Article III — Qualified (Q) Overlay Zoning Districts

The Qualified (Q) Overlay District is established to provide for development of land pursuant to standards and regulations which reflect the unique characteristics of a site. Any zoning plot which is classified Q shall retain its underlying classification unless otherwise provided for in this section.

(Ord. No. 1991-18 § 34; Ord. No. 1987-26 § 1.)

Cross References Section 27.60.180(a)(4)

Conditions of use may be imposed beyond those required by the underlying zoning. Such conditions shall be recorded in a manner satisfactory to the City Attorney and shall run with the land.

Except as otherwise provided for in this section, the land use standards of the underlying zone shall apply to uses developed subject to the Q Overlay District.

A planning application (PA) shall be submitted for any development of land pursuant to Q Overlay District standards and the standards of underlying zoning. Such planning application may be further conditioned as allowed by all applicable laws, codes, standards, policies and regulations.

(a) Q1 (Qualified Overlay District 1)—Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q1:

(1) Location of Structures. Permanent structures or improvements, such as parking, landscaping or open space may be constructed south of the ramp connecting northbound Highway 101 and eastbound Highway 92 only when they are not required to fulfill zoning requirements of adjacent properties.

(2) Access. No additional curb cuts shall be permitted beyond those existing on the site as of February 1, 1987.

(3) Residential Use. Residential use is prohibited.

(4) Parking. Parking on this site, with the exception of the provisions of Section 27.60.100 may be used to fulfill parking requirements for adjacent parcels.

(5) Height Limitation. No structure shall exceed the height of the adjacent elevated freeway as measured to the top of the freeway railing.

(6) Floor Area Ratio. The maximum allowed floor area ratio is 0.5.

(b) Q2 (Qualified Overlay District 2)—Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q2:

(1) Lagoon Access. Public access to and along Marina Lagoon shall be provided, improved and maintained consistent with the Shoreline Park Specific Plan and requirements of the Landscape Resources Division and Public Works Department.

(2) Parking. Parking on this site may be used to fulfill parking requirements for adjacent parcels.

(3) Height Limitation. No structure shall exceed the height of the adjacent elevated freeway as measured to the top of the roadway railing.

(4) Recreational vehicle storage facilities may be allowed subject to the approval of a special use permit under the provisions of Section 27.64.267 of this title.

(5) Floor Area Ratio. The maximum allowed floor area ratio is 1.0.

(c) Q3 (Qualified Overlay District 3)—Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q3:

(1) Required Yards. A landscaped 30-foot building setback and a 15-foot parking setback from the edge of the shoulder of Fashion Island Boulevard shall be provided. All landscaping shall be subject to the approval of the Landscape Resources Division.

(2) Access. No curb cuts shall be permitted from Fashion Island Boulevard.

(3) Parking. Parking on this site may be used to fulfill parking requirements for adjacent parcels.

(4) Height Limitation. No structure shall exceed the height of the adjacent elevated freeway as measured to the top of the roadway railing.

(5) Recreational vehicle storage facilities may be allowed subject to the approval of a special use permit under the provisions of Section 27.64.267 of this title.

(6) Floor Area Ratio. The maximum allowed floor area ratio is 0.5.

(d) Q4 (Qualified Overlay District 4)—Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q4:

(1) Accessory Use. Parking of passenger automobiles shall be permitted only when accessory to abutting nonresidential uses.

(2) Parking. Parking on the site may be used to fulfill parking requirements for adjacent parcels.

(3) Height Limitation. No structure shall exceed the height of the adjacent elevated freeway as measured to the top of the roadway railing.

(4) Recreational vehicle storage facilities may be allowed subject to the approval of a special use permit under the provisions of Section 27.64.267 of this title.

(5) Floor Area Ratio. The maximum allowed floor area ratio is 1.0.

(e) Q5 (Qualified Overlay District 5)—Limitations and Conditions. The following limitations and conditions shall pertain to the use of property zoned Q5. Q5 is the portion of the Hillsdale Shopping Center on the east and west side of El Camino Real (i.e., Sub-Areas A, B, C and D).

(1) Projects which involve less than 75% demolition and/or expansion and/or redevelopment of structures (including parking structures) in Sub-Area A or Sub-Area B or SubArea C or Sub-Area D, and which require a Site Plan and Architectural Review (SPAR) as per Section 27.08.030, will be required to meet the following findings in addition to findings in Section 27.08.030(a)(1)—(5):

(i) The development facilitates the safe and efficient flow of traffic balanced with enhanced opportunities for public transit and a safe pedestrian environment along and across El Camino Real;

(ii) The development is compatible with existing retail uses, provides increased density of development near transit nodes, and contributes to a mix of uses along the corridor;

(iii) The development enhances the district's identity as a focal point along El Camino Real by providing high-quality architecture, landscaping and signage, and promoting pedestrianoriented activity;

(iv) The development enhances the streetscape with high-quality landscaping sidewalks, street furniture, signage, entry features, and in the case of Sub-Area A, B, and D, theme intersection improvements at 31[st] Avenue, and improved connections and amenities for transit riders; and

(v) The development promotes a healthy, vibrant business environment and complements the existing businesses and uses along El Camino Real.

(2) When 75% or more demolition and/or expansion and/or redevelopment of structures (including parking structures) occurs in Sub-Area A, B, C or D, a comprehensive master plan for such sub-area(s) which is consistent with the El Camino Real Master Plan and Hillsdale Station Area Plan is required. The development will be required to meet the findings in Section — 27.60.160(e)(1)(i)—(v) in addition to findings in Section 27.08.030(a)(1) (5).

(f) Q6 (Qualified Overlay District 6)—Limitations and Conditions. The following limitations and conditions shall pertain to the use of the property zoned Q6:

(1) Uses. All uses in this district shall require a special use permit, as set forth in Chapter 27.74 of the Zoning Code.

(2) Development. Future development in this district shall substantially comply with the conceptual development plan submitted as part of Planning Application #01-154 and as subsequently approved by the City Council on March 3, 2003.

(3) Floor Area Ratio. This district shall have a maximum floor area ratio of 0.37:1. For the purposes of this district to calculate floor area, the size of the site is 557,568 square-feet.

(g) Q7 (Qualified Overlay District 7)—Limitations and Conditions. The following limitations and conditions shall pertain to the use of the property zoned Q7:

(1) Uses. All uses in this district shall require a special use permit, as set forth in Chapter 27.74 of the Zoning Code.

(2) Development. Future development in this district shall substantially comply with the St. Matthew Parish Master Plan and Special Use Permit submitted as part of Planning Application #10-060 and as subsequently approved by the City Council on January 22, 2013.

(3) Floor Area Ratio. This district shall have a maximum floor area ratio of 0.31. For the purposes of this district to calculate floor area, the size of the site is 310,400 square feet. For purposes of this zoning district, FAR will be calculated per zoning plot and not per parcel.

(4) Parking. In conformance with the master plan, this district shall allow the establishment of 12 new parking spaces which backout directly onto Notre Dame Avenue. This is in addition to the 21 existing spaces that backout onto Notre Dame Avenue.

(h) Q8 (Qualified Overlay District 8) - Limitations and Conditions. The following limitations and conditions shall pertain to the use of the property zoned Q8:

(1) Uses. All uses in this district shall require a special use permit, as set forth in Chapter 27.74 of the Zoning Code.

(2) Development. Future development in this district shall comply with the site plans and conditions of approval in all applicable Planning Applications. Development standards include allowance of awning up to nine (9) feet in height within the rear yard setback.

(3) Floor Area Ratio. This district shall have a maximum floor area ratio of 0.39.

(4) Parking. Off-site parking facilities shall not be located in excess of 1,000 feet from the project site. Uncovered parking may be allowed within the front and side setback areas.

(5) Signage. Signage on the site shall be allowed in accordance with Title 25 of the San Mateo Municipal Code.

(Ord. No. 2026-01 § 1; Ord. No. 2019-7 § 1; Ord. No. 2013-1 § 1; § 5; Ord. No. 2003-10 § 2; Ord. No. 2001-27 § 7; Ord. 1991-18 §§ 34, 35; Ord. No. 1987-26 § 1.)

Section 27.30.020(m)

Cross References