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6 CITY OF SAN MATEO
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; 1 3
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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; 1 3
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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; 1 3
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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. 1 3
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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. 1 3
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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 1 3
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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; 1 3
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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:
1 3
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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.