San Mateo County Planning and Building Department A User's

San Mateo CountyPlanning and Building Department

A User's Guideto the San Mateo County

Development Review Center

County Government Center

455 County Center, Second Floor

Redwood City, CA 94063

(650) 363-4161

(650) 363-4849 (Fax)

email:[email protected]

web site address: http://www.co.sanmateo.ca.us/planning

Welcome to the San Mateo CountyDevelopment Review Center.

Planning, zoning, and building regulations are made for theprotection and benefit of everyone in society. As much as

possible, they help to ensure that developers build homes and otherbuildings that are functional, environmentally friendly safe places inwhich to live and work.

The office that oversees these regulations for the unincorporated areas of San MateoCounty is the Development Review Center. We have prepared this guide to help youunderstand how the development review process works. We hope that you find ituseful, whether you are a homeowner wanting to build a small deck or a developerwanting to create a new residential tract. Our goal is to help you to understand andmeet the requirements that apply to your project so that you can receive a decision asquickly as possible. We are proud of our staff and are confident that they will makeevery effort to assist you.

We would much rather approve your application than deny it. However, we can onlydo so if it complies with State and local regulations governing development andconstruction. When our staff makes a suggestion about your project or informs you ofa problem that could affect its approval, we are simply trying to help you to betterunderstand the requirements you must meet.

Please remember that we have hundreds of permits in process at any given time. Wewill begin to work on your application immediately, but at each step in the process wereview applications in the order received. In fairness to others waiting for permits, wecannot take yours out of turn.

Our experience shows that there are few problems that arise during the review of adevelopment or construction project that cannot be resolved by the mutual,cooperative effort of our staff and the applicant. That's why we see developmentreview as a problem-solving process. If at any time during your association with us youfeel that you are not receiving the assistance you need, please let us know. If you andthe staff member with whom you are working are unable to resolve a problemsatisfactorily, we welcome either of you to involve the appropriate supervisory ormanagement personnel.

Thank you for taking the time to review this information, and for your patience andcooperation as the review of your project proceeds. We hope that you will enjoy yourinvolvement with County staff and that your project will be a success, both for you andthe community in which it is located.

Jim EggemeyerCommunity Development Director

Table of Contents

IntroductionAbout This Guide . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1A Few Words to the Wise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1Who We Are and What We Do. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1Location, Hours, and Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1Know Your Property's Street Address and Assessor's Parcel Number . . . . . . . . . . . . . . . . . . 2County Development Review Services Are Limited to Unincorporated Areas Only . . . . . . . 2

Preparing and Filing Your Application“Where Do I Start?”. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4Step One: Gather Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4Step Two: Prepare a Preliminary Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5Step Three: Ask for a Review of Your Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6Step Four: Prepare Your Permit Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Step Five: File Your Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8

Processing Your ApplicationPlanning Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10Building Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11Plan Check Requirements Check List . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12Top 10 Ways of Avoiding Resubmitting Building Plans . . . . . . . . . . . . . . . . . . . . . . . . . . 12

During ConstructionProgress Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14How to Schedule an Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Plan Revisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Information Notices and Stop Work Notices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14Expiration of Permits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Final Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14

Questions and Answers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15

Glossary of Development Review Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18

Reference SectionGreen Building Ordinance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22Universal Design Recommendations for Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24DRC Sections and Affiliated Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25Government Center Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26Automated Telephone System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27Application Check List and Forms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28

i

San Mateo County Planning & Building Department Development Review Center User's Guide

List of Tables & Illustrations

City Planning and Building Departments . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

Unincorporated Areas of San Mateo County . . . . . . . . . . . . . . . . . . . . . . . . 3

Sample Preliminary Site Plan, Rural Zoning District . . . . . . . . . . . . . . . . . . 6

Sample Preliminary Site Plan, Urban Zoning District . . . . . . . . . . . . . . . . . 7

DRC Sections and Affiliated Agencies Table . . . . . . . . . . . . . . . . . . . . . . . . 25

Development Review Center Organization Chart . . . . . . . . . . . . . . . . . . . 26

County Office Area Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26

Automated Telephone System Flow Chart . . . . . . . . . . . . . . . . . . . . . . . . . . 27

Planning Permit Application Check List Form. . . . . . . . . . . . . . . . . . . . . . . 28

Request for Information or Review Form . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

Property/Project Information Sheet Form . . . . . . . . . . . . . . . . . . . . . . . . . . 30

ii

Development Review Center User's Guide San Mateo County Planning & Building Department

Introduction

About this GuideThis Guide is for the property owner, designer, orcontractor seeking approval of a development orconstruction permit by San Mateo County. Youshould find it useful, regardless of the size of yourproject.

After some brief introductory sections, the Guide willgive you an overview of the County's developmentreview process from beginning to end:

✔ How to gather the information you will needto prepare your plans and permitapplications

✔ How to obtain preliminary reviews

✔ How to prepare and file your permitapplications

✔ How your application will be processed

✔ Inspection requirements during construction.

Along the way, the Guide contains numerous helpfulfigures and tables that summarize information. Atthe conclusion of the Guide, you will find answers tosome common questions, as well as a glossary ofdevelopment review terms that you may encounter.

Because it has been written for all permitapplications, this Guide is somewhat general. TheDevelopment Review Center (DRC) staff can provideyou with other, more detailed handouts to help youunderstand the regulations and procedures applyingto specific aspects of your project.

A Few Words to the WiseDevelopment regulations are complex, vary fromcommunity to community, and change over time.Before you begin designing your project, be surethat the designer has a complete understanding ofthe applicable regulations.

For all but the simplest projects, work in stages byobtaining County staff reviews of your project as youproceed. After finding out the requirements thatapply to your project, prepare a preliminary plan(see page 5) and ask us to review it. If it needsrevision, check back with us before you preparemore detailed plans. To be sure that you are on theright track, ask for these informal reviews as often asyou feel is necessary.

These two simple rules-getting as much informationas possible up front and working in stages-will help

you avoid expensive and time-consuming changes in“finished” plans. Experienced, successful, professionaldevelopers assume nothing and work in stages. Werecommend that you do the same.

Who We Are and What We DoThe DRC is part of the County Planning and BuildingDepartment. It operates under the direction of theDirector of Community Development and includes thefollowing units:

✔ Planning/Zoning

✔ Building Inspection

✔ Geotechnical

The DRC organization is shown on page 26. The DRCalso serves as a liaison with other agencies involved indevelopment review such as County Public Works,Environmental Health, fire departments, and publicutilities.

The DRC:

✔ Provides development information

✔ Conducts preliminary reviews of developmentproposals

✔ Accepts and processes permit applications

✔ Coordinates the permit application approvalprocess

✔ Conducts inspections during construction.

Location, Hours, and Parking

The Development Review Center is located on theCounty Office Building, 455 County Center, SecondFloor, Redwood City (see map on page 26). There is ahandicapped access at the entrance to the buildingfacing the Hall of Justice and Records.

Hours

The Planning, Building and Public Works/Geotechnicalcounters are open to the public Mon. - Fri, 7:30 a.m. to5:00 p.m. During these hours you may submitapplications, pick up informational handouts, and askquestions of the staff at the counter. You may alsoarrange to see staff by appointment. The busiest timesare between 2:00 p.m. and 4:00 p.m. The DRC isclosed weekends, and all County holidays. Our website

Introduction 1


is located at www.co.sanmateo. ca.us/planning.The site posts meeting agendas and contains manydownloadable forms, documents, maps andhandouts. Our email address [email protected].

Parking

Metered parking is available on the first floor of theCounty parking garage adjacent to our building onMiddlefield Road. In addition, there are severalmetered public lots nearby and one and two-hourmeters on most of the nearby streets. Please refer tothe map on page 26 for parking locations.

Public Transportation

Several SamTrans bus routes have stops withinwalking distance of the County Government Center.For current schedules, call SamTrans at 1 (800)660-4287. There is also a CalTrain station withinwalking distance. For CalTrain schedulinginformation, call 1 (800) 660-4287.

Know Your Property's StreetAddress and Assessor's ParcelNumberWhen you contact the DRC, either by phone or inperson, please try to have both the property's streetaddress and its Assessor's Parcel Number available sowe can identify the property and be better able toanswer your questions. The Assessor's ParcelNumber (APN) is a nine-digit number, separated intothe following three groups:

✔ Assessor's Book Number✔ Block Number✔ Parcel Number

For example: 036-120-070.

Sometimes the beginning and ending zeroes areomitted, making this APN read: 36-120-07.

Where to Find Your APNYour APN is shown on your property tax bill, onmost title reports, and often on the deed to yourproperty. If your property is for sale, the real estateagent who listed your property should be able toprovide the APN, and so should your title company,if you are working with one. You also may call theSan Mateo County Assessor's Office (363-4500) forhelp in determining the APN for a property.

Don't confuse your APN with subdivision block andlot numbers which are often different, but whichappear on many of the same reports as the APN.

County Development ReviewServices Are Limited toUnincorporated Areas OnlyThe County has jurisdiction over development andconstruction in unincorporated areas only thoseareas outside of incorporated city limits. The map onpage 3 illustrates those portions of the County thatare unincorporated. If your property or project islocated within a city, you should contact theappropriate city planning or building department forassistance. A list of these departments, with phonenumbers and addresses, appears below.

2 Introduction


Incorporated AreasCity Planning and Building Departments

If your property is within city limits, contact theseagencies for planning/zoning and buildinginformation.

Town of Atherton93 Station Lane - 94027Planning: 752-0560Building: 752-0560

City of Belmont1 Twin Pines Lane, #310 - 94002Planning: 598-4204Building: 595-7422

City of Brisbane50 Park Lane - 94005Planning: (415) 508-2120Building: (415) 508-2120

City of Burlingame501 Primrose Road - 94010Planning: 558-7250Building: 558-7260

Town of Colma1190 El Camino Real - 94014Planning: 985-2590Building: 757-8888

City of Daly City333 90th Street - 94015Planning: 991-8033Building: 991-8061

City of East Palo Alto1960 Tate Street - 94303Planning: 853-3189Building: 853-3189

Introduction 3

San Mateo County Planning & Building Division Development Review Center User's Guide

City of Foster City610 Foster City Boulevard- 94404

Planning: 286-3225Building: 286-3227

City of Half Moon Bay501 Main Street - 94019Planning: 726-8250Building: 726-8260

Town of Hillsborough1600 FloribundaAvenue - 94010-6418Planning: 375-7411Building: 375-7411

City of Menlo Park701 Laurel Street - 94025Planning: 330-6702Building: 330-6704

City of Millbrae621 Magnolia Avenue- 94030Planning: 259-2443Building: 259-2330

City of Pacifica1800 Francisco Boulevard- 94044Planning: 738-7341Building: 738-7344

Town of Portola Valley765 Portola Road - 94028Planning: 851-1700 x216Building: 851-1700 x213

City of Redwood City1017 Middlefield Road- 94063Planning: 780-7234Building: 780-7350

City of San Bruno567 El Camino Real 94066Planning: 616-7074Building: 616-7076

City of San Carlos600 Elm Street - 94070Planning: 802-4263Building: 802-4261

City of San Mateo330 West 20th Avenue - 94403Planning: 522-7202Building: 522-7172

City of South San Francisco315 Maple Avenue - 94080Planning: 877-8535Building: 829-6670

Town of Woodside2955 Woodside Road - 94062Planning: 851-6796Building: 851-6796

S a n t a

C r u z

C o u n t y

S a n t a

C l a r a

C o u n t y

Unincorporated County Lands

Daly City

Brisbane

Colma

SouthSan Francisco

San Bruno

Pacifica

Millbrae

Burlingame

Hillsborough San Mateo FosterCity

Belmont

SanCarlos

RedwoodCity

Menlo Park

Atherton

EastPaloAlto

Woodside

PortolaValley

Men

lo

Park

HalfMoonBay

San Mateo CountyUnincorporated Lands

0 4000 8000 16000 32,000 FEET

Department Environmental ServicesPlanning & Building Department San Mateo County California NORTH

cdr8\unincity v8.cdr rev rp 9\14\10

BurlingameHills

San BrunoMountain

Country ClubPark

San FranciscoInternationalAirport

OlympicCountryClub

Broadmoor

Colma

CaliforniaGolf Club

San FranciscoJail

North Fair Oaks

Montara

Moss Beach

Princeton

El Granada

RuralMid-Coast

South Coast

Miramar

SanGregorio

La Honda

Pescadero

Palomar ParkOak KnollKensington SquareEmerald Lake Hills

Menlo Oaks

Sequoia Tract

West Menlo Park

Weekend Acres

Ladera

Los Trancos WoodsVista Verde

Peninsula Golf and Country Club

Harbor IndustrialHighlands/Baywood Park

Devonshire

Mobilehome Parks

StanfordLands

Preparing and Filing Your Application

“Where Do I Start?”Almost all development or construction activity, fromhome repairs and tree cutting to major projects,requires one or more permits issued by the varioussections within the DRC. Before you begin a project,talk it over with the DRC staff. They will be able toprovide you with preliminary information aboutrestrictions affecting use or development of yourproperty and those requirements that apply to yourproject.

“Which DRC Section Answers WhichQuestions?”✔ Questions about property how it can be used,

and the general restrictions that apply to itsdevelopment (setbacks, height limits, lotcoverage, design, land division, etc. contact theCurrent Planning Section of the DRC.

✔ Questions about a building or structure how it isor should be constructed-contact the BuildingInspection Section.

✔ Questions about public improvements such asroads and sanitary sewers contact the PublicWorks unit of the DRC.

✔ Questions about water wells and on-site sewagedisposal systems (septic tanks) contact theEnvironmental Health Section.

✔ Questions about the ground on which yourproject is located (grading, excavation, soilstability, fault lines, etc. contact the GeotechnicalSection.

A complete list of DRC sections and affiliated agencies,along with their phone numbers, addresses, andresponsibilities, appears on page 25.

Step One: Gather InformationAt this early stage, the most valuable thing you can dois gather information to help you find out the generalrequirements that apply to your property and yourproject.

✔ What are the general requirements applicable toyour property?

✔ What restrictions will apply to your project?

✔ Are there special building codes or regulations Ishould be aware of?

✔ Will I need to get a survey of my property?

We have several ways to help you answer thesequestions.

1. Read Informational HandoutsThe DRC has over 100 pamphlets and handouts onpractically every kind of project. They describe:

✔ General requirements and restrictions

4 Preparing and Filing Your Application


Step One: Gather Information✔ Study DRC handouts.

✔ Talk with counter staff.

Step Two: Prepare a Preliminary Plan✔ Prepare a simple plan showing the property lines,

easements, natural features, existing andproposed development, and building elevationsand floor plans.

✔ Describe in writing those elements not easilydrawn.

Step Three: Ask for a Review of Your Project✔ Show your preliminary plans to the staff to get

early feedback.

Step Four: Prepare your Permit Applications✔ Fill out applications for all of the permits that you

will need.

✔ Prepare all of the materials that you must submitwith your applications.

Step Five: File Your Application✔ File the application.

✔ Submit all of the required plans, maps, and othermaterials.

✔ Pay application fees.

These steps are explained in detail on pages 4 through 8.

Quick Start To Do List

✔ The kinds of applications you need to file

✔ The kinds of plans and other documents you needto file with your application

✔ The steps involved in the approval process

✔ How to request the necessary inspections as yourproject proceeds

✔ How you may appeal if your project is notapproved.

These handouts can save you considerable time,particularly if this is the first time you have applied for apermit and you are unfamiliar with the process.

2. Ask the Counter StaffIf you have further questions after youhave reviewed these pamphlets, youmay ask the DRC staff members, who areavailable at the counter from 7:30 a.m.to 5:00 p.m., Monday through Friday.

Occasionally, staff will need additional time to researchyour inquiry. In such cases, they will ask you tocomplete the Request for Information or Reviewform at the back of this guide and leave it with them.

It is a good idea to keep notes on your contacts andthe information they provide. A Property/ProjectInformation Sheet is located at the back of this guideto assist you.

3. Ask for an Early Assistance MeetingIf you are new to San Mateo County, you may also wishto make an appointment to meet with staff as part ofthe County's Early Assistance Meeting Program. EarlyAssistance Meetings are designed to acquaintowners/builders, contractors, architects and otherprofessionals who are new to the area or are unfamiliarwith our permit system with the different agenciesinvolved, and the various costs and requirements.There is no charge for the meeting, which you canschedule by calling 363-1825.

Step Two: Prepare aPreliminary Plan

Once you have gathered and reviewedthe basic information about your propertyand the type of project you have in mind,we suggest that you prepare a simplepreliminary plan and brief written

description of your project along with a list ofyour questions or concerns. The DRC staff can usethis to make an informal preliminary review of yourproject.

We strongly recommend this for more complex projects

such as major additions, new buildings, land divisions,and significant new uses in existing structures. Whilethis step takes extra time initially, it can save costly andtime-consuming plan revisions later on.

What to Put in a Preliminary Plan✔ Property lines

✔ Easements

✔ Major natural features

✔ The existing and proposed development,including structures, buildings, driveways, roads,wells, drainfields, etc.

✔ Building elevations and floor plans that will helpto illustrate your project.

Your preliminary plan need not be fancy, but it shouldbe neat, legible, and to scale. Examples of preliminarysite plans for rural and urban zoning districts appear onpages 6 and 7.

You should also include a written description to coverdetails about your project not easily conveyed indrawings. Someone applying for a permit to operate aprivate school, for example, would describe theactivities taking place there, the number and type ofstudents, and the hours of operation. Plans for amanufacturing facility would include the number ofemployees, processes used, and products produced.

Can a Professional Help?Some projects do not require that you hire aprofessional, but unless you are familiar both with thepreparation of plans and with regulations, you shouldconsider hiring a qualified person to assist you with thedesign and development of your project. Theseprofessionals could include architects; landscapearchitects; building designers; civil, structural, or soilsengineers; surveyors; Green Building Program raters;planning consultants; or building contractors. Theirservices can be very useful in designing a project thatwill meet both your needs and the County'srequirements.

One of the best ways to find these professionals is toask for suggestions from people who have had similarwork done (especially within the area where yourproperty is located) and whose judgment you trust.You can also find them listed in the Yellow Pages and inthe classified advertisement sections of mostnewspapers. We suggest that you choose someonefamiliar with the County's requirements and that youask for and check their references, licenses, andinsurance coverage.

Preparing and Filing Your Application 5


Step Three: Ask for aReview of Your ProjectAs we mentioned earlier, for all but the simplest

projects, we strongly recommend thatyou request a review of yourpreliminary plans by appropriate DRCstaff before you prepare detailed plansand submit permit applications. Thiswill allow the staff to give you

feedback on your proposal, identify any concerns thatcould jeopardize its approval, work with you to resolveproblems, give you detailed guidance on how toprepare your permit application, and outline theprocedures the staff will follow to process them.

During this stage, we will try to provide you withaccurate and detailed guidance, but you shouldunderstand that this preliminary review is informal. TheCounty is not bound by the information it provides,and in some cases it is difficult to predict the likelihoodof final approval for your project. This is particularlytrue when public hearings are involved.

Chances are you will be able to conduct your

preliminary review over the counter by discussing theproject and reviewing your plans with staff on duty. Insome cases, you may be asked to leave a copy of yourpreliminary plans, project descriptions, and questionsso that staff can do additional research to prepare amore detailed response. In this case, complete theRequest for Information or Review form at the backof this guide and attach it to your submittal to assist usin tracking it.

If you are unable to come into the DRC, you may mailus your preliminary plans, project description, andquestions, along with a brief cover letter telling us howto contact you. If your concerns are with one particularDRC section's requirements, send it to that section. Ifnot, send it to the Director, who will see that it getsrouted properly.

Your Project May Require a MajorDevelopment Pre-Application ReviewFor larger or more complex projects or for those thatpose more difficult issues, we may require, or you mayrequest, a more thorough pre-application review,including a pre-application early assistance meetingand public workshop. Because such major projects



pictures\maps\sitepln1.pcx

This sample site plan does notshow all of the listed items butis representative of a typicalproject.

1. Show all property linesand dimensions of entireparcel (include northarrow). For large parcels,include a detail of thebuilding site vicinity.

2. Show the followingstructures and features,where applicable:

a. Residence (include roofeaves as a dashed line*)

b. All detached structures,barns, and utilitybuildings

c. Attached or detacheddecks

d. Covered patios andtrellises

e. Type and length ofretaining walls

f. Access or utilityeasements

g. Location of wells(proposed and existing),water storage tanks, andwater impoundments

h. Location of septic systemand leach lines

I. Access to parcel

j. Proposed utilities; indicateabove or below ground

k. Proposed landscaping

3. Setbacks to proposedstructures.

4. Shade proposed additionsto existing residences.

5. Any Significant orHeritage trees to beremoved due to proposedproject.

6. Any significant naturalfeatures such as drainageswales, adjacent creeks,or rock outcroppings.

7. For projects requiring agrading permit, shade cutand fill.

8. Make all drawings toscale. Typical scales for arural site plan are 1/8inch = 1 foot or1 inch = 10 feet.

9. All plans for submittal tothe Planning Section shallbe folded to 8½”x11”.

*These items are notnecessary for a preliminaryreview but must appear onthe site plan you submit withyour application.

Sample Preliminary Site Planfor a Rural Zoning District

generally involve some type of permit from thePlanning Section of the DRC, you should submit any

request for a Major DevelopmentPre-application review to thatsection. To initiate such a review,submit a preliminary plan, projectdescription, your list of questions,

and a completed Planning Permit Application Form.You must submit your request in person to Planning,along with the appropriate application fees.

A planner and a case number will be assigned to yourproject. We will send you a postcard telling you theplanner's name and the case number. This planner will:

✔ See that the appropriate agencies review thepreliminary plans for your project

✔ Arrange a pre-application early assistance meetingand a public workshop.

At the early assistance meeting, you will meet withselected staff to review and discuss your project anddetermine which permit applications and approvals willbe necessary for the project. The planner will provide awritten summary of the meeting. Then the planner willhelp you arrange a public workshop to be held in the

community where the development is proposed. Thepublic workshop is intended to allow communitymembers and public agency representatives theopportunity to provide you with project input beforethe preparation of final development plans and thesubmittal of formal permit applications and fees. Theplanner assigned to your project will summarize theresults of the public workshop in a letter to you. Ifpossible, the same planner will subsequently beassigned to process any planning or zoning permitsrequired for your project.

Step Four: Prepare YourPermit Application

Once you have finished your informationalcontacts with the DRC and completed anypreliminary or pre-application reviews, youshould know what permits or approvals are

required for your project. (Check your notes on theProject/Property Information Sheet at the back ofthis guide.) If you still need more help, please let usknow. We will be happy to answer any of yourquestions.



\pictures\maps\sitepln.pcx

This sample site plan does notshow all of the listed items butis representative of a typicalproject.

1. Show all property lines anddimensions of entire parcel(include north arrow).(See Note #11)

2. Show the buildingfootprint of the followingstructures and label eachuse:

a. Residence (include roofeaves as a dashed line*)

b. All detached structures

c. Attached or detached decks

d. Covered patios and trellises

e. Type and length ofretaining walls

3. Setbacks to proposedstructures.

4. Shade proposed additionsto existing residences.

5. Any Significant or Heritagetrees to be removed due toproposed project.

6. Any significant naturalfeatures such as drainageswales, adjacent creeks, orrock outcroppings.

7. Existing utility easements.

8. For garages locatedwithin the front setback,per the slope exceptionrule, show topographiccontours at 2- or 5-footintervals.

9. For projects requiring anygrading, shade cut andfill, and indicate gradingamounts in cubic yards.*

10. Make all drawings toscale. A typical scale foran urban site plan is1/8 inch = 1 foot or1 inch = 10 feet.

11. A boundary andtopographic survey willbe required for newdevelopment on anundeveloped parcel.Additions to existingdevelopment, dependingon the scope or locationof the expanded areas,may require a full orpartial boundary and/ortopographic survey.

*These items are notnecessary for preliminaryreview but must appear onthe site plan you submit withyour application.

Sample Preliminary Site Planfor an Urban Zoning District

If your project requires more than one permit, theplanner will tell you which to pursue first, and whichsection of the DRC will have primary responsibility forprocessing them. Contact that section to obtainapplication materials if you have not already receivedthem. The Planning Permit Application Checklist atthe back of this guide shows which plans, information,and materials you must submit when you apply foreach type of permit. Also, most application formsinclude a list of accompanying materials required. Theforms are generally self-explanatory. If you havequestions about how to complete them, contact theappropriate section of the DRC for assistance. Pleaseremember that an incomplete, inaccurate, or illegibleapplication can delay permit processing, so do yourbest to comply with application requirements.

Step Five: File Your ApplicationFile your application with the section having primaryresponsibility for processing the type of permit you arerequesting. Certain permits may be applied for by mail,fax, or re-roofs on line; be sure to check first whetheryour permit falls in this category. To be accepted forprocessing, your application must be accompanied byall required materials, and you must pay in full anyapplication fees. Cash, check, credit card (VISA andMastercard - 3% processing fee will apply) or moneyorder are accepted; our limited change fund mayprevent changing bills larger than $20. Applications inperson are accepted between 7:30 a.m. and 5:00p.m., Monday through Friday. If your project iscomplex, we recommend that you file your applicationbefore 3:00 p.m. to ensure that you will have adequatetime.

NOTE: All new structures, regardless of the occupancy,exceeding 1000 square feet and all residentialstructures regardless of size are required to have anautomatic fire sprinkler system installed in the structure.For further information regarding these requirements,please ask a Permit Technician for assistance.

Section 9022.2 and 9022.3 require that any structuresin which alterations, repairs, or additions exceed 50%of the valuation of the structure, must have the entirestructure brought into compliance with present codes.Included in this upgrade are private sewage disposalsystems (septic). In addition structures which exceed75% will be required to have an automatic fire sprinklersystem installed. For further information on thisrequirement, please ask a Permit Technician.

All building permit submittals for new development oradditions, as well as for many planning permitapplications, will require full or partial boundarysurveys to confirm proposed setbacks.

Fire Sprinkler Permits1. Plans must be designed by a mechanical engineer orlicensed C--16 contractor.

2. Plans must meet specification of Fire Department(jurisdictional).

Often the requirements for fire suppression may requirethe upgrade or extension of an existing water main.Additionally, your project may require the installation ofa new fire hydrant. If this occurs, the applicant will berequired to either complete these upgrades prior to theissuance of the building permit, or they may berequired to provide our office with a copy of anagreement and contract with the water purveyorwhich will ensure that the work will be completed priorto the completion of the building permit. Since theseagreements and contracts can take some time, it isimportant to contact the water purveyor early in theprocess so that all the details and contracts can becompleted before your building permit is ready to issue.YOUR PERMIT WILL NOT BE ISSUED UNTIL THISMATTER IS RESOLVED.

Fire Department ReviewsSeveral different fire departments or fire districts servethe unincorporated area of San Mateo County. Yourapplication will be referred, by the BuildingInspection Section, to the appropriate fire districtand they will review the project for compliance withthe adopted regulations within the area they serve.Some districts require you to pay review fees; thepermit technician will explain how that works. Typically,if additional details or corrections are required, you willbe contacted directly by the fire department/district.When you have incorporated the corrections orchanges into a revised set of plans, you must submitthose changes to the DRC where they will be referredback to the fire department/district. DO NOT submitthe changes directly to the fire department/district, asthis will cause delays in the review process.

Because the requirements can differ from onedepartment or district to another, it is not possible toinclude all those requirements in this User’s Guide. Youshould contact them directly to determine whatrequirements will be incorporated into your project.The Permit Technician who processes your applicationcan provide telephone numbers for each of thosedepartments or districts. You may also contact theBuilding Inspection Section at (650) 599-7311 for a listof those telephone numbers.



Survey of Building Site and Location ofStructure Required Prior to Issuance ofBuilding PermitAs part of the inspection process, inspectors arerequired to verify that proper setbacks have beenmaintained. The construction of any new building,additions to existing buildings, alterations and remodelswhich exceed 50% of the valuation of the existingstructure (whether or not additional square footage orexpansion is involved), accessory structures, decks,swimming pools, pool houses, cabanas, detachedgarages, barns, stables, retaining walls, water tanks,and similar projects proposed to be located within 5feet of a required setback may require a survey.

The use of existing fences or structures is notacceptable for verifying setbacks. Fences, in particular,are unreliable. They are often built or rebuilt withoutregard to actual property lines. Even structures, such asresidences, which have existed for many years havebeen found to be located incorrectly.

Although recorded surveys are required in someinstances, a boundary survey is acceptable in mostcases. Prior to requesting your surveyor to provide youwith a survey, you should advise the surveyor tocontact the Building Inspection Section to determinewhat type of survey will be required.

What fees will I need to pay?Fees for building and planning cases can varydepending on the type of the permit or the size of theproject. Therefore, it is not possible to quote actual feesin this informational booklet. If you have a complete setof plans, a Permit Technician or Planner can evaluatethe project and provide you with an estimate of thefees prior to actually applying for a permit.

In addition to the fees that are collected by the County,other agencies may also require fees associated withyour permit. As an example, each school district withinSan Mateo County collects “school impact” fees forprojects which include new square footage. Firejurisdictions may also require permit and plan checkfees independent of the County permit fees. TheDepartment of Public Works also assesses “roadmitigation” fees when a new building is constructed ornew square footage added.

Once again, you can check with a Permit Technician todetermine what other agencies will be involved withyour project and speak directly to that agency todetermine what their fees would be.

Please also note that fees are increased periodically bythe Board of Supervisors. The current fee schedule for

both Building and Planning permit fees will indicate theeffective date of such fees.

Fees can be paid by cash, check or credit card.Payment by credit card requires a 3% surcharge fee.



10 Processing Your Application


Processing Your ApplicationBecause of varying procedural requirements in Statelaw and County ordinances, each type of permit maybe subject to different processing requirements. Weprocess each permit as quickly as possible whileensuring full compliance with the law. While shortcutscan be tempting, they undermine the validity of yourpermit and place your project at risk. We realize thatdelays can be costly and will attempt to avoid them,but we ask your cooperation in ensuring that yourproject and permits comply with applicablerequirements.

The following are descriptions of the general processesfor planning and zoning permits and for buildingpermits. For a description of the process forDepartment of Public Works and Environmental Healthpermits, please ask the staff member who accepts yourapplication for processing. Many projects requireseveral permits, so more than one of the processes mayapply to your project.

Planning PermitsIf you need planning or zoningpermits, you generally apply forthem and have them processedbefore your building and other

construction permits, so let's consider them first. ThePlanning Section of the DRC processes these permits.

One CoordinatorA single staff planner, generally referred to as theproject planner, is assigned to coordinate all aspects ofprocessing your planning permits. Shortly after you fileyour application, you will receive a postcard telling youthe name of the planner and case number assigned toyour project. You should make all contacts with theassigned planner, although he or she may refer you toother staff members to discuss or review various aspectsof your project.

If you have more than one person involved in yourproject, we suggest that you designate one person toact as overall coordinator and liaison with the County.This reduces the opportunity for miscommunication,confusion, and misunderstanding.

Staff Review and Public Noticeof Your ProjectMost planning and zoning permits require some type ofnotification to surrounding owners or residents andoften a public hearing before the County ZoningHearing Officer, Planning Commission, or Board of

Supervisors. In preparation for the hearing and decisionon your project, the assigned planner will generallycomplete the following steps:

1. Initial Application Review

The planner reviews your project to determinewhether your application is complete. Duringthis stage, the planner discusses your projectwith a development review committee of seniorstaff members. The County generally has 30 daysafter receiving your application to notify you ifyou must provide any additional materials orinformation before your application can beprocessed.

2. Preliminary Research

The planner determines whether your projectconforms with the County's General Plan,Zoning Ordinance, and other regulations andidentifies what issues, if any, must be resolvedbefore the application can proceed to a decision.

3. Referral to Other Agencies

The planner lets other agencies and applicablehomeowners associations or community groupsknow about your project and solicits theircomments and recommendations regardingcompliance with their requirements.

4. Field Inspection

The planner verifies conditions on your projectsite, surveys the surrounding land uses, andevaluates the potential impacts of your project.

5. Environmental Review

This review ensures that your project complieswith requirements of the CaliforniaEnvironmental Quality Act and evaluates itspotential impact on the environment.

6. Preparation of a Staff Report

The report informs Department management,the Zoning Hearing Officer or PlanningCommission, the applicant, and others of thestaff's findings, recommendations, andconditions of approval.

7. Public Notification

State and local ordinances require that we notifysurrounding owners or residents and the generalpublic of most proposed projects and any

Processing Your Application 11


required hearings.

8. Public Hearing

If required, a public hearing allows the public toprovide information, comments and suggestionson your project before the County makes adecision. Once a decision is made, usually at theconclusion of the public hearing, both you andthe public can appeal most planning and zoningpermit decisions to a higher authority within aspecified period of time. Staff or Zoning HearingOfficer decisions generally can be appealed tothe Planning Commission. Planning Commissiondecisions, except for those concerning a requestfor a Home Improvement Exception or aVariance, can be appealed to the County Boardof Supervisors.

Discretionary AuthorityMost planning permits are discretionary; that is, thedecision-maker has some leeway to exercise judgmentin determining whether or not to issue a permit.

When approving a permit, the decision-maker usuallyhas the discretion to impose reasonable conditions onthe project to assure its compliance with regulations, itscompatibility with surrounding land uses, or theprotection of natural resources. The vast majority ofprojects are approved, particularly when the personapplying has paid close attention to the requirementsfrom the outset. In most cases, the issue is not whetherto build, but how to build.

Please remember: Most planning and zoning permitsdo not authorize you to begin construction orgrading of a site. Before you begin construction, younormally must also have a building or gradingpermit.

Building PermitsYou can safely assume that allconstruction activity, from initialgrading of a site to interiorimprovements, alterations, and

most repairs, requires a building permit. If you believethat your project does not require a permit, first checkwith Building Inspection.

When you file your building permit application at theBuilding Inspection counter, you may be asked toreview your plans with the Planning or Public Worksstaffs before your application is accepted. This reviewdetermines whether your project complies with zoningand public works regulations affecting your property orif revisions to your plans will be required. You should

make any revisions required to conform to theseregulations before submitting your building permitapplication. Revisions filed later may be subject toadditional charges and delays because of extra planchecks.

Permits for simple projects such as minor repairs orsimple alterations can often be issued over the counterat the time of application or within a couple of workingdays.

The “Plan Check Process”All other building permit applications enter our “PlanCheck Process.” Each application is assigned a casenumber, which is imprinted on your fee receipt. Youwill need to refer to the case number in future inquiriesregarding your application and its status, so be sure tokeep a record of it. You should direct inquiries aboutthe status of applications in “Plan Check” to BuildingInspection. The staff will check on your application andmay, in turn, suggest that you contact other sectionsregarding the status of their reviews of your plans.

The Building Inspection staff member accepting yourapplication will determine those agencies that mustreview and approve your plans and application and willdistribute copies of your plans to each. Typically, thesemay include Planning, Public Works, Geotechnical,Environmental Health, and your local fire department.Each agency will review your plans for compliance withits requirements. They may contact you directly toresolve any problems, or they may inform BuildingInspection of necessary plan changes or adjustments.Once an agency's requirements are met and theirreview is complete, they will “sign off” their portion ofyour permit application.

Building Inspection's RoleDuring the Plan CheckThe major part of the Plan Check process is the reviewof your plans by Building Inspection. This reviewgenerally occurs at three points in the process.

✔ First when you file your application, thepermit technician assisting you will check it forcompleteness. You may be asked to provideadditional plans, data, or information beforeyour application is accepted for plan checking;other materials may be needed before yourpermit is issued.

✔ Second shortly after your application isaccepted, a building inspector will complete apreliminary Code Compliance Check. He or shewill recheck completeness of your plans andapplication, determine any additional data,calculations, or reports needed and identify


any obvious discrepancies with the buildingcodes. You will be notified of the results of thisreview by mail.

✔ Third the plan check engineer will do the finalplan check, including a review of all structuralcalculations, once other agencies havecompleted their review. If corrections arerequired, a letter will be sent advising you ofthe changes required.

Have your architect or engineer make thenecessary corrections and re-submit correctedplans to the Building Inspection Section.

The re-submittals will then be checked by theplan check engineer. If all items have beenaddressed, the plans will be approved and

routed to the Permit Section for final processing.

Applicant’s RequirementsAs the applicant for a building permit, you will havecertain responsibilities that you must ensure have beencompleted, or documents to provide before yourpermit can be approved or issued. Depending on thescope of the permit and the work proposed, there maybe several other agencies or departments that youmust make contact with.

With a project such as a new single-family dwelling, theapplicant may be responsible to provide verification forone or all of the following: a valid Sewer or IndividualSewage Disposal System; Public or Private domesticwater supply; Encroachment Permit and/or roadimprovements, from the County or State of California;

12 Processing Your Application

To Help You Review Your Building PermitsBelow are a couple of lists our staff developed to help you review our building permit requirements.

Top Ten Ways to AvoidResubmitting Building Plans1. Provide a site plan indicating accurate con-

figuration and length of property lines (toscale). A survey may be required.

2. Indicate location of all buildings and struc-tures (to scale) on site plan. Include thesquare footage of each structure.

3. On site plan, locate and describe all ease-ments over property and locate all exist-ing/proposed utilities (including poles, metersand gas, electric and sewer lines).

4. Indicate the location of any existing/proposeddomestic well.

5. Indicate the location of any existing/proposedseptic system and expansion lines.

6. Indicate location of any existing/proposedwater storage tanks. Including specificationsand foundation design.

7. Provide a plan and profile for the driveway.

8. Provide elevation drawings that show theheight of all sides in relation to the topogra-phy of the finished grade.

9. Provide details for the construction and drain-age of any retaining walls not associated withbuilding foundations.

10.Provide a drainage plan for all new construc-tion. Indicate roof leaders, drains, sump pumpoutlets, culvert pipes and all other proposeddrainage improvements.

Plan Check Requirements Check ListYES N/A

1. I have read the “Building Permit Requirements” brochure and have included allrequired items in my plan submittal.

2. Three sets of identical plans identify each page, including page number andtitle block.

3. Plot Plan - Provide the location of all utilities (elec, gas, water, sewer),driveways, walkways, parking, wells, water storage tanks, retaining walls, trees,easements, and other structures. Include all topographical information. Indicatelocation of fire suppression equipment. And indicate location of vegetation to beremoved.

4. Survey of property (signed by licensed surveyor).

5. Driveway profile (review Public Works handout for requirements).

6. Drainage Plan and Narrative (review Public Works handout for requirements).

7. Foundation Plan -Plan view with detail section references.

8. Floor Plan - Provide proposed and existing, if applicable.

9. Elevations - Show all sides of the structure. Indicate height and dimensions.

10. Provide one or more cross sections (framing construction).

11. Details:(a) Foundation (design, engineering, sections).(b) Structural (design, sections, details).

(c) Plumbing (isometric/material type, location of water heater).

(d) Mechanical (show registers, ducts, furnace location).

(e) Electrical (main service location and size, location of all outlets andswitches, number of circuits and their use).(f) Other (special design features).

12. Engineering data - (signed calculations, plans stamped and signed byregistered engineer).

13. Geotechnical report.

14. Energy compliance data (CFIR, MFIR, calculations, etc.).

15. Green Building Program check list.

16. Handicapped requirements, if applicable.

17. Other site improvements: bridges, water tanks, sprinklers,antennas.

18. Fire sprinkler system C-16 licensed contractor or mechanical engineer only.

Processing Your Application 13


Fish and Game Permit (State); Fish and Wildlife Permit(Federal); Army Corp of Engineers (Federal NavigableWaters); Regional Water Quality Control Board (State);Bay Area Air Quality Management District (regional);State Division of Safety of Dams (State of California);Waste Management Plan (Recycleworks – County);School District Impact Fees; Property Deeds; Copies ofdedicated easements; Copy of a recorded Intent toProvide Easement document; and a Boundary Survey.

Other projects, such as major and minor additions,alterations, construction of accessory structures,swimming pools, agricultural buildings, commercialand industrial buildings, mini storage buildings,demolition of structures, private schools, residential carefacilities; farm labor housing or affordable housing mayinclude the verifications listed above as well asadditional requirements which are specific to the use ofthe structure or property.

Since each project may differ slightly or substantially,the applicant must ensure that they have reviewedtheir project carefully and inquired from staff what their(the applicants) responsibilities will be for theirindividual permit.

Copies of contact numbers for various agencies anddepartments are available upon request from CounterStaff or our receptionist.

Issuing Your Building PermitAssuming all is in order, you will receive a postcardinforming you that your building permit is ready to beissued. Once you have paid any remaining fees andcompleted any open paperwork, we will issue you yourpermit, “job card,” and approved plans. Then you maybegin construction.

You must post your permit on site and maintain the jobcard and approved plans in a location accessible to theinspector throughout construction.

Once your permit is issued, the plan check process iscomplete; when you submit any subsequent inquiries,you should refer to the job site address or buildingpermit case number.

14 During Construction


During Construction

Progress InspectionsYou must make regular progress towardcompletion of your project, and you must callfor progress inspections at appropriate pointsduring construction. The standard sequence

of required inspections is shown on your “job card,”which the building inspector will use to maintain arecord of your inspections. A duplicate copy is kept inthe Building Inspection Section.

If you have questions about when your next inspectionis needed, ask your building inspector or call BuildingInspection between 4:00 p.m. and 5:00 p.m. “Regularprogress” is defined as obtaining an approved progressinspection at least every 180 days. Failure to do so couldresult in expiration of your permit and the payment of afee to reinstate the permit.

How to Schedule an InspectionScheduling of inspections must be done through ourautomated phone system 650 (306-8415). Inspectionrequests must be made a minimum of 24 hours inadvance. To schedule an inspection you must have yourpermit case number and a copy of the inspection codeswhich are located on the front of your job site inspectionrecord. For a detailed description on how to use theautomated phone system, please refer to the handoutentitled Hello System.

We regret that we cannot accommodate requests thatinspections be scheduled for specific times. If you needto know the approximate time your inspection will takeplace, call Hello System at 306-8415 between 8:00 a.m.and 8:30 a.m. on the morning of the inspection andyou will be given a 2-hour time frame in which to expectan inspector to arrive at your site.

If the inspector is unable to complete the inspection dueto a failure on your part (work is not completed that hewas called to inspect, no access to the project, job cardor plans missing, etc.), you may be subject to areinspection fee. You must pay this fee before you canrequest any additional inspections. (Inspectors cannotaccept fees in the field; contact the Building Inspectionoffice.) If you are not prepared for an inspection, callBuilding Inspection and cancel it.

Plan RevisionsIf your plans change during construction, stop all workimmediately and file your revised plans with the BuildingInspection office. It is possible for minor revisions to beapproved in the field by the inspector, but any structuralor exterior changes will require that a revision be filedwith the DRC. Revisions may be subject to additional

fees. Many revisions can be approved over the counter,but others may need to go back through all or a portionof the plan check process, including review by Planningstaff for compliance with Zoning or previous Planningpermit approval conditions. Do not resume constructionuntil your revised plans are approved or you areotherwise cleared to do so by Building Inspection.

Information Notices andStop Work NoticesIf you deviate from your approved plans, undertakework that has not been approved, or construct in amanner contrary to County construction codes, youcould receive an Information Notice or a Stop WorkNotice. The notice will briefly explain the nature of theproblem and may instruct you as to how to proceed toresolve the matter. If you receive one of these notices,stop all work immediately and contact BuildingInspection to resolve the matter. Do not resume workuntil cleared to do so. Failure to comply could lead tolegal action against you.

Expiration of PermitsPermits do have a life time during which you mustcomplete the project. Expiration times differdepending on the type of permit that you haveobtained. Permits for single family dwellings are valid forone year and can be renewed for a second year. Permitswhich exceed this time limit will be required to bereinstated and can be subject to any change in zoningor building regulations which have occurred since theapplication and issuance of the permit.

Permits can also expire if inspections are not requestedand conducted every 180 days. Progress inspectionsmust demonstrate that substantial progress has beenmade since the last inspection.

Final ApprovalWhen your project is complete, it is importantthat you call for your final inspection fromBuilding Inspection. Your permit remainsopen until this is done. You may also receive a

Certificate of Occupancy at this time, certifying that thebuilding is complete and ready for occupancy. Once theproject is “finaled out,” your plans and permit file will bemicrofilmed and kept as a permanent record by theCounty, but you should maintain your own records ofyour project as well. Property owners are responsible toensure that all permits have been completed andfinalized.

Some Commonly Asked Questions & Answers

Building Inspection Questionsand Answers

1. What do I need to submit to get abuilding permit?

Different building projects have differentrequirements (for instance, a permit to build asingle-family home requires far more extensiveplans, fees, and inspections than a permit tore-roof a single-family home). The County hasinformational pamphlets detailing therequirements for virtually every kind of buildingproject. The best way for you to answer thisquestion is to review the pamphlet for theparticular project you have in mind. If thatdoesn't do it, call or ask the Building Inspectionstaff.

2. What are the requirements for plans?Must I have an architect prepare myplans?

When plans are required for a permit, they mustbe drawn to minimum scale on substantial paper.Please refer to our document PlanRequirements for further information. Yourdrawings must be legible and must be completeenough to describe accurately how you willaccomplish the proposed work.

For minor projects such as most decks, kitchenremodeling, bathroom remodeling, and evensome small additions, you do not need anarchitect. However, if you are unfamiliar withdrawing techniques, construction codes,symbols, or terminology, you should considerobtaining the services of a qualified draftsperson.For major projects, we encourage you toconsider hiring a licensed architect or engineer.

3. How much does a building permit cost?

Permit fees vary depending on the type ofpermit. A permit technician can provide you withan explanation of the fee schedule and, in manycases, an estimate of the fees for your project.

4. Why does it take so long to issue mypermit?

The length of time it takes to process a permitdepends on the type of permit you are applyingfor and your property's location. If your property

is within an area that is subject to certaindiscretionary planning permits, such as DesignReview, Coastal Development, or similarplanning permits, your processing time willincrease. The volume of permits in process andthe complexity of your project can also affectprocessing time. We review permits on afirst-come, first-served basis, but we speed up theprocess for minor projects, such as thosementioned in Question 2, by reviewing themseparately from the more complicated ones.

5. Why does my project requiregeotechnical review?

San Mateo County has a variety of geologicconditions ranging from expansive soils toseismic fault conditions. A geotechnical reviewcan identify potential problems and ensure thatyou have incorporated proper engineeringmeasures into your project design. In manycases, the State of California has mandated thatyou make specific measures a part of yourdesign. The purpose of this process is to helpyou to protect your property, your neighbors,and yourself from the physical and economicinjury that some geologic conditions can cause.

6. What does it mean when you say thatmy project exceeds 50 percent of thevalue of the structure?

If we determine that the value of your proposedwork exceeds 50 percent of the value of theexisting structure, our codes require that youbring the entire structure into compliance withcurrent codes. A handout is available, and apermit technician can provide you with furtherinformation about how we make this calculation.

7. How long is my building permit valid for?

Permits do have term limitations. Large projectssuch as new residences and additions are validfor one year and can be renewed for a secondyear without additional fees. Projects such asdeck, water heaters, electrical services andsimilar permits are valid for 180 days.

In addition to the term limits associated with apermit, you must also obtain a progressinspection at least every 180 calendar days. Thisinspection must be able to demonstratesubstantial progress in one or more of the major

Some Commonly Asked Questions & Answers 15


trades. If for any reason you are unable to have avalid progress inspection, you must request anextension “prior” to the expiration of your permit.All requests for extension must be submitted inwritten form and state the reason why you arerequesting the extension. Failure to obtain aninspection or an extension will result in theexpiration of your permit.

For further information regarding permit termlimits or expirations, please request copies of theappropriate San Mateo County Ordinance CodeSections.

8. How do I get copies of building recordsfor my property?

The County Assessor's office is the primary sourceof information about your property. Ask for acopy of the building permit history for yourparcel. This history is typically one or two pageswith dates of all building permits and generaldata about construction. The Assessor's officecan be reached at 650/363-4500.

For more detailed records - particularly forconstruction since 1982 -you may request aresearch of Building Inspection files from theDevelopment Review Center (DRC). Ask for thepamphlet “How to apply for a Research ofBuilding Inspection Records” and the Researchform. Please note that there is a fee associatedwith this work. Also from the DRC, you canobtain information about any Planning permitfiles on your property. Often these files arelengthy and you may not want to pay to havethe whole file reproduced. We recommend thatyou call the Zoning desk (650/363-1825) to findout if there are any records on your property; ifso, then arrange a time to come to the officeand view the files.

Planning Questions and Answers

1. How do I find my property lines?

This can be difficult, but we have severalsuggestions:

✔ We can provide you with a copy of theAssessor's map, which will show an outline ofwhat you own according to the dimensions onyour deed.

✔ In rural areas, or in other areas where there areno regular lot patterns, you may have to obtaina partial or full survey from a licensed land

surveyor or civil engineer.

✔ In urban areas, you may sometimes determinethe location of your front lot line once youknow the width of the right of way in front ofyour property (a staff member at the countercan help you to find out the width). Forexample, suppose the width of the right of wayis 50 feet. Your front property line will belocated approximately one half that distance,or 25 feet, from the middle of the right of way.

✔ Fence lines can be a good general indicator ofproperty lines, but they are not absolute guidesand should not be relied upon for drawingplans and determining setbacks.

If in doubt, hire a surveyor or civil engineer.Depending on the type of project you areproposing, you may need to obtain a full or partialboundary survey of your property for submittalwith a planning or building permit application.

2. I've been told that my house is on an“illegal parcel.” I've been living there foryears and paying taxes regularly. Howcan the property be illegal?

A legal parcel is one that (1) was created withthe approval of the County, or (2) did not requireCounty approval at the time it was created.Other parcels are considered “illegal,” and youmay not be allowed to develop the property untilthis problem is resolved. The County isauthorized to file a Notice of Violation with theCounty Recorder's Office, which will show up onany future title reports. You can apply to havethe parcel legalized, and the County will doeverything possible to help you to solve thisproblem, particularly if you are doing your bestto comply with the law. For more information,please read our pamphlet How to Legalize aParcel.

3. I want to build a fence. What restrictionsare there on height and similar matters?

Generally, in most R-1 Zoning Districts, yourfence may not be more than 4 feet high in thefront of your property or, in the case of a cornerlot, more than 4 feet high on any side facing thestreet. In addition, the first 20 feet (from the frontyard) on the side property line may not be morethan 4 feet high, or in the case of a corner lot,the first 10 feet along the rear property line fromthe street may not be more than 4 feet high. Itmay not be more than 6 feet high on the sides

16 Some Commonly Asked Questions & Answers


or rear. (Measured from the lowest adjacentnatural grade.) Exceptions are possible.

You do not need a building permit if the fencemeets zoning requirements and is wooden orcyclone. You do need a permit if it is made ofany other material-masonry or iron, for example.

For more detailed information, ask a DRC staffmember for a copy of our pamphlet How toApply for a Permit to Build a Fence or refer toSection 6412 of the San Mateo County ZoningRegulations.

4. Do I need a permit to trim or cut down atree?

Only if the tree is classified as a live SignificantTree or a Heritage Tree. A Significant Tree has atrunk circumference of 38 inches or moremeasured at 4-1/2 feet above the ground, exceptin the Emerald Lake Hills Design Review district,where trunk circumference is 19 inches or more.Heritage trees include all Santa Cruz Cypress andOregon White Oak, plus certain other treesdepending upon their size and location. Adetailed list of these, including their qualifyingsizes, is available at the Planning counter. Insome cases, you will need to submit a reportprepared by a licensed arborist that assesses thegeneral health of the tree(s). Where trees areproposed for removal due to proposeddevelopment, it is best to assess such removal atthe time such development plans are alsosubmitted.

5. Why can't planning permits be approvedin a few weeks? What takes so long?

There are a number of reasons. Differentplanning permits have different processrequirements. It's critical to remember thatwhenever a planner is assigned a permit he/shehas several other projects already in the queue ofpermits being processed. In most cases,surrounding property owners must be notifiedwith ample time to provide comments. Often,there are also internal referrals to solicitcomments from other County departments,including the local fire authority. Additionallypublic hearings may be required, which meansthat we need additional time to prepare staffreports, notify the public and schedule a hearing.Sometimes detailed environmental studies haveto be done. Occasionally after we approve apermit, a citizen files an appeal challenging ourdecision.

6. What do I need to do in order to have awell on my property?

You need a well construction permit. If you are inthe coastal zone and want to install a well, youmay also need a Coastal Development Permit(CDP). You can apply for the well constructionpermit at the Environmental Health ServicesDivision and for the CDP at Planning. In theCoastal Zone, the CDP (or a CDP exemption)must be approved before the EnvironmentalHealth Services Division can issue the welldrilling permit.

7. Do I need to go through the CoastalCommission to apply for a coastaldevelopment permit?

No. Coastal Development Permits are processedby the County, although certain CDPs approvedby the County may be appealed to the CoastalCommission.

Some Commonly Asked Questions & Answers 17


18 Glossary of Development Review Terms


Glossary of Development Review Terms

AbutTo physically touch or border upon, orto share a common property line.

AccessA way or means of approach to providephysical entrance to a property.

Accessory StructureA structure detached from a principalbuilding on the same lot and customar-ily incidental and subordinate to theprincipal building or use.

AdditionA structure added to the original struc-ture at some time after the completionof the original.

AmortizationA method of eliminating nonconforminguses by requiring the termination of thenonconforming use after a specified pe-riod of time.

ApplicantA person, group of persons, or organiza-tion submitting an application for devel-opment.

Application for DevelopmentThe application form, and all accompa-nying documents and exhibits requiredof an applicant by an approving author-ity for development review purposes.

Assessor's Parcel Number (APN)A nine-digit number (for example, 036-120-070) that identifies a property. Thefirst three digits identify the Assessor'sbook number that lists the property; thesecond three identify the block number;and the last three identify the parcelnumber. You can find the APN on yourtax bill, and you can also call the SanMateo County Assessor's Office(363-4500) for help in determining theAPN for a property.

BedroomA bedroom, or room designed for

sleeping purposes shall be a minimumof seventy (70) square feet and shall benot less than seven (7) feet in any direc-tion. A study, sewing room, sittingroom, office, den, or other similar roomshall be considered a bedroom or roomdesigned for sleeping purposes if it con-tains a closet, alcove, indentation, orwing wall which creates an area greater

than twelve (12) inches in depth.

Board of Building Permit Appeals(BBPA)A board established by the Board of Su-pervisors to hear appeals related tobuilding permit requirements, interpreta-tions, and investigation fees (does nothear zoning issues).

BuildingAny structure having a roof supportedby columns or walls and intended forthe shelter, housing, or enclosure of anyindividual, animal, process, equipment,goods, or materials of any kind or na-ture.

Building Envelope(1) The areas of a lot remaining after theminimum yard and open space require-ments of the zoning ordinance havebeen met.(2) The area within the exterior walls ofa structure.

Building PermitWritten permission issued by the Countyof San Mateo for the construction, re-pair, alteration, or addition to a struc-ture.

Building RegulationsBuilding Regulations are containedwithin the San Mateo County OrdinanceCode, Division VII, adopted by theBoard of Supervisors. This ordinancecontains the administrative regulationsgoverning construction within the unin-corporated areas of the County andadopts by reference the model codessuch as the Uniform Building, Plumbing,and Mechanical Codes, as well as theNational Electrical Code, Uniform Hous-ing Code, and Uniform Code for theAbatement of Dangerous Buildings.

Certificate of ComplianceA written statement, issued by theCounty upon request of a propertyowner or vendee, stating that a parcelof real property complies with the provi-sions of the Subdivision Map Act andthe County Subdivision Regulations. Aconditional certificate of compliancemay be issued subject to the fulfillmentof conditions necessary to bring theproperty into compliance with the Sub-division Map Act. A recorded final mapor parcel map constitutes a certificate of

compliance.

Certificate of Need for FarmLabor Housing(See Farm Labor Housing.)

Certificate of OccupancyA document issued by the County ofSan Mateo allowing a specific occu-pancy or use of a building and certifyingthat the structure or use has been con-structed or will be used in compliancewith all the applicable municipal codesand ordinances.

Coastal Development PermitA permit to develop property locatedwithin the coastal zone. Under provi-sions of the California Coastal Act of1976, anyone who develops propertywithin the coastal zone must have eithera coastal permit or an exemption ap-proved by the County.

Complete ApplicationAn application form completed as speci-fied by ordinance and the rules andregulations of the County of San Mateoand all accompanying documents re-quired for approval of the application.

Conditional UseA use permitted in a particular zoningdistrict at the discretion of the Countyupon showing that such a use in aspecified location will comply with allthe conditions and standards for the lo-cation or operation of such use, asspecified in a zoning ordinance, andthat the establishment, maintenance,and/or conducting of the use will not,under the circumstances of the particu-lar case, be detrimental to the publicwelfare or injurious to property or im-provements in the neighborhood.

Conditional Use PermitA permit issued by the Planning Com-mission or Zoning Hearing Officer stat-ing that the conditional use meets all ofthe conditions set forth in local ordi-nances and that the establishment,maintenance, and/or conducting of theuse will not, under the circumstances ofthe particular case, be detrimental tothe public welfare or injurious to prop-erty or improvements in the neighbor-hood.

Glossary of Development Review Terms 19


Daylight PlaneA daylight plane defines a three dimen-sional volume of space in which a build-ing may be constructed. Daylight planeshall be measured as a specified maxi-mum vertical distance from a specifiedpoint on existing grade to the topmostpoint of the wall where it intersects theroof immediately above and then in-ward at a specified angle until the maxi-mum building height is reached.

DedicationThe transfer of land or an interest inland by its owner to public ownership,for public use.

Demolition PermitA permit issued by the County before abuilding or structure, or a part thereof,may be destroyed.

DensityThe level of development permitted perunit of land area, usually expressed asthe number of dwelling units per acre.The General Plan and Zoning Regula-tions establish maximum developmentdensities for unincorporated areas of theCounty. In the rural areas of the CoastalZone which are zoned Planned Agricul-tural, Resource Management - CoastalZone, or Timberland Preserve - CoastalZone, the maximum density of develop-ment for nonagricultural uses is basedon water consumption as specified inPolicy 1.8 of the Local Coastal Program.

Design ReviewAn approval process in effect in specifiedareas that promotes quality architectureand site design, compatible with com-munity character and the physical set-ting, using the design standards of theapplicable design review district.

DevelopmentThe division of a parcel of land into twoor more parcels; the construction, recon-struction, conversion, structural alter-ation, relocation, or enlargement of anystructure; any mining, excavation, land-fill, or land disturbances, and any use orextension of the use of land. In thecoastal zone, this definition is expandedto include additional activities such as in-tensifying existing use of the land.

Development StandardsWhile often used loosely to refer to allrequirements in a zoning ordinance,usually the term is used to mean site de-sign regulations such as lot area, heightlimits, frontage, landscaping, yards, and

floor area ratio-as distinguished from userestrictions.

EasementA grant of one or more of the propertyrights by the property owner to and/orfor the use by the public, a corporation,or another person or entity.

Farm Labor Housing Certificateof NeedA document certifying that an applicanthas a valid commercial agricultural oper-ation and the amount of employeehousing requested is consistent with thesize of the operation. The certificatemust be approved by the County Agri-cultural Commission, Farm Advisor, FarmBureau, Environmental Health Division,and Planning Director.

FindingA determination or conclusion based onevidence presented to or prepared bythe decision maker in support of his de-cision.

General PlanThe County's blueprint for land use anddevelopment. It is often referred to asthe constitution for guiding local devel-opment in the community. Its purpose isto promote the orderly and balanceduse of all County resources.

Habitable (or Conditioned) SpaceThat area of a building that meets mini-mum building codes required to allowthe space to be habitated or lived in asstipulated by the Building Section. Ex-amples include that the ceiling is 7'-6"high and that some type of heating sys-tem is permanently built into the struc-ture.

KitchenAny room used, or intended, or de-signed to be used for cooking and pre-paring of food. Rooms which containappliances or equipment such as micro-wave ovens, gas or electric cook tops,gas or electric ovens, toaster ovens andsimilar appliances shall constitute aroom or area used, intended or desig-nated as a kitchen.

Local Coastal ProgramPolicies adopted by the County of SanMateo that govern the development ofland within the coastal zone.

LotA designated parcel or portion of landseparate from other parcels or portions

of land as established by a final, parcel,or record of survey map or by metesand bounds; intended to be sold,leased, or used separately from otherparcels.

Lot AreaThe total area within the lot lines of alot, excluding any street rights-of-way orroad easements.

Lot CoverageThat portion of the lot that is covered bybuildings and structures.

Lot FrontageIn the case of an interior lot, a line sepa-rating the lot from the street and, in thecase of a corner lot, a line separatingthe narrowest lot frontage of the lotfrom the street.

Lot Line AdjustmentA shift, rotation, or movement of an ex-isting line between two or more adja-cent parcels, where the land taken fromone parcel is added to an adjacent par-cel and where the adjustment does notresult in a greater number of parcelsthan originally existed.

Lot WidthThe mean horizontal distance betweenthe side lot lines of a lot measured atright angles to the depth; or the samedistance measured at a point midwaybetween the front and rear lot lines.

Metes and BoundsA method of describing the boundariesof land by directions and distances froma known point of reference.

MoratoriumThe legal authorized delay of new con-struction or development, upon a find-ing that it would adversely affect publichealth, safety, or welfare.

Nonconforming LotA lot whose area, dimensions, or loca-tion was lawful prior to the adoption, re-vision, or amendment of the zoningordinance, but which fails by reason ofsuch adoption, revision, or amendmentto conform to the present requirementsof the zoning district.

Nonconforming Structure orBuildingA structure or building whose size, di-mensions, or location was lawful priorto the adoption, revision, or amend-ment to a zoning ordinance, but which

20 Glossary of Development Review Terms


fails by reason of such adoption, revi-sion, or amendment to conform to thepresent requirements of the zoning dis-trict.

Nonconforming UseA use or activity which was lawful priorto the adoption, revision, or amend-ment of a zoning ordinance, but whichfails, by reason of such adoption, revi-sion, or amendment to conform to thepresent requirements of the zoning dis-trict.

Off-Street Parking SpaceA temporary storage area for a motorvehicle that is directly accessible to ac-cess on a lot, and which is not locatedon a dedicated or private streetright-of-way. Some spaces are requiredto be covered.

On-Street Parking SpaceA temporary storage area for a motorvehicle which is located on a dedicatedstreet right-of-way.

ParcelA contiguous land area in the posses-sion of, owned by, or recorded as theproperty of the same owner or owners.

PermitWritten governmental permission, is-sued by an authorized official, empow-ering the holder thereof to do some actnot forbidden by law but not allowedwithout such authorization.

Permitted UseAny use allowed in a zoning district andsubject to the restrictions applicable tothat zoning district.

PermitteeAny person to whom a permit is issued.

Plan, SketchA rough sketch map of a proposed sub-division or site plan, of sufficient accu-racy to be used for the purpose ofdiscussion and clarification.

Planned Unit Development(PUD)A large-scale development that fre-quently includes a mixture of residentialand nonresidential land uses. For exam-ple, within a PUD there may be homes,small commercial buildings appropriateto a predominantly residential area, andpublic or quasi-public facilities such asparks or golf courses. It is called a“Planned Unit Development” because

the entire PUD is planned and devel-oped at the same time, rather than be-ing developed lot by lot. Consequently,development standards are tailored spe-cifically for the site. Conversely, the pro-ject can only be constructed per theapproved development standards.

Planning CommissionA five-member commission appointedby the Board of Supervisors. Its duties in-clude advising the Board of Supervisorson the General Plan, zoning, and subdi-vision proposals and deciding on usepermits, variances, and other develop-ment permits.

Plot Plan(See Site Plan.)

Preapplication ConferenceDiscussions between developers andpublic employees, usually members ofthe planning and building staff, beforeformal submission of an application for apermit or for subdivision plan approval.

Private Parking SpaceOff-street parking spaces shall have anarea of not less than 171 square feet ex-clusive of access drives or aisles, andshall have a useable, unobstructedshape of not less than nine (9) feet inwidth, nineteen (19) feet in length andseven (7) feet in height. Note: SeeZoning Regulations for other require-ments.

Prohibited UseA use that is not permitted in a zoningdistrict. Most ordinances, including SanMateo County's, are permissive ordi-nances, and a use not specifically per-mitted is prohibited.

Public HearingA meeting announced and advertised inadvance and open to the public, withthe public given an opportunity to com-ment prior to a public decision beingrendered by a public body.

Public NoticeThe advertisement of a public hearing ina paper of general circulation in thearea and through other media sources,indicating the time, place, and nature ofthe public hearing.

RestrictionA limitation on property which may becreated in a property deed, lease, ormortgage through certain zoning orsubdivision regulations or as a condition

of approval of an application for devel-opment.

Restrictive CovenantA restriction on the use of land usuallyset forth in the deed.

ResubdivideThe further division of lots or the reloca-tion of lot lines of any lot or lots within asubdivision previously made and ap-proved or recorded according to law; orthe alteration of any streets or the estab-lishment of any new streets within anysuch subdivision, but not including con-veyances made so as to combine exist-ing lots by deed or other instrument.

Reverse Corner LotA corner lot, the rear of which abuts theside of another lot.

RezoneTo change the zoning classification ofparticular lots or parcels of land.

Right-of-Way(1) A strip of land acquired by reserva-tion, dedication, forced dedication, pre-scription, or condemnation andintended to be occupied or occupied bya road, crosswalk, railroad, electric trans-mission lines, oil or gas pipeline, waterline, sanitary storm sewer and othersimilar uses; (2) Generally, the right ofone to pass over the property of an-other.

Riparian Water RightsRights of a land owner to the surfacewater on or bordering his property, in-cluding the right to make use of suchwaters and to prevent diversion or mis-use of upstream water.

Rural AreaLands which are generally suitable forlower density/intensity land uses be-cause they meet one or more of the fol-lowing criteria: (1) used for agriculture,timber production, general open space,or as a watershed for public water sup-ply, (2) isolated subdivided areas andcommercial centers which are not adja-cent to incorporated areas, (3) dividedinto parcels 5 acres or more next to ur-ban unincorporated areas, and (4) sub-divided areas that use on-sitewastewater management systems whichare adjacent to but not surrounded byincorporated areas.

School Impact FeesFees imposed on developers by a school

Glossary of Development Review Terms 21


district to help pay for the costs to thecommunity of providing school facilities.

ScreeningA method of visually shielding, or ob-scuring nearby structures or uses byfencing, walls, berms, or denselyplanted vegetation.

Septic SystemAn underground system with a septictank used for the decomposition of do-mestic wastes.

Setback LineThat line that is the required minimumdistance from the street right-of-way lineor any other lot line that establishes thearea within which a structure or build-ing may be erected or placed. See alsoYard.

Site PlanA plan, to scale, showing uses and struc-tures proposed for a parcel of land as re-quired by development regulations. Itincludes lot lines, streets, building sites,reserved open space, buildings, majorlandscape features-both natural andman-made-and, depending on require-ments, the locations of proposed utilitylines and easements.

Soil Erosion and SedimentControl PlanA plan that indicates necessary landtreatment measures, including a sched-ule for installation which will effectivelyminimize soil erosion and sedimenta-tion.

Soil MapMap delineating soil types and that ispart of a Soil Conservation Service soilsurvey or other site specific study.

Solar Access RightA property owner's right to have sun-light shine on his land.

Spot ZoningRezoning of a lot or parcel of land tobenefit an owner for a use that is incom-patible with surrounding uses, ratherthan for the purpose or effect of further-ing the general plan.

Structural AlterationAny change in either the supportingmembers of a building, such as bearingwalls, columns, beams, and girders, orin the dimensions or configuration ofthe roof or exterior walls.

StructureA combination of materials to form aconstruction for use, occupancy, or or-namentation, whether installed on,above, or below the surface of land orwater.

SubdividerAny person having an interest in landthat is the subject of an application forsubdivision.

SubdivisionThe division of a lot, tract, or parcel ofland into two or more lots, tracts, par-cels, or other divisions of land for gift,sale, lease, or finance.

Subdivision, MajorNormally, a division of land that resultsin the creation of five or more parcels,five or more condominiums, a commu-nity apartment project containing five ormore parcels, or the conversion of adwelling to a stock cooperative contain-ing five or more dwelling units. Thereare certain exceptions, which are de-fined in Section 783 of the Civil Code.

Subdivision, MinorNormally, a division of land that resultsin the creation of four or fewer parcels,four or fewer condominiums, a commu-nity apartment project containing fouror fewer parcels, the conversion of adwelling to a stock cooperative contain-ing four or fewer dwelling units, andcertain other divisions, which are de-fined in Section 783 of the Civil Code.

SurveyA map, prepared by either a licensedsurveyor or civil engineer, confirming allor a portion of a property's boundariesand/or topography.

Unincorporated AreaAny land in San Mateo County that isnot part of an incorporated city.

Urban AreaThose lands suitable for urban develop-ment because the area is either (1) de-veloped, (2) subdivided and zoned fordevelopment at densities greater thanone dwelling unit/five acres, (3) servedby sewer and water utilities, and/or (4)designated as an affordable housing sitein the Housing Component.

UseThe purpose or activity for which landor buildings are designed, arranged, orintended, or for which land or buildings

are occupied or maintained.

Vacancy RateThe number of uninhabited dwellingunits that are available and suitable foroccupancy, expressed as a ratio to thetotal number of housing units.

VarianceA variance allows, under special circum-stances, development to vary from therequirements of the Zoning Regulationswhen strict enforcement would (1)make it difficult to develop a parcel, (2)cause unnecessary hardships to thelandowner, or (3) result in inconsisten-cies with the general purposes of theZoning Regulations.

YardAn open space that lies between theprincipal or accessory building or build-ings and the nearest lot line. Such yardis unoccupied and unobstructed fromthe ground upward, except as may bespecifically provided in the zoning ordi-nance. See also Setback Line.

ZoneA specifically delineated area or districtin a municipality, within which regula-tions and requirements uniformly gov-ern the use, placement, spacing, andsize of land and buildings.

ZoningThe dividing of a municipality or unin-corporated area into districts, and theestablishment of regulations governingthe use, placement, spacing, and size ofland and buildings.

Zoning AdministratorThe Community Development Director,who may appoint a Zoning Hearing Of-ficer to act on his or her behalf. TheZoning Administrator is empowered tohear and decide on certain specifiedplanning matters such as subdivisions,use permits, and variances.

Zoning Hearing OfficerA County official empowered to hearand decide on certain specified plan-ning matters, such as coastal develop-ment permits, variances, use permits,and minor subdivisions.

Zoning MapThe map or maps which are a part ofthe zoning ordinance and delineate theboundaries of zoning districts.

Green Building Ordinance

22 Green Building Ordinance


IntroductionIn March of 2008 the San Mateo CountyBoard of Supervisors adopted the GreenBuilding Ordinance, which theyamended again in November 2008. Acopy of this ordinance is available onthe Planning and Building Departmentweb site. The purpose of the GreenBuilding Program is to enhance publichealth and welfare by encouraginggreen building measures in the designand maintenance of buildings withinthe unincorporated areas of San MateoCounty. The types of projects that are re-quired to conform to this ordinance are50/75% additions and remodels, newsingle family residences and new com-mercial buildings 3000 sq feet orgreater. The County requires that thesetypes of projects obtain a minimum of50 Green Points from the "Build ItGreen" checklist or obtain "LEED" certifi-cation. Certain incentives are availablefor projects that exceed the minimum re-quirements and these are detailedwithin the ordinance. The Greet PointChecklist must be submitted at the timeof application for a Building Permit andthe checklist may be found atwww.builditgreen.org or

. An independent thirdparty rater will provide verification ofachievement of the number of greenpoints or LEED certification.

Section 1401. PurposeThe purpose of the County Green Build-ing Program is to enhance public healthand welfare by encouraging greenbuilding measures in the design, con-struction, and maintenance of buildings.The green building practices referencedin this Chapter are intended to achievethe following goals.

a. To encourage the conservation ofnatural resources;

b. To reduce waste in landfills generatedby construction projects;

c. To increase energy efficiency and lowerenergy usage;

d. To reduce the operating andmaintenance cost for buildings, and

e. To promote a healthier environment.

Section 1402. Definitions.For purposed of this Chapter, the follow-ing terms shall have the meanings setforth below:

a. "50% remodel" means any additions,alterations, or repair within any12-month period that exceeds 50% ofthe value of the existing building orstructure.

b. "Build It Green" means the non-profitorganization that publishes the NewHome Construction Green BuildingGuidelines, the Multi-Family GreenBuilding Guidelines (Part 1 and 2),Home Remodeling Green BuildingGuidelines, the Single-FamilyGreenPoint Rated Checklist, theGreenPoint Rated Existing HomeChecklist and the Multi-FamilyGreenPoint Rated Checklist, and anysuccedssor entity that assumesresponsibility for the programs andoperation of Build It GreenTM.

c. "Commercial and industrial project"means any new construction of aretail, office, industrial, warehouse, orservice building, or portion, which isnot a residential project.

d. "Dwelling, single-family" means abuilding containing exclusively a singledwelling unit and built to thespecifications of the California BuildingCode (CBC), California Electrical Code(CEC), California Mechanical Code(CMC), California Plumbing Code(CPC), and California Energy Code; ora mobile home containing exclusivelya single dwelling unit, built to theFederal Department of Housing andUrban Development (HUD)Construction Standards, on apermanent foundation system,pursuant to Section 18551 of theHealth and Safety Code.

e. "Green building" means a wholesystems approach to the design,construction, location and operation ofbuildings and structures that helps tomitigate the environmental, economic,and social impacts of construction,demolition, and renovation. Greenbuilding practices recognize therelationship between the natural andbuilt environments and seek tominimize the use of energy, water, andother natural resources and promote ahealthy, productive indoorenvironment.

f. "GreenPoint Rated (GPR)" means theversion of the applicable GreenPointRated Checklist approved by Built ItGreenTM, in effect at the time ofproject application for County buildingpermit.

g. "GreenPoints" means credits assigned

under the applicable GreenPoint RatedChecklist for a covered project.

h. "LEED® certification" means havingaccrued the minimum number ofpoints to merit a "certified" rating onthe appropriate Leadership in Energyand Environmental Design (LEED®)Rating System Checklist.

i. "LEED® rating system" means theapplicable version of the Leadership inEnergy and Environmental ("LEED®)rating system, approved by the U.S.Green Building Council (USGBC), ineffect at the time of project applicationfor County building permit.

j. "Low-rise multi-family residential"means a building or portion thereof, ora group of buildings, containing threeor more dwelling units, includingapartment houses, apartment hotelsand flats, but not including touristcourts, of three stories or less.

k. "Two-family dwelling" means abuilding containing exclusively twodwelling units.

l. "USGBC" means the United StatesGreen Building Council.

m. "Working days" means Mondaythrough Friday, excluding Countyholidays.

Section 1403. Standards forCompliance for ResidentialProjects.Approval of any building permit for anew construction or a 50% or greaterremodel of a single-family dwelling, atwo-family dwelling, or a low-risemulti-family residential project shall notbe granted unless the applicant submitsa checklist demonstrating that the pro-ject receives:

a. 50 GreenPoints or higher on theappropriate GreenPoint RatedChecklist, including the minimumnumber of points per category andmeeting the prerequisites applicableon the appropriate GreenPoint RatedChecklist, or

b. LEED® certification.

Section 1404. ExpeditedPermit Processing forResidential Projects.Expedited building permit processingwill be available for new construction ora 50% or greater remodel of a sin-gle-family dwelling, two-family dwelling,

Green Building Ordinance 23


or a low-rise multi-family residential pro-ject as follows:

a. For projects GreenPoint Rated at 75points or higher or LEED® for Homescertified, comments on the first roundof building permit applications will beprovided from all County departmentswithin 30 days of submittal.

b. For projects GreenPoint Rated at 100points or LEED® for Homes certified,an additional benefit of guaranteedbuilding inspections within twoworking days of a request forinspection will be provided.

Section 1405. Standards forCompliance for Commercialand Industrial Projects.Approval of any building permits forcommercial or industrial construction ofa new building(s) greater than 3,000 sq.ft., including additions of 3,000 sq.ft. orgreater to an existing building, shall notbe granted unless the applicant submitsa checklist demonstrating that the pro-ject receives LEED® certification.

Section 1406. ExpeditedPermit Processing forCommercial and IndustrialProjects.Expedited building permit processingwill be available for commercial or in-dustrial construction of a new build-ing(s) greater than 3,000 sq.ft.,including additions of 3,000 sq.ft. orgreater to an existing building, as fol-lows:

a. For projects LEED® certified, commentson the first round of building permitapplications will be provided from allCounty departments within 30 days ofsubmittal.

b. For projects LEED® "Silver" certified, anadditional benefit of guaranteedbuilding inspections within twoworking days of a request forinspection will be provided.

Section 1407. FinalCertification.Completed certificate(s) from Build ItGreenTM or USGBC must be submitted tothe Building Inspection Section prior toa final building permit inspection for anyproject complying with this Chapter. Ifthe Building Inspection Section does notreceive a completed certificate(s) verify-ing the score on the GreenPoints Check-list submitted at time of application andindicated on the approved set of build-

ing plans (i.e., 50 points, 75 points, or100 points) or higher or LEED® forHomes certification has been achieved,the project shall be brought into compli-ance. If a completed certificate(s) fromBuild It GreenTM or USGBC is not submit-ted prior to a final building permit in-spection, temporary occupancy and afinancial security will be required as indi-cated in the following paragraph.

Temporary Occupancy may only begranted by the Building Inspection Sec-tion upon conformance with Section9067 (Temporary Certificate) of theCounty Ordinance Code (Building Regu-lations), including provision of a finan-cial security in the form of a Certificateof Deposit Surety payable to the Countyof San Mateo in the amount of fivethousand dollars ($5,000) to guaranteecompliance.

Section 1408. Appeal.Any decision or determination by theBuilding Inspection Section under thisChapter may be appealed by the appli-cant or any interested person to theBuilding Inspection Manager, at no costto the applicant.

Any decision or determination by theBuilding Inspection Manager under thisChapter may be appealed by the appli-cant or any interested person to theBoard of Building Permit Appeals, in ac-cordance with Chapter 7 of this Divi-sion, except that no appeals fee will becharged. Notice of such appeal must befilled with the Building Inspection Sec-tion not more than ten days after thedate on which the final decision or de-termination that is the subject of the ap-peal and shall the alleged error orreason for the appeal.

Added information can be obtained bycalling Build It Green:

24 Reference Section


Universal DesignRecommendations forAccessibilityFrom the San Mateo CountyCommission on Aging andCommission on Disabilities

UNIVERSAL DESIGN: The design ofproducts and environments to beusable by all people to the greatestextent possible, without the need foradaptation or specialized design.

In addition to the U.S. Fair HousingAmendments Act of 1988 and Subse-quent Amendments and the CaliforniaDisabled Access Regulations, The SanMateo County Commission on Agingand Commission on Disabilities recom-mends the following:

Entrance and Exterior✔ Paths and walkways to be fully and

adequately illuminated

✔ Main entrance designed with a vanaccessible, safe, weather protecteddrop-off/pick-up area

✔ Intercom system at entrance andwithin the units should allow foramplification and be at an accessibleheight

✔ Lever switches to control entry/exitlighting should be installed at theexterior of units, next to doorways(photo, timed or motion sensorcontrolled lighting excepted)

✔ Illuminated doorbell button, installedat a height of no more than 48"

✔ All door handles should be lever type(power assisted doors excepted)

Community Space✔ Multiple story buildings should have a

centrally located elevator withaccessible control panel and anaccessible communication device foremergencies

✔ Accessible mailboxes near a waitingarea

✔ Laundry rooms should be located in aneasily accessible area. They shouldinclude adequate lighting, foldingtables, front-loading washers anddryers with easy to reach controls andaccessible vending machines

✔ Laundry rooms and mailboxes shouldbe located in every residential building

✔ Trash shoot (located on each floor) atan accessible height and with an easypull weight (dumpster lids are tooheavy). If there is a trash room, itshould be conveniently located

✔ Smoke detector, carbon monoxidedetector, security systems, etc. shouldhave strobe and horn for hearing andvisually impaired

✔ Work counter tops, literature racks andbulletin boards should be at anaccessible height

✔ If there are swimming pools and spasthey should be accessible

✔ Common area tables should not belimited to permanent seatingattachments

Unit Interior✔ Adequate lighting

✔ Easy to operate windows. Doublepane. Prefer side-to-side operating

✔ Sufficient, accessible storage with rodsand shelving that are adjustablewithout the use of tools

✔ Smoke detector, carbon monoxidedetector, security systems, etc. shouldhave strobe and horn for hearing andvisually impaired

✔ Phone or emergency button should belocated in the living area, bedroomsand bathrooms

✔ Intercom systems that allow foramplification and located at anaccessible height

✔ Light switches should be touch orrocker type

✔ If there is an unit laundry facility itshould be large enough toaccommodate accessible machines

(stacking units are not accessible)

Kitchen✔ Kitchen cabinets installed below

counter tops should be designed withpull out drawers or other devices tobring items within easy reach. Doorsshould be sliding or pocket style

✔ Easy to use cabinet knobs

✔ Counter tops should be made of aneasy to clean material and should be acolor that shows dirt

✔ Stove controls should be easy to useand safely located

✔ All control switches should be easilyaccessible (lighting, garbage disposal,vent hood

✔ Prefer side-by-side refrigerator/freezer

Bathroom✔ There should be a source of heat in the

bathroom

✔ Bathroom vanity cabinets and cabinetsinstalled below counter tops should bedesigned with pull out drawers orother devices to bring items withineasy reach. Doors should be sliding orpocket style

✔ Shower faucets should have automatictemperature control to avoid scalding.

✔ There should be a stall shower that isequipped with a hand held showerattachment.

✔ Stall showers should have a permanentseat (easy to operate, fold up seat ispreferable)

Quality of Life✔ Located near public transportation and

shopping

✔ Create an accessible space forgardening

✔ Accessible exercise room withmachines bolted to the floor

✔ Indoor and outdoor sitting areasspread out around the site

Reference Section



Section/Agency Telephone Mailing Address Responsibilities

Director (650) 363-4161

Mail Drop PLN122County Government Center455 County CenterRedwood City, CA 94063

Overall Coordination Of Development Review Process

CurrentPlanning

(650) 363-1825


Zoning & Subdivision InfoPre-application ReviewsAgricultural ContractsArchitectural ReviewCoastal Development PermitsCode ComplianceDesign ReviewGrading PermitsGeneral Plan AmendmentsLot Line Adjustments

Parking ExceptionsRezoningsSecond UnitsStable And Kennel PermitsStreet NamingSubdivision & Parcel MapsTree Cutting PermitsUse PermitsVariances

BuildingInspection

(650) 599-7311


Building Code InformationBuilding permitsElectrical PermitsPlumbing PermitsMechanical Permits

Building InspectionsHousing InspectionsBuilding Code EnforcementStreet AddressingBoard of Building Permit Appeals

Public Works (650) 363-1852

Mail Drop DPW123County Government Center455 County CenterRedwood City, CA 94063

Public Works InformationRoad ImprovementsRoad StandardsDrivewaysStreet Encroachment Permits

Street Closing PermitsStorm Drainage ImprovementsSewer ImprovementsWater LinesUnderground Utilities

Geotechnical(650) 599-7311

(650) 363-1838

Mail Drop DPW123County Government Center455 County CenterRedwood City, Ca 94063

Geotechnical InformationGeotechnical/Soil Report ReviewsAlquist-priolo Spec. Studies Zones

EnvironmentalHealth

(650) 372-6200

Mail Drop EHS1262000 Alameda de las Pulgas,Suite 100, San Mateo, CA94403

Water Well PermitsOn-site Sewage DisposalSeptic System PermitsNoise ControlRestaurant Permits

Geotechnical Drilling Permits

FireDepartments

Contact the departmentthat provides fire

suppression services foryour property.

Contact the department thatprovides fire suppressionservices for your property.

Fire Prevention and Suppression Requirements in New Construction

Water Suppliers Contact your watersupplier. Contact your water supplier. Water System Connection Permits & Requirements

WastewaterTreatment

Contact your sewerdistrict. Contact your Sewer District. Sewer System Connection Permits & Requirements

Gas & ElectricService

Contact PG&E. Contact PG&E. Gas & electric system connection requirements (also check with publicworks, planning, and building inspection)

Telephone Contact AT&T. Contact AT&T. Telephone system connection requirements (also checkwith public works & planning)

DRC Sections and Affiliated AgenciesOur email address is INTERNET:[email protected]

Our website address is http://www.co.sanmateo.ca.us/planning

Reference Section 26


Project Planning Public Works

Geotechnical

Environmental Health

Office

Field

Planning & Building Department

DirectorCommunity Development

Building Inspection Section

Building Inspection ManagerBuilding Inspection Assistant Manager

Project Planners

Advisory Staff

Other Department Staffsat the DRC

Senior Engineer

Consulting GeologistAssociate Engineer

Land Use Specialist

Current Planning

Senior Planners

Building Counter TechniciansPlan Check Engineers

Field Inspectors

Design Review Officers

Usr-org.cdr

Development ReviewCenter Organization

Underground Parking

all day $1.50

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Veterans Blvd.

Bayshore Freeway 101North to San Francisco South to San Jose

Whipple Ave.

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Department ofMotor Vehicles

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Redwood CityCity Hall

Redwood CityMain Library

Socia l Security Office a n dSMC Prob a tion Pre tria l Se rvice s601 Allerton St.

3

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Bren d a n P.Ma g u ireCorrection a l Fa cility330 Bradford St.

5

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1 2Individual's

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Planning& Zoning

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BuildingInspection

PublicWorks

Zoning CodeCompliance

&Violations

CodeComplianceOfficers

363-4825

Receptionist(3 lines)

Assoc.Engineer363-1852

General

363-1825

1 2 3 4 5 6

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1 2

306-8415

AutomatedInspectionScheduling

System

(4 lines)

363-4161

WEBSITE Address:

http:\\www.co.sanmateo.ca.us/planning

Email Address:

[email protected]

Building SectionReceptionist(3 lines)

or direct line:599-7311

SeniorCivil Engineer599-1414

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EnvironmentalInformationForm

TentativeMap

DensityAnalysisCertification

Ag.LandMgmt.Plan

GradingPlans

GeotechnicalReportErosion/SedimentControl

DustControlPlan

PermanentStormWaterControls

SupportingStatements

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SitePlans

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San Mateo County Planning and Building Department

Request for Information or ReviewName: _______________________________________________________ Date: _________________

Address: _____________________________________ City:_____________________Zip: _________

Telephone: __________________________________________________________________________

Address of Subject Property:

APN(s): _____________________________________________________________________________

Please describe the information you seek as clearly and completely as possible. Attach anydocuments which you believe will be helpful. A planner will be assigned to investigate your inquiryand respond to you. Please note that as of December 7, 2009, all research time in excess of 1

2 houris charged; the current rate is $100.00 per hour.

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

STAFF USE ONLY

Received by: _______________________________________________ Date: __________________

Referred to: ________________________________________________ Date: __________________

Time/Cost estimate if over 1.5 hours: ________________________________________________

Inquirer contacted by: ______________________________________ Date: __________________

Research fee paid: __________________________________________________________________

Reference Section 30

Property/Project Information SheetOne important way to make your approval process easier is for you to have certain information about yourproject organized and available. Please use this sheet to record information that you will need in connection withdesigning your project and filing your permit application. Remember that files are your notes and are not bindingon the County.

The DRC has over 100 publications describing the process and requirements for permits. Please be sure to readthose that apply to your project.

Property's Street Address: _______________________________________________________________

Assessors's Parcel Number (see your property tax bill): ____________ - __________ - __________


San Mateo County Planning and Building Department

Planning/Zoning Permits

Zoning of your property: __________________________

Permits/approval you will need:

________________________________________________

________________________________________________

________________________________________________

________________________________________________

________________________________________________

________________________________________________

Supporting materials to submit with your application:

________________________________________________

________________________________________________

________________________________________________

Fees:

________________________________________________

________________________________________________

Planner assigned to your project (DRC will provide):

________________________________________________

File number assigned to your project (DRC willprovide):_________________________________________________

Building Permits

Permits/approval you will need:

Building �

Plumbing �

Electrical �

Mechanical �

_______________ �

Supporting materials to submit with your application:

Plot Plan �

Construction details �

Floor Plans �

Elevations �

_______________ �

_______________ �

Fees:

Filing �

Building �

Plumbing �

Electrical �

Mechanical �

Microfilm �

Plan Check �

_______________ �

Phone Numbers

Current Planning: 363-1825Building Permits: 599-7311Building Inspection: 599-7311Geotechnical: 363-1838Public Works 363-1852Environmental Health: 372-6200

email address: [email protected]

Miscellaneous

Notes/Appointments:

____________________________________________________________________________________________________________________________________________________________________________________________________

L:\vpdata\userguidevp8.vp rev rp 8/30/10

Document Number 11012

Documents

San Mateo County Planning and Building Department A User's