Chapter 27.16 — RESIDENCE DISTRICTS

Use and bulk regulations applying specifically to residence districts are set forth in Chapters 27.18 through 27.26. Also applying to residence districts are additional regulations set forth in other chapters of this title as follows:

(1) Chapters 27.01, 27.16, 27.66, 27.68, 27.70 and 27.82, General Provisions;

(2) Chapter 27.04, Definitions;

(3) Chapter 27.72, Nonconforming Buildings and Uses;

• (4) Chapter 27.64, Off-Street Parking and Loading;

(5) Chapter 27.06 through 27.12, 27.62, 27.74, 27.78 and 27.80, Administration.

Except as otherwise provided for in this title, every building in a residential district shall be constructed upon a lot which abuts upon a public street as shown on a subdivision map accepted by the City and as recorded in the office of the recorder of San Mateo County, or as designated by a resolution pursuant to Section 17.04.010, unless a permanent easement of access to a public street was of record prior to the effective date of this title, or unless approved pursuant to proceedings authorized by this title.

It is unlawful and a public nuisance for any person to engage in, or any property owner to allow to occur, vehicle or boat repair in any residential zone:

(a) Upon any vehicle which is not registered to a current occupant of the premises where the work is being performed; or

(b) Upon more than two (2) vehicles at one time on the same premises or by the same person; or

(c) Outside a fully enclosed structure for uses defined as major motor vehicle repair as defined in Section 27.04. Minor motor vehicle repair may be performed outside a fully enclosed structure where elapsed time between the beginning and end of the repair does not exceed fortyeight (48) hours. Vehicle painting, other than spot painting, shall not be permitted in residential zones.

Home occupations are permitted in dwellings upon approval of a Home Occupation Certificate by the City. All home occupations shall meet the following standards:

(a) Allowable Uses. The home occupation shall be accessory to the primary use of the dwelling as a residence. Allowable uses include offices, professional services, instruction, food preparation, handicrafts, and other similar uses as authorized by the Zoning Administrator. Auto repair and retail sales from the dwelling are prohibited. Businesses selling or renting firearms, as defined by Penal Code section 12001(b) , shall be prohibited unless a special use permit is approved, subject to compliance with the limitations set forth in this section and such other conditions as are established by the special use permit process.

(b) Employees. Permanent residents of the dwelling are the only persons permitted to engage in or be employed in the home occupation at the residence. Workers shall not be allowed to physically report to the property for activities such as dispatching or assignment to off-site locations.

(c) Allowable Area. The home occupation shall be limited to either four-hundred (400) square feet or twenty (20) percent of the floor area of the dwelling (excluding parking but including storage areas), whichever is less. An accurate floor plan shall be submitted as part of the Home Occupation Certificate, showing the area to be devoted to the home occupation, including any vehicles parking area. The use shall be conducted only in the primary residence of the employee or in an accessory structure on the same parcel. No area devoted to off-street parking required by Chapter 27.64 for the dwelling shall be used in any manner for the purpose of conducting a home occupation.

(d) Client Visitation. Client visitation shall be limited to the hours between 8 a.m. and 6 p.m. A maximum of five (5) client visitations per day to the site is permitted.

(e) Deliveries. Goods, materials, equipment or services delivered to or from the home occupation shall only be permitted by the home occupation employees, or by a private or government-operated mail service. Deliveries shall take place only between 8 a.m. to 6 p.m. and shall not take place more than twice daily.

(f) Parking. Home occupations shall provide off-street parking for all vehicles owned by or registered to the business. However, one vehicle owned by or registered to the home occupation may utilize one of the dwelling unit's parking spaces if the vehicle is also the home occupation employee's primary personal transportation. Vehicles used in conjunction with the home occupation shall conform to the provisions of Chapter 11.32 of the City of San Mateo Municipal Code.

(g) Outdoor display and storage. Outdoor display or storage of goods, equipment or material is prohibited.

(h) Dwelling appearance. The home occupation shall not be conducted in a manner that changes the exterior character and appearance of the dwelling unit in which it is conducted.

(i) Nuisance. The home occupation shall not be conducted in a manner which constitutes a public nuisance, or is offensive or hazardous. The home occupation shall not generate light, noise or vibration disruptive to the character of a residential neighborhood, or generate electrical or electronic interference. In no event shall the home occupation generate noise in excess of 45 dBA (LDN) when measured at any property line. The home occupation shall not generate garbage, refuse or recyclable material exceeding the amount normally associated with a residential use of the property. The use shall not utilize hazardous materials, and shall not create adverse effects, including, but not limited to, traffic, parking, crime, security matters, smoke or odors.

(j) Business Tax. All required business taxes shall be timely paid.

(Ord. No. 2018-3; Ord. No. 2010-8 § 2; Ord. No. 1998-29 § 2; Ord. No. 1995-1 § 3; Ord. No. 1991-12 § 59.)

Cross References

Section 27.04.240

Section 27.18.020(e)

To implement the affordable housing goals and policies in the General Plan, the City Council adopted the Below Market Rate (BMR) Program. Specific requirements for the development of affordable units under the BMR Program, including the alternative compliance option of providing offsite affordable units and other proposed alternatives, are regulated by resolution adopted by the City Council.

(Ord. No. 2025-05 § 8; Ord. No. 2018-3; § 2; Ord. No. 2010-15 § 1; Ord. No. 1992-2 § 1.)

Cross References

Section 27.02.230(c)

Editor's Notes

See Ord. No. 2018-2 for a moratorium on the development of residential rental units, with

exceptions.

Bed and breakfast inns are permitted in dwellings within all multiple family residential districts. It is unlawful to operate a bed and breakfast which does not meet all of the following requirements:

(a) The use shall conform to the density standards of the zoning district in which the property is located. For the purpose of density, two guest rooms are the equivalent of one dwelling unit. However, in no case shall the total number of guest rooms exceed ten (10);

• (b) Maximum length of stay is fourteen (14) consecutive days;

• (c) The owner and manager of the business shall reside on the property;

• (d) No cooking facilities shall be allowed in guest rooms; and

(e) Meals shall be provided only to guests and the on-site manager and family.

(Ord. No. 2018-3; Ord. No. 1992-15 § 10.)

Cross References

Section 27.04.056

Chapter 27.17 MANUFACTURED HOMES [Repealed]