Chapter 8.78 — C2, GENERAL COMMERCIAL DISTRICTS NORTH FAIR OAKS

The following regulations shall apply within those areas in North Fair Oaks which are zoned C-2/NFO.

(Prior Code § 6263, 6264; Ord 1483 – 10/10/61)

(Prior Code § 6263; Ord 3495 – 06/08/93)

1. Provide commercial areas intended primarily for the location of a wide range of trades and services to serve the needs of surrounding community and region.

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

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

5. 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. Ambulance and Paramedic Services .

Facilities used for medical emergency response services.

3. Art Centers.

Facilities used for the storage, exhibition, preservation, study or creation of works of artistic value.

4. Auto Shops and Garages.

Commercial establishments primarily engaged in motor vehicle maintenance and repair services including, but not limited to, major repair work, painting and body work that may occur completely or partially within an enclosed, covered building. Auto shops and garages do not include salvage yards or junk yards, i.e., auto wrecking and dismantling businesses.

5. 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.

6. Botanical and Zoological Gardens

Facilities and associated grounds used for the nurturing, study or exhibition of plant or animal species.

7. Car Washes

Commercial establishments primarily engaged in cleaning cars or other motor vehicles, or in furnishing facilities to the general public for the washing of motor vehicles on the premises. Car washes may include the sale of fuel.

8. Cemeteries

Facilities and associated grounds used for the outdoor or indoor burial or interment of human or pet remains that may include columbaria, crematoriums or facilities for conducting funeral services.

9. Civil Defense Operations

Facilities used for emergency supply, storage and shelter.

10. Clinics.

Facilities providing health care including diagnosis, prevention and treatment of human physical and mental illness, primarily on an outpatient basis only.

11. Club and Organization Meeting Facilities

Facilities used for gatherings of groups primarily for social or political purposes including, but not limited to, social or fraternal clubs or lodges, union halls or philanthropic institutions.

12. Community Centers.

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

13. Electronic Game Amusement Arcades

Commercial establishments featuring the operation of six or more coin or token-operated electronic games.

14. Elementary and Secondary Schools

Public or private educational facilities and associated grounds used for academic instruction below the collegiate level.

15. 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.

16. Fire Stations

Facilities used for fire fighting services, sometimes including associated paramedic services.

17. 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.

18. 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.

19. Funeral Homes.

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

20. Indoor Exercise and Leisure Facilities.

Enclosed facilities used for active recreation including exercise and athletic clubs, bowling alleys, skating rinks, billiard halls, dance halls and academies, or similar uses.

21. Indoor and Outdoor Wholesale Establishments

Commercial establishments engaged in bulk sales of goods primarily to licensed merchants and members of consumer discount associations or clubs.

22. 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.

23. Indoor Theaters

Enclosed facilities used for the presentation of motion pictures, plays or other dramatic performances except adult motion pictures and live performances.

24. Institutional Day Care Facilities for Adults

Licensed facilities in buildings that do not contain a dwelling unit which provide non-medical care and supervision to adults on less than a 24-hour a day basis to adults including, but not limited to, individuals who are physically handicapped, mentally impaired, abused or recovering from alcohol or drug addictions.

25. Institutional Day Care Facilities for Children (Day Care Centers)

Licensed facilities including infant centers, pre-schools and extended day care facilities, located in buildings that do not contain a dwelling unit, which regularly provide non-medical care, protection, and supervision of children for a period of less than 24 hours a day while parents or guardians are away.

26. Institutional Day Care Facilities for the Elderly

Licensed facilities in buildings that do not contain a dwelling unit(s), which provide non-medical care and supervision to elderly adults on less than a 24-hour a day basis.

27. Institutional Shared Housing Facilities for the Elderly

Facilities for seven (7) or more elderly adults where varying levels of supportive services or non-medical care are provided on a 24-hour a day basis including, but not limited to, rest homes or retirement homes.

28. Institutional Full-Time Care Facilities for Children

Licensed facilities which provide 24-hour a day non-medical care and supervision to seven (7) or more children, who may or may not have special needs or disabilities, in a structured environment.

29. Institutional Full-Time Care Facilities for Adults

Licensed facilities which provide 24-hour a day non-medical care and supervision to seven (7) or more adults including, but not limited to, individuals who are physically handicapped, mentally impaired, abused or recovering from alcohol or drug addictions.

30. Intermediate Care Facilities

Facilities providing basic health care to inpatients who have intermittent, though not continuous, need for skilled nursing care but need continuous 24-hour a day supportive health care and skilled nursing supervision.

31. Interpretive Centers

Facilities used for the education of the public with respect to natural, historical and cultural environments and legacies.

32. Large Solid Waste Collection Facilities

Facilities, more than 500 sq. ft. in area, where discarded glass, paper or clothes or any other recyclable materials are bought and/or collected.

33. 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.

34. 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.

35. 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.

36. 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.

37. Motor Vehicle Sales or Rentals

Commercial establishments primarily engaged in the retail sale or rental of motor vehicles or mobile homes, and which may include repair or service departments and sales of replacement parts and accessories.

38. 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.

39. Museums

Facilities used for the storage, exhibition, preservation or study of culturally, historically or scientifically valued works and phenomena.

40. Night Clubs with Entertainment

Commercial establishments that primarily provide entertainment such as musical or comedic performances but do not provide adult entertainment. Night clubs with entertainment may serve drinks and food.

41. Non-Chartered Financial Institution

See Section 8.04.030 (Zoning Definitions) for definition.

42. 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.

43. 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.

44. 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.

45. Performing Arts Centers

Facilities used for the presentation of live musical, dance, dramatic or other artistic performances.

46. 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.

47. 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.

48. Police Stations

Facilities used for the administration of law enforcement services, usually with limited space for holding lawfully detained persons.

49. Radio and Television Stations

Facilities primarily engaged in activities involving the production and transmission of radio and television programs to the public.

50. Religious Facilities

Facilities or meeting places used for worship or religious instruction including churches, synagogues, mosques and temples.

51. 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 2.02.030.

52. 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.

53. Skilled Nursing Facilities

Facilities providing 24-hour a day intensive nursing care and supportive health care to inpatients requiring care over a prolonged period of time.

54. Small Solid Waste Collection Facilities

Facilities, 500 sq. ft. or less in area, where discarded glass, paper or clothes or other recyclable materials are bought and/or collected including, but not limited to, containers, igloos, bins, groups of reverse vending machines and mobile units.

55. Telephone Communication Facilities

Facilities primarily engaged in furnishing telephone communication services including, but not limited to, establishments providing paging and telephone services containing telephone equipment, relay stations and service facilities.

56. 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.

57. 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 mobile food vendors or any other vendor selling goods off private property.

58. 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.

59. Wholesale Cleaning Establishments

Commercial establishments involving the washing, cleaning or dyeing of clothing, linens or other fabrics in large bulk, primarily for other businesses or institutions.

(Prior Code § 6263.2.40.5, 6263.3; Ord 4621 – 06/26/12)

1Other permits may be required by a combining district, e.g., Design Review approval.

2A use permit shall be required for off-premise activities.

4 Subject to performance requirements outlined in Section 8.76.020(d)(10) of these Zoning Regulations.

(Prior Code § 6263.2.40.5, 6263.3; Ord 4621 – 06/26/12)

All new development must meet the following minimum standards:

1. Minimum Parcel Area and Width. The minimum parcel area shall be 10,000 sq. ft. and the minimum average parcel width shall be one-hundred (100) feet.

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

   • a. Near Residentially Zoned Parcels

     • (1) Front Contact

When the front portion of a C-2/NFO zoned parcel is across the street from a residentially zoned parcel,

For that portion of the building not exceeding 30 feet in height:

• (a) When the side portion of a C-2/NFO zoned parcel abuts a residentially zoned parcel,

For that portion of the building not exceeding 30 feet in height:

• (b) When the side portion of a C-2/NFO zoned parcel is across the street from a residentially zoned parcel,

For that portion of the building not exceeding 30 feet in height:

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

For that portion of the building exceeding 30 feet in height:

Side Setback Side Setback (across from (not across from residentiallyresidentiallyFront Setback zoned parcel) zoned parcel) Rear Setback 0 feet 10 feet 0 feet 20 feet

• (3) Rear Contact

  • When the rear portion of a C-2/NFO zoned parcel abuts a residentially zoned parcel,

  • For that portion of the building not exceeding 30 feet in height:

For that portion of the building exceeding 30 feet in height:

b. Not Near Residentially Zoned Areas/All Other Cases:

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 total building floor area shall be 150 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 4 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.

• Maximum Building Height. The maximum building height shall be thirty-seven (37) 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 37 feet to a maximum of 46 feet as required for safety or efficient operation.

Architectural features on buildings located on corner parcels, such as cupolas and turrets, may extend beyond 37 feet to a maximum of 44 feet as determined by the Director of Planning and Building.

• Signs.

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

  • (1) Any sign that, because of its location, construction, color, 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 the Non-Conforming Uses Chapter of the Zoning Regulations. 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 eight (8) 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.

• 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.

(Prior Code § 6263, 6264; Ord 1483 – 10/10/61)

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. Dust and Odor. No use will be permitted which emits dust, an odor or air pollutant, detectable without instruments, beyond the boundaries of the C-2/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 food and service activities may occur beyond the parcel, subject to use permit approval as described in Section 8.78.040.

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

(Prior Code § 6263, 6264; Ord 1483 – 10/10/61)

(Prior Code § 6263; Ord 3495 – 06/08/93)

(Prior Code § 6263.2.40.5, 6263.3; Ord 4621 – 06/26/12)