Chapter 8.70 — C1/NFO DISTRICT, NEIGHBORHOOD BUSINESS DISTRICT/NORTH FAIR OAKS

The following regulations shall apply within those areas in North Fair Oaks which are zoned C-1/NFO.

1. Provide commercial areas intended primarily for the location of a limited number of trades and services to serve the needs of surrounding residential areas.

2. Protect the viability of surrounding and/or adjacent residential land uses by restricting incompatible uses and regulating certain land uses and requiring that commercial development meets minimum design standards.

3. Promote the creation of an attractive and pedestrian-oriented neighborhood retail commercial district.

4. Protect the functional and economic viability of commercial areas by restricting incompatible land uses.

5. Support and strengthen the local economy by providing trade and employment opportunities.

6. Implement the policies of the San Mateo County General Plan.

1. Administrative, Professional and Business Offices

Establishments performing management, administrative, professional or consulting services including, but not limited to, government, law, real estate, accounting and other business offices.

2. Bars

Commercial establishments primarily engaged in the sale of alcoholic beverages to the general public for immediate consumption on the premises, which may also offer food and entertainment on a limited basis, but not adult entertainment featuring sexually explicit behavior intended to arouse sexual excitement.

3. Community Centers

Facilities used by local citizens for civic activities, performances, presentations or other purposes.

4. Financial Institutions

Establishments accepting deposits and providing services relating to the exchange, protection or lending of money including, but not limited to, banks, savings and loan institutions, or credit unions.

5. Food and Beverage Stores

Commercial establishments engaged in the retail sale primarily of various packaged foods and beverages for home preparation and consumption including, but not limited to, grocery stores, liquor and candy stores, bakeries and delicatessens.

6. Food Establishments Specializing in Carry-Out or Delivery Service

Commercial establishments engaged in the provision of prepared food to the general public primarily for consumption elsewhere, but may include limited seating or drive-through take-out service.

7. Funeral Homes

Facilities used for preparing the deceased for burial, viewing of the deceased, cremations and conducting ceremonies including funerals and memorial services.

8. Home Occupations

Vocations conducted in a dwelling by a resident which are accessory uses incidental to the principal residential use of the dwelling.

9. Indoor Retail Sales, Rental or Repair Establishments

Commercial establishments which serve the general public that are engaged in the sale, rental and/or repair of goods, merchandise and equipment with all storage of such items within a fully enclosed, covered building.

10. Libraries

Facilities used for storage, exhibition and lending of various media including, but not limited to, books, periodicals, documents, audio and video tapes and visual art.

11. Limited Keeping of Pets

The raising or maintaining of domestic birds or animals that are customarily kept as pets for amusement or companionship, excluding exotic animals, horses, livestock and poultry, and subject to the following limitations: (a) no more than two (2) dogs and two (2) cats, nor more than four (4) animals total of any type shall be kept per two-family dwelling unit, multiple-family dwelling unit, or lawfully permitted and occupied second unit or farm labor housing unit; or (b) per business establishment in commercial or industrial zoning districts.

12. Medical and Dental Offices

Establishments providing consultation, diagnosis, therapeutic, preventative or corrective personal treatment services by licensed doctors, dentists and similar practitioners of medical and healing arts for humans, and which may include medical and dental laboratories and associated prescription pharmacies.

13. Motor Vehicle Fuel Sales

Commercial establishments primarily engaged in the sale of gasoline or other combustive fuels to the general public, often on a self-service basis.

14. Motor Vehicle Service Stations

Commercial establishments primarily engaged in the sale of fuel, the servicing of motor vehicles and the provision of services to motorists including, but not limited to, the sale of vehicle parts and accessories, the performance of minor repairs and the sale of refreshments and sundry items.

15. Multiple-Family Dwellings-Mixed Use

Single or multiple dwelling units, located above the first floor of the main building on the parcel. The floor area of the dwelling units shall not exceed the floor area of the commercial uses occupying the building.

16. Non-Chartered Financial Institution

See Section 8.04.030 (Zoning Definitions) for definition.

17. Other Compatible Uses

Additional land uses may be allowed if the Director of Planning and Building determines that the proposed use is consistent with the purpose of the district and compatible with other permitted land uses in the district.

18. Outdoor Retail Sales, Rental or Repair Establishments

Commercial establishments which serve the general public that are engaged in the sale, rental and/or repair of goods, merchandise and equipment with all or some storage of such items outside a fully enclosed, covered building.

19. Parking Lots and Garages

Public and private facilities which provide designated spaces for temporary storage of operable and currently registered motor vehicles either in an open area or within a structure.

20. Personal Convenience Service Establishments

Commercial establishments providing services related to personal convenience where customers are typically served on the premises including, but not limited to, beauty salons, barber shops, massage parlors, pet grooming and escort services.

21. Pet Sales and/or Grooming Establishments

Establishments for the retail sale of pet animals, pet food and supplies, with all storage of such items within a fully enclosed, covered building. Pet sales and/or grooming establishments may offer pet bathing, grooming and obedience training conducted within a fully enclosed, covered building. Other than the animals held as inventory until sold, there shall be no boarding of animals overnight for compensation.

22. Restaurants

Commercial establishments which primarily serve prepared food to the general public for immediate consumption on the premises. Restaurants may include a bar as defined in Section 8.70.030(2).

23. Retail Cleaning Establishments

Commercial establishments engaged in the washing, cleaning or dyeing of clothing, linens and other fabrics including, but not limited to, dry cleaners, laundries and laundromats where coin-operated washers and dryers are provided for self-service to the public.

24. Trade and Vocational Schools

Public or private educational facilities and associated grounds offering specialized trade or commercial instruction, but not academic education, above the secondary level.

25. Urban Roadside Stands

Structures in urban areas of either portable or permanent construction used for the sale of produce and other goods and merchandise, but not including food vendors or any other vendor selling goods off private property.

26. Veterinary Hospitals for Small Animals

Establishments where cats, dogs and other domestic animals generally of the same size or smaller are treated by a person(s) trained and licensed to provide medical care for animals. Veterinary hospitals may hold animals overnight on a limited basis if necessary for their proper medical or surgical treatment.

All new development must meet the following minimum standards:

1. Minimum Parcel Area and Width. The minimum parcel area shall be 5,000 sq. ft. and the minimum average parcel width shall be fifty (50) feet.

2. Minimum Building Setbacks. The minimum building setbacks shall be:

(1) Side Contact

• (a) When the side portion of a C-1/NFO zoned parcel abuts a residentially zoned parcel,

Side Setback Side Setback (abutting (not abutting residentially residentially Front Setback zoned parcel) zoned parcel) Rear Setback 0 feet 10 feet 0 feet 20 feet

• (b) When the side portion of a C-1/NFO zoned parcel is across the street from a residentially zoned parcel,

Side Setback Side Setback (across from (not across from residentially residentially Front Setback zoned parcel) zoned parcel) Rear Setback 0 feet 5 feet 0 feet 20 feet

• (2) Rear Contact/All Other Cases

  • (a) When the rear portion of a C-1/NFO zoned parcel abuts a residentially zoned parcel or in any other case,

Front Setback Side Setback Rear Setback 0 feet 0 feet 20 feet

3. Maximum Building Coverage. Maximum building coverage shall be eighty (80) percent and shall include all: (1) buildings, (2) accessory buildings, and (3) structures such as patios, decks, balconies, and other similar uses which are eighteen (18) inches or more above the ground.

4. Maximum Building Floor Area. The maximum building floor area shall be eighty (80) percent of the total parcel area and shall include the floor area of all stories of all buildings and accessory buildings on a parcel. Maximum building floor area specifically includes: (1) the floor area of all stories, excluding uninhabitable or non-working areas, as measured from the outside face of all exterior walls, and (2) all other areas covered by a waterproof roof which extends four or more feet from exterior walls, over the area of all decks, porches, and balconies. Enclosed parking areas shall be excluded from total building floor area.

5. Maximum Building Height. The maximum building height shall be thirty (30) feet.

Height shall be measured as the vertical distance from any point on the finished grade to the topmost point of the building immediately above.

Chimneys, pipes, mechanical equipment, antennae, and other similar structures may extend beyond 30 feet to a maximum of 37 feet as required for safety or efficient operation.

Architectural features on buildings located on corner parcels, such as cupolas and turrets, may extend beyond 30 feet to a maximum of 37 feet as determined by the Director of Planning and Building.

6. Signs.

   • a. Prohibited Signs. The following signs shall be prohibited:

     • (1) Any sign that, because of its location, construction, colors, or operating characteristics, can be confused with a traffic control device or emergency vehicle.

     • (2) Signs having animated, moving, rotating, inflatable, or flashing parts.

     • (3) Signs emitting intense and focused beams of light, including beacons.

     • (4) Off-premises signs.

     • (5) Abandoned signs.

• (6) Billboards. Existing billboards shall be considered legal non-conforming uses upon adoption of this ordinance, and shall be subject to the provisions of Chapter 8.388 (Non-Conforming Uses) of the Development Code. Relocation of billboards, due to street widening or other right-of-way improvements, shall be subject to the provisions of the State of California Business and Professions Code (Section 5412).

  • b. Maximum Number of Signs. The maximum number of signs allowed on a parcel is one (1) sign per parcel, or one (1) sign per each 200 feet of parcel street frontage, or one (1) sign per use, whichever is greatest.

  • c. Maximum Total Sign Display Area. The maximum total display area for all signs on a parcel is three-quarters (0.75) square foot per foot of parcel street frontage.

  • d. Maximum Sign Height. The maximum height of signs on a parcel is as follows:

    • (1) Attached signs shall not exceed the height of the building or structure to which the sign is attached and shall not extend above the roofline.

    • (2) Freestanding signs shall not exceed fifteen (15) feet.

  • e. Sign Projection. Attached signs shall not project more than four (4) feet from the building or structure to which the sign is attached. Attached or freestanding signs shall not project beyond any parcel boundary except signs may project into the public right-of-way subject to the approval of the Director of Public Works.

  • f. Sign Design. The design of signs on the parcel shall reflect the architectural design of the building or structure with which the sign is associated, and incorporate unifying colors, materials, and features.

7. Screening.

a. Refuse, waste removal, and outdoor service/storage areas, where allowed, shall be screened with a six (6) foot solid wall or opaque fence/gate when visible from a public way or residentially zoned parcel.

b. A minimum six (6), not to exceed eight (8), foot masonry wall shall be erected along the entire common property line where a commercial use abuts a residentially zoned parcel. Other fencing along property lines shall be of opaque materials when visible from a public way or residentially zoned parcel and shall not include barbed wire.

c. Mechanical equipment (e.g., air conditioning, heating, compressor, generator, venting units) or other utility hardware on roof, ground, or buildings shall be screened with opaque materials compatible with the building, when visible from a public way or residentially zoned parcel.

No use may be conducted in a manner which, in the determination of the Director of Planning and Building, does not meet the performance standards below. Measurement, observation, or other means of determination shall be made at the limits of the property, unless otherwise specified.

1. Noise. No use will be permitted which exceeds the following sound levels more than thirty (30) minutes in any hour:

2. Odor. No use will be permitted which emits an odor or air pollutant, detectable without instruments, beyond the boundaries of the C-1/NFO District.

3. Vibration. No use will be permitted which causes vibration perceptible without instruments on adjoining property, except for temporary construction operations.

4. Lighting. All exterior and interior lighting shall be designed and located so that direct rays and glare are confined to the premises.

5. Trash and Debris. All trash, boxes, or similar debris shall be picked up daily and stored in refuse containers that are screened from public view.

6. Loitering. All loitering during business hours shall be controlled, to the extent possible.

7. On-Site Activities. All uses, activities or operations shall be conducted entirely on the property, except that retail and food service activities may occur beyond the parcel, subject to use permit approval as described in Section 8.70.040.

8. Compliance with Applicable Law. All uses shall comply with applicable County, State and Federal laws.

(Prior Code § 6253, 6254; Ord 1483 – 10/10/61)

(Prior Code § 6253; Ord 3494 – 06/08/93) (Prior Code § 6253.2, 6253.3; Ord 4621 – 12/07/82)

(Prior Code § 6254; Ord 3846 – 8/4/98)