Chapter 27.30 — C1 DISTRICTS— NEIGHBORHOOD COMMERCIAL

The Neighborhood Commercial District is intended to create and maintain neighborhood shopping areas under standards that provide for compatibility with surrounding residential areas. Uses include retail sales serving the immediate neighborhood, limited office space, and personal services.

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 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.

• (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;

(p) Residential units above the ground floor, subject to R3 district "Minimum Development Standards" in Section 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) Accessory uses to principle uses permitted; and

(w) Other compatible uses as determined by the zoning administrator.

(Ord. No. 2025-03 § 25; § 1; Ord. No. 2010-15 § 2; Ord. No. 2009-7 § 20; Ord. No. 2003-12 § 2; Ord. No. 2001-29 § 1; Ord. No. 2000-17 § 1.)

Cross References Section 8.02.490(b)(5) Section 27.30.025 Section 27.30.027

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—TwentyFifth 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) Accessory buildings containing plumbing;

• (b) Alternative financial services subject to the following requirements:

(1) A maximum of four alternative financial services may be located in the City of San Mateo.

(2) No alternative financial service may be located within a radius of 1,000 feet from the nearest existing alternative financial service.

(3) Any alternative financial service seeking to begin operations after the effective date of the ordinance codified in this section shall meet the following minimum standards of performance,

which shall be included as conditions of approval for such uses:

(A) A lighting plan shall be reviewed and approved by the Police Department and the Building Division for conformance with the City's security ordinance prior to the issuance of building permits.

(B) Storefronts shall have glass or transparent glazing in the windows and doors. No more than 10% of any window or door area shall be covered by signs, banners, or opaque coverings of any kind.

(C) Hours of operation shall be limited to 7:00 a.m. to 7:00 p.m.

(D) At least one uniformed security guard will be on duty at all times the business is open. The security guard shall patrol the interior and all exterior portions of the property under the control of the owner or operator of the alternative financial service, including, but not limited to, parking lots and any open public spaces such as lobbies.

(c) Automobile gasoline service stations;

(d) Boarding, lodging, or rooming houses;

(e) Community care facilities serving seven or more persons in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and  Safety Code Section 1267.9 ;

(f) Convalescent homes, rest homes, nursing homes, limited to the housing of not more than six persons in addition to the owner or manager, and family;

(g) Drive-through facilities for financial institutions and for pharmacies dispensing only prescriptions or medicinal goods at the drive-through facility. Drive-through facilities for pharmacies shall be subject to the parking requirements for financial institution drive-through uses, as enumerated in Section 27.64.160(7)(a).

(h) Fast food establishments without drive-through facilities;

(i) Financial institutions, exceeding 2,500 square feet of ground floor area per establishment up to a maximum of 15,000 square feet of floor area;

(j) Offices exceeding 2,500 square feet of ground floor area per establishment up to a maximum of 15,000 square feet of floor area;

• (k) Parking facilities, as a principal use;

• (l) Public utility and public service uses;

(m) Recreational vehicle storage, subject to regulations established in Section 27.64.267, and only on those parcels designated for such use in Section 27.60.180;

(n) Recycling facilities subject to regulations established in Chapter 27.69;

• (o) Religious institutions;

(p) Businesses selling or renting firearms as defined by Penal Code Section 12001(b)  ; and

(q) Other compatible uses as determined by the zoning administrator subject to the granting of a special use permit.

(Ord. No. 2025-03 § 26; Ord. No. 2015-6 § 2; § 2; Ord. No. 2010-15 § 3; Ord. No. 2009-10 § 1; Ord. No. 2005-6 § 5; Ord. No. 2001-29 § 1; Ord. No. 2000-13 § 3; Ord. No. 2000-11 § 3; Ord. No. 1997-22 § 1; Ord. No. 1995-1 § 1; Ord. No. 1991-18 § 20; Ord. No. 1987-33 § 5; Ord. No. 1987-30 § 6; Ord. No. 1986-13 § 1; Ord. No. 1985-17 § 31; Ord. No. 1983-19 § 2; Ord. No. 1982-20 § 1; Ord. No. 1976-26 § 9; Ord. No. 1979-7 § 7; Ord. No. 1970-45 § 2; prior code § 147.02(B).)

Cross References

Section 27.30.025

Section 27.30.027

Section 27.44.030(a)

27.30.025 PERMITTED AND SPECIAL USES— TWENTY-FIFTH AVENUE IMPROVEMENT AREA.

All permitted uses set forth in Section 27.30.010 and special uses set forth in Section 27.30.020 shall be permitted in the Twenty-Fifth Avenue Improvement Area, as shown on Exhibit A, with the following qualifications:

(a) Permitted Uses.

(1) Financial institutions, provided the ground floor area devoted to this use does not exceed 2,500 square feet per building; and that such uses are retail service in nature, dedicated to serving the general customer, and not open by appointment only. At least 50% of the ground floor area shall be devoted to this type of retail, customer serving use;

(2) Offices, including, but not limited to, architectural, contractor, and real estate sales operations, travel agencies, and medical and dental offices that are neighborhood serving in nature; and provided the ground floor area devoted to this use does not exceed 2,500 square feet per building; and

(3) Accessory uses to principle uses permitted; 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.

(b) Special Uses, subject to approval of a Special Use Permit.

(1) Financial institutions, subject to the use restrictions listed in subsection (a)(1) above, exceeding 2,500 square feet of ground floor area per building up to a maximum of 15,000 square feet of floor area per building; and

(2) Offices including, but not limited to, architectural, contractor, and real estate sales operations, travel agencies, and medical and dental offices that are neighborhood serving in nature, exceeding 2,500 square feet of ground floor area per building up to a maximum of 15,000 square feet of floor area per building.

All ground floor uses, including permitted and special uses set forth in subsections (a) and (b) above, shall maintain visibility of their retail, office, or lobby space from the street, allow for service of patrons on an unannounced or drop-in basis, and maintain retail storefronts comparable to traditional retail sales operations, including display of goods and services for sale.

(Ord. No. 2001-29 § 1.)

Cross References Section 27.30.010 Section 27.30.020

All permitted uses set forth in Section 27.30.010 and special uses set forth in Section 27.30.020 shall be permitted in the Hillsdale Station Area Plan Active Zone, as shown on the map that follows, except that ground floor residential uses are not permitted in the portion of parcels that face onto 25th Avenue or in the first 30 feet of depth of a building facing El Camino Real, with the following exceptions:

(a) Affordable Housing. Projects that are 100% affordable to very low, low, or moderate income households, or designated as 100% for senior households, as defined in Chapter 27.15, "Density bonus."

(b) Ancillary Uses. Residential entryways, lobbies, and other ancillary uses related to residential uses, so long as they are not the primary use of the ground floor facing El Camino Real.

(c) Large Parcels. For parcels with more than 300 feet of frontage along El Camino Real, a minimum of 50% of the parcel frontage (measured in linear feet) must meet this requirement.

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(Ord. No. 2018-3 § 2; § 3.) Cross References Section 27.30.010 Section 27.30.020

All uses except residences shall be subject to the following conditions:

(a) Manufacturing, processing, or treatment of products other than which is clearly incidental and essential to the retail business shall not be conducted on the same premises;

(b) No use shall generate odor, dust, smoke, noise, vibration, toxic waste, or other emissions which constitute nuisances;

(c) Exterior signs displayed shall pertain only to a use conducted within the building;

(d) Uses including storage of equipment, materials, supplies, and commercial vehicles for offsite business shall be conducted wholly within an enclosed building, except as permitted or as authorized by special use permit.

Automobile parking and loading facilities shall be provided as required or permitted in Chapter 27.64.

The maximum floor area ratio of buildings and structures on a zoning plot shall be as follows:

• (a) In a C1-.5 district, the floor area ratio shall not exceed 0.5;

• (b) In a C1-1 district, the floor area ratio shall not exceed 1.0;

(c) In a C1-1.5 district, the floor area ratio shall not exceed 1.5;

• (d) In a C1-2 district, the floor area ratio shall not exceed 2.0;

• (e) In a C1-3 district, the floor area ratio shall not exceed 3.0.

Building height shall not exceed the standards set forth on the Building Height Plan of the General Plan.

(a) C1 districts which adjoin residential districts shall provide buffers as follows:

(1) Front Yards. Parcels fronting on a street, opposite a residential district, wherein 80% or more of the lots, between two intersecting streets, are in a residential district, the commercial parcel shall provide a front yard pursuant to the requirement of the residential district. In a case where multiple residential districts are involved, the most restrictive district standards shall apply.

The extension of a front or side parcel line coinciding with a residential district front parcel line shall provide a front yard pursuant to the requirements of the residential district. The yard shall extend a distance of 25 feet from the residential district parcel line, including the width of intervening alleys, drainage channels, or similar facilities.

(2) Side Yards. Side parcel lines coinciding with a residential district side or rear parcel line, shall provide a side yard pursuant to the requirements of the residential district.

(3) Rear Yards. Rear parcel lines coinciding with a residential district side parcel line shall provide a side yard pursuant to the side yard requirements of the residential district. In a case where multiple residential districts are involved the most restrictive district standards shall apply. Rear parcel lines coinciding with a residential district rear parcel line shall provide a minimum rear yard of 10 feet.

(4) All Yards. Yards shall be unobstructed from the ground level to the sky.

(5) Required Walls or Fences. A solid wall or solid fence is required for parcels abutting residential districts as provided in Section 27.84.030.

(b) Fast-food establishments which sell fast foods shall be separated from each other and from residential districts by at least 100 feet, measured from the nearest parcel lines. Fast food establishments may be closer than 100 feet when located in a shopping center.

(c) Special Districts. Parcels adjacent to the shoreline or an open space district, shall provide a minimum yard of 15 feet.

27.30.070 SETBACKS AND BUILD-TOLINE STANDARDS FOR EL CAMINO REAL.

• (a) Setbacks.

(1) Properties from Ninth Avenue to SR 92 which have frontage on El Camino Real shall provide the following yards:

(i) A minimum of 10 feet from front of property line along El Camino Real Frontage where property is developed with buildings over two stories in height; and

(ii) One-half the height of any building where the property is adjacent to residential

districts.

(2) Properties with frontage on El Camino Real from SR 92 to the Belmont City limits shall provide the following yards:

(i) A minimum of 10 feet from back of curb along the El Camino Real Frontage where property is developed with parking lots and/or buildings up to two stories and/or 28 feet in height from grade of sidewalk;

(ii) Buildings over two stories and/or 28 feet in height from grade of sidewalk, shall be set back a minimum of 10 feet from the property line along the El Camino Real Frontage; and

(iii) Where the property is adjacent to residential districts, buildings over two stories and/or 28 feet in height from grade of sidewalk, shall be set back one-half the height of the building along the El Camino Real frontage; and

(iv) Corner properties along El Camino Real shall provide setbacks indicated in subsection (a)(2)(i) through (iii) along the side street frontages for a minimum of 50% of property frontage measured from the corner of the intersection.

(v) Entry features and/or entry towers above two stories and/or 28 feet in height from the grade of the sidewalk are allowed to extend up to the setbacks indicated in subsection (a)(2) (i) for properties along El Camino Real.

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(b) Build-to-line for properties with frontage on El Camino Real from SR 92 to the Belmont City limits shall be as follows:

(1) Buildings shall be built to the setback line indicated in subsection (a) for a minimum of 50% of the frontage on El Camino Real. The building shall be contiguous along the build-to-line, although the building facade(s) may be articulated;

(2) Buildings on corner parcels shall be built to the corner along the setback line indicated in subsection (a) for a minimum of 50% of the frontage on El Camino Real and shall continue the minimum setback line in subsection (a) for at least 50% of side street frontage. In case of parcels with depth less than 100 feet, the 50% build-to-line along the side street may be reduced to accommodate necessary parking access from the side street; and

(3) Up to 25% of the building may be set back further from the required build-to-line indicated in subsection (b)(1) to provide for a public amenity such as a plaza, outdoor seating or

outdoor dining. In no case shall the setback be greater than 20 feet from the back of curb or 10 feet from the property line along El Camino Real, whichever is greater.

(c) Setback and build-to-line for Q5 (Qualified Overlay District 5) setbacks and build-to-lines set forth in subsections (a) and (b) may be modified in accordance with findings as provided for in Section 27.60.160(e).