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27.20 R2 Districts - Two Family Dwellings
27.20.010 Permitted uses.
27.20.020 Special uses.
27.20.030 Buildings.
27.20.040 Off-street parking.
27.20.050 Minimum development standards.
27.20.060 Maximum floor area ratio.
27.20.065 Maximum Floor Area Ratio (Central Neighborhood & North Central Neighborhood)
27.20.070 Yard areas.
27.20.080 Building Height and Daylight Plane.

27.20.010 PERMITTED USES. No building or land in the R2 district shall be used and no building shall be hereafter erected, structurally altered or enlarged, unless otherwise provided in this title, except for the following:
(a)  Any use permitted in the R1 districts, subject to the same regulations and exceptions;
(b)  Two family dwellings;
(c)  Accessory uses which are necessary to the above-mentioned buildings and uses. (Ord. 1991-18 § 1, 1991; Ord. 1971-17 § 3, 1971: prior code § 146.03(A)).

27.20.020 SPECIAL USES. Special uses in the R2 districts shall be any special uses permitted in the R1 district, the subject to the same regulations and exceptions. (Prior code § 146.03(B)).

27.20.030 BUILDINGS. (a) Not more than two buildings designed or used as residences for not more than two families shall be erected, located, or maintained on any one zoning plot.
(b)  No detached building accessory to a main building shall occupy the portion of any lot in front of the principal building, nor shall any such detached accessory building be less than four feet distant from any other building on the same zoning plot. (Ord. 1982-22 § 24, 1982; prior code § 146.03(C)).

27.20.040 OFF-STREET PARKING. Automobile parking facilities shall be provided as required, or permitted, in Chapter 27.64. (Prior code § 146.03(D)).

27.20.050 MINIMUM DEVELOPMENT STANDARDS. (a)  Every one family dwelling hereafter constructed or structurally altered to create an additional dwelling unit shall be on a parcel having a minimum width and area as required in the R1-C districts.
(b)  Every two family dwelling hereafter constructed shall be on a parcel having the following minimum area:

Date Recorded

Area (square feet)

Prior to March 3, 1947*
After March 3, 1947


* Parcels must also be northeast of El Camino Real.

(c)  Minimum parcel sizes for special uses shall be at least the same as that prescribed for permitted uses. The planning commission may require additional land area at the time a special use is authorized.
(d)  All lots located in an R2 district shall have a frontage of not less than thirty (30) feet on a publicly dedicated street as shown on a subdivision map accepted by the city and as recorded in the office of the recorder of San Mateo County, or as designated by a resolution pursuant to Section 17.04.010, unless a permanent easement of access to a public street was of record prior to the effective date of this title, or unless approved pursuant to proceedings authorized by this title. The minimum width of all such parcel shall be not less than thirty (30) feet for a distance of not less than one hundred twenty (120) feet from the frontage property line; provided thereafter the width of the parcel conforms (as to the residue of the parcel) to the required average parcel width requirement of the district wherein the parcel is located. (Ord. 1985-17 § 29, 1985; Ord. 1979-1 § 5, 1979: prior code § 146.03(E)).

27.20.060 MAXIMUM FLOOR AREA RATIO. The floor area ratio of buildings and structures on a zoning plot in this district shall not exceed 0.6. (Prior code § 146.03(F)).

27.20.065 MAXIMUM FLOOR AREA RATIO (CENTRAL NEIGHBORHOOD & NORTH CENTRAL NEIGHBORHOOD). The floor area ratio of buildings and structures on zoning plots in the R2 district located in the Central Neighborhood and North Central Neighborhood shall not exceed 0.5 for parcels up to 7,500 square feet and 0.6 for parcels greater than 7,500 square feet.

“Central Neighborhood” for the purposes of this section shall mean the area that is bounded by Highway 92 to the South, the Railroad to the West, Fifth Avenue to the North, and Highway 101 to the East.

“North Central Neighborhood” for the purposes of this section shall mean the area that is bounded by 2nd Avenue to the South, El Camino Real to the West, Poplar Avenue to the North, and Highway 101 to the East. (Ord. 2004-1 § 4, 2004).

27.20.070 YARD AREAS. All regulations of the R1-B district, as to yard areas, shall apply to two family dwellings. (Prior code § 146.03(G)).

27.20.080 BUILDING HEIGHT AND DAYLIGHT PLANE. All regulations of the R1 district, as to height and daylight plane, shall apply to two family dwellings. (Ord. 2004-1 § 6, 2004; Ord. 1991 18 § 2, 1991).



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