Chapter 27.59 — S DISTRICTS

The shoreline district (S) is established to assure that users in the proximity of the San Francisco Bay are appropriate in their relationship to the Bay ecological system, compatible with their general surroundings, and consistent with the state grant of lands to San Mateo.

The following uses are permitted:

(1) Public parks and recreation facilities, including but not limited to public open space, parks, bathing beaches, fishing piers, marinas, boardwalks, bicycle and pedestrian paths, trails, picnic areas, and other similar uses;

(2) Open space for the preservation, maintenance, and enhancement of lands in their natural state, or their restoration, and as habitat for wildlife;

(3) Private boat facilities in Marina Lagoon in accordance with the following:

(a) Conformance with the approved United States Army Corps of Engineers Regional Permit for the use and operation of Marina Lagoon; and

(b) Development of other than single family or duplex homes, in multiple residential dwelling unit districts, commercial districts, or business districts shall provide public access and public boat ties.

The following uses may also be permitted if their site locations and proposed development plans are first approved as provided in Chapters 27.06 through 27.12, 27.62, 27.74 and 27.80:

• (a) Hotels;

• (b) Boatworks and related activities;

• (c) Restaurants;

• (d) Specialty retail shops in association with water-related uses;

• (e) Radio and television transmission towers;

• (f) Private recreation facilities;

(g) Public harbors, including construction and maintenance of wharves, docks, piers and other structures or utilities necessary for the promotion or accommodation of water-related commerce, navigation and fisheries;

(h) Public facilities, including but not limited to, transmission lines, sanitary and storm sewer installations, treatment plants, and pumping stations, streets, and water distribution systems;

(i) The following uses, on properties designated as Regional/Community Commercial on the General Plan Land Use Map:

• (1) Mini-warehouse facilities;

(2) Light industrial uses, as determined by the Zoning Administrator;

(3) Ancillary office uses in conjunction with the uses allowed in this chapter.

(j) Such other uses, including specific uses designated in the Shoreline Park Plan of the City, which are demonstrated to be both consistent and compatible with the Bay environment and the general area in which the uses are proposed, taking into consideration, where appropriate, a site which is particularly suited for a use by virtue of its location.

All uses in the S district are subject to the following conditions:

(1) All uses shall be subject to the performance standards as set forth in Chapter 27.76;

(2) All uses on parcels abutting water, San Francisco Bay, Marina Lagoon, San Mateo Creek, or Sixteenth Avenue Channel shall provide for public access to and along all waterways;

(3) All uses on parcels abutting water may be required to make improvements along the water's edge;

(4) All uses shall be consistent with the adopted shoreline plan;

(5) All uses adjacent to water shall not adversely affect the water quality, should enhance the value of the water, and should protect the marine and wildlife habitat and marsh areas.

Automobile parking and loading facilities shall be provided as required or permitted in Chapter 27.64.

(a) When an S zoned parcel is contiguous to any R district, an adequate landscape buffer shall be maintained adjacent to the R zoned property. The depth (width) of this buffer shall be at least fifteen feet, and shall be landscaped. Parking may be located in the buffer setback area, subject to landscaping screening requirements.

(b) Other setback or buffer requirements may be imposed as part of the special use

procedure.

Building height shall not exceed the standards set forth on the Building Height Plan of the General Plan.

The maximum floor area ratio for buildings and structures shall not exceed 1.0.