitness/recreation facility
CZ CZ CZ
CZ
CZ
CZ
CZ(4)
Poolhalls/billiards
C C
C
C
Theaters
C C
C
C
C
C
Retail
Antique stores
P P(27) P
P
P
P
P(4)
Apparel stores
P P(27) P
P
P
P
P(4)
Appliance stores (and
ancillary repair)
P P(27) P
P
P
P
P(4)
Art, craft, music and
photographic supply stores
P P P
P
P
P
P(4)
Auctions (15)
P P P
P
P
P
P(4)
Bicycle shops
P P(27) P
P
P
P
P(4)
Book, gift, stationery
stores
P P P
P
P
P
P(4)
Department stores
P P P
P
P
P
P(4)
Discount stores
P P P
P(16)
P
P
P(4)
Drug stores and
pharmacies (7)
P P P
P
P
P
P(4)
Electronics sales
(televisions, radios,
computers, etc.)
P P P
P
P
P
P(4)
Florist shops
P P P
P
P
P
P(4)
Furniture stores and
upholstery shops (and
ancillary repair)
P P(27) P
P
P
P
P(4)
Gun shops
C C
C
C
C
Jewelry stores
P P(27) P
P
P
P(4)
Plant nurseries and garden
supply
P(2) P(2) P(2)
P(2)
P(2)
P(2)
P(2)(4)
Secondhand stores and
pawnshops (17)
CZ CZ CZ
CZ
CZ
CZ
CZ(4)
Shoe stores
P P(27) P
P
P
P
P(4)
Shopping centers
C C C
C
C
C
C(4)
Sporting goods stores
P P(27) P
P
P
P
P(4)
Stamp and coin shops
P P(27) P
P
P
P
P(4)
Swimming pool supplies
P P P
P
P
P
Tobacco retailer,
significant
C(28) C(28) C(28)
C(28)
C(28)
Toy stores
P P(27) P
P
P
P
P(4)
Variety stores (7)
P P P
P
P
P
P(4)
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-22
ZO 10-001
Type of Land Use
4SRC
HO
CSMU
2/3 MUE
2/3 MUW
WEV
5/M R/O
Video sales and rentals
P
P(27)
P
P/CZ 32
P
P
P(4)
4?999
s€: P
20004=
&AGZ
Offices and Related Uses
Financial services and
P(9),
P
P
P
P
P(9),
P
institutions
A(18)
A(18)
Medical services (medical,
dental and health-related
services, with sale of articles
clearly incidental to the
services provided)
Clinics
C(9)
C
C
C
C
C(9),
C
C(18)
Hospitals
Major medical facilities,
C
including extended care
facilities (treatment and
convalescent) and
children's treatment
facilities
Laboratories
CZ(9)
CZ
CZ
CZ
CZ
CZ(9,
CZ
18)
Medical offices
P(9)
P
P
P
P
P(9),
P
A(18)
Offices, general
P(9),
P
P
P
P
P(9),
P
A(18)
A(18)
Public and Quasi -Public
Uses
Clubs and lodges, including
C(9)
C
C
C
C
C(9)
youth groups
Public facilities
Administrative offices
P(9),
P
P
P
P
P(9),
P
A(18)
A(18)
Day services center
C
Libraries, museums, and
C
C
C
C
C
C
C
other cultural facilities
Public facilities, other
C
C
C
C
C
C
C
(police, fire, paramedic,
post office, etc.)
Public parks, playgrounds,
P
P
P
P
P
P
P
and recreational facilities
Religious institutions
C
C
C
C
C
C
C
Schools
Parochial, private
C(9)
C
C
C
C
C(9)
C
Public
P
P
P
P
P
P
P
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE PHASE II) A-23
Z010-001
Type of Land Use
4SRC
HO
CSMU
2/3 MUE
2/3 MUW
WEV
51MR/0
Specialized education and .
training
CZ (9,
18)
CZ
CZ
CZ
CZ
CZ(9,
18)
CZ
Residential Uses
Single-family residential
Duplex residential
P
P
Multifamily residential (19)
A
A(29)
A
A(20)
A
A
P
Animal keeping
A
A
A
A
A
A
A
Caretaker's residence
A
A(29)
A
A(20)
A
A
A
Emergency shelters for the
homeless
Permanent
Temporary or rotating
C
C
C
C
C
C
C
Home occupations (22)
P
P
P
P
P
P
P
Live/work quarters (19)
A
A(29)
A
A(20)
A
A
A
Residential care facilities for
the handicapped in dwelling
unit (19)
Small (0-6 residents)
P
P(29)
P
P(20)
P
P
P
Large (7 or more residents)
P
P(29)
P
P(20)
P
P
P
Residential care facilities,
other in dwelling unit (19)
Small (0-6 residents)
P
P(29)
P
P(20)
P
P
P
Large (7 or more residents)
C
C(29)
C
C(20)
C
C
C
Rooming or boarding houses
(19)
A
A(29)
A
A(20)
A
A
A
Day Care
Day care facility, child or
adult
Family day care
Small (0-8 children or
adults)
P
P
P
P
P
P
P
Large (9-14 children)
1
CZ
CZ
CZ
CZ
CZ
CZ
CZ
Large (9-14 adults)
C
C
C
C
C
C
C
Day care center (15 or more
children or adults)
CZ(9)
CZ
CZ
CZ
CZ
CZ(9)
CZ
Visitor Accommodations
Hotels, motels, or bed and
breakfast inns
C
C
C
C
C
C
C
Transportation Facilities
Bus stations
C
C
"Park and ride" facilities
CZ
CZ
CZ
Parking facilities, commercial
or municipal
CZ
CZ
CZ(3)
CZ
CZ
CZ
CZ
Taxi stations (24)
C
C
C
Transit stations or transitways
C
C
C
Temporary Uses
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-24
ZO10-001
Type of Land Use
4SRC
HO
CSMU
2/3 MUE
2/3 MUW
WEV
5/M R/O
Temporary uses (25)
A
A
A
A
A
A
A
Accessory Structures and
Uses
Accessory structures and uses
P
P
P
P
P
P
P
customarily incidental to a
permitted use and contained
on the same site (26)
(1) See Chapter 10.24.
(2) See "Outdoor storage."
(3) Use not allowed on lots which have frontage along "A" and "B" Streets.
(4) Use allowed only on cross streets from "C" Street east between Fourth Street and Fifth Avenue.
(5) See Chapter 10.36.
(6) For outdoor eating areas on private property, see Section 14.17. 110 standards. For outdoor seating areas
located on city sidewalks or rights-of-way, see Section 14.16.277 standards.
(7) Operating after eleven p.m. (11:00 p.m.) requires a use permit (CZ).
(8) See Section 14.17.060 (Fortunetelling).
(9) Use allewed-est On Fourth Street frontage, use shall only be allowed in a rear ground level demised
space behind a separate retail demised space with a separate entrance or on the second floor or above.
(10) See Section 14.16.160 (Gasoline stations).
(11) See Section 14.17.090 (Motor vehicle repair uses).
(12) See Chapter 8.34.
(13) See Chapter 10.32.
(14) See Section 14.17.070 (Game arcades).
(15) See Chapter 10.16.
(16) Office -support retail only.
(17) See Chapter 10.20.
(18) Office use on the Fourth Street frontage is limited to customer -service office use only. See Section
14.17.050 (Offices and financial institutions in the Fourth Street retail core and the West End Village) of
this title.
(19) See Section 14.17.100 (Residential uses in commercial districts).
(20) Residential use allowed if part of a mixed-use development.
(21) Repealed April 2006.
(22) See Section 14.16.220 (Home occupations).
(23) See Section 14.17.040 (Family day care home, large).
(24) See Chapter 10.60.
(25) See Section 14.17.130 (Temporary uses).
(26) See Section 14.16.020 (Accessory uses).
(27) Use only allowed for parcels that have Fourth Street or Lincoln Avenue frontage.
(28) Shall not be located within one thousand feet (1,000") from: schools (public and private elementary,
junior high, and high schools), public parks, public libraries, arcades, youth/teen centers,
community/recreation centers, licensed day care centers for children, shopping malls, and houses of
worship with organized youth programs, as measured from the property lines of each parcel.
(29) Residential use is allowed on the ground floor and above, except on lots facing Fourth Street where
residential use is allowed on the rear ground level and second floor and above.
(30) See Section 14.16.115
(31) See Section 14.17.040
(32) Permitted if less than 2 000sf in size and conditionals permitted sub4ect to zoning administrator
approval if 2,000sf or more in size.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-25
ZO10-001
8. Amend the Commercial Property Development Standards Tabke 14.05.030 to exclude solar
installations installed over paved parking spaces from lot coverage in the Office (0) District.
14.05.030 Property development standards (GC, NC, O, C/O, R/O, FBWC).
NR: Not required unless otherwise noted in Additional Standards. NA: Not applicable.
Note: See Chapter 14.16, Site and Use Regulations, for additional regulations pertaining to floor area ratio,
and site development standards. See Chapter 14.23, Variances, and Chapter 14.24, Exceptions, for
allowable adjustments to these standards, and Chapter 14.25, Environmental and Design Review Permits,
for a listing of improvements subject to review and design guidelines and criteria for development.
Table 14.05.030
(A) There is no minimum lot area requirement for a boarding house.
(B) Where the frontage of a block is partially in an R district, the front yard shall be the same as required
for that R district, and when the side and/or rear of the lot(s) abuts an R district, the respective side and/or
rear yard shall be ten feet (10'). Parking or maneuvering shall be permitted within the required side and rear
yards provided that a minimum six-foot wide landscape buffer area, excluding curbs, is provided adjacent
to the side and rear property lines.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-26
Z010-001
GC
NC
O
C/O
R/O
FBWC
Additional
Standards
Minimum lot area (sq. ft.)
6,000
6,000
7,500
2,000/
building
6,000
6,000
Minimum lot
area/dwelling unit (sf)
(Max. residential intensity)
1,000
1,800
1,000
1,000
1,000
1,000
(A), (N), (0)
Floor area ratio (Max.
nonresidential intensity)
*
*
*
*
*
* See Section
14.16.150
Minimum lot width (ft.)
60
60
60
NR
60
60
Minimum yards:
Front (ft.)
NR
NR
20
NR
NR
NR
(B)
Side (ft.)
NR
NR
6
NR
NR
NR
(B)
Street side (ft.)
NR
NR
10
NR
NR
NR
(B)
Rear (ft.)
NR
NR
20
NR
NR
NR
(B)
Maximum height of
structure (ft.)
36
36 feet; 30 feet for a
residential -only
building
36
36
36
36
(C), (D), (E), (F),
(G), (H)
Maximum lot coverage
NR
NR
40%
NR
NR
NR
Minimum landscaping
15%
10%
25%
NR
10%
15%
(I), (J), (K), (L)
Usable outdoor area
NR
NR
NR
NR
NR
NR
(M)
Parking
*
*
*
*
*
*
* Based on use.
See Section
14.18.040
(A) There is no minimum lot area requirement for a boarding house.
(B) Where the frontage of a block is partially in an R district, the front yard shall be the same as required
for that R district, and when the side and/or rear of the lot(s) abuts an R district, the respective side and/or
rear yard shall be ten feet (10'). Parking or maneuvering shall be permitted within the required side and rear
yards provided that a minimum six-foot wide landscape buffer area, excluding curbs, is provided adjacent
to the side and rear property lines.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-26
Z010-001
(C) Exceptions may be granted for a height above thirty-six feet (36'), subject to the provisions of Chapter
14.24, Exceptions.
(D) Hotels have a four (4) story fifty -four -foot height limit. A one-story twelve -foot height bonus may be
approved as part of a design review permit by the planning commission if it finds that the hotel will provide
a significant community benefit, and the design is consistent with this title.
(E) Repealed 3/18/96.
(F) Buildings existing or approved as of January 1, 1987 which are more than three (3) stories in height
shall not be considered nonconforming, and are listed in Section 14.16.040, Buildings over three (3) stories.
(G) See general plan downtown height map for lot -specific height limits.
(H) A height bonus may be permitted in residential development as provided for in Section 14.16.190,
Height bonus.
(I) Where the frontage of the lot(s) is adjacent to or across from an R district, fifty percent (50%) of the
front yard shall be landscaped. Where the side yard abuts an R district, a minimum three feet (3') of buffer
landscaping must be provided. Where the rear of the lot abuts an R district, ten feet (10') of buffer
landscaping must be provided.
(J) In the GC district, a minimum fifteen feet (15') of the front setback must be landscaped. Landscaped
portions of the public right-of-way may be included, subject to approval by the hearing body.
(K) For parking lot landscaping, see Section 14.18.160, Parking lot screening and landscaping.
(L) A landscaped amenity area for employees and the public is encouraged in office and commercial
projects.
(M) Provision of usable outdoor area is encouraged in residential development as part of a mixed-use
project.
(N) Outside of downtown, only one (1) unit is permitted, and no additional units are permitted, on lots less
than five thousand (5,000) square feet, per Section 14.16.300 (Small lots).
(0) A density bonus may be granted, as provided for in Section 14.16.090.
(P) The maximum lot coverage restriction established for the Office (0) district shall not apply to solar
panels installed over existing paved parking, spaces; consistent with Section 14.16.307.
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE II) A-27
ZO10-001
CHAPTER 14.06 — INDUSTRIAL DISTRICTS (I, LI/0, CCl/O, LMU)
9. Amend the Industrial Land Use Table 14.06.020 to add Commercial Uses `Kiosks' as an A
(Administrative Permit) use in LUO and reference Chapter 14.16 for additional land use regulations,
amend Residential Uses `Emergency Shelter for the homeless, Permanent' as PIC
(Permitted/Conditionally Permitted) in LI/0 and reference Chapter 14.16 for additional land use
regulations, and downgrade review front C to CZ for certain industrial uses in the I and LUO district that
are deemed conditionally compatible uses which could be considered at Zoning Administrator level.
14.06.020 Land use regulations (I, LI/O, CCl/O, LMU).
P: Permitted; C: Conditional use permit; CZ: Conditional use permit/zoning administrator; A:
Administrative use permit; Blank: Not allowed.
Table 14.06.020
Types of Land Use
I
LI/0
CCl/O
LMU
Additional Use
Regulations
Industrial Uses
Boat building and repair
C
Industry, general
Asphalt mix plants
C
Assembly plants
P
P
P
P*
*Permitted by right
unless within 300 feet of
a residential district, in
which case it is "CZ,"
subject to a use permit.
Biotechnology firms
C
C
C
C
Cabinet shops
P*
P*
P*
P*
*Permitted by right
unless within 300 feet of
a residential district, in
which case it is "CZ,"
subject to a use permit.
Candle -making shop
P*
P*
P*
P*
*Permitted by right
unless within 300 feet of
a residential district, in
which case it is "CZ,"
subject to a use permit.
Ceramic shop
P
P*
P*
P*
*Permitted by right
unless within 300 feet of
a residential district, in
which case it is "CZ,"
subject to a use permit.
Chemical manufacture
C
or processing
Clothing manufacturing
P
P
P
P
Concrete mix plants
C
Contractor's yards
P
CZ
CZ
CZ
(screened)
Dry boat storage
C
C
C
2013 AMENDMENTS TO SAN RAFAEL MUNICIPAL CODE (PHASE 11) ,x_28
ZO10-001