Single-Family Objective Design and Development Standards Part 2
The City of Foster City’s Planning Division is continuing work on adding objective design and development standards (ODDS) to the Municipal Code. In 2025, outreach was completed for Citywide ODDS for R-1 and R-2 properties – these efforts culminated in modifications and updated processes to Architectural Review (Chapter 17.58 of Title 17), and a new chapter in the Municipal Code’s Zoning Ordinance (Title 17) – Chapter 17.15 – including identifiable objective standards for new dwellings and modifications to existing dwellings. The ODDS Ordinance was adopted on December 15, 2025 by City Council and went into effect on February 19, 2026. Certain development standards were deferred for future review to analyze more unique conditions, such as waterfront properties, properties in HOAs, and Eichler homes. Modifications to fence and wall review process in Chapter 17.52 are also proposed in this workplan.
Waterfront focus areas include setbacks from the bulkhead/riprap, lot coverage, decks and patios, boat docks, windscreens, projections into yards, views, massing, and fences.
Intent and Purpose: Waterfront ODDS will help streamline review by reducing/eliminating subjective language from current design guidelines. ODDS will be clear and located in one place.
Disclaimer: The proposed ODDS are for Single-Family Residences in the R-1 and R-2 Zoning Districts. Check your zoning district to see if your property is affected.
Per the Study Session meeting held at Planning Commission on April 23, 2026, the proposed Workplan for addressing ODDS on waterfront properties is as follows:
Waterfront Properties - Review/revise/move existing policies and regulations to Title 17
Incorporate standards from existing waterfront policies (3)
Review/amend various Chapters of Title 17, including the new ODDS Chapter 17.15
Survey waterfront property owners
WORKPLAN SNAPSHOT
TABLE 1: List of FCMC Chapters and Policies pertaining to Waterfront Properties | ||
FCMC Chapter/ Foster City Policy | Existing Content | Proposed Action Details |
FOSTER CITY MUNICIPAL CODE CHAPTERS | ||
17.04 Definitions | Definition of waterfront property | Amend/add definitions |
17.12 R-1 Single-Family Residence District | Setbacks, coverage, height limits | Amend section 17.12.040 (setbacks, coverage, height) |
17.14 R-2 Two-Family Residence District | Setbacks, coverage, height limits | Amend Section 17.14.040 (setbacks, coverage, height) |
17.15 Single-Family and Two-Family Objective Design and Development Standards | ODDS for single-family and two-family homes has some objective standards that apply specifically to waterfront properties (that were retained in the code when some chapters were removed, to be revisited as part of a review of all waterfront standards), including:
| Add or amend standards specific to waterfront properties |
17.44 Review of Waterfront Property | Lists seven (7) subjective “considerations” to be used in the review of any use permit for waterfront property. | Rescind. Add relevant portion(s) to Chapter 17.15 |
17.52 Fences, walls and hedges | Includes regulations for fences, walls and hedges on waterfront and non-waterfront properties. | Rescind. Add relevant portion(s) to Chapter 17.15 |
17.58 Architectural Control and Supervision | Lists improvements on waterfront properties that are exempt, subject to Community Development Director review, or subject to Planning Commission review. | Amend language related to waterfront properties and required review |
17.64 Vehicle and Recreational Vehicle Storage | Limits some storage on some areas of a waterfront property and addresses boat storage. | Add relevant portions to 17.15 or a cross reference in 17.15 |
CITYWIDE WATERFRONT POLICIES | ||
Contains design criteria for the size of boat docks on narrow and wide water lagoon areas. | Rescind. Add to new Chapter 17.15 | |
Includes setback requirements from bulkheads or rip rap that are based on the original design specifications. The policy also includes attached Public Works Department Standard Details and Specifications for lagoon walls from 1972. | Rescind. Add to new Chapter 17.15 and/or reference Standard Details and Specifications | |
Includes a policy to require a “mock-up” of additions that could have a potential visual or solar impacts. | Rescind. Determine whether mock-up should be required if City is using ODDS; if so, add to new Chapter 17.15 | |
Want more information?
For more details of what was discussed at Planning Commission Study session and what will be involved in the waterfront workplan, use the drop down menu on the topic of interest.
1. Review/revise/move existing policies and regulations to Title 17
There are three existing Citywide policies related to Waterfront Properties:
| Existing Policy | Existing Content | Proposed Action |
| Policy P-1-90 : Boat Docks Policy | Contains design criteria for the size of boat docks on narrow and wide water lagoon areas. | Rescind Policy; add to new Chapter 17.15. |
| Policy No. 92-2001: Waterfront Setbacks | Includes setback requirements from bulkheads or rip rap that are based on the original design specifications. The policy also includes attached Public Works Dept. Standard Details and Specifications for lagoon walls from 1972. | Rescind Policy; add setbacks to new Chapter 17.15; archive the Standard Details and Specifications along with other Public Works Standard Details. |
| Policy No. 1-2000 | Includes a policy to require a "mock-up" of additions that could have a potential visual or solar impact. | Rescind Policy; determine whether mock-up should be required if City is using ODDS. If so, add to new Chapter 17.15 or submittal requirements. |
- Policy P-1-90 is regarding Boat Docks, including the design drivers for the size of boat docks on narrow and wide water lagoon areas.
Staff proposes to rescind this policy and add the relevant standards to Chapter 17.15. - Policy 92-001 is regarding waterfront development setbacks, including the setback requirements from bulkheads and rip rap based on the original (seawall) design specifications. The policy also includes Public Works Standard Details and Specifications for lagoon walls from 1972.
Staff proposes to rescind the policy, incorporate the relevant standards into Chapter 17.15 and archive the Standard Details and Specifications. - Policy 1-2000 includes requirements for a “mock-up” of additions that could have potential visual or solar impacts.
Staff proposes to rescind the policy and if mock-ups are required, incorporate that into Chapter 17.15 or submittal requirements.
2. Review/amend various Chapters of Title 17, including the new ODDS Chapter 17.15
Title 17 (Zoning Ordinance) includes a comprehensive list of definitions for terms and key words used throughout the Zoning Ordinance. Staff will add/clarify definitions in Chapter 17.04 (Definitions), including:
- Waterfront property. The current definition of waterfront property reads as follows:
"Waterfront property means property which is contiguous to any body of water, including the San Francisco Bay, Belmont Slough, or any lagoon within the City of Foster City or the City of San Mateo (Marina Lagoon). Property shall be considered contiguous if it is separated from the body of water by roads, streets, utility easements, public access easements, public parks, privately owned common open space, or similar properties as determined by the planning director, but is within one hundred feet of said body of water."
Staff will be evaluating whether properties separated by streets from the water should continue to be considered waterfront properties and the impact of updating the definition. - Bulkhead. Because waterfront standards include new terms, these will need to be added to the Definitions chapter.
Staff will add the definition for bulkhead to the Definitions chapter in the Code. - Riprap. Because waterfront standards include new terms, these will need to be added to the Definitions chapter.
Staff will add the definition for riprap to the Definitions chapter in the Code.
Staff will add relevant waterfront development setbacks and also review 50% lot coverage limitation in Section 17.12.040 and determine if lot coverage calculation for waterfront properties should be based on land area only or the entire lot, including area in lagoon/water.
The following standards pertaining to area, bulk, yard and height regulations are currently applicable to all properties in R-1 District:
Some considerations include:
- Building Massing (View Protection). How large or bulky does the proposed addition appear from the water? How are neighboring views impacted?
- Review of waterfront properties already at 50% max land lot coverage. Are waterfront properties limited in adding structures or additions to the rear yard because of the established max lot coverage?
- Lot depth. Are waterfront properties limited in adding structures or additions due to the existing land lot depth?
- Same analysis will be done for R-2 properties.
Existing Text in Section 17.15.010 of Title 17 in the Municipal Code:
Staff is proposing to expand Section 17.15.010 Intent and purpose to include the intent of waterfront regulations. This could read as follows:
"Address the special considerations related to waterfront properties necessary to preserve the safety and integrity of the lagoon edge and protect views of the lagoons and waterways."
This chapter includes considerations for the review of waterfront properties and currently applies to all waterfront properties, including residential and commercial properties.
Staff will incorporate any applicable residential guidelines in Chapter 17.44 into Chapter 17.15 as standards to ensure all standards are in one section (other sections to be referenced as needed).
Fences, walls, and hedges are currently regulated by the standards included in Chapter 17.52.
Staff will clarify that fences, walls and hedges are permitted in front yards of all corner and non-corner residential lots if certain conditions are met and specify that gates to a front courtyard would be subject to regulations for front yard fences.
This chapter establishes procedures and criteria for review of proposed structures, buildings and improvements to real property and modifications to such to meet certain objectives. This chapter also includes the criteria for Architectural Review, review procedures and reviewing authority.
Staff will amend sections that apply to waterfront properties as needed to align with other revisions to Code chapters/sections.
Some considerations include:
- Re-evaluate Planning Commission’s review authority for additions visible from waterfront. Under the current Code, for waterfront properties, room additions on the second floor or additions on the ground floor that are more than 400 square feet or are visible from the waterfront require Planning Commission review. This language may inadvertently lead to all rear waterfront property additions to be subject to Planning Commission review/hearing.
- Should the Director expand their review authority (i.e. additions with greater square footage)?
This chapter includes regulations related to the storage of vehicle and recreational vehicle storage.
Regulations/guidelines for waterfront properties will be converted to standards, as appropriate, and incorporated into Chapter 17.15.
Waterfront Workplan Timeline
If you have any questions or comments, please email planning@fostercity.org or Maira Blanco, Senior Planner, Mblanco@fostercity.org.
