San Carlos — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the San Carlos Zoning Ordinance (commonly titled Title 18 — Zoning) says about land use: what uses are allowed where, when a discretionary permit is required, and the most decision-relevant development standards. For exact code language and parcel-specific determinations, verify with the City; this page interprets the ordinance and points to the controlling sections. See the City’s San Carlos Zoning menu for navigation and the city’s San Carlos Development Standards for dimensional rules.

Note: the city organizes allowed uses by district tables (P / M / C designations) and imposes additional limits and footnotes that often matter more than the letter designation. See the district tables cited below for the specifics. Key procedural chapters include use permits and design review; always check those before assuming a use is “by-right.”

How San Carlos structures land use regulation

• The ordinance groups uses by district in tables: commercial districts (e.g., NR, GCI, LC) use Table 18.06.020; mixed-use districts (e.g., MU-N-120, MU-DC-100) use Table 18.05.020; industrial districts (e.g., IA, IL, IH, IP) use Table 18.07.020; public and semi-public districts (e.g., P, PK, OS) use Table 18.08.020. These tables use “P” (permitted), “M” (minor use permit), “C” (conditional use permit), and “-” (not allowed). See § 18.06.020, § 18.05.020, § 18.07.020, and § 18.08.020 for those tables.

• Development standards (setbacks, heights, FAR/density, lot sizes) are in companion tables for each district type: mixed-use dev standards in § 18.05.030, commercial in § 18.06.030, industrial in § 18.07.030, and the Airport District standards in § 18.09.040. These standards control whether a proposed use can physically be built as proposed.

• Uses that require review (minor use permits, conditional use permits, design review, planned development, etc.) are processed under the common procedures and use-permit chapters; see § 18.30 (Use Permits), § 18.27 (Common Procedures), and the San Carlos Design Review pages for submittal rules and findings.

District-by-district breakdown (purpose, typical permitted uses, key dimensional standards, where it applies)

Note: each district name below is shown in bold exactly as it appears in the zoning tables. The descriptions synthesize the ordinance; always check the table rows and footnotes for use limitations and site-specific requirements.

MU-N-120 (Neighborhood Mixed-Use — 120)

• Purpose: allows mixed residential and small-scale commercial along corridors such as El Camino Real while providing transition to adjacent neighborhoods. Accessory Dwelling Units (ADUs) are explicitly allowed as accessory uses. See § 18.05.020.
• Typical permitted uses: multi-unit residential, retail, office, and small food-service uses as indicated in Table 18.05.020. See § 18.05.020.
• Key dimensional standards: maximum density up to 120 units/net acre for MU-N-120; development standards (setbacks, height, FAR) are in Table 18.05.030-1 and related MU tables. See § 18.05.030.
• Where it applies: mixed-use corridors and areas mapped as MU districts; parcels in adopted Specific Plans must follow those Specific Plan rules per the MU chapter. See § 18.05.020 and § 18.05.030.

NR (Neighborhood Retail)

• Purpose: for locally oriented retail and services scaled to adjacent single-family neighborhoods. See § 18.06.010 and the land-use table § 18.06.020.
• Typical permitted uses: neighborhood-serving retail, personal services, small cafes (subject to size/footnote limits in the table). See § 18.06.020.
• Key dimensional standards: minimum lot sizes and maximum heights vary; see Table 18.06.030, including 35 ft max (28 ft within 50 ft of RS) as applicable. See § 18.06.030.
• Where it applies: commercial nodes and blocks designated NR.

GCI (General Commercial / Industrial)

• Purpose: broad flexibility for retail, office, research/industrial uses. See § 18.06.010 and Table 18.06.020.
• Typical permitted uses: larger retail, office, research labs, light manufacturing; some uses require minor or conditional permits; footnotes in the table restrict size/location of certain uses. See § 18.06.020 and table limitations.
• Key dimensional standards: higher heights (up to 50 ft in many GCI areas) and lot-size minimums per Table 18.06.030. See § 18.06.030.

LC (Landmark Commercial)

• Purpose: targeted for landmark, regional-serving retail, hotels, and large office complexes. See § 18.06.010.
• Uses: large-format destinations, hotels, destination retail; many uses allowed by permit per Table 18.06.020. See § 18.06.020.
• Dimensional standards: larger minimum lots and higher heights (Table 18.06.030). See § 18.06.030.

IA, IL, IH, IP (Industrial Districts)

• Purpose: ranges from small/limited industrial (IA) through IL (light industrial), IH (heavy), to IP (industrial professional or campus-like uses). See § 18.07.020 and chapter intro § 18.07.010/18.07.020.
• Typical permitted uses: warehouses, manufacturing, labs, research & development, office support uses; many uses require conditional permits or have site/location limits. See Table 18.07.020.
• Key dimensional standards (Table 18.07.030): minimum lot sizes vary (e.g., IA minimum lot 5,000 sq ft, IL 40,000 sq ft, IP often campus-scale), and heights vary by district (e.g., IA max 28 ft with allowances; IP up to 100 ft where allowed). See § 18.07.030.
• Where it applies: industrially-zoned areas; certain uses are limited to specific industrial corridors (see footnotes in the industrial table). See § 18.07.020.

P, PK, OS (Public & Semi-Public / Park / Open Space)

• Purpose: accommodate government, schools, parks, and open space uses. See Table 18.08.020 and § 18.08.010.
• Uses: government offices, community centers, schools (many public uses are C or P depending on district), parks and recreational facilities. See § 18.08.020.
• Standards: development standards and supplemental rules (e.g., for park facilities) are in Chapter 18.08. See § 18.08.020.

Airport District (A) / Airport-specific rules

• Purpose and special safety limits: the Airport District lists permitted and conditional uses in Table 18.09.030 and development standards in § 18.09.040; maximum allowed building height is capped in relation to the San Mateo County Airport Use Plan and never more than 50 ft. See § 18.09.030 and § 18.09.040.

Northeast Area Overlay District (overlay)

• Purpose & effect: the Northeast Area Overlay District requires a conditional use permit for the majority of projects within its boundary until the Specific Plan is adopted — i.e., many uses that might be allowed in their base zone still need a CUP in the overlay. See § 18.14A.010–.030.
• Where it applies: map and boundary shown in § 18.14A.020; check overlay maps for parcel applicability. See § 18.14A.020.

Quick reference table — top decision-relevant items

Practical guidance / synthesis (plain-English, planner-to-planner)

• The zoning tables are the starting point: check the table row for your base district to see if your proposed use is P, M, or C — but never stop there. The tables contain numbered footnotes that impose real-world constraints (size limits, location prohibitions along certain streets, whether a use is allowed only in existing buildings, etc.). See e.g., the footnotes in Table 18.06.020 and Table 18.05.020. Always read the footnotes.
• Development feasibility = permitted use + dimension match. A use may be permitted but impossible if the lot fails to meet minimum lot size, setback, or height rules in the district’s development-standards table. Cross-check the land-use designation with the matching development-standards table (§ 18.05.030, § 18.06.030, § 18.07.030).
• Overlays and special districts can change the rules: e.g., the Northeast Area Overlay requires CUPs for many activities even where the base zone would allow them as-of-right. Check overlay maps and overlay chapters first. See § 18.14A.020–.030.
• Procedural traps: many uses listed “M” or “C” trigger additional findings and public hearings under the use-permit chapter; consult § 18.30 and the common-procedures chapter for required findings and notice requirements. Design review can also impose conditions (see the San Carlos Design Review page and § 18.29.080).

Links you will likely use in an application: the city’s San Carlos Development Standards, San Carlos Parking, San Carlos Design Review, San Carlos Overlay Districts, San Carlos ADUs, and state rules such as the California Building Standards Code.

Checklist (what an applicant must satisfy before expecting ministerial approval)

• Confirm the base zone’s land use table permits the proposed use (P, M, or C) and read any numbered footnotes. See § 18.05.020, § 18.06.020, § 18.07.020.
• Verify the parcel is not inside a special overlay (e.g., Northeast Area Overlay), or if it is, determine additional CUP/permit triggers in § 18.14A.
• Confirm dimensional compliance: lot size, setbacks, height, FAR/density in the district’s development standards (e.g., § 18.05.030, § 18.06.030, § 18.07.030).
• Check parking and loading minimums and location requirements in Chapter 18.20 and 18.15 for site layout constraints.
• Determine if the proposal needs a Minor Use Permit or Conditional Use Permit under § 18.30; prepare required findings and public-notice materials.
• If design changes are proposed or the district requires it, prepare a design-review application per § 18.29 (public-facing standards and potential conditions). See the San Carlos Design Review page.
• Review accessory-use rules (e.g., ADUs, home occupations, accessory buildings) in Chapter 18.23, 18.15, and the MU/commercial tables' footnotes. For ADUs, consult the San Carlos ADUs page and state ADU law.

Risks & Ambiguities

Information Gaps

• A consolidated list of residential-only district tables (specific R- district use/dimensional tables) and the explicit R-district numeric setbacks were not visible in the retrieved excerpts. Verify with the City’s R-district tables. Not found in retrieved materials.
• Historic preservation rules and the exact municipal-code chapter for historic landmarks were not found in the provided files; specific permit requirements for historic properties are Not found in retrieved materials.
• The full text of parking ratios (exact spaces per use/size) in Chapter 18.20 is referenced but not included in the excerpts; consult Chapter 18.20 for exact numbers.

Plain-English Summary

San Carlos organizes allowed uses by zoning district tables: if your use is listed “P” in the table for your parcel’s district and your building plan meets the district’s development-standards table (setbacks, height, lot size, FAR/density), you may proceed — unless an overlay (like the Northeast Area Overlay) or a table footnote requires a permit. Conditional approvals, design review, and parking rules commonly add process time; check the land-use table row, the matching development-standards table, overlay chapters, and CUP/Design Review rules before assuming the project is ministerial. See § 18.05.020, § 18.06.020, § 18.07.020, § 18.05.030, § 18.06.030, and § 18.30.

Source References

• San Carlos Zoning Ordinance — Mixed-Use land use table and rules: § 18.05.020 (Tables and footnotes)
• San Carlos Zoning Ordinance — Mixed-Use development standards: § 18.05.030 (Tables 18.05.030-1 etc.)
• San Carlos Zoning Ordinance — Commercial districts land use table: § 18.06.020 (Table 18.06.020)
• San Carlos Zoning Ordinance — Commercial development standards: § 18.06.030 (Table 18.06.030)
• San Carlos Zoning Ordinance — Industrial districts land use table: § 18.07.020 (Table 18.07.020)
• San Carlos Zoning Ordinance — Industrial development standards: § 18.07.030 (Table 18.07.030)
• San Carlos Zoning Ordinance — Public and Semi-Public land use table: § 18.08.020 (Table 18.08.020)
• San Carlos Zoning Ordinance — Airport District land use and standards: § 18.09.030, § 18.09.040 (Tables 18.09.030 & 18.09.040)
• San Carlos Zoning Ordinance — General site regulations and accessory buildings: § 18.15.010–.020
• San Carlos Zoning Ordinance — Northeast Area Overlay District: § 18.14A.010–.040
• San Carlos Zoning Ordinance — Design review: § 18.29.080 and related design-review sections
• San Carlos Zoning Ordinance — Use permits and procedures: § 18.30.010–.100
• References to parking and loading standards (Chapter 18.20) and other use-specific rules appear across the use tables (see table cross-references) — see § 18.20 and table footnotes.

Retrieved passages

• San Carlos Zoning Code (Section 18.14A.020) High relevance show source text
• San Carlos Zoning Code (§ 3) High relevance show source text
• San Carlos Zoning Code (Section 18.23.290) High relevance show source text
• San Carlos Zoning Code (§ 4) High relevance show source text
• San Carlos Zoning Code (Chapter 18.14A.) High relevance show source text
• San Carlos Zoning Code (§ 3) High relevance show source text
• San Carlos Zoning Code (Chapter 18.06) High relevance show source text
• San Carlos Zoning Code (§ 3) High relevance show source text

Cited sections

• San Carlos Zoning Ordinance — Mixed-Use land use table and rules: **§ 18.05.020** (Tables and footnotes) (§ 18.05.020)
• San Carlos Zoning Ordinance — Mixed-Use development standards: **§ 18.05.030** (Tables 18.05.030-1 etc.) (§ 18.05.030)
• San Carlos Zoning Ordinance — Commercial districts land use table: **§ 18.06.020** (Table 18.06.020) (§ 18.06.020)
• San Carlos Zoning Ordinance — Commercial development standards: **§ 18.06.030** (Table 18.06.030) (§ 18.06.030)
• San Carlos Zoning Ordinance — Industrial districts land use table: **§ 18.07.020** (Table 18.07.020) (§ 18.07.020)
• San Carlos Zoning Ordinance — Industrial development standards: **§ 18.07.030** (Table 18.07.030) (§ 18.07.030)
• San Carlos Zoning Ordinance — Public and Semi-Public land use table: **§ 18.08.020** (Table 18.08.020) (§ 18.08.020)
• San Carlos Zoning Ordinance — Airport District land use and standards: **§ 18.09.030**, **§ 18.09.040** (Tables 18.09.030 & 18.09.040) (§ 18.09.030)
• San Carlos Zoning Ordinance — General site regulations and accessory buildings: **§ 18.15.010–.020** (§ 18.15.010)
• San Carlos Zoning Ordinance — Northeast Area Overlay District: **§ 18.14A.010–.040** (§ 18.14A.010)
• San Carlos Zoning Ordinance — Design review: **§ 18.29.080** and related design-review sections (§ 18.29.080)
• San Carlos Zoning Ordinance — Use permits and procedures: **§ 18.30.010–.100** (§ 18.30.010)
• References to parking and loading standards (Chapter **18.20**) and other use-specific rules appear across the use tables (see table cross-references) — see **§ 18.20** and table footnotes. (§ 18.20)
• SanCarlos_ZoningCode.md

• Official San Carlos code library