R1-A Zoning for San Mateo Park: an unofficial summary, January 2005 Background:
San Mateo Park has its own designation within the City's zoning code that both reflects and preserves the historical character of this neighborhood. For a time, exceptions to this code were granted rather routinely, which accounts for the number of "substandard" size lots and over-scaled homes. At about the same time, development pressures began resulting in more homes being built out to the limits of the code. As residents recognized that these trends ultimately would destroy the open, park-like ambience here, they demanded that the Park's zoning rules be updated and better enforced. After several years of work and many public hearings, the R-1A code was modified and adopted by the City Council with instructions to the Planning Department to enforce them strictly. As a result, variances are rarely granted.
The zoning code here, developed over the years with a lot of input from residents and hard work by the homeowners' Association, City Planners and the City Council, are the neighborhood's "rules of civility" for new development. These rules are meant to strike a balance between the property rights of homeowners and the rights of neighbors to enjoy their property secure in the knowledge of the limits on development that can occur in their backyard. At the end of the day, the Park's zoning code is intended and designed to protect the character of this unique neighborhood for all to enjoy for generations to come.
The San Mateo Park Association devotes considerable attention to the development and zoning-related concerns of residents. This is at the core of our charter, and is reinforced as the top priority (along with trees and islands) of homeowners here in periodic surveys that we have conducted. If you have concerns about a particular project, or the zoning rules in general, please feel free to contact the Board.
For complete information, please refer to documents available at the Planning Department desk, City Hall. This summary captures only the essence of the code and is not a substitute for the detailed requirements.
R-1A Code Summary:
Minimum lot size is 10,000 square feet, with a 75-foot parcel width.
Floor Area Ratio: usable floor space (including 1st and 2nd story, usable attic space, and auxiliary structures such as garages, sheds and pool houses) may not exceed 40% of lot size, up to 10,000 sq. ft. of lot, plus 20% of property size over 10,000 sq. ft. (For example, a 12,000 sq. ft. lot can support structures with up to 4,400 sq. ft. of floor area.) Maximum floor area is 6,000 sq. ft. Rooms with "cathedral ceilings" (over 13 feet high) are counted twice in floor area calculations.
Maximum height of structures: 24 feet to plate line, 32 feet to highest point of roof.
Daylight plane: Building shall not extend above the imaginary plane starting at 12 feet above the side property line and extending inward at a 45 degree angle, excepting antennas, chimneys, etc, and some dormers and gables. Many additional factors apply for sloping lots.
Front yard setbacks must be at least 25 feet. Garages shall provide a front yard setback of at least 50 feet when garage doors face the street, or 25 feet if garage doors do not face the street. Replacement of an existing or previously existing garage facing the street with less than a 50 foot front setback can have a front yard setback equal to or greater than that which previously existed and with no increase in the number of garage spaces that face the street.
Side yard setbacks shall be a minimum of 10 feet for interior lots of widths equal to or greater than 75 feet and 7 feet for interior lots of widths less than 75 feet.
For additions to existing residences, street side yard setbacks shall be equal to 15% of the lot width measured at the building location but not less than 10 feet nor more than 25 feet. For new residences constructed on corner lots of widths equal to or greater than 75 feet, both street frontages shall be treated as front yards with a minimum setback of 25 feet. Paving and similar impervious surfaces within a required street side yard shall be limited to that required for necessary driveways. For single car garages that is the lesser of 17 feet or 40% of frontage; for 2-car garages, 20 feet is the maximum. The rules are more complex for circular driveways, cul-de-sacs, etc. Pedestrian walkways cannot exceed 5 feet wide.
Rear yard setbacks: 15 feet minimum, 25 feet for new construction above single story. Various structures are allowed, such as arbors, trellises, awnings (8 foot maximum), play equipment, etc.
Detached accessory buildings, if located in rear one-third of the lot, are exempt, if at least 4 feet from principal building, and not over 9 feet to plate line, 16 feet to roof peak. (Modified daylight plane rules apply.) To qualify, these structures may have only one habitable floor and take up less than 50% of required rear yard.
Off street parking requirements:
Less than 3000 square feet of floor area: 2 garage spaces
3,000-3,749 sq. ft: 2 garage spaces plus 1 additional space, may be uncovered
3,750 sq. ft. or more: 2 garage, one additional, plus one additional for each 750 sq. ft. of floor area, may be uncovered.
Sidewalks: The city has an easement. Prior approval is required for planting, removal or pruning of street trees, as well as for installation or modification of walkways. Pedestrian passage cannot be blocked (e.g., by planting entire easement with ivy, shrubs and so on).
Substantial removal (50% or more of exterior walls) of existing residence requires a Special Use Permit. No residence may be removed without concurrently approved plans for a replacement. Design Review is also required.
2nd story additions over a certain size require Design Review. For up-to-date zoning and permit issues, please refer to: http://www.cityofsanmateo.org/dept/codes/ch27-18.html or Title XXVII - Zoning at very bottom of http://www.cityofsanmateo.org/dept/codes/index.html |