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Title 27 — ZONING

Chapter 27.90 — TOD DISTRICT— TRANSIT ORIENTED DEVELOPMENT

San Mateo Zoning Code · 2026-06 edition · updated 2026-07-25 · San Mateo

27.90.010 PURPOSE.

The purpose of the Transit Oriented Development (TOD) district is to implement the San Mateo Rail Corridor Transit Oriented Development Plan (Rail Corridor Plan). The TOD policies of the Rail Corridor Plan encourage more intensive development within walking distance of transit stations. TOD is intended to provide for an integrated mix of land uses that support transit use through site design that enhances accessibility to stations and is supportive of pedestrian and bicycle use.

27.90.020 APPLICABILITY.

The provisions of the TOD District apply to the two geographic zones delineated on the Rail Corridor Plan as the Hillsdale Station TOD zone and the Hayward Park Station TOD zone. All development shall be planned in a comprehensive manner to ensure the creation of transit oriented development that is consistent with the Rail Corridor Plan. The City may require the submittal of a Specific Plan or similar document to fulfill the requirements of this chapter .

27.90.030 PERMITTED USES.

Those uses which are permitted in the TOD areas as designated in the Rail Corridor Plan Land Use Plan (Chapter 5 Land Use and Zoning).

27.90.040 SPECIAL USES.

Nondesignated uses which the Planning Commission concludes are so similar to any specifically permitted use as designated in the Rail Corridor Plan Land Use Plan so as to be virtually identical thereto in terms of impact and land use requirements may also be allowed as special uses, subject to review and approval as a Special Use Permit by the Planning Commission.

27.90.050 DEVELOPMENT GUIDELINES.

All uses are subject to the development standards policies and guidelines specified in Rail Corridor Plan, including but not limited to, minimum and maximum unit density, off-street parking and loading, transportation demand management, setbacks, building heights, floor area ratio requirements and open space.

27.90.060 TRANSPORTATION DEMAND MANAGEMENT.

All projects shall be consistent with the provisions of Rail Corridor Plan Chapter 7 (G) Transportation Demand Management (TDM), including participation in the Transportation Management Association (TMA). All planning application submittals shall include a trip reduction and parking management plan. This plan shall include recommended trip reduction and parking reduction measures. These recommendations shall include a definition of appropriate trip generation thresholds for the project. This requirement shall pertain to all projects which result in a net increase of 100 p.m. peak hours trips (before implementation of TDM measures) as calculated using coefficients contained in the latest edition of Trip Generation as published by the Institute of Transportation Engineers.

27.90.070 RELATIONSHIP TO OTHER LAWS.

The requirements of the San Mateo Zoning Code, including the development standards and condition of use of general application throughout the City, shall govern the development, use, and operation of property within the Transit Oriented Development District, except as otherwise expressly provided in the Rail Corridor Plan. All terms not otherwise defined in the Rail Corridor Plan shall have the meaning set forth in the San Mateo City Zoning Code. Notwithstanding Section 27.02.040 (or any other provision of the San Mateo City Zoning Code), in the event of a conflict between the terms, conditions, requirements, or policies of the Rail Corridor Plan and the San Mateo City Zoning Code, the Rail Corridor Plan shall govern.

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▸ Contents — San Mateo Zoning Code
San Mateo Zoning Code
  1. ▸ Title 27 — ZONING
    Overview
    1. Chapter 27.02 — GENERAL PROVISIONS
    2. Chapter 27.04 — DEFINITIONS
    3. Chapter 27.06 — ADMINISTRATION
    4. Chapter 27.08 — RULES OF PROCEDURE
    5. Chapter 27.10 — REVIEW PROCEDURE
    6. Chapter 27.12 — FEES
    7. Chapter 27.13 — TRANSPORTATION IMPROVEMENT FEE
    8. Chapter 27.14 — REDEVELOPMENT
    9. Chapter 27.15 — DENSITY BONUS
    10. Chapter 27.16 — RESIDENCE DISTRICTS
    11. Chapter 27.18 — R1 DISTRICTS
    12. Chapter 27.19 — ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY …
    13. Chapter 27.21 — TWO-UNIT
    14. Chapter 27.24 — R4 DISTRICT—MULTIPLE FAMILY DWELLINGS (HIGH DE…
    15. Chapter 27.26 — R5 DISTRICT—MULTIPLE FAMILY DWELLINGS (HIGH DE…
    16. Chapter 27.27 — RESIDENTIAL
    17. Chapter 27.28 — DOWNTOWN
    18. Chapter 27.29 — RESIDENTIAL OVERLAY DISTRICT—MIXED USE
    19. Chapter 27.30 — C1 DISTRICTS— NEIGHBORHOOD COMMERCIAL
    20. Chapter 27.32 — C2 DISTRICTS—
    21. Chapter 27.34 — C3 DISTRICTS—
    22. Chapter 27.36 — C4 DISTRICTS
    23. Chapter 27.38 — CBD DISTRICTS— CENTRAL BUSINESS DISTRICT
    24. Chapter 27.39 — CBD SUPPORT DISTRICT— CENTRAL BUSINESS DISTRIC…
    25. Chapter 27.40 — BUILDING HEIGHT AND BULK
    26. Chapter 27.44 — E1 DISTRICTS—EXECUTIVE PARK
    27. Chapter 27.48 — E2 DISTRICTS —EXECUTIVE OFFICES
    28. Chapter 27.54 — MANUFACTURING DISTRICTS
    29. Chapter 27.56 — M1 DISTRICTS
    30. Chapter 27.59 — S DISTRICTS
    31. Chapter 27.60 — SPECIAL DISTRICTS
    32. Chapter 27.61 — SC DISTRICTS—SENIOR CITIZEN OVERLAY DISTRICT—S…
    33. Chapter 27.62 — PLANNED DEVELOPMENTS —SPECIAL USE PERMITS
    34. Chapter 27.63 — ADULT ENTERTAINMENT BUSINESSES
    35. Chapter 27.64 — OFF-STREET PARKING AND LOADING
    36. Chapter 27.65 — AMUSEMENT ARCADES AND MACHINES
    37. Chapter 27.66 — HISTORIC PRESERVATION
    38. Chapter 27.67 — OPEN AIR VENDORS
    39. Chapter 27.68 — MAINTENANCE OF PROJECT SITE
    40. Chapter 27.69 — RECYCLING FACILITIES
    41. Chapter 27.70 — ACCESSORY BUILDINGS AND STRUCTURES IN REQUIRED…
    42. Chapter 27.72 — NONCONFORMING BUILDINGS AND USES
    43. Chapter 27.73 — TC DISTRICT—
    44. Chapter 27.74 — SPECIAL USE PERMITS
    45. Chapter 27.75 — MIXED USE CONVENIENCE MARKET/AUTOMOBILE SERVIC…
    46. Chapter 27.76 — PERFORMANCE STANDARDS
    47. Chapter 27.77 — DESIGN REVIEW STANDARDS FOR SERVICE STATIONS
    48. Chapter 27.78 — VARIANCES
    49. Chapter 27.79 — REASONABLE
    50. Chapter 27.80 — AMENDMENTS
    51. Chapter 27.82 — MAPS—BOUNDARY LINES
    52. Chapter 27.83 — SLOPE AND HILLSIDE DEVELOPMENT STANDARDS
    53. Chapter 27.84 — FENCES, TREES AND HEDGES
    54. Chapter 27.85 — DAY CARE CENTERS
    55. Chapter 27.86 — RECYCLING COLLECTION AREAS
    56. Chapter 27.87 — OUTDOOR RESTAURANT SEATING AND MERCHANDISE DIS…
    57. Chapter 27.88 — BAY MEADOWS SPECIFIC PLAN
    58. Chapter 27.90 — TOD DISTRICT— TRANSIT ORIENTED DEVELOPMENT
    59. Chapter 27.92 — HILLSDALE STATION AREA PLAN
    60. Chapter 27.94 — HOUSING

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