Dimensional standards
Servicing
- Applies near
- San Francisco Bay and San Pablo Bay shorelines
- Applies within
- 100 ft
- Geographic extent
- Applies to all land within 100 feet of the San Francisco Bay and San Pablo Bay shorelines and to tideland areas, excluding lands that are precluded from public access requirements because of federal regulations on homeland security. Also applies to a public access zone, which extends from the ordinary high water mark on the shoreline to the nearest public highway or arterial street.
Extracted standards
14 individual requirements pulled out of this section’s prose, each with the sentence it came from.
Design
Through design review, building heights may be limited to maintain a low profile. The maximum height of buildings in shoreline areas within 100 feet of the San Francisco Bay and San Pablo Bay shoreline, where the Bay Conservation and Development Commission has permit authority, may be reduced from the maximum set in the base zoning district if the Planning Commission determines that a different maximum height will protect public views.
- Structure design
Buildings, structures, parking lots, and landscaping in shoreline areas shall be oriented and located such that they preserve public views of the Bay from public rights-of-way, parks and other public spaces.
Environmental
- Dredging restrictions
Dredging of the bottom of San Francisco Bay and San Pablo Bay shall be permitted only if conditions are satisfied including creation of new water surface, maintenance of navigation channels, provision of drainage, minimization of shoaling, approved disposal plan, and approval by Bay Conservation and Development Commission.
- Filling restrictions
Filling of the San Francisco Bay and San Pablo Bay and any areas subject to tidal action shall be permitted only if all of the following conditions are satisfied: fill is minimum necessary, consists of small amounts of earth for shoreline appearance or public access, consistent with soils report, and approved by Bay Conservation and Development Commission.
- Protection from hazards
Proposed development shall avoid areas subject to hazards, including differential settlement, slope instability, liquefaction, ground shaking and rupture and other ground failures, and flooding.
- Tidal buffer minimum width100 ft
Buffers between tidal areas and developed uses, except for access and recreation uses, shall be a minimum width of 100 feet from mean highest high water.
- Vegetation removal
Proposed development shall not involve the unnecessary removal of vegetation that stabilizes soils, increases recharge and provides wildlife habitats. Any cleared area shall be revegetated with indigenous species of plants where the Planning Commission determines that revegetation is environmentally desirable.
Other
- Maximum distance between public shoreline access points250 ft
The distance between public shoreline access points shall be no more than 250 feet wherever feasible.
- Allowable structures
No non-water-related structures are permitted outright within the 100-foot tidal buffer. Water-dependent uses, such as marinas, docking and seaport distribution facilities, boat repair, and other marine services and public facilities, such as paths, benches, picnic tables, and interpretive exhibits, may be allowed with an administrative use permit if the Zoning Administrator determines that the use will not adversely affect public views and it will not cause degradation to water quality or water-related habitat.
- Legal instruments for public access
Prior to approval of a final subdivision map or issuance of an administrative use permit or a conditional use permit, the applicant for development on a site on which access is required shall record one or a combination of the following documents: offer of dedication, outright grant of fee interest or easement, deed restrictions, offer to sell at appraised value, or pay an in-lieu fee.
- Staging area design
Public access staging areas shall incorporate site furnishings, including restrooms, drinking fountains, benches, low walls or balustrades, trash receptacles, and low-level lighting; signage with interpretive historical, cultural, and natural information; and enhanced crosswalks on public rights-of-way that lead directly to public shoreline access.
- Trail setbackSetbackThe distance a building must be held back from a lot line. from structures10 ft
Public shoreline access trails and paths shall be set back a minimum of 10 feet from any structure.
- Shoreline trail minimum width5 ft
Shoreline trails shall be a minimum five feet in width.
- Conditional useConditional useAllowed only after a discretionary approval — usually a public hearing and a board vote. permit required
All uses and developments subject to an -S Shoreline Overlay District shall obtain a conditional use permit pursuant to Article 15.04.806 (Use Permits).
From the ordinance
This overlay district applies to all land within 100 feet of the San Francisco Bay and San Pablo Bay shorelines and to tideland areas, excluding lands that are precluded from public access requirements because of federal regulations on homeland security.