CITY OF SAN MATEO
City Council Special Meeting
July 20, 2026
5:30 PM
City Hall Council Chamber
Entrance is on O’Farrell Street
COUNCIL MEMBERS
Adam Loraine
Nicole Fernandez
Danielle Cwirko-Godycki
Lisa Diaz Nash
Robert Newsom Jr.
AGENDA
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July 20, 2025
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CALL TO ORDER
Roll Call
CLOSED SESSION
The public will have an opportunity to comment before the consideration of these items. Following the meeting a report of action from Closed Session will be provided if required.
1. Conference with Labor Negotiators (Government Code Section 54957.6) City designated representatives: Aracelia Esparza, Gizelle Huynh, Paniz Amirnasiri, Stacey Cue- IEDA Consultant Employee organization: San Mateo Safety Management Association (SMSMA)
2. Conference with Labor Negotiators (Government Code Section 54957.6) City designated representatives: Aracelia Esparza, Gizelle Huynh, Paniz Amirnasiri, and Stacey Cue- IEDA Consultant
Employee organization: Service Employees International Union (SEIU)
PUBLIC HEARING
City Council action on the following public hearing(s) represents a final decision concluding all administrative proceedings. Judicial review may be had only if a petition is filed with the Court not later than the 90th day following the date the decision is made.
Judicial review of environmental determinations may be subject to a time period for litigation as short as 30 days following the date the decision is made.
3. High-Density Mixed-Use and Multi-Family Districts, and Zoning Code Updates — Ordinance Introduction Introduce an Ordinance to make various amendments to Title 27 “Zoning” of the San Mateo Municipal Code to establish four new high density zoning districts consistent with General Plan 2040 and make minor revisions to various sections to ensure clear and effective implementation of the code.
CEQA: The proposed Ordinance is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 21080.17 of the Public Resources Code and Section 15183 of the CEQA Guidelines. CEQA Guidelines Section 15183 provides a statutory exemption for projects that are consistent with a
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previously adopted General Plan, Community Plan, or Zoning ordinance for which an Environmental Impact Report (EIR) was certified. The General Plan 2040 and Climate Plan Update Final EIR, finalized in January 2024, evaluated development impacts associated with approximately 19,764 residential units and 3,186,000 square feet of nonresidential floor area. The proposed Zoning Code amendments are intended to facilitate development capacity consistent with the General Plan and would support the development of additional residential units and nonresidential floor area within the growth assumptions already analyzed in the EIR.
ADJOURNMENT
----------------------------------------------------------------------------------------------------------------------------- AGENDAS:
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INTERPRETACIÓN AL ESPAÑOL
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Si necesita interpretación del inglés al español o del español al inglés para sus comunicaciones al Concejo de la Ciudad, comuníquese con el Departmento del Secretario Municipal al (650) 522-7040 o por correo electrónico a [email protected]. Por favor, avísenos con al menos 48 horas de anticipación para que la ciudad pueda hacer los arreglos necesarios.
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CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 3 Section Name: PUBLIC HEARING Account Number: File ID: 26-11421 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: July 20, 2026
SUBJECT: High-Density Mixed-Use and Multi-Family Districts, and Zoning Code Updates — Ordinance Introduction
RECOMMENDATION:
Introduce an Ordinance to make various amendments to Title 27 “Zoning” of the San Mateo Municipal Code to establish four new high density zoning districts consistent with General Plan 2040 and make minor revisions to various sections to ensure clear and effective implementation of the code.
BACKGROUND:
In 2024, the City Council adopted Strive San Mateo General Plan 2040. This General Plan is a strategic document guiding the city’s long-range growth and development through policy. This plan established updated land use designations that respond to state housing requirements and advanced the City’s goals for sustainable, equitable, and transit-oriented development. While the General Plan provides high-level policy direction and outlines overall development intensity, the City’s zoning regulations serve as the primary implementation mechanism by translating these policies into clear and enforceable development standards. The existing zoning regulations do not fully align with or adequately implement the land use designations and development patterns envisioned by the General Plan. Specifically, the current Zoning Code does not allow for the higher-density residential and mixed-use development envisioned by the General Plan through the establishment of the Mixed-Use Medium II, Mixed-Use High, Residential Medium II and Residential High land use designations which allow for densities of up to 130 units per acre and heights of up to eight stories.
The City is currently undertaking a comprehensive update to Title 27 (Zoning Code) of the San Mateo Municipal Code (SMMC), which establishes zoning regulations for San Mateo. This comprehensive update will revise development standards, definitions, and regulatory provisions to modernize the Zoning Code, improve usability, and ensure consistency with the General Plan and applicable state law. The zoning code update is presently in the early stages of development and community engagement, providing the public with opportunities to provide input on how the Zoning Code is updated and/or maintained. Following this phase, staff will work with the City’s consultant, Placeworks, to draft updated standards and regulations. Additional public outreach will occur when the draft update is published and prior to formal public hearings before the Planning Commission and City Council. Staff anticipates that the comprehensive zoning code update will be completed by mid 2027.
While the Comprehensive Zoning Code Update (CZCU) is underway, it is necessary to establish new zoning districts to align with the General Plan’s higher density adopted land use designations. The proposed Ordinance will create four new zoning districts intended to implement the General Plan’s land use framework by establishing clear and objective standards for permitted uses, development form, and intensity. The proposed districts (MU3, MU4, R6, and R7) are described in greater detail in the Discussion section of this report. Adoption of these districts will ensure regulatory consistency, improve clarity for applicants and the public, and facilitate development that advances the City’s adopted policy objectives.
It is important to note that the creation of these districts will not result in the automatic rezoning of any existing parcels,
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and the rezoning of any properties to these new districts will need to take place through a separate developer or city- initiated process. These rezonings may take place through the CZCU or in advance of this update through the entitlement process for individual projects. Prior to any rezonings, staff and applicants may utilize these standards to better understand development expectations and building form associated with the corresponding General Plan land use designations, and to help ensure that projects are consistent with the General Plan. The proposed zone districts correlate to the General Plan’s land use designations as outlined in the table below.
Proposed Zone District General Plan Designation
R6 High Density Multiple Family Residential Residential Medium II (4-6 stories, 51-99 units/acre) R7 High Density Multiple Family Residential Residential High (5-8 stories, 100-130 units/acre) MU3 Medium Density Mixed-Use Mixed-Use Medium II (4-6 stories, 51-99 units/acre) MU4 High Density Mixed-Use Mixed-Use High (5-8 stories, 100-130 units/acre) In addition to the creation of four new zoning districts, the proposed ordinance will also amend the landscape requirements within the code to exempt 100% affordable developments from required landscaping in-lieu fees as well as propose minor changes to a number of districts throughout the Zoning Code. These minor changes are intended to resolve inconsistencies, remove antiquated language and increase clarity. Detailed descriptions of all of the proposed changes are outlined below.
On June 23, 2026, the Planning Commission held a public hearing to consider the proposed Ordinance. There were two public comments submitted in writing prior to the meeting, which are further described in the public notice and comments section of this report, and one public speaker provided verbal comments at the meeting. The speaker at the meeting identified concerns with the proposed open space ratios within the new zoning districts, proposed buffers from low- density residential, and commercial uses proposed within mixed-use districts. Following the staff presentation and public comments, the Planning Commission engaged in in-depth discussion on multiple aspects of the proposed amendments, including the proposed open space standards, landscaping requirements, floor area ratio (FAR), and proposed building heights. Additional information regarding the discussion on FAR standards is provided in a subsequent section of this agenda report.
Following deliberation and discussion with City Staff, the Planning Commission voted to recommend approval of the proposed ordinance with no modifications. However, the Commission requested that additional analysis and background information on the development standards in the high density districts, including building height, FAR and open space, be provided before the draft Zoning Code Update is published. Staff will be bringing these topics back for further input at future study sessions with the Planning Commission and City Council as part of the CZCU process.
DISCUSSION:
Proposed Amendments
The proposed amendments are included in the Draft Ordinance (Attachment 1). A version with tracked changes to show where edits have been proposed to the existing Code text is included as Attachment 2. A complete summary of each of the proposed changes is discussed below.
New Zone Districts
1. R6 District – High Density Multiple Family Residential The proposed R6 High Density Multiple Family Residential District is intended to implement the Residential Medium II land use designation established by the General Plan. This district is designed to accommodate higher- density multi-family housing in appropriate locations, particularly along major corridors and near mixed-use, employment and commercial areas. Permitted uses within this district will include family day care homes, multi- family dwellings, one-family row dwellings and residential care homes. In order to facilitate higher-density development and meet housing goals, detached single-family dwellings will not be permitted in this district.
The development standards proposed for the R6 District, summarized in the table below, have been drafted to
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reduce barriers to multi-family housing while maintaining appropriate site design and livability standards. These regulations are intended to promote compact development, support a range of multi-family housing types, and provide flexibility for developers to respond to site-specific constraints. By allowing increased development intensity, the R6 District, along with the other new districts outlined below, will play a key role in helping the City meet its state-mandated housing requirements and Regional Housing Needs Allocation (RHNA) obligations.
Development Standard R6 Proposed Requirement
Maximum Density 99 dwelling units per acre
Floor Area Ratio 3.5
Maximum Height 6 Stories / 75 feet
Front Yard Setback None Required
Side Yard Setback None Required
Rear Yard Setback Five Feet
Buffers Adjacent to R1 or R2 Districts Side: 10 ft
Rear: 15 ft
In addition to the standards listed above, staff is proposing a required on-site open space standard to ensure that higher-density residential projects provide adequate outdoor amenities for residents. These requirements are intended to balance increased density with quality-of-life considerations, recognizing the importance of usable open space in multi-family developments. Projects within the R6 District would be required to provide either a minimum of 50 square feet of private usable open space per dwelling unit or a minimum of 75 square feet of common usable open space per unit.
To provide additional design flexibility, applicants may satisfy the open space requirement through a combination of private and common usable open space. In such cases, a minimum of 30 square feet of private usable open space per unit is required to promote accessibility and ensure that all residents have some direct access to outdoor space. The remaining open space obligation can be met through common usable open space equal to at least 150 percent of the difference between the private open space requirement and the amount of private open space provided. This approach incentivizes the provision of shared amenities such as courtyards, rooftop decks, and landscaped gathering areas, while still maintaining a baseline level of private open space for individual units.
For example, a development that proposes 30 square feet of private usable open space per unit would be required to provide an additional 30 square feet of common usable open space per unit to meet the overall open space requirement. This flexible framework allows a variety of project designs while ensuring that residents of higher- density developments have access to meaningful outdoor space. As currently proposed, these exact open space requirements will also be reflected across the R7, MU3 and MU4 districts.
2. R7 District – High Density Multiple Family Residential The proposed R7 High Density Multiple Family Residential District is intended to implement the Residential High land use designation established by the General Plan. The R7 District is designed to accommodate the City’s highest-density residential development in locations with the greatest access to transit, services, employment centers, and commercial uses. This district supports compact, urban-scale development and plays a critical role in maximizing housing capacity in areas best suited to absorb increased residential intensity.
The development standards proposed for the R7 District, summarized in the table below, are intended to facilitate higher density multi-family development while maintaining appropriate design and livability standards. Compared to lower-density residential districts, the R7 District allows increased intensity, height, and unit yield, reflecting its role as a primary tool for achieving the City’s long-term housing and infill development objectives. These standards are designed to provide flexibility for development on constrained urban sites, reduce regulatory barriers, and support the production of a diverse range of housing types, including apartments and condominiums. Similar to the proposed R6 district, single-family residential uses would not be permitted within this proposed district.
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Development Standard R7 Proposed Requirement
Maximum Density 130 dwelling units per acre
Floor Area Ratio 4.0
Maximum Height Eight Stories / 100 feet
Front Yard Setback None Required
Side Yard Setback None Required
Rear Yard Setback Five Feet
Buffers Adjacent to R1 or R2 Districts Side: 10 ft
Rear: 15 ft
3. MU3 District – Medium Density Mixed-Use
The MU3 (Medium Density Mixed-Use) District, implementing the General Plan Mixed-Use Medium II designation, will provide opportunities for medium-density mixed-use development that supports a vibrant, walkable, and economically diverse environment. The district allows a combination of commercial, office, and/or residential uses within the same building or site, as well as stand-alone uses. The MU3 District is intended to primarily be applied where a mix of uses can be supported by existing infrastructure, transit and services.
The district permits a broad range of neighborhood-serving and regional-serving commercial uses, including but not limited to retail shops, restaurants, personal services, offices, medical and dental clinics, hotels, and civic uses.
Residential development in the MU3 District is permitted through multi-family units with a minimum density requirement. The standards within the MU3 District, as shown below, are designed to encourage active ground- floor uses, support housing production, and promote compatibility with surrounding development through objective development standards.
Development Standard MU3 Proposed Requirement
Maximum Density (Residential) 99 dwelling units per acre Minimum Density (Mixed-Use with Residential)
50 units per acre when within ½-mile of a Caltrain Station 30 units per acre when beyond ½-mile of a Caltrain Station Per Section 27.02.230.
Floor Area Ratio 4.0
Maximum Height Nonresidential: Four Stories (50 Feet)
Residential, Mixed-Use with residential: Six Stories (75 Feet) Front Yard Setback None Required
Side Yard Setback None Required
Rear Yard Setback Five Feet
Buffers Adjacent to R1 or R2 Districts Side: 10 ft
Rear: 15 ft
4. MU4 – High Density Mixed-Use
The Mixed-Use High General Plan land use designation will be implemented through the MU4 (High Density Mixed-Use) District, which will allow higher-density mixed-use development. The MU4 District anticipates mixed- use buildings that integrate commercial, office, and/or residential uses within the same site or structure, as well as stand-alone commercial, office, or residential development. The district permits the same range of commercial, office, institutional, and residential uses allowed in the MU3 District, but at increased intensity to support a more concentrated mix of uses. The MU4 District is intended to accommodate the increased building height, floor area, and residential density while maintaining compatibility with surrounding development. The proposed standards of the MU4 district can be seen in the table below.
Development Standard MU4 Proposed Requirement
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Maximum Density (Residential) 130 dwelling units per acre Minimum Density (Mixed- Use with Residential)
50 units per acre when within ½-mile of a Caltrain Station 50 units per acre when beyond ½-mile of a Caltrain Station Per Section 27.02.230.
Floor Area Ratio 4.5
Maximum Height Nonresidential: Five Stories (65 Feet)
Residential, Mixed-Use with residential: Eight Stories (100 Feet) Front Yard Setback None Required
Side Yard Setback None Required
Rear Yard Setback Five Feet
Buffers Adjacent to R1 or R2 Districts Side: 10 ft
Rear: 15 ft
Floor Area Ratio (FAR)
To be consistent with the other residential districts in the Zoning Code, Staff is recommending the inclusion of a FAR for the R6 and R7 Zoning Districts. The inclusion of a FAR would provide an additional measure to regulate overall building size alongside the proposed height and density standards, which is consistent with the current approach in the Zoning Code.
This item is identified as a discussion point for the City Council because a maximum FAR for the R6 and R7 districts was not included in the draft ordinance reviewed by the Planning Commission. During its consideration of the proposed districts, the Planning Commission provided a recommendation that FAR should not apply to the residential portions of buildings within the mixed-use districts, expressing a preference for regulating residential development only through height, setbacks and density standards. Given the Commission's prior discussion and the introduction of an FAR for the standalone residential districts, staff is bringing this topic forward for City Council action on whether or not a maximum FAR should be established for the R6 and R7 districts and applied to residential floor area within a mixed-use development.
As noted above, these new districts are considered interim standards intended to support implementation of the highest density land use designation in the General Plan until the Comprehensive Zoning Code Update (CZCU) is adopted. The standards in these districts will be reviewed, and updated as necessary, as part of the CZCU. And one of the specific regulations that will be assessed as part of the CZCU is FAR (how it is calculated and to what it is applied), so these districts (R6, R7, MU3 and MU4) would be updated accordingly, based on where the new FAR requirements land. Thus, for consistency with the rest of the existing Zoning Code, staff recommends that a FAR be established for all four districts that includes all floor area as the interim standard. Then the long-term plan for how FAR should be applied citywide, in all districts, will be assessed as part of the CZCU.
Update to Landscaping Requirements
Chapter 27.71 of the San Mateo Municipal Code establishes general landscaping requirements for development projects that require a planning application. These standards are intended to ensure high-quality site design and compatibility with surrounding development and include requirements for screening of parking areas, landscape buffers between residential uses and adjacent dissimilar land uses, and the installation of street trees along public frontages. In addition, the chapter quantifies the value of all landscaping and trees that are removed (landscape unit or LU value) and assesses an in-lieu fee that a project is required to pay. These detailed landscape plan submittal requirements, performance standards and in- lieu fee assessments contribute to the overall complexity, cost, and review time of development proposals.
Under the existing Zoning Code, single-family residential development is exempt from these minimum landscaping requirements and is instead regulated by separate residential development standards. The proposed ordinance would amend Chapter 27.71 to extend a similar exemption to 100 percent affordable housing developments. While these projects would no longer be subject to the general landscaping requirements of Chapter 27.71, applicable tree preservation and new landscaping requirements would remain in effect pursuant to other sections of the Code.
The intent of this update is to remove regulatory barriers that can affect the feasibility of affordable housing projects by
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reducing design constraints, application materials, and review requirements that add cost and time to project delivery. By streamlining landscaping requirements for 100 percent affordable housing developments, the proposed ordinance supports implementation of the City’s Housing Element and Regional Housing Needs Allocation (RHNA) obligations. A full review of Chapter 27.71 will happen as part of the CZCU, but this amendment was prioritized to ensure that any near-term affordable housing projects are not subject to these requirements.
Minor Revision Items
1. SPAR Requirement
Chapter 27.08 of the Zoning Code currently states that all projects over 55 feet in height shall require review by City Council. However, following the passage of Measure T, which established updated building height thresholds throughout the city, the Zoning Code was amended to specify that only buildings that exceed the height limit in the General Plan require City Council approval. Thus, this language is now inconsistent with other more recently amended sections of the Zoning Code, so it is proposed to be removed to bring it into alignment with the updated review threshold.
2. Community Care Facility Definition and Site Plan and Architectural Review (SPAR) Procedures In April 2025, the City adopted Ordinance No. 2025-03 to clarify the City Council review process for projects requiring Site Plan and Architectural Review (SPAR). As adopted, the updated SPAR-related provisions were inadvertently placed within the Zoning Code’s definitions section, resulting in the removal of the existing definition for “community care facility.” The proposed ordinance would correct this error by reinstating “community care facility” as a defined use within the definitions section, using the same language as before. In addition, the SPAR procedures in Chapter 27.08 (Rules of Procedure) would be updated to align with the City’s current City Council hearing process.
3. Residential References within Non-Residential Districts The City of San Mateo currently permits residential development in several non-residential zoning districts, including the Commercial (C) and Executive (E) districts. To ensure that residential projects in these districts comply with applicable City requirements, the Zoning Code includes cross-references to the appropriate residential development standards. The proposed updates clarify and expand these references to ensure that all applicable residential standards are clearly identified and consistently applied.
Further, within the C1 (Neighborhood Commercial) District, residential units are permitted use above the ground floor to support the City’s housing production goals while also supporting the continued presence of ground floor commercial space in the City’s commercial districts. With a need to maintain commercial floor area around the City to support local businesses and neighborhood serving commercial uses as the City grows and redevelops, it is recommended that the permitted uses in the C2 and C3 (Regional Commercial) Districts be updated to specify that residential units are a permitted use above the ground floor, consistent with the C1 District.
4. Permitted Uses within C4 Zone District, CBD Zone District and E2 Zone District In April 2025, the City adopted Ordinance No. 2025-03 to clarify language within the C4 (Service Commercial), CBD (Central Business District), and E2 (Executive Office) zoning districts. During that update, several uses that were intended to remain as permitted by right or allowed through a special use permit were inadvertently removed.
The proposed code amendment restores these previously permitted uses. No new uses beyond those previously discussed in the SMMC are proposed.
5. Retail FAR Standards
The Zoning Code’s definitions section currently describes how floor area ratio (FAR) is calculated for development projects within the City. As written, the code requires that ground-floor retail spaces with ceiling heights exceeding 18 feet be counted twice for the purposes of floor area calculations. This provision may discourage applicants from incorporating contemporary design elements, such as more open commercial spaces and higher ceiling heights.
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The proposed amendment would remove this standard to allow for more flexibility in the design of ground floor uses and ensure that Class A commercial space with taller ceilings can be utilized without being limited by FAR limits.
6. In-Person Sale Requirements within Required Retail Frontage Zone The City of San Mateo has established required retail frontage areas in two key locations: Downtown and the West 25th Avenue commercial corridor. Within these areas, specific requirements govern permitted uses to ensure that storefronts remain pedestrian-oriented and accessible to a wide range of visitors. As currently written, the Zoning Code specifies that within required retail frontage zones, retail businesses that conduct a majority of their sales (over 50 percent) via the internet or other telecommunications methods are not permitted. This requirement appears to be outdated and overly restrictive, as many modern retailers rely on online sales as a primary component of their business operations. Staff is proposing to remove this restriction to better reflect current retail practices and to allow a broader range of retailers that conduct business online to be able to locate within these important commercial corridors in the City of San Mateo.
7. Clarification on Temporary Construction Uses
The amended zoning districts have been updated to clarify that temporary construction-related buildings and structures are permitted only during an active construction period associated with an approved development project. Such facilities must be removed upon completion of construction.
NEXT STEPS:
Following the introduction, the Ordinance will be brought back for a second reading and adoption at the next available City Council meeting, and if approved by Council, the Ordinance will then go into effect 30 days afterwards.
PUBLIC NOTICE AND COMMENTS:
All meeting noticing requirements were met, including the publication of a public notice in the newspaper of general circulation (San Mateo Daily Journal) and posting at City facilities at least 10 days in advance of the public hearing consistent with Government Code Section 65090. Public notice was provided in advance of the Planning Commission hearing in compliance with Assembly Bill (AB) 2094 and Government Code Section 65854. Additionally, staff sent meeting details in the Planning Division eNewsletter, citywide eNewsletter, and the Housing Element interested parties list and posted to the Planning Division’s Current Development Projects webpage.
Staff has received three public comments on the proposed ordinance which have been included as Attachment 3. The public comments note support of cost reductions for 100% affordable projects, support for affordable housing, guidance on open space standards, and support for increased building heights. Additionally, one comment outlined concerns related to the proposed building heights for commercial only buildings within the mixed-use zone districts and if this was consistent with the General Plan. While the General Plan does establish a range of permitted building heights based on stories, the Zoning Code has the authority to implement specific height standards within the height range set by the General Plan, so staff does not see any inconsistencies with the Ordinance as drafted. The letter also identified a minor error in the redline document reviewed by Planning Commission which has since been corrected.
Any additional public comments on this item as of the publication of the agenda report. Any public comments submitted after agenda publication will be posted to this item on the City’s Public Meeting Portal as “Post Packet Public Comments.” ENVIRONMENTAL DETERMINATION:
The proposed Ordinance is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 21080.17 of the Public Resources Code and Section 15183 of the CEQA Guidelines. CEQA Guidelines Section 15183 provides a statutory exemption for projects that are consistent with a previously adopted General Plan, Community Plan, or Zoning ordinance for which an Environmental Impact Report (EIR) was certified. The General Plan 2040 and Climate Plan Update Final EIR, finalized in January 2024, evaluated development impacts associated with approximately 19,764 residential units and 3,186,000 square feet of nonresidential floor area. The proposed Zoning Code
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amendments are intended to facilitate development capacity consistent with the General Plan and would support the development of additional residential units and nonresidential floor area within the growth assumptions already analyzed in the EIR.
STRATEGIC PLAN ALIGNMENT:
This staff report supports the Land Use and Housing initiatives.
ATTACHMENTS
Att 1 – Proposed Ordinance – Zoning Code Amendments
Att 2 – Proposed Ordinance (Track Changes)
Att 3 – Public Comments
STAFF CONTACT
Shelby Donohoe, Senior Planner
[email protected]
(650) 522-7218
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DRAFT ORDINANCE
AMENDING THE ZONING CODE (TITLE 27) TO CREATE FOUR NEW ZONING DISTRICTS (R6 HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL, R7 HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL, MU3 MEDIUM DENSITY MIXED-USE, AND MU4 HIGH DENSITY MIXED-USE), UPDATE TEXT IN VARIOUS SECTIONS, AND DETERMINE
THAT THE AMENDMENTS ARE EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 21080.17 OF THE PUBLIC RESOURCES CODE AND SECTION 15183 OF THE CEQA GUIDELINES
WHEREAS, on March 18, 2024, at a duly noticed public hearing, the City Council adopted Strive San Mateo General Plan 2040 (General Plan) with Resolution No. 25 (2024), as a comprehensive update to General Plan 2030; and
WHEREAS, on March 18, 2024, at a duly noticed public hearing, the City Council certified the City of San Mateo’s General Plan’s EIR and adopted the Significant Impacts and Mitigations Measures Findings and Alternatives Findings, and Statement of Overriding Considerations with Resolution No. 26 (2024); and WHEREAS, the Environmental Impact Report (EIR) for the San Mateo General Plan 2040 analyzed new residential development of up to 21,410 new housing units and growth around the City through 2040; and WHEREAS, the City of San Mateo is authorized under the State of California to regulate land use for the public health, safety, and general welfare; and
WHEREAS, the existing zoning districts do not fully correspond to or adequately implement certain land use designations established in the General Plan, particularly with respect to higher-intensity mixed-use and higher-density residential development; and
WHEREAS, the proposed zoning districts (R6 High Density Multiple Family Residential, R7 High Density Multiple Family Residential, MU3 Medium Density Mixed-Use, and MU4 High Density Mixed-Use) are intended to implement General Plan land use designations by allowing a compatible mix of higher density residential, commercial, office, and civic uses at appropriate intensities, while promoting walkability, efficient land use, and access to services; and
WHEREAS, this ordinance also includes various Zoning Code cleanup amendments, including revisions to intended to clarify language, correct inconsistencies, remove obsolete provisions, and improve overall usability and internal consistency of the Zoning Code; and
WHEREAS, the proposed Zoning Code cleanup items are minor in nature, do not alter the overall intent of the Zoning Code, and are necessary to ensure clear and effective administration of the regulations; and WHEREAS, the proposed ordinance is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 21080.17 of the Public Resources Code and Section 15183 of the CEQA Guidelines because the proposed updates are consistent with the development assumptions established within General Plan.
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6 WHEREAS, on June 23, 2026, the Planning Commission held a duly noticed public hearing, received all written and oral public comments, and recommended that the City Council approve the proposed ordinance to amend Title 27.
WHEREAS, on ____________, 2026, at a duly noticed public hearing, the City Council adopted an ordinance to adopt the amendments to several Chapters of Title 27, Zoning, of the San Mateo Municipal Code to implement the General Plan.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF SAN MATEO ORDAINS AS FOLLOWS:
Section 1. Legislative Findings. At a duly noticed public hearing on _____________________, 2026, the City Council of the City of San Mateo reviewed and considered the accompanying staff report and attachments thereto, the exemption from environmental review, together with comments received during the public review process, and hereby finds and determines that the proposed ordinance is consistent with the adopted General Plan in that it supports the development of housing and achieves the General Plan’s stated goals and policies.
Section 2. Section 27.04.130 of the San Mateo Municipal Code is amended as follows:
27.04.130 Community Care Facility
A "community care facility" means any place or building that is maintained and operated to provide 24- hour non-medical residential care, or day care services for children, adults, or both, limited to the following:
(a) Residential Care Facility. A residential care facility means a family home, group home, residential care facility for the elderly, foster home, intermediate care facility or similar facility, for 24-hour non-medical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual;
(b) Day Care Center. A day care facility means any facility which provides non-medical care to persons (adults and/or children) in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a 24-hour basis; (c) Family Day Care Home. A family day care home means a facility which provides care, protection, and supervision of no more than 14 children in the caregiver's own home, for periods of less than 24 hours per day, while the parents or guardians are away.
Section 3. Section 27.04.200 of the San Mateo Municipal Code is amended as follows:
27.04.200 Floor Area
(a) Definitions.
(1) Floor Area. Floor area means the sum of the gross horizontal areas of all principal and accessory buildings and above grade covered parking on a zoning plot. (2) Floor Area Ratio (FAR). Floor area ratio means the gross floor area of the buildings on a zoning plot divided by the net lot area.
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6 (b) Measurement, other than single-family dwellings in R1 zoning districts. (1) Floor area is measured from the exterior façade of the building's wall planes, from the centerline of party walls, or from a line three feet from the edge of an eave, whichever produces the largest floor area. Stories exceeding fifteen (15) feet in height shall be counted as additional floor area, with the exception of ground floor commercial uses. Floor area also includes all accessory structures on the site and basements that meet the definition in subsection (c)(6). (2) Exclusions. The following are not counted as floor area:
(A) Covered or open courts, and atriums, on the ground floor, provided that the area is not used as dwelling, office, retailing, or required access; (B) In multiple-level buildings, covered courts, if the retailing uses are open to the public. Multiple-level stairwells and elevators shall be counted only as ground floor area; (C) Covered walkways and balconies;
(D) First floors, mechanical areas, penthouse, and top floors are counted only once as floor area, regardless of height;
(E) Bicycle parking facilities;
(F) Floor area designated for day care centers accessory to and intended to serve a multi-family, commercial, office or manufacturing use. Such floor area may be located within the primary structure or may be in a freestanding structure accessory to the primary structure; (G) Covered parking for office use shall not be counted as floor area in areas delineated for exclusion within an adopted plan, such as the Mariner's Island Specific Plan or the Bay Meadows Specific Plan.
(c) Measurement, for single-family dwellings in R1 zoning districts, shall include the following:
(1) A covered structure or portion of a building where it has a horizontal or sloped covering which consists of 50% or more solid material.
(2) All area enclosed within the walls of the principal structure (as measured from the outside perimeter of walls), and the area (or footprint) of any attached carports, covered balconies or porches (as measured from the outside perimeter of its support structures). (A) Exception: To encourage street frontage activity, the first 100 square feet of a covered front porch shall not be included as floor area. (3) The area of all detached accessory structures, regardless of the number of open sides, including:
(A) Detached garages and carports;
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6 (B) Storage sheds and other similar structures; and
(C) Covered patios or similar structures.
(4) Any interior space where the vertical distance between the upper surface of the floor and the floor above is fifteen (15) feet or more shall be counted as twice the floor area. If there is no floor above the space, then the distance shall be measured to the underside of the roof structure. (5) Attic space is considered floor area when area "A" is at least 50% of areas "A" and "B" combined in the following plan-view diagram:
Area "B"
(ceiling height
between 5ʹ and 7ʹ
6ʺ)
Area "A"
(ceiling height 7ʹ 6ʺ
or greater)
Area "B"
(ceiling height
between 5ʹ and 7ʹ
6ʺ)
(6) A basement is considered floor area when:
(A) It is habitable space as defined in the current California Building Code, and (B) More than one-half the area of the outermost basement walls is above finished or pre-existing grade (whichever is lower), and the surface of the finished floor level above is either:
(i) More than four (4) above finished or pre-existing grade (whichever is lower) for more than 50% of the total perimeter, and
(ii) More than twelve (12) feet above finished or pre-existing grade (whichever is lower) at any point.
(d) Off-Street Parking and Loading. Floor area for determining off-street parking and loading requirements as contained in Chapter 27.64, shall be based on physical floor space and shall not include the following:
(1) Storage areas except for areas located within selling or working space such as counters, racks, and closets;
(2) Utility areas including, but not limited to, elevator shafts, telephone switching rooms, stairwells, rest rooms, and heating and cooling rooms;
(3) Accessory facilities to be used only by employees of the principal uses; (4) Off-street parking and loading facilities, including aisles, ramps, and maneuvering space;
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6 (5) Basement, attic, or mezzanine floor area other than area devoted to retailing activities, to the production of processing of goods, or to business or professional offices;
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6 (6) Floor area designated for day care centers accessory to and intended to serve a multi-family, commercial, office or manufacturing use. Such floor area may be located within the primary structure or may be in a freestanding structure accessory to the primary structure; (7) Floor Area Computed for Building Volume. Additional parking shall be required in the event of change of excluded floor areas into uses generating parking. (e) Interpretation. All interpretations of floor area shall be subject to the review and approval of the Zoning Administrator.
(f) No change in the definition or calculation of floor area, except to the extent that the City Council expressly states that the change allows greater floor area, shall be construed to authorize an expansion of the allowable floor area of a building or structure, whether pursuant to Chapter 27.72 or otherwise.
Section 4. Section 27.08.030 of the San Mateo Municipal Code is amended as follows:
27.08.030 Site Plan and Architectural Review (SPAR)
(a) The following projects, as well as other projects that may be designated in this code, require a site plan and architectural review and no such project shall commence until the approval body has approved a planning application for site plan and architectural review: any building, new parking lot, fence over seven (7) feet in height, or an extension, alteration, or addition of or to an existing building or parking lot; historic buildings within the Downtown Specific Plan area as specified in Chapter 27.66. Single family and accessory buildings that conform to the standards contained in Chapter 27.18, or minor facade modifications as defined in Section 27.04.313, and which conform with Section 27.08.031, are exempt from this requirement, unless they are specifically designated by this section as requiring review. In making its review, the Zoning Administrator, Development Review Board, and Planning Commission shall be guided by the standards adopted by the Planning Commission and City Council. The application shall be approved if the Zoning Administrator or Commission finds all of the following to exist:
(1) The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood;
(2) The development will not be detrimental to the harmonious and orderly growth of the City; (3) The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare; (4) The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site;
(5) The development will not adversely affect matters regarding police protection, crime prevention, and security.
(b) All buildings, structures, landscaping, and other establishments shall be constructed in accordance with the approved drawings.
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6 Section 1. Section 27.30.010 of the San Mateo Municipal Code is amended as follows:
27.30.010 Permitted Uses
The following uses are permitted provided that the use limitations contained in Section 27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area," shall apply to properties in the Twenty- Fifth Avenue Improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone," shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Animal grooming, provided no overnight boarding occurs on the site; (b) Bakeries;
(c) Barber shops and hair salons;
(d) Delicatessens;
(e) Dry cleaners, with customer service areas;
(f) Financial institutions, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(g) Health studios and spas;
(h) Laundromats;
(i) Libraries;
(j) Low Barrier Navigation Center above the ground floor in compliance with Government Code Sections 65660-65668 shall be considered a use by-right. "Use by right" shall have the same meaning as defined in subdivision (i) of Section 65583.2. Supportive housing shall also comply with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone. (k) Newspaper publishing;
(l) Offices, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(m) Photo processing;
(n) Picture framing;
(o) Real estate establishments;
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6 (p) Residential units above the ground floor that comply with the objective development standards for the R3 District in Chapter 27.22 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29;
(q) Restaurants and accessory outdoor dining areas, without drive-through facilities; (r) Retail uses, such as, but not limited to, the following uses, subject to a maximum of 15,000 square feet of floor area per establishment except for supermarkets and drug stores:
(1) Antique shops,
(2) Apparel sales, tailoring and repair stores,
(3) Drug stores,
(4) Hardware and garden supply stores,
(5) Household furnishings,
(6) Pet shops,
(7) Supermarkets and grocery stores;
(s) Reverse vending machines, subject to regulations established in Chapter 27.69; (t) Schools and day care facilities;
(u) Travel agencies;
(v) Temporary buildings for construction purposes for a period not to exceed the duration of such construction;
(w) Accessory uses to principle uses permitted; and
(x) Other compatible uses as determined by the zoning administrator.
Section 2. Section 27.32.010 of the San Mateo Municipal Code is amended as follows:
27.32.010 Permitted Uses
The following uses are permitted:
(a) Permitted uses in the C1 district;
(b) Art galleries;
(c) Automotive accessory stores, excluding on-site service and repair of vehicles; (d) Boarding, lodging, or rooming houses;
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6 (e) Catering services;
(f) Hotels and motels, including restaurant and meeting rooms; (g) Laundries;
(h) Medical and dental clinics, including laboratories; (i) Offices;
(j) Parking facilities;
(k) Printing, lithographing, or publishing establishments for newspaper, business cards, and other similar uses;
(l) Radio and television broadcasting stations;
(m) Reproduction services;
(n) Residential units above the ground floor that comply with the objective development standards within the R4 district in Chapter 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; (o) Retail uses, including incidental rental and repair; (p) Emergency Shelters;
(q) Accessory uses to principle uses permitted; and
(r) Other compatible uses as determined by the zoning administrator.
Section 3. Section 27.34.010 of the San Mateo Municipal Code is amended as follows:
27.34.010 Permitted Uses
The following uses are permitted:
(a) Permitted uses in the C1 and C2 districts;
(b) Residential units above the ground floor that comply with the objective development standards for the R4 District in Chapter 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29;
(c) Ambulance service;
(d) Automobile, boat, and truck sales and rental, including service and repair as accessory to the primary sales use, sales may occur on open lot;
(e) Automobile service, parts, and repairs, classified as minor motor vehicle repair in Section 27.04.325;
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6 (f) Car wash and detailing facilities, may not occur on open lot; (g) Laboratories, research, experimental, and testing, provided no production or manufacturing of products occurs on the premises;
(h) Accessory uses to principle uses permitted; and
(i) Other compatible uses as determined by the Zoning Administrator.
Section 4. Section 27.36.010 of the San Mateo Municipal Code is amended as follows:
27.36.010 Permitted Uses
The following uses are permitted:
(a) Permitted uses in the C1, C2, and C3 districts, except that residential uses, low barrier navigation centers, office uses on the properties along Palm Avenue between Twentieth and Twenty-fifth Avenues, and emergency shelters are prohibited;
(b) Air conditioning and heating sales and service;
(c) Animal hospitals, which may include outdoor kennels; (d) Automotive parts, service, and repair classified as major motor vehicle repair in Section 27.04.320; (e) Construction materials sales and lumberyards;
(f) Dry cleaning establishments, without customer service areas; (g) Linen, towel, diaper and other similar supply services; (h) Machinery sales, rental, and service, when conducted within an enclosed building; (i) Parcel delivery and receiving stations;
(j) Processing and assembly of goods determined by the Zoning Administrator to be compatible with adjacent uses, provided that space in a building does not exceed six thousand square feet of total floor area and basement space, not including stairwells or elevator shafts; and provided that such processing or assembly can be conducted without noise, vibration, order, dust or any other condition which might be disturbing to occupants of adjacent buildings. When manufacturing operations of the same or similar products demand space exceeding six thousand square feet, they shall be located in the M1 district. (k) Sheet metal shops;
(l) Storage and warehousing;
(m) Tool, die and pattern making;
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6 (n) Welding and iron work;
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6 (o) Wholesale establishments;
(p) Accessory to principal uses permitted;
(q) Other compatible uses as determined by the Zoning Administrator.
Section 9. Section 27.38.020 of the San Mateo Municipal Code is amended as follows:
27.38.020 Permitted Uses
Unless otherwise provided in this title, uses of building or land in this district and buildings hereafter erected, structurally altered or enlarged shall be limited to the following uses:
(a) Any use permitted in the C2 District, except an animal hospital and emergency shelters; provided that the use limitations contained in Section 27.38.110, Required Retail Frontage, shall apply to properties located within the required retail frontage area, as shown in the Downtown Plan. (b) Residential units, when located above the ground floor and as part of a mixed-use development, subject to CBD residential development standards and affordable housing requirements as adopted by City Council resolution;
(c) Name plates and signs, as classified and regulated in Title 25. (d) Accessory uses which are necessary to the above-mentioned buildings and uses; including a maximum of 15% of floor area for ancillary office uses related to retail establishments located in the ground floor area of the district, and which are not visible from the street nor located within the retail storefront area. (e) Any other use deemed similar in nature and operation that is determined by the Zoning Administrator to be compatible with existing and permitted uses allowable under the CBD Central Business District zoning and is deemed desirable in serving the downtown core area and the community at large.
Section 10. Subsection (a)(1) of Section 27.38.110 of the San Mateo Municipal Code is amended as follows:
27.38.110 Required Retail Frontage
(b) Permitted Uses. The following uses are permitted on the ground floor subject to the requirements in Section 27.38.040, Conditions of Use, and the standards listed in subsection (c) below:
(1) Retail Sales. Uses principally engaged in retail sale or rental of consumer or household goods, including ancillary repair services.
Section 11. Section 27.44.020 of the San Mateo Municipal Code is amended as follows:
27.44.020 Permitted Uses
The following uses shall be permitted:
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6 (a) Administrative, executive, and professional offices, provided that the professional offices are limited to those professions listed in Section 5.24.160, and including similar professional occupations, and provided that no office of a veterinarian shall include an animal hospital or kennel. (b) Accessory uses; including, but not limited to:
(1) Sale of personal goods and services, when provided in the principal building, including, but not limited to, the following:
(A) Flower, food, and news vending;
(B) Printing and photocopying;
(C) Travel agencies;
(D) Ticket outlets;
(2) Other services which are customary appurtenant uses. (c) Health and recreation facilities.
(d) Public utility and service uses.
(e) Financial and business offices and related facilities. (f) Research laboratories (experimental and testing), provided no production or manufacturing occurs, and provided that all activities conform with the performance standards established for the M1 district. (g) Residential units that comply with the objective development standards for the R3 District in Chapter
27.22 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29.
(h) Restaurants without drive-through facilities.
(i) Schools and day care facilities.
(j) Temporary buildings for construction purposes for a period not to exceed the duration of such construction.
(k) Warehousing, storage, and distribution facilities as accessory uses but not exceeding 10,000 square feet per establishment or not more than 60% of gross floor area per establishment. (l) Other compatible uses as determined by the Zoning Administrator.
Section 5. Section 27.48.030 of the San Mateo Municipal Code is amended as follows:
27.48.030 Special Uses
Special Uses in the E1 district may also be allowed, subject to approval of a special use permit.
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6 Section 6. Chapter 27.50 of the San Mateo Municipal Code is added to Title 27 as follows:
Chapter 27.50
R6 District - High Density Multiple Family Residential
27.50.005 Purpose
The R6 High Density Multiple Family District correlates with the Residential Medium II Land Use Designation and will provide for higher-density, multi-family residential development, including condominiums and apartments, in locations near mixed-use, office, and commercial areas.
27.50.010 Permitted Uses
The following uses are permitted:
(a) Home daycare centers;
(b) Multiple family dwellings;
(c) Supportive housing in compliance with Government Code Sections 65650 - 65656, shall be considered a use by-right. "Use by right" shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also comply with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(d) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time; and (e) Residential care homes of any size regardless of State licensing; and (f) Temporary buildings for construction purposes for a period not to exceed the duration of such construction.
27.50.020 Special Uses
Unless otherwise provided, the following uses may be permitted subject to the approval of a special use permit by the Planning Commission:
(a) Boarding and lodging houses;
(b) Nursing, hospice, and/or convalescent facility;
(c) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
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6 (d) Fraternity and sorority houses.
27.50.030 Off-Street Parking
Off-street parking facilities shall be provided as required in the off-street parking code (Chapter 27.64).
27.50.040 Density
The maximum density shall be 99 dwelling units per acre.
27.50.050 Floor Area Ratio
The maximum floor area ratio of buildings and structures on a zoning plot shall be 3.5.
27.50.060 Building Height
Building height limit for this district shall be a maximum of six stories and seventy-five (75) feet.
27.50.070 Minimum Yards
A rear yard setback of five (5) feet must be provided.
27.50.080 Buffers
Buffers shall be provided as follows:
(a) If a side property line is adjacent to a R1 or R2 district, a buffer of ten (10) feet must be provided. (b) If a rear property line is adjacent to R1 or R2 district, a buffer of fifteen (15) feet shall be provided.
27.50.090 Open Space
Residential development shall provide open space as follows:
(a) Private usable open space only: A minimum of 50 square feet of private usable open space per unit; or
(b) Common usable open space only: A minimum of 75 square feet of common usable open space per unit; or
(c) Combination of private and common open space:
(1) Private usable open space, at a minimum of 30 square feet per unit, and (2) Common usable open space equal to at least 150% of the difference between the private usable open space requirement and the proposed amount of private usable open space.
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6 (3) For example, a development proposing 30 square feet of private usable open space per unit would also have to provide 30 square feet of common usable open space per unit. [Formula Example:
(50 square feet – 30 square feet) * 150% = 30 common usable square feet.] Section 7. Chapter 27.51 of the San Mateo Municipal Code is added to Title 27 as follows:
Chapter 27.51
R7 District - High Density Multiple Family Residential
27.51.005 Purpose
The R7 Multiple Family Dwellings District correlates with the Residential High Land Use Designation and is intended to provide for high-density multi-family residential development, including condominiums and apartments. The R7 District is intended for development in Downtown San Mateo, in proximity to Caltrain stations, and along major transit corridors such as El Camino Real.
27.51.010 Permitted Uses
The following uses are permitted:
(a) Home daycare centers;
(b) Multiple-family dwellings;
(c) Supportive housing in compliance with Government Code Sections 65650 - 65656, shall be considered a use by-right. "Use by right" shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also comply with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(d) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time; and (e) Temporary buildings for construction purposes for a period not to exceed the duration of such construction.
27.51.020 Special Uses
Unless otherwise provided the following uses may be permitted subject to the approval of a special use permit by the Planning Commission:
(a) Boarding and lodging houses;
(b) Nursing, hospice, and/or convalescent facility;
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6 (c) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
(d) Fraternity and sorority houses.
27.51.030 Off-Street Parking
Off-street parking facilities shall be provided as required in the off-street parking code (Chapter 27.64).
27.51.040 Density
The maximum density shall be 130 dwelling units per acre.
27.51.050 Floor Area Ratio
The maximum floor area ratio of buildings and structures on a zoning plot shall be 4.0.
27.51.060 Building Height
Building height limit for this district shall be a maximum of eight stories and one hundred (100) feet.
27.51.070 Minimum Yards
A rear setback of five (5) feet must be provided.
27.51.080 Buffers
Buffers shall be provided as follows:
(a) Side. If a side property line is adjacent to a R1 or R2 district, a buffer of ten (10) feet must be provided.
(b) Rear. If a rear property line is adjacent to R1 or R2 district, a buffer of fifteen (15) feet shall be provided.
27.51.090 Open Space
Residential development shall provide open space as follows:
(a) Private usable open space only: A minimum of 50 square feet of private usable open space per unit; or
(b) Common usable open space only: A minimum of 75 square feet of common usable open space per unit; or
(c) Combination of private and common open space:
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6 (1) A combination of private usable open space, at a minimum of 30 square feet per unit, and (2) Common usable open space equal to at least 150% of the difference between the private usable open space requirement and the proposed amount of private usable open space. (3) For example, a development proposing 30 square feet of private usable open space per unit would also have to provide 30 square feet of common usable open space per unit. [Formula Example:
(50 square feet – 30 square feet) * 150% = 30 square feet of common usable open space.] Section 8. Chapter 27.52 of the San Mateo Municipal Code is added to Title 27 as follows:
Chapter 27.52
MU3 District – Medium Density Mixed-Use
27.52.005 Purpose
The MU3 Medium Density Mixed-Use District is intended to allow medium-density, mixed-use buildings that provide a mix of commercial, office, and/or residential uses within the same site or building as well as individual commercial, office, or residential uses. The MU3 District is intended to allow a mix of uses near other mixed-use, commercial, or residential areas, and within Downtown San Mateo.
27.52.010 Permitted Uses
The following uses are permitted:
(a) Accessory uses to principal uses permitted;
(b) Animal grooming, provided no overnight boarding occurs on the site; (c) Art galleries;
(d) Automotive accessory stores, excluding on-site service and repair of vehicles; (e) Boarding, lodging, or rooming houses;
(f) Emergency Shelters;
(g) Financial institutions;
(h) Health studios and spas;
(i) Hotels and motels, including restaurants and meeting rooms; (j) Libraries;
(k) Low Barrier Navigation Center above the ground floor in compliance with Government Code Sections 65660-65668 shall be considered a use by-right. "Use by- right" shall have the same meaning as defined in subdivision (i) of Section 65583.2. Supportive housing shall comply with Section 27.94.020 By-Right Residential
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6 Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(l) Medical and dental clinics, including laboratories; (m) Offices;
(n) Personal Services;
(o) Real estate establishments;
(p) Multi-family residential units;
(q) Supportive housing in compliance with Government Code Sections 65650 - 65656, shall be considered a use by-right use. "Use by right" shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also comply with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(r) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time; (s) Restaurants, catering services, and accessory outdoor dining areas, without drive-through facilities; (t) Retail uses, including ancillary rental and repair; (u) Schools and day care facilities;
(v) Temporary buildings for construction purposes for a period not to exceed the duration of such construction; and
(w) Other compatible uses as determined by the Zoning Administrator.
27.52.020 Special Uses
The following uses may also be permitted subject to approval of a special use permit, provided that the use limitations contained in Section 27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area," shall apply to properties in the Twenty-Fifth Avenue improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone," shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Alternative financial services, subject to the restrictions set forth in Section 27.30.020; (b) Automobile gasoline service station;
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6 (c) Automotive sales;
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6 (d) Clubs, lodges, and fraternal organizations;
(e) Parking facilities, as a principal use;
(f) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
(g) Religious institutions; and
(h) Other compatible uses as determined by the Zoning Administrator subject to the granting of a special use permit.
27.52.030 Conditions Of Use
All uses, except residences, shall be subject to the following conditions:
(a) Manufacturing, processing, or treatment of products which is clearly ancillary and essential to the retail business may be conducted on the same premises;
(b) Uses shall not generate odor, dust, smoke, noise, vibration, toxic waste or other emissions which constitute nuisances;
(c) Exterior signs shall pertain only to a use conducted within the building; (d) Uses shall be conducted wholly within an enclosed building, except as authorized by special use permit, or as previously authorized, or if the use is legally nonconforming.
27.52.040 Off-Street Parking And Loading
Off-street parking facilities shall be provided as required in the off-street parking code (Chapter 27.64).
27.52.050 Maximum Floor Area Ratio
The maximum floor area ratio of buildings and structures on a zoning plot shall be 4.0. Floor area ratio shall only apply to nonresidential portions of a building.
27.52.060 Density
The minimum density for projects with five or more residential units shall be consistent with section
27.02.230. The maximum density for residential developments shall be 99 dwelling units per acre.
27.52.070 Building Height
Building height shall not exceed the following:
(a) A maximum of four stories and fifty (50) feet for a nonresidential building;
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6 (b) A maximum of six stories and seventy-five (75) feet for a residential building or mixed-use building with residential uses.
27.52.080 Minimum Yards
A rear yard of not less than five (5) feet shall be provided.
27.52.090 Buffers
Buffers shall be provided as follows:
(a) Side. If a side property line is adjacent to a R1 or R2 district, a buffer of ten (10) feet must be provided.
(b) Rear. If a rear property line is adjacent to R1 or R2 district, a buffer of fifteen (15) feet shall be provided.
27.52.100 Open Space
Residential development shall provide open space as follows:
(a) Private usable open space only: A minimum of 50 square feet of private usable open space per unit; or
(b) Common usable open space only: A minimum of 75 square feet of common usable open space per unit; or
(c) Combination of private and common open space:
(1) A combination of private usable open space, at a minimum of 30 square feet per unit, and (2) Common usable open space equal to at least 150% of the difference between the private usable open space requirement and the proposed amount of private usable open space. (3) For example, a development proposing 30 square feet of private usable open space per unit would also have to provide 30 square feet of common usable open space per unit. [Formula Example: (50 square feet – 30 square feet) * 150% = 30 common usable square feet.]
27.52.110 Setback And Build-To-Line Standards For El Camino Real The regulations governing setback and build-to-line standards for El Camino Real in the C1 district shall apply.
Section 16. Chapter 27.53 of the San Mateo Municipal Code is added to Title 27 as follows:
Chapter 27.53
MU4 District – High Density Mixed-Use
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6 27.53.005 Purpose
The MU4 High Density Mixed-Use District is intended to allow high-density mixed-use buildings that provide a mix of commercial, office, and/or residential uses within the same site or building as well as individual commercial, office, or residential uses. The MU4 District is intended to allow a mix of uses near major streets, train stations, and shopping centers, and within Downtown San Mateo.
27.53.010 Permitted Uses
The following uses are permitted:
(a) Permitted uses in the MU3 District.
27.53.020 Special Uses
The following uses may also be permitted subject to approval of a special use permit, provided that the use limitations contained in Section 27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area," shall apply to properties in the Twenty-Fifth Avenue improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone," shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Alternative financial services, subject to the restrictions set forth in Section 27.30.020; (b) Automobile gasoline service station;
(c) Automotive sales;
(d) Clubs, lodges, and fraternal organizations;
(e) Parking facilities, as a principle use;
(f) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
(g) Religious institutions; and
(h) Other compatible uses as determined by the Zoning Administrator subject to the granting of a special use permit.
27.53.030 Conditions of use
All uses, except residences, shall be subject to the following conditions:
(a) Manufacturing, processing, or treatment of products which is clearly ancillary and essential to the retail business may be conducted on the same premises;
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6 (b) Uses shall not generate odor, dust, smoke, noise, vibration, toxic waste or other emissions which constitute nuisances;
(c) Exterior signs shall pertain only to a use conducted within the building; (d) Uses shall be conducted wholly within an enclosed building, except as authorized by special use permit, or as previously authorized, or if the use is legally nonconforming.
27.53.040 Off-Street Parking and Loading
Off-street parking facilities shall be provided as required in the off-street parking code (Chapter 27.64).
27.53.050 Maximum Floor Area Ratio
The maximum floor area ratio of buildings and structures on a zoning plot shall be 4.5. Floor area ratio shall only apply to nonresidential portions of a building.
27.53.060 Density
The minimum density for projects with five or more residential units shall be consistent with section
27.02.230. The maximum density for residential developments shall be 130 dwelling units per acre.
27.53.070 Building Height
Building height shall not exceed the following:
(a) A maximum of five stories and sixty five (65) feet for a nonresidential building; (b) A maximum of eight stories and one hundred (100) feet for a residential building or a mixed-use building with residential uses.
27.53.080 Minimum Yards
A rear yard of not less than five (5) feet shall be provided.
27.53.090 Buffers
Buffers shall be provided when adjacent to an R1 or R2 district as follows:
(a) Side. If a side property line is adjacent to a R1 or R2 district, a buffer of ten (10) feet must be provided.
(b) Rear. If a rear property line is adjacent to R1 or R2 district, a buffer of fifteen (15) feet shall be provided.
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6 27.53.100 Open Space
Residential development shall provide open space as follows:
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6 (a) Private usable open space only: A minimum of 50 square feet of private usable open space per unit; or
(b) Common usable open space only: A minimum of 75 square feet of common usable open space per unit; or
(c) Combination of private and common open space:
(1) A combination of private usable open space, at a minimum of 30 square feet per unit, and (2) Common usable open space equal to at least 150% of the difference between the private usable open space requirement and the proposed amount of private usable open space. (3) For example, a development proposing 30 square feet of private usable open space per unit would also have to provide 30 square feet of common usable open space per unit. [Formula Example:
(50 square feet – 30 square feet) * 150% = 30 common usable square feet.]
27.53.110 Setback And Build-To-Line Standards For El Camino Real The regulations governing setback and build-to-line standards for El Camino Real in the C1 district shall apply.
Section 9. Section 27.71.020 of the San Mateo Municipal Code is amended as follows:
27.71.020 Scope
This chapter shall apply as a minimum for all projects requiring approval of a planning application pursuant to Section 27.08.010, except for single-family dwelling design review and 100% affordable housing development applications. Landscaping not subject to this chapter shall be governed by the provisions of Chapter 13.40. The Zoning Administrator may determine that minor additions or changes to existing property are not reasonably related to the purpose of this chapter and may be exempt from the requirements of this chapter.
Section 10. Environmental Determination. In accordance with California Environmental Quality Act (CEQA) Guidelines, section 21080.17 of the Public Resources Code and Section 15183 of the CEQA Guidelines, this action is statutorily exempt.
Section 11. Severability. In the event any section, clause or provision of this ordinance shall be determined invalid or unconstitutional, such section, clause or provision shall be deemed severable and all other sections or portions hereof shall remain in full force and effect.
Section 12. Publication. This Ordinance shall be published in summary in a newspaper of general circulation, posted in the City Clerk's Office, and posted on the City's website, all in accord with Section 2.15 of the City Charter.
Section 13. Legislative History and Effective Date. This ordinance was introduced on Clerk to complete., and adopted on Clerk to complete., and shall be effective 30 days after its adoption.
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7 27.04.130 SITE PLAN AND ARCHITECTURAL REVIEW (SPAR).COMMUNITY CARE
FACILITY
(a) The following projects, as well as other projects that may be designated in this code, require a site plan and architectural review and no such project shall commence until the approval body has approved a planning application for site plan and architectural review: any building, new parking lot, fence over seven (7) feet in height, or an extension, alteration, or addition of or to an existing building or parking lot; historic buildings within the Downtown Specific Plan area as specified in Chapter 27.66. Single family and accessory buildings that conform to the standards contained in Chapter 27.18, or minor facade modifications as defined in Section 27.04.313, and which conform with Section 27.08.031, are exempt from this requirement, unless they are specifically designated by this section as requiring review. In making its review, the Zoning Administrator, Development Review Board, and Planning Commission shall be guided by the standards adopted by the Planning Commission and City Council. The application shall be approved if the Zoning Administrator or Commission finds all of the following to exist:
(1) The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood;
(2) The development will not be detrimental to the harmonious and orderly growth of the City;
(3) The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare; (4) The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site;
(5) The development will not adversely affect matters regarding police protection, crime prevention, and security.
(b) All buildings, structures, landscaping, and other establishments shall be constructed in accordance with the approved drawings.
(c) The City Council shall review and make the final determination on all buildings that exceed the height limit in the General Plan.
A "community care facility" means any place or building that is maintained and operated to provide 24-hour non-medical residential care, or day care services for children, adults, or both, limited to the following:
(a) Residential Care Facility. A residential care facility means a family home, group home, residential care facility for the elderly, foster home, intermediate care facility or similar facility, for 24-hour non-medical care of persons in need of personal services, supervision or assistance essential for sustaining the activities of daily living or for the protection of the individual;
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7 (a) Day Care Center. A day care facility means any facility which provides non-medical care to persons (adults and/or children) in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a 24-hour basis;
(b) Family Day Care Home. A family day care home means a facility which provides care, protection, and supervision of no more than 14 children in the caregiver's own home, for periods of less than 24 hours per day, while the parents or guardians are away.
27.04.200 Floor area.
(a) Definitions.
(1) Floor Area. Floor area means the sum of the gross horizontal areas of all principal and accessory buildings and above grade covered parking on a zoning plot. (2) Floor Area Ratio (FAR). Floor area ratio means the gross floor area of the buildings on a zoning plot divided by the net lot area. (b) Measurement, other than single-family dwellings in R1 zoning districts. (1) Floor area is measured from the exterior façade of the building's wall planes, from the centerline of party walls, or from a line three feet from the edge of an eave, whichever produces the largest floor area. Stories exceeding fifteen (15) feet in height shall be counted as additional floor area, with the exception that ground floor retail may be up to eighteen (18) feet in height measured from first finish floor to second finish floor before being counted as additional floor area.of ground floor commercial uses. Floor area also includes all accessory structures on the site and basements that meet the definition in subsection (c)(6). (3) Exclusions. The following are not counted as floor area:
(A) Covered or open courts, and atriums, on the ground floor, provided that the area is not used as dwelling, office, retailing, or required access; (B) In multiple-level buildings, covered courts, if the retailing uses are open to the public. Multiple-level stairwells and elevators shall be counted only as ground floor area;
(C) Covered walkways and balconies;
(D) First floors, mechanical areas, penthouse, and top floors are counted only once as floor area, regardless of height;
(E) Bicycle parking facilities;
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7 (F) Floor area designated for day care centers accessory to and intended to serve a multi-family, commercial, office or manufacturing use. Such floor area may be located within the primary structure or may be in a freestanding structure accessory to the primary structure;
(G) Covered parking for office use shall not be counted as floor area in areas delineated for exclusion within an adopted plan, such as the Mariner's Island Specific Plan or the Bay Meadows Specific Plan.
(c) Measurement, for single-family dwellings in R1 zoning districts, shall include the following:
(1) A covered structure or portion of a building where it has a horizontal or sloped covering which consists of 50% or more solid material. (2) All area enclosed within the walls of the principal structure (as measured from the outside perimeter of walls), and the area (or footprint) of any attached carports, covered balconies or porches (as measured from the outside perimeter of its support structures).
(A) Exception: To encourage street frontage activity, the first 100 square feet of a covered front porch shall not be included as floor area. (3) The area of all detached accessory structures, regardless of the number of open sides, including:
(A) Detached garages and carports;
(B) Storage sheds and other similar structures; and
(C) Covered patios or similar structures.
(4) Any interior space where the vertical distance between the upper surface of the floor and the floor above is fifteen (15) feet or more shall be counted as twice the floor area. If there is no floor above the space, then the distance shall be measured to the underside of the roof structure.
(5) Attic space is considered floor area when area "A" is at least 50% of areas "A" and "B" combined in the following plan-view diagram:
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7 Area "B"
(ceiling height
between 5′ and
7′ 6″)
Area "A"
(ceiling height 7′
6″ or greater)
Area "B"
(ceiling height
between 5′ and
7′ 6″)
(6) A basement is considered floor area when:
(A) It is habitable space as defined in the current California Building Code, and
(B) More than one-half the area of the outermost basement walls is above finished or pre-existing grade (whichever is lower), and the surface of the finished floor level above is either:
(i) More than four (4) above finished or pre-existing grade (whichever is lower) for more than 50% of the total perimeter, and (ii) More than twelve (12) feet above finished or pre-existing grade (whichever is lower) at any point.
(d) Off-Street Parking and Loading. Floor area for determining off-street parking and loading requirements as contained in Chapter 27.64, shall be based on physical floor space and shall not include the following:
(1) Storage areas except for areas located within selling or working space such as counters, racks, and closets;
(2) Utility areas including, but not limited to, elevator shafts, telephone switching rooms, stairwells, rest rooms, and heating and cooling rooms; (3) Accessory facilities to be used only by employees of the principal uses; (4) Off-street parking and loading facilities, including aisles, ramps, and maneuvering space;
(5) Basement, attic, or mezzanine floor area other than area devoted to retailing activities, to the production of processing of goods, or to business or professional offices; (6) Floor area designated for day care centers accessory to and intended to serve a multi-family, commercial, office or manufacturing use. Such floor area may be located within the primary structure or may be in a freestanding structure accessory to the primary structure;
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7 (7) Floor Area Computed for Building Volume. Additional parking shall be required in the event of change of excluded floor areas into uses generating parking. (e) Interpretation. All interpretations of floor area shall be subject to the review and approval of the Zoning Administrator.
(f) No change in the definition or calculation of floor area, except to the extent that the City Council expressly states that the change allows greater floor area, shall be construed to authorize an expansion of the allowable floor area of a building or structure, whether pursuant to Chapter 27.72 or otherwise.
27.08.030 SITE PLAN AND ARCHITECTURAL REVIEW (SPAR).)
(a) The following projects, as well as other projects that may be designated in this code, require a site plan and architectural review and no such project shall commence until the approval body has approved a planning application for site plan and architectural review: any building, new parking lot, fence over seven (7) feet in height, or an extension, alteration, or addition of or to an existing building or parking lot; historic buildings within the Downtown Specific Plan area as specified in Chapter 27.66. Single family and accessory buildings that conform to the standards contained in Chapter 27.18, or minor facade modifications as defined in Section 27.04.313, and which conform with Section 27.08.031, are exempt from this requirement, unless they are specifically designated by this section as requiring review. In making its review, the Zoning Administrator, Development Review Board, and Planning Commission shall be guided by the standards adopted by the Planning Commission and City Council. The application shall be approved if the Zoning Administrator or Commission finds all of the following to exist:
(1) The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood;
(2) The development will not be detrimental to the harmonious and orderly growth of the City;
(3) The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare; (4) The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site; (5) The development will not adversely affect matters regarding police protection, crime prevention, and security.
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7 (b) All buildings, structures, landscaping, and other establishments shall be constructed in accordance with the approved drawings.
(c) The City Council shall review and make the final determination on all buildings exceeding fifty-five (55) feet in height or where required by express General Plan provisions.
27.30.010 PERMITTED USES .
The following uses are permitted provided that the use limitations contained in Section 27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area," shall apply to properties in the Twenty-Fifth Avenue Improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone," shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Animal grooming, provided no overnight boarding occurs on the site; (b) Bakeries;
(c) Barber shops and hair salons;
(d) Delicatessens;
(e) Dry cleaners, with customer service areas;
(f) Financial institutions, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(g) Health studios and spas;
(h) Laundromats;
(i) Libraries;
(j) Low Barrier Navigation Center above the ground floor in compliance with Government Code Sections 65660-65668 shall be considered a use by-right. "Use by right" shall have the same meaning as defined in subdivision (i) of Section 65583.2. Supportive housing shall also be in compliancecomply with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(k) Newspaper publishing;
(l) Offices, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
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7 (m) Photo processing;
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7 (n) Picture framing;
(o) Real estate establishments;
(p) Residential units above the ground floor, subject tothat comply with the objective development standards for the R3 District "Minimum Development Standards" in SectionChapter
27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29;
(q) Restaurants and accessory outdoor dining areas, without drive-through facilities; (r) Retail uses, such as, but not limited to, the following uses, subject to a maximum of 15,000 square feet of floor area per establishment except for supermarkets and drug stores:
(1) Antique shops,
(2) Apparel sales, tailoring and repair stores,
(3) Drug stores,
(4) Hardware and garden supply stores,
(5) Household furnishings,
(6) Pet shops,
(7) Supermarkets and grocery stores;
(s) Reverse vending machines, subject to regulations established in Chapter 27.69; (t) Schools and day care facilities;
(u) Travel agencies;
(v) Temporary buildings for construction purposes for a period not to exceed the duration of such construction;
(v)(w) Accessory uses to principle uses permitted; and
(w)(x) Other compatible uses as determined by the zoning administrator.
27.32.010 PERMITTED USES .
The following uses are permitted:
(a) Permitted uses in the C1 district;
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7 (b) Art galleries;
(c) Automotive accessory stores, excluding on-site service and repair of vehicles; (d) Boarding, lodging, or rooming houses;
(e) Catering services;
(f) Hotels and motels, including restaurant and meeting rooms; (g) Laundries;
(h) Medical and dental clinics, including laboratories; (i) Offices;
(j) Parking facilities;
(k) Printing, lithographing, or publishing establishments for newspaper, business cards, and other similar uses;
(l) Radio and television broadcasting stations;
(m) Reproduction services;
(n) Residential units, subject to above the ground floor that comply with the objective development standards within the R4 District "Minimum Development Standards" in SectionChapter 27.24.040 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; (o) Retail uses, including incidental rental and repair; (p) Emergency Shelters ;
(q) Accessory uses to principle uses permitted; and
(r) Other compatible uses as determined by the Zoning Administrator.
27.34.010 PERMITTED USES.
The following uses are permitted:
(a) Permitted uses in the C1 and C2 Districts provided; (a)(b) Residential units above the ground floor that residential uses are subject tocomply with the objective development standards for the R4 District "Minimum Development Standards"
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7 in Chapter 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; (b) Ambulance service;
(c) Automobile, boat, and truck sales and rental, including service and repair as accessory to the primary sales use, sales may occur on open lot; (d) Automobile service, parts, and repairs, classified as minor motor vehicle repair in Section 27.04.325;
(e) Car wash and detailing facilities, may not occur on open lot; (f) Laboratories, research, experimental, and testing, provided no production or manufacturing of products occurs on the premises;
(g) Accessory uses to principle uses permitted; and
(h) Other compatible uses as determined by the Zoning Administrator.
27.36.010 PERMITTED USES.
The following uses are permitted:
(a) Permitted uses in the C1, C2, and C3 districts, except that residential uses, low barrier navigation centers, office uses on the properties along Palm Avenue between Twentieth and Twenty-fifth Avenues, and emergency shelters are prohibited; (b) Air conditioning and heating sales and service;
(c) Animal hospitals, which may include outdoor kennels; (d) Automotive parts, service, and repair classified as major motor vehicle repair in Section 27.04.320;
(e) Construction materials sales and lumberyards;
(f) Dry cleaning establishments, without customer service areas; (g) Linen, towel, diaper and other similar supply services; (h) Machinery sales, rental, and service, when conducted within an enclosed building; (i) Parcel delivery and receiving stations;
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7 (a) Processing and assembly of goods determined by the Zoning Administrator to be compatible with adjacent uses, provided that space in a building does not exceed six thousand square feet of total floor area and basement space, not including stairwells or elevator shafts; and provided that such processing or assembly can be conducted without noise, vibration, order, dust or any other condition which might be disturbing to occupants of adjacent buildings. When manufacturing operations of the same or similar products demand space exceeding six thousand square feet, they shall be located in the M1 district.
(b) Sheet metal shops;
(c) Storage and warehousing;
(d) Tool, die and pattern making;
(e) Welding and iron work;
(f) Wholesale establishments;
(g) Accessory to principal uses permitted;
(h) Other compatible uses as determined by the Zoning Administrator.
27.38.020 PERMITTED USES.
Unless otherwise provided in this title, uses of building or land in this district and buildings hereafter erected, structurally altered or enlarged shall be limited to the following uses:
(a) Any use permitted in the C2 District, except an animal hospital and emergency shelters; provided that the use limitations contained in Section 27.38.110, Required Retail Frontage, shall apply to properties located within the required retail frontage area, as shown in the Downtown Plan.
(b) Multiple-family dwellingsResidential units, when located above the ground floor and as part of a mixed-use development, subject to CBD residential development standards and affordable housing requirements as adopted by City Council resolution; (c) Name plates and signs, as classified and regulated in Title 25. (d) Accessory uses which are necessary to the above-mentioned buildings and uses; including a maximum of 15% of floor area for ancillary office uses related to retail establishments located in the ground floor area of the district, and which are not visible from the street nor located within the retail storefront area.
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7 (a) Any other use deemed similar in nature and operation that is determined by the Zoning Administrator to be compatible with existing and permitted uses allowable under the CBD Central Business District zoning, and is deemed desirable in serving the downtown core area and the community at large.
27.38.110 REQUIRED RETAIL FRONTAGE.
(a) Permitted Uses. The following uses are permitted on the ground floor subject to the requirements in Section 27.38.040, Conditions of Use, and the standards listed in subsection (c) below:
(1) Retail Sales. Uses principally engaged in retail sale or rental of consumer or household goods, including ancillary repair services. These retail uses are characterized by face-to-face transactions conducted by both the buyer and seller on the business premises. Retail businesses that conduct a majority of their sales (over 50%) via the Internet or other means of telecommunications are not considered "retail" for the purposes of this section.
27.44.020 PERMITTED USES.
The following uses shall be permitted:
(a) Administrative, executive, and professional offices, provided that the professional offices are limited to those professions listed in Section 5.24.160, and including similar professional occupations, and provided that no office of a veterinarian shall include an animal hospital or kennel.
(b) Accessory uses; including, but not limited to:
(1) Sale of personal goods and services, when provided in the principal building, including, but not limited to, the following:
(A) Flower, food, and news vending;
(B) Printing and photocopying;
(C) Travel agencies;
(D) Ticket outlets;
(2) Other services which are customary appurtenant uses. (c) Health and recreation facilities.
(d) Public utility and service uses.
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7 (e) Financial and business offices and related facilities.
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7 (f) Research laboratories (experimental and testing), provided no production or manufacturing occurs, and provided that all activities conform with the performance standards established for the M1 district.
(g) Residential units, subject to that comply with the objective development standards for the R3 District "Minimum Development Standards" in SectionChapter 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29.
(h) Restaurants without drive-through facilities.
(i) Schools and day care facilities.
(j) Temporary buildings for construction purposes for a period not to exceed the duration of such construction.
(j)(k) Warehousing, storage, and distribution facilities as accessory uses but not exceeding 10,000 square feet per establishment or not more than 60% of gross floor area per establishment.
(k)(l) Other compatible uses as determined by the Zoning Administrator.
27.48.030 SPECIAL USES.
Reserved.Special uses in the E1 district may also be allowed, subject to approval of a special use permit.
27.50 R6 DISTRICT – HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL
27.50.005 PURPOSE
The R6 High Density Multiple Family District correlates with the Residential Medium II Land Use Designation and will provide for higher-density, multi-family residential development, including condominiums and apartments, in locations near mixed-use, office, and commercial areas.
27.50.010 PERMITTED USES
The following uses are permitted:
(a) Home daycare centers;
(b) Multiple family dwellings;
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7 (a) Supportive housing in compliance with Government Code Sections 65650 - 65656, shall be considered a use by-right. "Use by right" shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also be in compliance with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(b) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time; and
(c) Residential care homes of any size regardless of State licensing; and (d) Temporary buildings for construction purposes for a period not to exceed the duration of such construction
27.50.020 SPECIAL USES.
Unless otherwise provided, the following uses may be permitted subject to the approval of a special use permit by the Planning Commission:
(a) Boarding and lodging houses;
(b) Nursing, hospice, and/or convalescent facility;
(c) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9; (d) Fraternity and sorority houses.
27.50.030 OFF-STREET PARKING
Off-street parking facilities shall be provided as required in the off-street parking code (Chapter
27.64).
27.50.040 DENSITY
The maximum density shall be 99 dwelling units per acre.
27.50.050 FLOOR AREA RATIO
The maximum floor area ratio of buildings and structures on a zoning plot shall be 3.5.
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7 27.50.060 BUILDING HEIGHT
Building height limit for this district shall be a maximum of six stories and seventy-five (75) feet.
27.50.070 MINIUMUM YARDS
A rear yard setback of five (5) feet must be provided.
27.50.080 BUFFERS.
Buffers shall be provided as follows:
(a) If a side property line is adjacent to a R1 or R2 district, a buffer of ten (10) feet must be provided.
(b) If a rear property line is adjacent to R1 or R2 district, a buffer of fifteen (15) feet shall be provided.
27.50.090 OPEN SPACE
Residential development shall provide open space as follows:
(a) Private usable open space only: A minimum of 50 square feet of private usable open space per unit; or
(b) Common usable open space only: A minimum of 75 square feet of common usable open space per unit; or
(c) Combination of private and common open space:
1. Private usable open space, at a minimum of 30 square feet per unit, and
2. Common usable open space equal to at least 150% of the difference between the private usable open space requirement and the proposed amount of private usable open space.
3. For example, a development proposing 30 square feet of private usable open space per unit would also have to provide 30 square feet of common usable open space per unit. [Formula Example: (50 square feet – 30 square feet) * 150% = 30 common usable square feet.]
27.51 R7 DISTRICT – HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL
27.51.005 PURPOSE.
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7 The R7 Multiple Family Dwellings District correlates with the Residential High Land Use Designation and is intended to provide for high-density multi-family residential development, including condominiums and apartments. The R7 District is intended for development in Downtown San Mateo, in proximity to Caltrain stations, and along major transit corridors, such as El Camino Real.
27.51.010 PERMITTED USES.
The following uses are permitted:
(a) Home daycare centers;
(b) Multiple-family dwellings;
(c) Supportive housing in compliance with Government Code Sections 65650 - 65656, shall be considered a use by-right use. "Use by right" shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also be in compliance with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone;
(d) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time; and
(e) Temporary buildings for construction purposes for a period not to exceed the duration of such construction.
27.51.020 SPECIAL USES.
Unless otherwise provided the following uses may be permitted subject to the approval of a special use permit by the Planning Commission:
(a) Boarding and lodging houses;
(b) Nursing, hospice, and/or convalescent facility;
(c) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9; (d) Fraternity and sorority houses.
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7 27.51.030 OFF-STREET PARKING
Off-street parking facilities shall be provided as required in the off-street parking code (Chapter
27.64).
27.51.040 DENSITY
The maximum density shall be 130 dwelling units per acre.
27.51.050 FLOOR AREA RATIO
The maximum floor area ratio of buildings and structures on a zoning plot shall be 4.0.
27.51.060 BUILDING HEIGHT
Building height limit for this district shall be a maximum of eight stories and one hundred (100) feet.
27.51.070 MINUMUM YARDS
A rear setback of five (5) feet must be provided.
27.51.080 BUFFERS.
Buffers shall be provided as follows:
(a) Side. If a side property line is adjacent to a R1 or R2 district, a buffer of ten (10) feet must be provided.
(b) Rear. If a rear property line is adjacent to R1 or R2 district, a buffer of fifteen (15) feet shall be provided.
27.51.090 OPEN SPACE
Residential development shall provide open space as follows:
(a) Private usable open space only: A minimum of 50 square feet of private usable open space per unit; or
(b) Common usable open space only: A minimum of 75 square feet of common usable open space per unit; or
(c) Combination of private and common open space:
1. Private usable open space, at a minimum of 30 square feet per unit, and
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7 1. Common usable open space equal to at least 150% of the difference between the private usable open space requirement and the proposed amount of private usable open space.
2. For example, a development proposing 30 square feet of private usable open space per unit would also have to provide 30 square feet of common usable open space per unit. [Formula Example: (50 square feet – 30 square feet) * 150% = 30 common usable square feet.]
27.52 MU3 DISTRICT – MEDIUM DENSITY MIXED-USE
27.52.005 PURPOSE
The MU3 Medium Density Mixed-Use District is intended to allow medium-density, mixed-use buildings that provide a mix of commercial, office, and/or residential uses within the same site or building as well as individual commercial, office, or residential uses. The MU3 District is intended to allow a mix of uses near other mixed-use, commercial, or residential areas, and within Downtown San Mateo.
27.52.010 PERMITTED USES
The following uses are permitted:
(a) Accessory uses to principal uses permitted;
(b) Animal grooming, provided no overnight boarding occurs on the site; (c) Art galleries;
(d) Automotive accessory stores, excluding on-site service and repair of vehicles; (e) Boarding, lodging, or rooming houses;
(f) Emergency Shelters;
(g) Financial institutions;
(h) Health studios and spas;
(i) Hotels and motels, including restaurant and meeting rooms; (j) Libraries;
(k) Low Barrier Navigation Center above the ground floor in compliance with Government Code Sections 65660-65668 shall be considered a use by-right. "Use by- right"
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7 shall have the same meaning as defined in subdivision (i) of Section 65583.2.
Supportive housing shall comply with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone. (a) Medical and dental clinics, including laboratories; (b) Offices;
(c) Personal Services;
(d) Real estate establishments;
(e) Multi-family residential units;
(f) Supportive housing in compliance with Government Code Sections 65650 - 65656, shall be considered a use by-right use. "Use by right" shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also be in compliance with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(g) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time;
(h) Restaurants, catering services, and accessory outdoor dining areas, without drive- through facilities;
(i) Retail uses, including ancillary rental and repair; (j) Schools and day care facilities;
(k) Temporary buildings for construction purposes for a period not to exceed the duration of such construction; and
(l) Other compatible uses as determined by the Zoning Administrator.
27.52.020 SPECIAL USES
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7 The following uses may also be permitted subject to approval of a special use permit, provided that the use limitations contained in Section 27.30.025, "Permitted and special uses—Twenty-
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7 Fifth Avenue Improvement Area," shall apply to properties in the Twenty-Fifth Avenue improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone," shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Alternative financial services, subject to the restrictions set forth in Section 27.30.020; (b) Automobile gasoline service station;
(c) Automotive sales;
(d) Clubs, lodges, and fraternal organizations;
(e) Parking facilities, as a principal use;
(f) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9; (g) Religious institutions; and
(h) Other compatible uses as determined by the Zoning Administrator subject to the granting of a special use permit.
27.52.030 CONDITIONS OF USE
All uses, except residences, shall be subject to the following conditions:
(a) Manufacturing, processing, or treatment of products which is clearly ancillary and essential to the retail business may be conducted on the same premises; (a) Uses shall not generate odor, dust, smoke, noise, vibration, toxic wastes or other emissions which constitute nuisances;
(b) Exterior signs shall pertain only to a use conducted within the building; (c) Uses shall be conducted wholly within an enclosed building, except as authorized by special use permit, or as previously authorized, or if the use is legally nonconforming.
27.52.040 OFF-STREET PARKING AND LOADING.
Off-street parking facilities shall be provided as required in the off-street parking code (Chapter
27.64).
27.52.050 MAXIMUM FLOOR AREA RATIO
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7 The maximum floor area ratio of buildings and structures on a zoning plot shall be 4.0. Floor area ratio shall only apply to nonresidential portions of a building.
27.52.060 DENSITY
The minimum density for projects with five or more residential units shall be consistent with section 27.02.230. The maximum density for residential developments shall be 99 dwelling units per acre.
27.52.070 BUILDING HEIGHT
Building height shall not exceed the following:
(a) A maximum of four stories and fifty (50) feet for a nonresidential building; (b) A maximum of six stories and seventy-five (75) feet for a residential building or mixed- use building with residential uses.
27.52.080 MINUMUM YARDS
A rear yard of not less than five (5) feet shall be provided.
27.52.090 BUFFERS
Buffers shall be provided as follows:
(a) Side. If a side property line is adjacent to a R1 or R2 district, a buffer of ten (10) feet must be provided.
(b) Rear. If a rear property line is adjacent to R1 or R2 district, a buffer of fifteen (15) feet shall be provided
27.52.100 OPEN SPACE
Residential development shall provide open space as follows:
(a) Private usable open space only: A minimum of 50 square feet of private usable open space per unit; or
(b) Common usable open space only: A minimum of 75 square feet of common usable open space per unit; or
(c) Combination of private and common open space:
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7 1. Private usable open space, at a minimum of 30 square feet per unit, and
2. Common usable open space equal to at least 150% of the difference between the private usable open space requirement and the proposed amount of private usable open space.
3. For example, a development proposing 30 square feet of private usable open space per unit would also have to provide 30 square feet of common usable open space per unit. [Formula Example: (50 square feet – 30 square feet) * 150% = 30 common usable square feet.]
27.52.110 SETBACK AND BUILD-TO-LINE STANDARDS FOR EL CAMINO REAL.
The regulations governing setback and build-to-line standards for El Camino Real in the C1 district shall apply.
27.53 MU4 DISTRICT – HIGH DENSITY MIXED-USE
27.53.005 PURPOSE.
The MU4 High Density Mixed-Use District is intended to allow high-density mixed-use buildings that provide a mix of commercial, office, and/or residential uses within the same site or building as well as individual commercial, office, or residential uses. The MU4 District is intended to allow a mix of uses near major streets, train stations, and shopping centers, and within Downtown San Mateo.
27.53.010 PERMITTED USES.
The following uses are permitted:
(a) Permitted uses in the MU3 District.
27.53.020 SPECIAL USES.
The following uses may also be permitted subject to approval of a special use permit, provided that the use limitations contained in Section 27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area," shall apply to properties in the Twenty- Fifth Avenue improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone," shall apply to properties in the Hillsdale Station Area Plan Active Zone:
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7 (a) Alternative financial services, subject to the restrictions set forth in Section 27.30.020; (b) Automobile gasoline service station;
(c) Automotive sales;
(d) Clubs, lodges, and fraternal organizations;
(e) Parking facilities, as a principle use;
(f) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9; (g) Religious institutions; and
(h) Other compatible uses as determined by the Zoning Administrator subject to the granting of a special use permit.
27.53.030 CONDITIONS OF USE
All uses, except residences, shall be subject to the following conditions:
(a) Manufacturing, processing, or treatment of products which is clearly ancillary and essential to the retail business may be conducted on the same premises; (b) Uses shall not generate odor, dust, smoke, noise, vibration, toxic wastes or other emissions which constitute nuisances;
(c) Exterior signs shall pertain only to a use conducted within the building; (d) Uses shall be conducted wholly within an enclosed building, except as authorized by special use permit, or as previously authorized, or if the use is legally nonconforming.
27.53.040 OFF-STREET PARKING AND LOADING
Off-street parking facilities shall be provided as required in the off-street parking code (Chapter
27.64).
27.53.050 MAXIMUM FLOOR AREA RATIO
The maximum floor area ratio of buildings and structures on a zoning plot shall be 4.5. Floor area ratio shall only apply to nonresidential portions of a building.
27.53.060 DENSITY
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7 The minimum density for projects with five or more residential units shall be consistent with section 27.02.230. The maximum density for residential developments shall be 130 dwelling units per acre.
27.53.070 BUILDING HEIGHT
Building height shall not exceed the following:
(a) A maximum of five stories and sixty-five (65) feet for a nonresidential building; (a) A maximum of eight stories and one-hundred (100) feet for a residential building or mixed-use building with residential uses.
27.53.080 MINUMUM YARDS
A rear yard of not less than five (5) feet shall be provided.
27.53.090 BUFFERS
Buffers shall be provided as follows:
(a) Side. If a side property line is adjacent to a R1 or R2 district, a buffer of ten (10) feet must be provided.
(b) Rear. If a rear property line is adjacent to R1 or R2 district, a buffer of fifteen (15) feet shall be provided.
27.53.100 OPEN SPACE
Residential development shall provide open space as follows:
(a) Private usable open space only: A minimum of 50 square feet of private usable open space per unit; or
(b) Common usable open space only: A minimum of 75 square feet of common usable open space per unit; or
(c) Combination of private and common open space:
1. A combination of private usable open space, at a minimum of 30 square feet per unit, and
2. Common usable open space equal to at least 150% of the difference between the private usable open space requirement and the proposed amount of private usable open space.
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7 1. For example, a development proposing 30 square feet of private usable open space per unit would also have to provide 30 square feet of common usable open space per unit. [Formula Example: (50 square feet – 30 square feet) * 150% = 30 common usable square feet.]
27.53.110 SETBACK AND BUILD-TO-LINE STANDARDS FOR EL CAMINO REAL.
The regulations governing setback and build-to-line standards for El Camino Real in the C1 district shall apply.
27.71.020 Scope.
(a) This chapter shall apply as a minimum for all projects requiring approval of a planning application pursuant to Section 27.08.010, except for single-family dwelling design review and 100% affordable housing development applications. Landscaping not subject to this chapter shall be governed by the provisions of Chapter 13.40. The Zoning Administrator may determine that minor additions or changes to existing property are not reasonably related to the purpose of this chapter and may be exempt from the requirements of this chapter.
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June 23, 2026
The proposed amendments create a new zoning district, MU4 (High Density Mixed-Use), that correlates with the Mixed-Use High designation in the General Plan. The Agenda Report (page 4) indicates height limits for nonresidential buildings in the new zone will be five stories and the height limit for residential buildings will be eight stories:
This is further reflected in the proposed ordinance (Attachment 1, Exhibit A, pages 22-23) at Section 27.53.070:
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June 23, 2026
However, the redlined version (Attachment 2, page 22) shows a height limit of four stories and 50 feet for nonresidential buildings and six stories and 75 feet for residential or mixed-use buildings, which would be inconsistent with the Agenda Report and the General Plan:
We assume that this is a typo and wanted to bring it to your attention for correction.
Additionally, it is not clear that the distinction between the height limit for the residential and nonresidential uses is consistent with the General Plan. Moreover, the proposed zoning amendments do not appear to reflect the General Plan direction that height limits in the Mixed- Use High designation are 5-8 stories, with commercial buildings within 1/4-mile of Caltrain stations reaching eight stories through community benefits (see Policy LU 2.3 on page 49):
We request clarification of how General Plan policy will be reflected in the Zoning Code.
Floor Height Assumptions
We note that it appears the assumed floor plate heights for nonresidential buildings in the proposed zoning district are 13’ per floor (per the 5 floor / 65’ height limit). This is not reflective of a marketable, high-quality commercial space. A typical marketable office building has an 18’ floor-to-floor height at the ground floor and 15’ floor-to-floor heights on upper levels.
We request that more realistic assumptions are utilized.
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SAN MATEO, SANTA CLARA & SAN BENITO COUNTIES
June 23, 2026
Via Email:
[email protected]
[email protected]
[email protected]
Subject: Key Issues for Comprehensive Zoning Code Update Dear Mayor Loraine and Members of the San Mateo City Council, Planning Commission and City Staff,
The Sierra Club Loma Prieta Chapter's Sustainable Land Use Committee (SLU) advocates on land use issues in San Mateo and Santa Clara Counties.
SLU offers the comments below as an overview of some key issues that we believe need to be addressed in the Comprehensive Zoning Code Update (CZCU). We appreciate the White Papers as a strong starting point for the Comprehensive Zoning Code Update (CZCU). Below are our recommendations to help guide the update process.
1. Housing Production Emphasis needed, with a Strong Emphasis on Affordable Housing The Comprehensive Zoning Code Update (CZCU) should prioritize housing production over new commercial office development, with particular emphasis on expanding affordable and workforce housing. As noted in the February 23, 2026 Staff Report, the CZCU is intended to modernize the City's Zoning Code and incorporate current best practices. It should also simplify the development of new housing by reducing unnecessary costs and delays while maintaining appropriate environmental review, public safety protections, and input from residents, whenever possible.
Prioritize Affordable Housing
Expanding affordable housing and preventing displacement should be among the highest priorities of the CZCU. Affordable housing has consistently been the most difficult housing type to produce, as reflected in the City's failure to meet affordable housing goals, while market-rate housing targets have generally been achieved. Most recent residential development has focused on market-rate as well as luxury housing, thereby contributing to rising housing costs, gentrification, and the displacement of lower- and moderate-income residents.
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To increase the supply of affordable housing, the City should provide special additional incentives for 100% affordable housing projects and projects with a higher percentage of affordable units, including the following:
● Making publicly-owned land available at reduced or no cost, ● Actively acquiring existing apartment buildings for preservation or conversion to permanently affordable housing,
● Protecting existing affordable housing from demolition or conversion, ● Reducing or waiving development fees, and
● Providing expedited review and approval processes.
These improvements should result in more affordable housing being approved and built.
2. Comments on “Building Heights” White Paper
Use building height strategically to increase open space.The CZCU should encourage the strategic use of building height to create more meaningful open space at the ground level. In appropriate locations, allowing increases in building height—without increasing overall development density—can reduce a building's footprint and preserve larger areas for parks, landscaping, tree canopy, habitat, and other common open spaces.
The City should consider offering incentives for projects to exceed minimum open space requirements.
Potential incentives could include modest height flexibility, reduced setbacks where appropriate, or other development bonuses in exchange for publicly accessible parks, greenways, trails, urban forests, natural habitat areas, or other high-quality green infrastructure.
3. Comments on “Open Space” White Paper
The policy paper should begin with a clear statement of why people in urban areas need open space.
It is important to note that the benefits of nature and living plants extend well beyond just space for recreation or gathering places for people. Urban parks and green spaces—with living plants and open sky—are vital for public health, mental well-being, and environmental health.
A. Improve Terminology
The term Open Space is currently used too broadly, combining two fundamentally different land use categories. The CZCU should clearly distinguish between areas intended for public recreation and those intended primarily for habitat protection and conservation. The definitions should differentiate:
● Human-centered open spaces: Parks, plazas, urban green spaces, and other areas designed primarily for public recreation and community use. Maybe use “Recreational Open Spaces” ● Natural conservation areas: Habitat lands, limited-access conservation areas, and permanently protected open space, such as Sugarloaf Open Space, that are managed primarily for ecological preservation rather than recreation. Maybe use “Natural Open Spaces” Making this distinction will provide greater clarity, improve land use planning, and help ensure that environmentally sensitive areas are managed and protected according to their conservation purpose. 2 71 of 85
B. Recognize Parks and Natural Open Space as Ecological Infrastructure The CZCU should recognize parks and natural open space not only as places for recreation, but also as essential ecological infrastructure that provides critical environmental services. These areas support biodiversity, improve climate resilience, enhance public health, and preserve natural ecosystems.
The City's policies should distinguish between recreational parks and open space designated primarily for habitat conservation and environmental protection. Open space should not be defined solely as land intended for public access or active recreation. Protected natural areas that are not intended for human use provide significant public benefits, including the following:
● Wildlife habitat and biodiversity conservation,
● Air quality improvement and carbon sequestration,
● Stormwater retention and groundwater recharge,
● Reduced runoff and flooding,
● Noise attenuation,
● Wind protection,
● Privacy screening, and
● Climate resilience and urban heat reduction.
Examples include habitat preserves, vegetated freeway buffers, green corridors, riparian areas, street tree corridors, wildlife movement corridors, and landscaped buffers between buildings and major transportation corridors. Wide vegetated buffers of mature trees and native vegetation can substantially reduce air pollution, mitigate traffic noise, capture stormwater, provide windbreaks, and support wildlife, even where public access is neither practical nor appropriate.
The CZCU should therefore recognize these natural landscapes as critical infrastructure deserving long-term protection and enhancement, rather than evaluating them solely for their recreational value.
To further strengthen the City's green infrastructure network, the CZCU should incorporate the principles outlined in the Sierra Club Sustainable Land Use Committee's Guidelines for a Sustainable Green Street Network, which explains how best to create a connected system of safe, slow, tree-lined streets that prioritize pedestrians and bicyclists while expanding urban canopy, habitat connectivity, and climate resilience.
C. Emphasize the Urban Forest as a critical aspect of the City’s Open Space The CZCU should recognize the urban forest as a fundamental component of the City's open space and green infrastructure network. Livability comes not from empty land, but from trees, vegetation and biodiversity within it. For example, Detroit has abundant vacant land, however, Barcelona, which is much denser, is richer in street trees, greenery and livability.
Existing stands of mature trees and native vegetation are invaluable community assets that contribute significantly to the urban canopy and biodiversity. They should be preserved through stronger tree protection and landscape conservation ordinances that minimize unnecessary removal during development and promote long-term biodiversity. Urban forests provide the following:
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○ Shade and urban heat reduction,
○ Improved air quality and carbon
sequestration,
○ Stormwater capture and
groundwater recharge,
○ Reduced runoff and flooding,
○ Wildlife habitat and biodiversity,
○ More attractive, walkable
streetscapes, and
○ Improved public health, comfort,
and quality of life.
Barcelona’s tree lined streets increase urban livability and biodiversity D. Increase Parks as Density Grows and Population Increases As the City plans more housing and higher density, it must also simultaneously significantly increase parks and public open space. Creative solutions should also be explored, to improve livability, including: Green Streets, Green Corridors, Pocket green parks, Rooftop and podium green space, Linear parks and trail connections
4. Comments on White Paper “Setbacks and Buffers”
There is much good information in this white paper. We have only a few observations.
A. Setbacks should be designed to create usable green space, tree planting zones, and visual buffers rather than leftover paved strips. With more high density housing required to meet RHNA targets and to meet the housing deficit, including green open space is increasingly important for quality of life in a dense urban context.
See Sierra Club Loma Prieta’s Guidelines for Open Space for High Density Housing for some important suggestions on this topic.
B. The CZCU should seek to provide incentives to encourage more off-street parking and this is noted in the Staff Report of June 9, 2026. The ideas listed in the Staff Report regarding 4 73 of 85
Tandem Parking, Parking in Required Setbacks and Parking Exempt from FAR Calculation are good concepts to consider as well as other ideas that may meet the objective of encouraging off-street parking. In addition, since currently each single family site is allowed to support up to six dwellings (SB-9 plus ADUs) and recent code changes allow some enclosed garages to convert to living space for ADUs, additional parking space is needed.. Encouraging more off-street parking will allow more use of the public right-of-way for future safe bike lanes, improved pedestrian access, etc. See Guidelines for a Sustainable Green Street Network.
C. Balconies or decks should, if possible, not overhang required open space. Open space loses value when covered by another deck or roof, though resulting rain protection has some value.
Alternating left-right balcony placement can reduce shading. Similar standards should apply to commercial office developments.
5. 15-Minute Neighborhood Strategy in White Paper
Consider a citywide planning approach based on the 15-minute neighborhood concept. Areas that are more than a half mile from transit should be evaluated for neighborhood nodes with the following possibilities:
● Mixed-use buildings. Ground-floor commercial, or other uses, with housing above. ● Small-scale retail,
● Cafés and seating
● Secure package lockers e.g. Amazon,
● Mailboxes,
● Shared EV charging,
● Spaces for Car-share,
● Autonomous taxi parking zones, and
● “Missing Middle” housing: allow 3-story buildings, at nodes, in 2-story neighborhoods.
A network of neighborhood centers can reduce vehicle trips and greenhouse gas emissions, improve access to everyday goods and services, encourage walking and bicycling, strengthen neighborhood identity, and support future transit expansion. The CZCU should provide zoning flexibility and development incentives to encourage the creation of these complete, walkable neighborhoods while respecting the scale and character of adjacent residential areas.
6. Climate Resilience, Sea Level Rise and Associated Ground Water Rise Consider a Sea Level Rise Overlay Zone
Sea level rise adaptation should be integrated into the CZCU and General Plan. Applicable areas could require higher finished floor elevations, flood-resilient site design and consideration of groundwater rise. The Bay edge may be suitable for nature-based adaptation measures offering near-term flood reduction, lower long-term costs and greater resilience benefits.
The overlay zone could include areas directly impacted by SLR as well as related impacts like creeks backing up with higher tides and causing flooding. It could also include a timeline for capital outlays to raise roads and, especially, utilities out of corrosive rising brackish ground water.
The Health and Safety Element of the General Plan may also need modification to recognize the 5 74 of 85
impacts of flooded infrastructure and other health and safety impacts of flooding from rising sea levels and ground water levels.
7. Biological Safety Levels (BSL)
In office, commercial, manufacturing, life science, and similar zoning districts, only Biosafety Level 1 (BSL-1) and Biosafety Level 2 (BSL-2) laboratories should be permitted. Higher-risk laboratory operations should be prohibited in these areas due to the potential for biological accidents, including the potential for exposure to unknown viruses or other infectious disease agents. For additional public safety protection, zoning standards should also require appropriate setbacks from residential uses, schools, childcare facilities, and other sensitive receptors.
The City of San Carlos has already adopted this approach by limiting life science facilities to BSL-1 and BSL-2 laboratories.
The City of Redwood City takes a further step in its Downtown Precise Plan (DPP) area, which includes high-density mixed-use development. There, BSL-1 and BSL-2 laboratories are allowed only as conditional uses, enabling additional review of health, safety, and nuisance impacts associated with laboratories operating in close proximity to 24-hour residential and commercial uses.
Based on these precedents, we recommend that life science and laboratory zoning be limited to BSL-1 and BSL-2 facilities, consistent with the San Carlos ordinance. In addition, Redwood City’s conditional-use framework should be considered as a model for mixed-use areas to ensure appropriate oversight and safeguards where laboratories are located near sensitive uses.
We recommend that in the zoning for Life Sciences and Laboratories, safety levels be restricted to BSL-1 and BSL-2 as in the San Carlos ordinance . Redwood City’s more detailed 1 conditional use ordinance for BSL-1 and BSL-2 should be considered for Mixed-Use zones. 2 SLU looks forward to further discussions with you on the CZCU.
Respectfully,
Gita Dev, FAIA, Chair, Sustainable Land Use Committee
Chair, Conservation Committee
Sierra Club Loma Prieta Chapter
Cc: James Eggers, Chapter Director, Sierra Club Loma Prieta Chapter 2 Redwood City Downtown Precise Plan Section 2.2.4. Use Permit Process 1 See San Carlos Code Chapter 18.07 INDUSTRIAL DISTRICTS Table 18.07.020: Land Use Regulations- Industrial Districts
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July 20, 2026
City Council, City of San Mateo
330 W 20th Ave.
San Mateo, CA 94403
RE: Special City Council Meeting Agenda Item 3, Zoning Code Updates
To the honorable San Mateo City Council,
HLC supports the implementation of San Mateo’s zoning code updates in compliance with the City’s housing element policy commitments and the Measure T general plan update, all of which will facilitate housing for the entire community.
As written, the new zoning districts represent substantial clarity and simplicity relative to pre-existing zoning standards. However, to best promote flexibility in new housing that reflects the city’s standards and priorities, Council should direct staff to:
● Increase residential height limits to allow 85-foot tall buildings in R6 and MU3 six-story zones and 110-foot buildings in R7 and MU4 eight-story zones. Currently, the ordinance has 75-foot height limits in six-story districts and 100-foot height limits in eight-story districts. Greater height limits will incentivize elegant ground-floor commercial (typically 18 to 25 feet tall) along with residential (ideally 12 feet of height per floor, including sub floors, ceiling framing, and rooftop utility system). ● Eliminate Floor Area Ratios (FAR) in new and existing zoning districts. Floor Area Ratios are a duplicative zoning regulation that arbitrarily restricts building size. San Mateo already has height limits and setbacks that constrain the building envelope. Floor Area Ratio simply adds another layer of complexity with no additional benefit for the beauty or massing of buildings.
We would also like to better understand: Will there be additional reforms as part of the comprehensive zoning code update process?
San Mateo has ongoing opportunities to streamline existing residential zoning districts like the pre-existing residential districts (see appendix below). Various restrictions on housing—minimum parcel areas and widths, restrictive facade rules, bizarre massing requirements—characterize much of San Mateo’s pre-existing zoning code. These rules prevent land from being used for housing, push up the size of allowable units, and ultimately increase costs. The new zoning updates do not affect existing zoning districts outside narrow changes to
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allowable uses, definitions, and retail rules. This is a missed opportunity the City can pursue further.
HLC’s recommendations have precedent elsewhere in the area. San Mateo County eliminated FAR rules and minimum lot sizes in its most recent zoning update. No other cities have such restrictive massing and bulk rules as San Mateo’s downtown, or such aggressive minimum lot sizes throughout the City. By increasing building heights and eliminating FARs in the new districts, and further amending pre-existing zones, San Mateo can best realize the promise of Measure T.
Thank you for your consideration,
Jeremy Levine, Policy Manager
Housing Leadership Council of San Mateo County
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Addendum: Prohibitive Zoning Rules Persist in Pre-Existing Code
While HLC also supports the interim zoning amendments proposed to implement Measure T in the short term, the city can complete its comprehensive zoning update and realize the benefits of the general plan much faster than staff propose. San Mateo should aim to further simplify its zoning update and provide clarity.
San Mateo already underwent a six-year general plan update process in which it heard from a huge range of residents. The outcome of that process, Measure T, passed by an almost 20-point margin. One thing is clear: An overwhelming majority of San Mateo residents want a zoning code that works to facilitate new development reflecting the heights and densities of Measure T.
San Mateo has one of the most unnecessarily complex zoning codes in the Bay Area. I pdf’ed a copy and it runs 472 pages. While the new zoning update simplifies some portion of the old code, much of the original document remains intact.
Consider some examples of the complexity and minutiae of the zoning regulations, particularly in downtown: These rules include minimum lot widths and parcel areas mandating a certain amount of lot area per home, directly increasing the cost of housing by tying it to parcel size…
… as well as rules requiring street-facing sides of buildings to be shorter than half the width of an adjacent street…
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… and yet more rules governing the maximum length of the diagonal line from one corner of an apartment building to the other.
I have illustrated just a small subset of San Mateo’s zoning rules. Beyond regulations on the height and density of buildings, San Mateo regulates building setbacks from adjacent lots and the street, maximum dwelling sizes, lot depths, lot frontages, parking requirements, the length of porches, “floor area ratios” (the ratio of floor area in a building to the size of the lot it sits on).
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The list of rules goes on and on and on. There are more than six different rules governing building size on top of the very clear base height and density limits. Some of them are redundant (going back to FAR!)
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1 From: Steve Carlson >
Sent: Friday, July 17, 2026 4:03 PM
To: Clerk
Subject: City Council Hearing of July 20, 2026 - Code Amendments Attachments: Letter to Honorable Mayor and City Council Regarding Zoning Code Amendments.docx Attached is a letter addressing my comments to the City Council.
Respectfully,
Steve Carlson
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1 High-Density Mixed Use and Multi-family Districts and Zoning Code Clean-ups – Code Amendments
City Council Hearing July 20, 2026
Honorable Mayor and City Council,
The proposed Code Amendments creating four (4) new Zoning Districts should be continued off-calendar allowing the Planning Commission to conduct a Study Session and the City to hold Public Workshops.
The City is in the middle of a Comprehensive Zoning Code Amendment that is not scheduled to produce Draft Amendments until next year. Public Workshops and Study Sessions are projected to be conducted prior to the development and release of the Final Amendments and City adoption.
Adopting four (4) new districts that have not had the benefit of extensive public input is not in keeping with the City’s best efforts to maintain open communication with the community. This is a piecemeal approach, that is presumptive, premature, and riddled with problems – it is putting the cart before the horse and effectively places developers interests above local residents.
At the Commission Hearing of June 23. 2026, the staff provided little to no information, no comparative analysis with other jurisdictions nor with other San Mateo Residential or Commercial Zone Districts. By way of comparison the Planning Commission Study Session on June 9 involving several Zone Districts the staff report included a detailed comprehensive overview of development standards and a detailed comparative analysis with selected other Bay area jurisdictions.
Staff did explain that requirements for the limited standards for residential open space were derived from developer projects and that the requirements were less than other existing City Zone Districts. In the staff report no functional analysis
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2 was presented for example of residential balconies with 30 square feet – little more than an outdoor storage space.
No information was presented as to how the uses for the Commercial Mixed Districts were determined. Because a Mixed Commercial Use District is intended to be placed abutting residential neighborhoods the types of uses is important and that residents have input. A few years ago the City tried to allow a 7-11 on North San Mateo Drive/Bellevue Avenue without public input with disastrous consequences for the City.
Staff advised that the Planning Commission could conduct a Study Session at a later date (after the fact) and be provided with much greater information and that changes could be made that would be incorporated in the Final Amendments.
Staff advised that they do not intend to reclassify any exiting lands to the new districts until after the Comprehensive Amendments are adopted. Staff also advised that individual property owners could request a property be reclassified after the Council adopted the new district and that this would be a benefit to developers who would have a better insight into City expectations.
Should the Final Amendments include different requirements, then properties reclassified (and possibly developed) between now and adoption of the Final Amendments would become legally established, but non-conforming prompting adoption of further provisions patching the problem. Owners of such properties having a vested interest in keeping the standards can be expected to lobby against any change that is not beneficial.
This approach unnecessarily places the interests and needs of developers over and above local residents breaking public trust in leadership.
No written explanation was offered as to the urgency of need to adopt the new districts at this time. The City adopted the General Plan two (2) years ago and reviewed several developments in areas that may be reclassified. So why now? Respectfully,
Steve Carlson
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