Local zoning · San Mateo

San Mateo — Parking

Q: How many off‑street parking spaces does a new single‑family house in San Mateo need?

Single‑family houses in R‑1 must meet the table in § 27.18.110(b) : typically 2 garage spaces for dwellings under 3,000 sq. ft., with additional required spaces at higher house sizes; required parking may not be located in required front or side yards and garage door coverage near the street is limited.

Q: Where must required parking be located relative to the use?

For residential uses required parking must be on the same parcel as the dwelling except limited exceptions; for nonresidential accessory parking, required spaces should be within 500 ft walking distance unless otherwise authorized (§ 27.64.060). Off‑site leased parking is limited and normally requires certain lease terms or Planning Commission approval.

Q: What are the minimum loading berth dimensions and siting rules?

A required loading berth is at least 10 ft wide × 25 ft long (exclusive of aisle), with vertical clearance of at least 14 ft ; berths must be on the same parcel, not within 25 ft of a street intersection, and large vehicle berths must be separated from residential parcels unless enclosed (§§ 27.64.310–27.64.320).

Q: Do SB 9 units have parking exemptions in San Mateo?

SB 9 units must provide a minimum of one off‑street parking space per new unit unless the parcel is within 1/2 mile of a high‑quality transit corridor, within 1/2 mile of a major transit stop, or within one block of a car‑share facility; see § 27.21.140(e) for the exemptions and conditions.

Parking under the San Mateo local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page explains what the San Mateo Zoning Code (commonly Title 27) requires for off‑street parking, loading, and bicycle parking in the City of San Mateo. It summarizes where the rules live, how they vary by district and overlay, and the key design/locational standards applicants must follow. For built-dimension and construction details, the code points to the City’s Standard Drawings and the California Building Standards Code (/us/california/building-codes).

(Links: this page discusses San Mateo zoning controls, development standards, design review, overlay districts, and ADUs, and defers construction clearances to the California Building Standards Code.)

How the Zoning Code organizes parking rules (short)

The City’s off‑street parking, loading, and related dimensional rules sit primarily in Chapter 27.64 (Off‑Street Parking, Loading and Bicycle Parking) and related district chapters (e.g., Chapter 27.18 R‑1, Chapter 27.92 Hillsdale Station Area, Chapter 27.88 Bay Meadows Specific Plan) — see § 27.64.* for scope and detailed rules.
Bicycle parking requirements are in § 27.64.262 (standards for long‑term and short‑term bicycle parking).
Loading berth location, size, access and surfacing rules appear in §§ 27.64.310 – 27.64.340.

Below are district‑by‑district practical summaries and the most decision‑relevant standards.

R‑1 (Single‑Family Residential) — key parking rules and context

Purpose & typical uses: R‑1 is the single‑family residential district (see the R‑1 chapter for permitted uses). Parking rules for homes are directed by Chapter 27.18 and Chapter 27.64.
Minimum parking: Single‑family dwellings must provide at least 2 garage spaces for typical single‑family units under 3,000 sq. ft.; larger houses require additional spaces (e.g., additional stall thresholds at 3,000–3,749 sq. ft. and 3,750+ sq. ft.) — see § 27.18.110(b) for the table. Required parking may not be located in required front or side yards.
Location & access: Driveways and curb cuts are limited (residential driveways may not exceed 20 ft without additional approvals) and required parking must be on the same parcel except where a specific exception applies (§ 27.64.060(1)). Garage door coverage restrictions apply where garages sit within 50 ft of the street (no more than 50% of ground‑floor facade composed of garage doors).
Design detail references: Stall dimensions and layout refer to the City “Standard Drawings and Specifications”; the zoning code requires compliance with those drawings for stall counts and sizes (§ 27.18.110(b) cross‑reference; § 27.64.120).

Where this applies: typical single‑family neighborhoods across the City, including the San Mateo Park Planning Area which has additional garage setback specifics (§ 27.18.115).

Multi‑family / Residential‑Mixed Districts (R‑2, R‑3, etc.) — practical highlights

Basic rule: All residential uses must meet the off‑street parking rules of Chapter 27.64, and § 27.64.165 adds residential specifics: resident and visitor parking separation, signage (“reserved” and “visitors only”), lighting, and accessibility/lighting standards. Bedrooms count toward parking determination.
Visitor vs. resident: The code requires visitor parking to be clearly identified and located as close as practicable to units (§ 27.64.165).
Mechanical / compact stalls: Compact stalls and substandard stalls count only where they meet minimum compact dimensions in the City’s Standard Drawings; vertical clearance minimums (usually 7 ft) are required except for mechanical parking (§ 27.64.120).

(Verify the exact numeric per‑unit parking ratios for specific multi‑family districts in the parking schedule table referenced in § 27.64.100(a)(1) — see the Code Reference table below.)

Commercial and Executive Districts (C, CN, etc.) — highlights

Off‑street parking required for permitted uses in accordance with the parking schedules in Chapter 27.64 (use‑based minimums). Mixed uses add requirements cumulatively (§ 27.64.260).
Control of location: Parking accessory to nonresidential uses should be within 500 ft walking distance of the use served unless off‑site parking is specially permitted (§ 27.64.060(2)). Off‑site parking in residential zones is generally prohibited unless approved by Planning Commission.
Design and lot landscaping/ screening: Open parking areas with five or more stalls must provide landscape strips/islands, tree counts (at least one tree per three spaces), and screening adjacent to residential zones (§ 27.71.130). Stall and aisle dimensions must conform to City Standard Drawings (§ 27.64.120, § 27.64.125).

Downtown / Central Parking Improvement District (CPID) and Limited Parking Zone (LPZ)

CPID rules: Projects in the Central Parking Improvement District (CPID) must meet special rules on how much required parking must be on‑site (minimum 25% on‑site generally; under certain conditions 50% min on‑site) and may use CPID spaces for visitor/customer parking subject to CPID assessments (§ 27.64.100(a)(4) and related subsections). Replacement of lost metered CPID spaces has specific options (§ 27.64.*).
Limited Parking Zone (LPZ): The LPZ restricts vehicular access to loading/parking along street frontages; curb cuts within LPZ are generally prohibited unless approved and existing ones may need to be eliminated. Residential parking in the LPZ must be on‑site unless no feasible access exists or a remote/leased space is within 200 ft (§ 27.64.100(4)).

(Verify CPID boundaries and current assessment resolutions with the City; the Code references CPID resolutions rather than giving fee numbers.)

Transit‑oriented Districts, Hillsdale Station Area & TOD rules

TOD and Hillsdale Station Area: Transit‑oriented zones modify parking expectations to encourage transit/bike use. The Rail Corridor/TOD and Hillsdale Station Area Plan require trip reduction and parking management plans for new development and reference Station Area Parking Requirements (e.g., Table 6‑1 in the Hillsdale Plan) — see § 27.90.050–.060 and § 27.92.050. The Hillsdale Station Area Plan also requires a Trip Reduction and Parking Management Plan for new development.
SB 9 / Two‑Unit Overlay: For SB 9 conversions and two‑unit developments, there is a minimum of one standard off‑street parking space per new SB 9 unit unless the parcel meets transit‑oriented exemptions (e.g., within 1/2 mile of major transit or high‑quality transit corridor, or one block from car share) (§ 27.21.140(e)).

Bay Meadows Specific Plan, 25th Avenue Assessment District, and other Qualified Overlays (Q‑districts)

Bay Meadows Specific Plan and other specific plan districts incorporate special off‑street parking requirements and may supersede the general code for sites inside their boundaries (§ 27.88.040; cross‑references to Chapter 27.64).
25th Avenue Parking District: Properties inside that assessment district may have reduced or delayed off‑street parking obligations for low‑rise buildings (e.g., one‑story exceptions), but higher stories trigger parking installation per Chapter 27.64 (§ 27.64.*).
Q‑overlays (Q6, Q7, Q8) include site‑specific parking allowances or constraints in the overlay text (for example, Q7 allows 12 new spaces backing onto Notre Dame Avenue and Q8 restricts off‑site parking locations to within 1,000 ft of the site) — see overlay subsections for the parcel‑specific rules.

Decision‑relevant standards (quick table)

Topic	What the code requires (short)	Code Reference
Off‑street parking applicability	Required for all permitted and special uses per Chapter 27.64	§ 27.64.020
Residential minimums (single‑family)	Typical: 2 garage spaces under 3,000 sf; incremental extra spaces at 3,000+ and 3,750+ (see table)	§ 27.18.110(b)
Parking stall sizes & clearance	Use City Standard Drawings; minimum vertical clearance usually 7 ft for required stalls (mechanical exceptions)	§ 27.64.120
Bicycle parking	Short‑term racks for visitors; long‑term secure spaces/lockers for residents/employees; applied to new projects and additions	§ 27.64.262
Loading berths (min size)	Minimum 10 ft × 25 ft, 14 ft vertical clearance; located on same parcel; accessory berths must meet separation from residences	§§ 27.64.310–27.64.320
CPID on‑site minimums	Projects in CPID must provide ≥25% of required parking on‑site (can rise to 50% under occupancy conditions)	§ 27.64.100(a)(5)
LPZ curb‑cut rule	New vehicular access to loading/parking along LPZ frontages is prohibited unless approved	§ 27.64.100(4)(A)
Parking landscaping & screening	Parking lots (≥5 stalls): ≥10% landscaped; 1 tree per 3 stalls; screening adjacent to residential zones	§ 27.71.130(a)–(e)

Checklist — what an applicant must provide and verify

Calculate required off‑street parking using the Chapter 27.64 parking schedule for the specific use; for mixed uses add each use’s requirement (§ 27.64.260).
Show stall sizes, aisle widths, clearances, and layout consistent with the City “Standard Drawings and Specifications” and §§ 27.64.120–125.
Provide required short‑ and long‑term bicycle parking per § 27.64.262 (type, location, and counts).
Show off‑street loading berths (size, vertical clearance, orientation and access) per §§ 27.64.310–340.
If using off‑site or leased parking, provide lease term and recorded acknowledgment per § 27.64.060(2)(A)(i)–(ii).
Demonstrate compliance with parking landscaping/screening rules for lots with five or more stalls (§ 27.71.130).
For projects in CPID, LPZ, TOD, Hillsdale, Bay Meadows, 25th Avenue District or Q‑overlays, include the overlay‑specific parking analysis and any required parking management or in‑lieu options referenced in the applicable sections (§ 27.64.100 and overlay chapters).
Confirm whether parking reductions/exemptions apply (e.g., SB 9 exemptions for units within 1/2 mile of high‑quality transit or major transit stop) and include supporting distance maps (§ 27.21.140(e)).
Submit Plot Plans showing parking location relative to the use served per § 27.64.070 and provide any required Trip Reduction / Parking Management Plan for TOD/Hillsdale projects (§ 27.90.060; Hillsdale plan requirements).

Risks & Ambiguities

Issue	Why it matters	What to verify
Off‑site / leased parking limits	Off‑site parking can be allowed but the lease term and percentage limitations (≤25% short‑term leasing without special findings) carry burdens; noncompliant leases can force intensity reductions later	Confirm lease term, recorded acknowledgements and whether Planning Commission approval is required (§ 27.64.060(2)).
CPID assessments & in‑lieu fee amounts	Code requires CPID assessments / in‑lieu options but does not publish fee amounts in the zoning text	Verify current CPID resolution and fee schedule with the City (code references CPID resolutions) (§ 27.64.100(a)).
Exact numeric parking schedules for every use	The ordinance contains use tables, but specific entries or recent amendments may not be fully reproduced here	Check the full Chapter 27.64 use table for the exact line item for your use (e.g., restaurants, offices, retail) (§ 27.64.*).
Standard Drawings (stall sizes & aisle dimensions)	Zoning defers exact dimensions to the City’s Standard Drawings and Public Works specifications; these control layout acceptance	Obtain the current Standard Drawings and spec sheet from Public Works; the code references those in § 27.64.120–125.
SB 9 parking exemptions	SB 9 parking exemptions rely on measured distances to transit / car‑share and state law definitions; small measurement errors change parking obligation	Verify distances and eligibility for § 27.21.140(e) exemptions and the state law definitions cited.
Bicycle parking counts/format	The code defines short‑ vs long‑term and basic specs but requires Zoning Administrator interpretation for uses not listed	If your use is atypical, request a Zoning Administrator determination per § 27.64.262(c) and follow the long‑/short‑term specs in § 27.64.262(d).

Information Gaps

Current CPID assessment resolutions and their dollar amounts or formulas are not included in the retrieved materials. Not found in retrieved materials.
The City “Standard Drawings and Specifications” (exact stall widths/aisle tables and any recent updates) are referenced but the drawings themselves were not included in the files. Not found in retrieved materials.
The complete printed parking schedule table rows for every modern use (retail, office, restaurant variants) were only partially visible in the retrieved excerpts; consult the full Chapter 27.64 table in the municipal code for line‑by‑line requirements. Not found in full in retrieved materials.

Plain‑English summary

San Mateo’s zoning code requires owners to provide off‑street parking, bicycle parking, and loading that match the use and siting of a project. Residential lots generally need garage spaces (2+), multi‑family projects must provide resident and visitor spaces, and many downtown and transit areas have modified requirements (including use of CPID parking, LPZ limitations, and parking management plans). Bicycle parking and loading berths have specific counts and dimension expectations; layout and stall sizes must follow the City’s Standard Drawings. Always verify overlay‑specific rules (CPID, LPZ, TOD, Hillsdale, Bay Meadows) and the current Standard Drawings with Planning/Public Works.

Source References

San Mateo Zoning Code (Title 27), Chapter 27.64 Off‑Street Parking, Loading and Bicycle Parking — scope, control of off‑street parking, calculation and standards (see §§ 27.64.020; 27.64.060; 27.64.110; 27.64.120; § 27.64.262)
Chapter 27.18 (R‑1 Single‑Family District) — residential parking minimums and garage/driveway rules (§ 27.18.110; § 27.18.115)
Parking schedules and use tables referenced in Chapter 27.64 (partial excerpts) — see the full Chapter for line‑by‑line use table (restaurants, offices, etc.) (§ 27.64.*)
CPID and Limited Parking Zone provisions and CPID on‑site minimums (§ 27.64.100(a) subsections) — code references CPID resolutions for assessments and in‑lieu options.
Loading rules — §§ 27.64.310–27.64.340 (location, size, access, surfacing)
Landscaping & parking lot standards — § 27.71.130 (landscape strips, islands, trees, screening)
TOD, Rail Corridor Plan & Hillsdale Station Area references — § 27.90.* and § 27.92.*; Trip Reduction and Parking Management Plan requirements referenced in those chapters.
SB 9 / Two‑Unit Overlay parking provisions — § 27.21.140(e) (one off‑street parking space per SB 9 unit; transit exemptions)

Sources

Retrieved passages

San Mateo Zoning Code (chapter are) High relevance
San Mateo Zoning Code (title shall) High relevance
CFC § 65589.5 (Section 65589.5) High relevance
San Mateo Zoning Code (§ 1.) High relevance
San Mateo Zoning Code (§ 1) High relevance
San Mateo Zoning Code (Chapter 27.76) High relevance
San Mateo Zoning Code (chapter is) High relevance
San Mateo Zoning Code (§ 1) Medium relevance

Cited sections

Official San Mateo code library

Frequently asked questions

How many off‑street parking spaces does a new single‑family house in San Mateo need?

Single‑family houses in R‑1 must meet the table in § 27.18.110(b): typically 2 garage spaces for dwellings under 3,000 sq. ft., with additional required spaces at higher house sizes; required parking may not be located in required front or side yards and garage door coverage near the street is limited.

Where must required parking be located relative to the use?

For residential uses required parking must be on the same parcel as the dwelling except limited exceptions; for nonresidential accessory parking, required spaces should be within 500 ft walking distance unless otherwise authorized (§ 27.64.060). Off‑site leased parking is limited and normally requires certain lease terms or Planning Commission approval.

What are the bicycle parking requirements in San Mateo?

Bicycle parking (short‑term racks for visitors and long‑term secure spaces for employees/residents) is required for new developments, additions and new living units per § 27.64.262; the code defines long‑ and short‑term types and minimum specifications and allows the Zoning Administrator to determine requirements for unlisted uses.

What are the minimum loading berth dimensions and siting rules?

A required loading berth is at least 10 ft wide × 25 ft long (exclusive of aisle), with vertical clearance of at least 14 ft; berths must be on the same parcel, not within 25 ft of a street intersection, and large vehicle berths must be separated from residential parcels unless enclosed (§§ 27.64.310–27.64.320).

Are there special downtown or CPID parking rules?

Yes. Projects in the Central Parking Improvement District (CPID) have special on‑site minimums (generally 25% on‑site; may be 50% in higher‑occupancy situations) and may use CPID spaces subject to CPID assessments; the Limited Parking Zone (LPZ) restricts new curb cuts and access along frontages (§ 27.64.100(a) & (4)). Verify CPID boundaries and current assessment resolutions with the City.

Can required parking be provided off‑site or leased?

Yes, but with limits: parking for nonresidential uses may be located off‑site if a special use permit or specific lease conditions are met; the Code requires leases to approximate the life of the use or to limit off‑site leased spaces to a percentage (see § 27.64.060(2)(A)(i–ii)).

Do SB 9 units have parking exemptions in San Mateo?

SB 9 units must provide a minimum of one off‑street parking space per new unit unless the parcel is within 1/2 mile of a high‑quality transit corridor, within 1/2 mile of a major transit stop, or within one block of a car‑share facility; see § 27.21.140(e) for the exemptions and conditions.

How are compact stalls and mechanical parking treated?

Compact and substandard stalls count toward required parking only if they meet the minimum compact dimensions in the City Standard Drawings; required stalls must generally have at least 7 ft vertical clearance unless mechanical parking is used (§ 27.64.120).

What landscaping/screening is required for parking lots?

Open parking areas of five or more spaces must provide at least 10% of the area as landscaped, interior islands (minimum size) and at least one tree per three parking spaces; screening adjacent to residential zones and street frontages is also specified (§ 27.71.130).

If my project is in the Hillsdale Station Area, do I still need to provide parking?

Yes — but new development in the Hillsdale Station Area must follow the Station Area Parking Requirements in the Hillsdale Station Area Plan and prepare a Trip Reduction and Parking Management Plan; the Plan can alter required counts and management approaches (§ 27.92.050 and related Hillsdale Plan references).

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