San Mateo — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the City of San Mateo Zoning Code (commonly called Title 27) says about permitted uses, special/conditional uses, overlays, and the district-level rules that control what you can legally put on a parcel. It interprets the code’s district tables and use lists (permitting vs. special uses), and points to the controlling sections you must read for parcel-specific decisions. Always verify parcel-specific rules with the City — some rules are modified by overlays, specific plans, or Measure T / the General Plan Land Use map.

Key concepts, quick links

• When you see references to required vehicle or bicycle parking below, follow the City’s parking rules. /us/california/san-mateo/parking
• Dimensional limits and setbacks are enforced under the City’s development standards. /us/california/san-mateo/development-standards
• Many projects are subject to discretionary design review; check that process early. /us/california/san-mateo/design-review
• The Code uses many overlay districts that change base-zone rules for specific areas. /us/california/san-mateo/overlay-districts
• Accessory dwelling units and related rules are handled separately under the City’s ADU rules; those interact with base district rules. /us/california/san-mateo/adu
• Where the Code defers to building construction requirements, the California Building Standards Code (Title 24) applies. /us/california/building-codes

(Each of the links above is the first natural mention of that topic on this page.)

District-by-district breakdown

Below are the most commonly used San Mateo zoning districts with the City’s stated purpose, typical permitted uses, and the most decision-relevant dimensional or program limits cited to the municipal code. This is a synthesis — read the referenced § for full lists and conditions.

Note: every district below is quoted with the Code section that lists permitted or special uses; read the full section for accessory uses, conditions, and cross-references.

R‑1: Single‑Family Residential (and R1-B variants)

• Purpose: Protect low‑density single family neighborhoods; control building bulk, yards, and lot size requirements.
• Typical permitted uses: One family dwellings and customary accessory uses; accessory buildings and uses are defined in §27.04.010.
• Key standards: front yard 20 ft standard references appear in single‑family articles (see yard rules and projections); rear yards typically 15 ft and specific projection allowances are listed in Article 27.18.
• Where it applies: citywide single‑family parcels; some parcels also fall under overlay districts (see below). Verify exceptions for nonconforming yards and horizontal additions.

R‑2 / R‑3 / R‑4 / R‑5 (Lower to medium density multifamily)

• Purpose: Provide for two‑family up through medium‑density multi‑family housing with incremental increases in permitted density and bulk.
• Typical permitted uses:
  • R‑3: permits uses allowed in R‑1 and R‑2, plus multiple‑family dwellings and one‑family row dwellings (§27.22.010).
  • R‑2 and R‑4/R‑5 have similar hierarchies; check the district pages for the full use lists.
• Key standards: yards, minimum parcel area per dwelling, and spacing standards are spelled out by district (e.g., front yard, side yard minima, and landscape/open‑space rules). See the tables in each district article.

R6‑D (High Density Multiple‑Family) — R6‑D

• Purpose: High density multifamily with development standards tied to underlying R districts.
• Permitted uses: Uses permitted in R1–R5 districts; higher density multifamily as allowed by the district. §27.28.070 lists the permitted uses.
• Key dimensional standards:
  • Maximum density: 50 units/acre (regardless of parcel size) (§27.28.076).
  • Maximum parcel coverage: 55% (§27.28.078).
  • Maximum FAR: 3.0 (§27.28.080).
  • Yards: front 20 ft, side 15 ft, rear 25 ft in R6‑D for certain dwellings (§27.28.084–088).
• Where it applies: designated R6‑D parcels across the city; verify overlay conditions where present.

Central Business District (CBD)

• Purpose: Encourage downtown commercial, cultural, and mixed‑use activity; higher intensities and residential above ground floor allowed with controls.
• Permitted uses: C2 uses plus mixed‑use residential (subject to CBD residential development standards), storefront retail at ground floor in specified retail frontage areas (§27.38.020).
• Special uses: broad list including theaters, bus terminals, municipal uses, and others subject to special permits (§27.38.030).
• Key controls: Required retail frontage areas and downtown plan standards restrict where non‑retail ground floor uses may be allowed; building height controlled by the General Plan Building Height Plan.

C1 / C2 / C3 (Neighborhood to Regional Commercial)

• Purpose: A range from neighborhood retail (C1) to regional/community commercial (C3) to serve different trade areas.
• Permitted uses and conditions:
  • C2 district permitted uses listed in §27.32.020; special uses in §27.32.030 include clubs, hospitals, theaters, public facilities, etc.
  • Floor area ratio caps vary by sub‑district (e.g., 0.5, 0.62, 1.0, 2.0) as listed in §27.32.050.
• Key standards: Off‑street parking per Chapter 27.64 applies to commercial uses (§27.32.040). Required buffers and El Camino Real setback/build‑to standards are cross‑referenced.

E1 / E2 (Light Industrial / Executive Office)

• Purpose: Provide for light industrial, research, services (E1), and professional/administrative offices (E2).
• Permitted uses: E2 allows the same uses as E1; both restrict manufacturing, storage, and potentially noisy activities via performance standards. (§27.48.020, §27.44.020).
• Key standards: Minimum 15 ft street yard in some E1 standards; FAR and parcel‑coverage limits vary by sub‑district (E2‑.5, E2‑1, E2‑1.5, E2‑2) (§27.48.060). Landscaping and buffers where E zones abut residential are required.

S (Shoreline / Bayfront)

• Purpose: Regulate shoreline uses consistent with the Shoreline Plan and protect water quality and public access.
• Permitted uses: Open space, boat facilities, specialized marine‑related uses; larger mixed uses (hotels, boatworks, restaurants) can be special uses requiring approvals (§27.59.030).
• Conditions: Public access requirements for parcels abutting waterways; performance standards in Chapter 27.76 apply; buffers when adjacent to residential (§27.59.040–060).

TC (Transportation Corridor)

• Purpose: Protect highway/rail corridors and allow transit‑related uses.
• Permitted uses: Railroad and freeway rights‑of‑way, public utilities, transit stations, limited passenger retail and accessory parking (§27.73.020).
• Limits: Uses that would impede corridor operations are prohibited; accessory parking for adjacent commercial uses is a special use in some cases (§27.73.040).

TOD (Transit Oriented Development) District

• Purpose: Implement the Rail Corridor Plan and encourage higher intensity, mixed‑use development near stations.
• Permitted uses: Uses shown in the Rail Corridor Plan Land Use Plan; nondesignated but similar uses may be allowed as special uses (§27.90.030–040).
• Controls: Development must meet Rail Corridor Plan density, setbacks, FAR, parking, and TDM requirements; the Rail Corridor Plan can override the Zoning Code where they conflict (§27.90.050–070).

Special Districts & Overlays (examples)

• Housing Opportunities Overlay (H): creates by‑right residential opportunities for projects meeting affordability and density tests (minimum density and affordable set‑aside requirements) (§27.94.005–010).
• Qualified Overlay Districts (Q6, Q7, Q8, etc.): apply site‑specific rules; many require all uses to be approved by special use permit and set FAR or parking exceptions (Q6–Q8 limitations are listed in the Q overlay descriptions). See the specific Q overlay sections for limits like maximum FAR.
• Downtown overlays (/R, /R4, /R5 etc.): modify where residential is allowed in commercial zones and provide density and FAR exceptions (§27.29.104–112).

Quick reference table — common permitted uses & top controls

Checklist (what an applicant must satisfy)

• Confirm the parcel’s base zone and any overlays (e.g., /R, H, Q). Verify with the City map and the General Plan Land Use Map.
• Confirm the proposed use is a permitted use in the district or requires a special use permit (Chapter 27.74) or other discretionary approvals.
• Calculate density, FAR, lot coverage, and yard/setback compliance using the district article (e.g., §27.28 for R6‑D).
• Demonstrate off‑street parking and loading compliance under Chapter 27.64; note exemptions near transit for some SB‑9/ADU or TOD situations. /us/california/san-mateo/parking
• Check whether design review or Site Plan & Architectural Review (SPAR) is required; early design review prevents costly rework. /us/california/san-mateo/design-review
• For shoreline or rail‑corridor sites, confirm applicable specific plan or Rail Corridor Plan standards that may override Title 27.
• If proposing housing that seeks by‑right H overlay benefits, confirm affordability thresholds and minimum density per §27.94.010.
• Confirm compliance with the California Building Standards Code (Title 24) for construction details (this is a separate enforcement layer). /us/california/building-codes

Risks & Ambiguities

Plain‑English summary

San Mateo’s Title 27 organizes the city into a set of zoning districts that list what uses are allowed by right and which require special permits; overlays and specific plans (like TOD, Q overlays, and the Housing Opportunities overlay) frequently modify those base rules. For any parcel you must check the base district article for permitted uses, the special uses list, the density/FAR and yard rules, and whether overlay or plan provisions override the base rules (§27.02 et seq.; district sections cited above).

Source References

• San Mateo Municipal Code, Title 27 (Zoning Code) — District articles cited throughout (see specific sections below).
• R3 District — PERMITTED USES: §27.22.010.
• R6‑D District — PERMITTED USES and standards: §27.28.070–090 (density, FAR, yards).
• C2 District — PERMITTED & SPECIAL USES and FAR: §27.32.020, §27.32.030, §27.32.050.
• CBD District — downtown permitted uses & retail frontage: §27.38.020–030.
• Shoreline (S) District — permitted/special uses and conditions: §27.59.030–060.
• Transportation Corridor (TC) — permitted uses: §27.73.020–040.
• Transit Oriented Development (TOD) District: §27.90.010–070.
• Two‑Unit Development / SB9 Article: §27.21.010 and related subsections in Article 27.21.
• Housing Opportunities Overlay (H): §27.94.005–010.
• Qualified Overlay Districts (Q6, Q7, Q8) and site‑specific limits: Q overlay text within Title 27 (see the Q overlay subsections).
• Special Use Permit procedure (how special uses are processed): §27.74.010.

Retrieved passages

• San Mateo Zoning Code (Section 27.08.030) High relevance show source text
• San Mateo Zoning Code (Chapter 27.76) High relevance show source text
• San Mateo Zoning Code (Section 27.38.110) High relevance show source text
• San Mateo Zoning Code (Chapter 5) High relevance show source text
• San Mateo Zoning Code (Chapter 27.76) High relevance show source text
• San Mateo Zoning Code (Section 27.24.040) High relevance show source text
• San Mateo Zoning Code (§ 1.) High relevance show source text
• San Mateo Zoning Code (Section 27.64.267) High relevance show source text

Cited sections

• San Mateo Municipal Code, Title 27 (Zoning Code) — District articles cited throughout (see specific sections below). (Title 27)
• R3 District — PERMITTED USES: **§27.22.010**. (§27.22.010)
• R6‑D District — PERMITTED USES and standards: **§27.28.070–090** (density, FAR, yards). (§27.28.070)
• C2 District — PERMITTED & SPECIAL USES and FAR: **§27.32.020**, **§27.32.030**, **§27.32.050**. (§27.32.020)
• CBD District — downtown permitted uses & retail frontage: **§27.38.020–030**. (§27.38.020)
• Shoreline (S) District — permitted/special uses and conditions: **§27.59.030–060**. fileciteturn0file1turn0file4 (§27.59.030)
• Transportation Corridor (TC) — permitted uses: **§27.73.020–040**. (§27.73.020)
• Transit Oriented Development (TOD) District: **§27.90.010–070**. (§27.90.010)
• Two‑Unit Development / SB9 Article: **§27.21.010** and related subsections in Article 27.21. fileciteturn0file12turn0file9 (§27.21.010)
• Housing Opportunities Overlay (H): **§27.94.005–010**. (§27.94.005)
• Qualified Overlay Districts (Q6, Q7, Q8) and site‑specific limits: Q overlay text within Title 27 (see the Q overlay subsections). (Title 27)
• Special Use Permit procedure (how special uses are processed): **§27.74.010**. (§27.74.010)
• SanMateo_ZoningCode.md

• Official San Mateo code library