HomeMy WebLinkAboutOrd. 1498-2015 ORDINANCE NO. 1498-2015
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
AN ORDINANCE ADDING CHAPTER 20.280 ("DOWNTOWN
STATION AREA SPECIFIC PLAN DISTRICT") TO THE
SOUTH SAN FRANCISCO MUNICIPAL CODE, AMENDING
CHAPTERS 20.100, 20.330, 20.490 AND 20.620 OF THE
SOUTH SAN FRANCISCO MUNICIPAL CODE, AND
AMENDING THE SOUTH SAN FRANCISCO ZONING MAP
TO COLLECTIVELY ALLOW AND ESTABLISH
REGULATIONS FOR TRANSIT ORIENTED MIXED-USE
DEVELOPMENT IN THE DOWNTOWN STATION AREA
SPECIFIC PLAN DISTRICT AREA
WHEREAS, the Metropolitan Transportation Commission (MTC) and the Association of
Bay Area Governments (ABAG) started the FOCUS Program in 2007 to work with local
governments to create Priority Development Areas (PDA) where locally-identified, infill
development opportunities can offer services and amenities to meet the day-to day needs of
residents in a pedestrian-friendly environment served by transit; and
WHEREAS, on July 8, 2009, the City Council for the City of South San Francisco
("City") supported the designation of the Downtown area as a PDA to continue building on the
City's transit-oriented planning; and
WHEREAS, the City of South San Francisco ("City") identified an opportunity to
analyze the potential for new commercial development and residential housing in the Downtown
area("Downtown") in support of transit ridership; and
WHEREAS the City was awarded a grant by MTC and ABAG in February of 2012 in
support of this goal; and
WHEREAS, future development adjacent to multiple transportation options is consistent
with the policies of the California Global Warming Solutions Act of 2006 (Assembly Bill 32),
and the Sustainable Communities and Climate Protection Act of 2008 (State Bill 375) to
coordinate development with transportation investments to reduce Greenhouse Gas Emissions;
and
WHEREAS, analysis of future change and improvements to the Downtown and adjoining
areas could provide a framework for accommodating projected population growth and housing
demand for the City; and
WHEREAS, in an effort to collaboratively craft a blueprint for Downtown development,
the City initiated a community input process that included public meetings and analysis with
residents,business owners, commercial developers, interest groups and advocates; and
WHEREAS, the draft Downtown Station Area Specific Plan ("Plan") builds on other
recent planning efforts, including the Climate Action Plan, Bicycle Master Plan, and Pedestrian
Master Plan; and
WHEREAS, over the course of two years, there have been three formal community
workshops for draft plan input and revisions, meetings with the Citizens Advisory Committee
and Technical Advisory Committee for comments, and a public open house event to present the
draft Plan; and
WHEREAS, the City has utilized the expertise of the Bicycle and Pedestrian Advisory
Committee, Parking Place Commission, Parks and Recreation Commission, Planning
Commission and City Council for review and comments on the Downtown Plan; and
WHEREAS, the City has prepared amendments to the City's Zoning Map ("Rezone")
and Zoning Ordinance ("Ordinance"), including adding a new Chapter 20.280 to adopt the
Downtown Station Area Specific Plan and modifying sections of the existing Ordinance,
including text, tables, and figures, to remain consistent with and implement the policies of the
Downtown Station Area Specific Plan; and
WHEREAS, the City has also prepared amendments to the City's General Plan to modify
Chapter sections, including text, tables, and figures, to remain consistent with adoption of the
Plan; and
WHEREAS, cumulatively, the Plan, the General Plan text amendments , the Rezone, and
Ordinance amendments provide a policy and zoning framework for future development in the
City's downtown area; and
WHEREAS, the City prepared a Draft Environmental Impact Report ("DEIR") for the
South San Francisco Downtown Station Area Specific Plan; and
WHEREAS, the DEIR was circulated for the required 45-day public comment period on
October 10, 2014 and ended on November 24, 2014 at 5:00pm; and
WHEREAS, the Planning Commission held a lawfully noticed public hearing on
November 6, 2014 to solicit public comment on the DEIR; and
WHEREAS, three (3) oral and six (6) written comments were received on the document
and a Final Environmental Impact Report/Response to Comments ("FEIR")was prepared; and
WHEREAS, the Planning Commission reviewed and carefully considered the
information in the DEIR and FEIR ("EIR"), and by separate resolution, recommended that the
City Council certify the EIR; and
WHEREAS, the Planning Commission reviewed and carefully considered the proposed
Zoning Amendment, Rezone, and General Plan Amendment, and by separate resolution,
recommended that the City Council adopt these General Plan and Zoning Amendments; and
WHEREAS, on January 28, 2015 the City Council for the City of South San Francisco
held a lawfully noticed public hearing to solicit public comment and consider the EIR and the
proposed Amendment.
NOW, THEREFORE, BE IT ORDAINED that based on the entirety of the Record before
it, as described below, the City Council of the City of South San Francisco does hereby
ORDAIN as follows:
SECTION I. FINDINGS.
Based on the entirety of the record as described above, the City Council for the City of
South San Francisco hereby makes the following findings:
General Findings.
1. The foregoing recitals are true and correct and made a part of this Ordinance.
2. The Record for these proceedings, and upon which this Ordinance is based, includes
without limitation, Federal and State law; the California Environmental Quality Act
(Public Resources Code §§ 21000, et seq. ("CEQA")) and the CEQA Guidelines (14
California Code of Regulations § 15000, et seq.); the South San Francisco General Plan
and General Plan EIR, including all amendments and updates thereto; the South San
Francisco Municipal Code; the draft South San Francisco Downtown Station Area
Specific Plan, prepared by BMS Design Group; the draft South San Francisco Downtown
Station Area Specific Plan General Plan Amendments, prepared by BMS Design Group;
the draft South San Francisco Downtown Station Area Specific Plan Zoning Map and
Text Amendments, the South San Francisco Downtown Station Area Specific Plan EIR,
including the Draft and Final EIR, and all appendices thereto; all reports, minutes, and
public testimony submitted as part of the City Council and Planning Commission Joint
Study Session on October 15, 2014; all reports, minutes, and public testimony submitted
as part of the Planning Commission's duly noticed December 18, 2014 meeting; all
reports, minutes, and public testimony submitted as part of the Planning Commission's
duly noticed January 8, 2015 meeting and any other evidence (within the meaning of
Public Resources Code §21080(e) and §21082.2)
3. The documents and other material constituting the record for these proceedings are
located at the Planning Division for the City of South San Francisco, 315 Maple Avenue,
South San Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin.
II. Zoning Map and Text Amendments Findings
1. As described in more detail in Exhibit A, and as illustrated on Page 7 of Exhibit A as
Figure 20.280.003, adoption of the proposed Plan will include amendments to the South
San Francisco Zoning Map and Title 20 of the South San Francisco Municipal Code, to
ensure consistency between the General Plan and the Zoning Map Zoning Ordinance, and
to implement the Downtown Station Area Specific Plan. The Zoning Map will be
amended to add the Downtown Transit Core Zoning District (DTC), Grand Avenue Core
Zoning District (GAC), Downtown Residential Core Zoning District (DRC), Transit
Office / Research and Development Core Zoning District (TO/RD), Linden
Neighborhood Center Zoning District (LNC), Linden Commercial Core Zoning District
(LCC). The Zoning Ordinance will be amended to identify allowable land uses and
establish standards for development of property within these districts.
2. The proposed Rezone and Ordinance Amendments are consistent with the adopted
General Plan, as proposed for amendment, because the Rezone and Ordinance
amendments will reinforce many of the General Plan policies related to land use,
specifically pedestrian-friendly mixed-use, infill development, and improved linkages to
a transit center. Further the Rezone and Ordinance Amendments do not conflict with any
specific plans, and will remain consistent with the City's overall vision for community
development, economic vitality, and redevelopment in the downtown. None of the new
or revised definitions, tables, figures and land uses will conflict with or impede
achievement of any of the goals, policies, or land use designations established in the
General Plan.
3. The subject property is suitable for the uses permitted in the proposed Downtown Station
Area Specific Plan zoning districts in terms of access, size of parcel, relationship to
similar or related uses, and other considerations deemed relevant by the Planning
Commission and City Council because the introduction of the Rezone and Ordinance
Amendments will allow for a more robust array of development and land uses in the
downtown. Although specific parcels would be affected as part of the Rezone and
Ordinance Amendments, the impact would be beneficial since property owners would
have a wider set of standards to improve or develop upon their property and new zoning
regulations would guide the development and performance of properties within the
Downtown Station Area Specific Plan. Staff has determined that the Rezone and
Ordinance Amendments are consistent with General Plan policies, specifically those
policies related to community development, economic vitality, and redevelopment in the
downtown. Adopting the Rezone and Ordinance Amendments would also provide the
City a mechanism to continue to oblige state requirements related to housing
development, multi-modal transportation investment, and a reduction in greenhouse gas
emissions.
4. The proposed Rezone and Ordinance Amendments with adoption of the Downtown
Station Area Specific Plan is not detrimental to the use of land in any adjacent zone
because the Rezone and Ordinance amendments would provide for sufficient
development, land use, and performance standards related to new development or
alteration. More specifically, the Rezone and Ordinance Amendments include
regulations to address multi-modal transportation infrastructure (sidewalks, bicycle
parking), community gathering space with new plazas and public open space, and
community benefits opportunities including local hire, public art, sustainable green
building and others to preserve the economic vitality of surrounding residential and
commercial areas not included in the Downtown Station Area Specific Plan. Finally, the
proposed Rezone and Ordinance Amendments will not be detrimental to the public
interest, convenience, or welfare of the City or land within the City; instead, the Rezone
and Ordinance amendments will bolster the public interest by focusing new commercial
and residential development in the downtown core, adjacent to transit service and on
infill sites, as recommended in the General Plan's land use element and Downtown
planning sub-area.
SECTION II. AMENDMENTS.
The City Council hereby amends the following sections of the South San Francisco Municipal
Code to read as follows. Sections and subsections that are not amended by this Ordinance are
not included below, and shall remain in full force and effect.
A. Add a new Chapter 20.280, titled "Downtown Station Area Specific Plan District,"
as set forth in Exhibit A.
B. Revise Chapter 20.100 Downtown districts to read as follows:
1. Revise Section 20.100.001 Purpose to reference the Downtown Station Area Plan
Specific Plan District and remove the "Downtown Core" Zoning District and
references,which will be replaced by Chapter 20.280.
The purposes of the Downtown districts are to:
A. Promote and maintain Downtown's historic role as the City's center by developing a variety
of residential types and densities consistent with the policies of the General Plan and
complementary to the goals and policies of the Downtown Station Area Specific Plan
District(Chapter 20.280);
B. Improve the quality and mix of retail uses in the Downtown districts to make the area
attractive to residents,businesses, and visitors;
C. Expand housing choices in the Downtown districts while protecting and enhancing the
character and liveability of the Downtown residential neighborhoods;
D. Promote infill development, intensification, and reuse of currently underused sites consistent
with the General Plan;
E. Establish design standards to ensure that the scale and design of new development and
alterations to existing structures maintains the Downtown districts' traditional development
pattern; and
F. Provide sites for public and semi-public land uses such as parks, libraries, and religious
assembly uses that will serve City residents and will complement surrounding residential
development.
Additional purposes of each Downtown District:
DMX Downtown Mixed-Use. This district is intended to provide for a mix of residential
development, retail, and office uses as well as hotels and other commercial uses oriented toward
a more regional market. The maximum base FAR is 1.5 and the maximum density is 40 units per
acre. This district conforms to the Downtown Mixed Use area designated in the General Plan.
DRL Downtown Residential Low. This district is for detached and attached single-unit
residential development with densities from 5.1 to 15 units per acre as well as care facilities,
family day care, park and recreation facilities, and civic and institutional uses such as schools
and places for community assembly that may be appropriate in a residential environment. Retail
and office development and hotels are not permitted consistent with the General Plan.
DRM Downtown Residential Medium. This district is to provide for a full range of housing types
at densities ranging from 15.1 to 25 units per acre. Consistent with the General Plan, there is a
minimum residential density of 15.1 units per acre; retail and office development and hotels are
not permitted.
DRH Downtown Residential High. This district is for multi-unit development at densities from
25.1 to 40 units per acre with a maximum of 30 units for lots smaller than a half acre. Retail and
office development and hotels are not permitted.
2. Update Table 20.100.002 — Land Use Regulations, Downtown Districts, as indicated
below to remove the Downtown Core (DC) Sub-district:
TABLE 20.100.002: LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification DMX I DRL DRM DRH Additional Regulations
Residential Uses
Single-Unit Dwelling See sub-classifications below
Single Unit Detached (1) P P C
Second Unit (1) P P P See Section 20.350.033 Second
Dwelling Units
Single Unit Semi- (1) P P P
Attached
Single-Unit Attached MUP(2) P P P
Multiple-Unit Residential See sub-classifications below
Duplex MUP(2) P P P
Multi Unit P/MUP(4) P P P
Senior Citizen P/MUP(4) P P P
Residential
Domestic Violence Shelter P(5) P(5) P(5) P(5) See Section 20.350.015 Domestic
Violence Shelter
Family Day Care Home See sub-classifications below
Large MUP P P P See Section 20.350.018 Family Day
Care, Large
Small P P P P
Group Residential MUP - - C See Section 20.350.020 Group
Residential Facilities
Residential Care Facilities See sub-classifications below
General C C C C See Section 20.350.020 Group
Residential Facilities
Limited C(6) P(6) P(6) P(6)
Senior MUP C C MUP See Section 20.350.020 Group
Residential Facilities
Single Room Occupancy (1) - - (1)
Public and Semi-Public Uses
Colleges and Trade P - - C
Schools, Public or Private
Community Assembly, C MUP MUP MUP See Section 20.350.012 Community
2000 Square Feet or Less Assembly Facilities
Community Assembly, C C C C See Section 20.350.012 Community
More Than 2000 Square Assembly Facilities
Feet
Community Garden P P P P
TABLE 20.100.002: LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification DMX DRL DRM DRH Additional Regulations
Cultural Institutions C C C C
Day Care Centers P C C C See Section 20.350.014 Day Care
Centers
Government Offices P - - C
Hospitals and Clinics See sub-classifications below
Clinics MUP(7) - - - See Section 20.350.012 Clinics in
Downtown Core
Park and Recreation P P P P
Facilities, Public
Social Service Facilities MUP C C C See Section 20.350.034 Social
Service Facilities
Commercial Uses
Animal Care, Sales and See sub-classifications below
Services
Pet Stores P - - - See Section 20.350.005 Animal
Care, Sales, and Services
Veterinary Services C - - - See Section 20.350.005 Animal
Care, Sales, and Services
Automobile/Vehicle Sales See sub-classifications below
and Services
Automobile/Vehicle C - - - See Section 20.350.006 Automobile
Rentals. Rental Facilities in Hotels
Automobile/Vehicle C - - - See Section 20.350.008
Sales and Leasing. Automobile/Vehicle Sales and
Leasing
Service Station C - - - See Section 20.350.007
Automobile/Vehicle Service Stations
and Washing and Section
20.350.013 Convenience Market
Banks and Financial See sub-classifications below
Institutions
Banks and Credit MUP - - -
Unions
Business Services P - - -
Commercial Entertainment See sub-classifications below
and Recreation
Amusement Arcade MUP - - -
Indoor Entertainment C - - -
TABLE 20.100.002: LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification DMX DRL DRM DRH Additional Regulations
Indoor Sports and C - - C
Recreation
Eating and Drinking See sub-classifications below
Establishments
Coffee Shops/Cafes P - - - See Section 20.350.029Outdoor
Seating
Restaurants, Full P - - - See Section 20.350.029Outdoor
Service Seating
Restaurants, Limited C - - - See Section 20.350.029Outdoor
Service Seating
Food and Beverage Retail P - - -
Sales
Convenience Market C - - - See Section 20.350.013Convenience
Market
Funeral Parlors and C - - -
Mortuaries
Live-Work Units P - - - See Section 20.350.023Live-Work
Units
Lodging See sub-classifications below
Bed and Breakfast MUP MUP MUP MUP See Section 20.350.010Bed and
Breakfast Lodging
Hotels and Motels C - - -
Maintenance and Repair P - - -
Services
Offices See sub-classifications below
Business and P - - -
Professional
Medical and Dental P - - -
Walk-In Clientele P - - -
Personal Services See sub-classifications below
General Personal P - - - Section 20.350.030Personal Services
Services
Retail Sales See sub-classifications below
General Sales P - - -
Second Hand Store C - - -
TABLE 20.100.002: LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification DMX DRL DRM DRH Additional Regulations
Employment Uses
Recycling Facilities See sub-classifications below
Collection Facility P - - - See Section 20.350.032Recycling
Facilities
Transportation and Utilities Uses
Light Fleet-Based Services C - - - See Section 20.350.036Taxi and
Limousine Services
Utilities, Major C C C C
Utilities, Minor P P P P
Other Applicable Use Regulations
Accessory Uses See Section 20.300.002 Accessory Buildings and Structures
Home Occupations P P P P See Section 20.350.021Home
Occupations
Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Use See Chapter 20.340 Temporary Uses
Limitations:
1. Permitted if existing. New units not allowed.
2. Limited to sites with a maximum gross site area of 4,000 square feet.
3. Prohibited on the ground floor except residential uses located south of Baden Avenue,banks, and
walk-in offices which are subject to approval of a Use Permit.
4. Permitted if retail, restaurants,personal services, or other active pedestrian-oriented use is located on
the ground floor, otherwise Minor Use Permit is required. Minor Use Permit may only be approved if
the Review Authority first finds that,based on information in the record, it is infeasible to locate retail,
restaurants, personal services, or other active pedestrian-oriented use on the ground floor.
5. Limited to facilities serving a maximum of 10 victims and may not be located within 300 feet of any
other domestic violence shelter.
6. Subject to state licensing requirements.
7. Clinic uses may not occupy the ground floor, except along Grand Avenue, west of Maple Avenue,
which are subject to the approval of a Conditional Use Permit.
8. Living space may not occupy ground floor.
9. Limited to upper stories unless at least 50 percent of ground floor street frontage is occupied by food
service use.
10. Limited to Single-Family Detached units.
3. Update Table 20.100.003 – Development Standards, Downtown Districts as indicated
below to remove the Downtown Core (DC) Sub-district:
TABLE 20.100.003: DEVELOPMENT STANDARDS—DOWNTOWN DISTRICTS
Standard DMX I DRL DRM DRH Additional Standards
Lot and Density Standards
Minimum Lot 5,000 5,000 5,000 5,000
Size
(sq ft)
Corner Lot 5,000 6,000 6,000 6,000
Minimum Lot 50 50 50 50
Width (sq ft)
Corner Lot 50 60 60 60
Minimum Lot n/a 80 80 80
Depth (sq ft)
Minimum Density 14.1 5.1 15.1 20.1
(units/net acre)
Maximum 40, 21.8 on 15 (A) 25 (A) 40, 30 on See Chapter 20.390 Bonus Residential
Density(units/net lots less lots less Density
acre) than than 1 acre
10,000 sq (A)
ft
Building Form and Location
Maximum Height
(ft)
Main Building 50 28 (B) 35 50 (C) See Section 20.300.006Height and
Height Exceptions
Accessory 20 12 (D) 12 (D) 12 (D) See Section 20.300.006Height and
Building Height Exceptions
Maximum n/a 2 3 (E) 4
Number of Stories
Minimum Yards
Front 0 15 15 15 See Section 20.300.011Projections into
Required Yards
Interior Side 0, 10 when 5 5 5 for the See Section 20.300.011Projections into
abutting an first two Required Yards
R district stories, 10
thereafter
(C)
Street Side 0 10 10 10 See Section 20.300.011Projections into
Required Yards
TABLE 20.100.003: DEVELOPMENT STANDARDS—DOWNTOWN DISTRICTS
Standard DMX DRL DRM DRH Additional Standards
Rear 0, 10 when 20 (F) 20 (F) 10 for the See Section 20.300.011Projections into
abutting an first two Required Yards
R district stories, 15
thereafter
(C)
Maximum Yards
Front or Street 10 (H) n/a n/a n/a
Side
Interior Side n/a n/a n/a n/a
Maximum Lot 50 80 90 90 See Chapter 20.040 Rules of
Coverage (% of Measurement
lot)
Maximum Floor n/a .70 or to 1.25 n/a See Chapter 20.040 Rules of
Area (FAR) allow Measurement
2,000 sq
ft,
whichever
is greater
(I)
Additional Standards
Usable Open 100 n/a n/a n/a See Supplemental
Space (sq ft per Regulations20.100.004
residential unit) (D)(10)
Minimum Private n/a 100 100 80
Open Space (sq ft
per residential
unit)
Minimum n/a 100 100 100
Common Open
Space(sq ft per
residential unit)
Minimum 10 n/a 10 10 See Section 20.300.007Landscaping
Amount of
Landscaping (%
of site)
4. Update Section 20.100.003 – Development Standards to remove Downtown Core (DC)
Sub-district references and read as follows:
Additional Downtown Development Standards
A. Density Bonuses.
1. 20 percent for residential developments located within a '/ mile of a fixed-guideway transit
(BART or Caltrain station or City-designated transit corridor).
2. Additional density up to a maximum of 50 units per acre for a senior citizen housing
development as defined in Sections 51.3 and 51.12 of the State Civil Code.
B. Increased Height. Allowable height may be increased to a maximum of 35 feet with Minor
Use Permit approval only if the following findings can be made:
1. The height of the proposed structure does not exceed the average height of structures on
adjoining lots;
2. The proposed structure will not substantially interfere with solar access or privacy available
to residences to the side, rear, or directly across the street;
3. The design includes architectural details, articulation, and other features to minimize the
visual impact of the additional bulk created by the increased height; and
4. The height,bulk, and mass of the proposed structure is comparable to that of the surrounding
neighborhood.
C. Transitional Standards. Where a DRH district is near an RL or DRL district, the following
standards apply:
1. The maximum height within 40 feet of an RL or DRL district is 30 feet. The maximum
height within 50 feet of an RL or DRL district is 40 feet.
2. The building setback from the RL or DRL district boundary shall be 10 feet for interior side
yards and 15 feet for rear yards.
3. A landscaped planting area, a minimum of five feet in width, shall be provided along all RL
or DRL district boundaries. A tree screen shall be planted in this area with trees planted at a
minimum interval of 15 feet.
Figure 20.100.003(C): Transitional Standards (Image to remain but removed for Ordinance
formatting)
D. Accessory Building Height. The average height between the floor slab plate and ridge pole is
limited to 12 feet. If floor joist type of construction is used, the height limit may be increased to
15 feet.
E. Limitations on Third-Story Structures. Third stories in the DRM district are subject to the
following standards:
1. Any third story must be either set back a minimum of 10 feet from all interior lot lines or
located inside a pitched roof with a slope of at least 1:3.
2. Dormers are permitted on third stories,provided that they do not exceed 15 feet in width and
do not occupy more than 20 percent of the total roof area.
F. Reduced Setbacks.
1. Existing Structures. When the existing rear yard setback is less than 20 feet, additions to
such structures may conform to the existing setback, provided that the addition is located no
closer than 15 feet to the rear property line.
2. Through Lots. On a through lot with the rear yard abuts a lane, required rear yard setback
may be reduced to 15 feet for a residential structure oriented toward the lane.
G. Building Frontage. In the DMX District, buildings shall be located between zero and 10 feet
from street-facing property lines for at least 70 percent of the linear street frontage.
Figure 20.100.003(H) Building Frontage (Image to remain but removed for Ordinance
formatting)
I. Small Lots. In the DRL District, maximum floor area ratio (FAR) on lots less than 3,000
square feet in size is increased to allow a minimum of 1,800 square feet of living area and a 200
square foot garage, for a total floor area of 2,000 square feet.
C. Revise Chapter 20.330 On-site Parking and Loading to read as follows:
1. Revise Section 20.330.006 On-site Parking and Loading, Parking Reductions as follows:
A. Transit Station Areas. For any land use except residential single-unit and duplex
development, if any portion of the lot is located within '/ mile of a BART or Caltrain station, the
number of required parking spaces may be reduced by 25 percent of the normally required
number of spaces stated in Table 20.330.004 with Conditional Use Permit approval.
1. Transit Village (TV) District Exception. This parking reduction does not apply in the TV
District. Parking in the TV District is subject to the requirements and reductions in Subsection
20.250.004(N) ("Required Parking").
2. Downtown District Exception. This parking reduction does not apply in the Downtown
Districts. Parking in the Downtown Districts is subject to the requirements and reductions in
Section 20.330.007 ("Downtown Parking").
2. Revise Section 20.330.007 On-site Parking and Loading, Downtown Parking, Required
Parking as follows:
A. Required Parking. Each land use in a Downtown District shall be provided at least the
number of on-site parking spaces stated in Table 20.330.007. The parking requirement for any
use not listed in Table 20.330.007 shall be the same as required for the land use in any other
district as stated in Table 20.330.004.
3. Update Table 20.330.007—Required Parking Spaces, Downtown Districts:
Land Use Classification Required Parking Spaces
Single-Unit, Detached or Attached
Less than 900 sq ft and 1 space per dwelling unit, General Requirements for all Single-
less than 3 bedrooms 2 spaces maximum per Unit Residential Parking:
unit For new construction, required parking
900 to 2,500 sq ft or 3 or 2 spaces per dwelling up to 2 spaces must be within a garage.
4 bedrooms unit, minimum and For existing development, all existing
maximum per unit garage spaces, up to a maximum of two
Land Use Classification Required Parking Spaces
2,501 sq ft or more than 4 3 spaces per dwelling spaces,must be maintained.
bedrooms unit,minimum and A carport shall not be substituted for a
maximum per unit required garage except for existing
dwellings on lots adjacent to a lane.
Second Unit 1 space for each. See Section 20.350.033 Second Dwelling Units
Multi-Unit Residential
Studio and less than 500 1 space per unit maximum General Requirements for all Multi-
sq ft Unit Residential Parking:
One-bedroom or 500 to 1 space minimum, 1.5 One covered space shall be designated
800 sq ft spaces maximum per unit for each unit.
Two-bedroom or 801 to 1.5 spaces minimum, 1.8
1,100 sq ft spaces maximum per unit
Three or more bedrooms 1.5 spaces minimum, 2
and 1,101 sq ft or larger spaces maximum per unit
Lodging
Hotels and Motels 3 for every 5 units. Additional parking required for ancillary uses,
such as restaurants, according to the parking requirements for the
ancillary use.
Eating and Drinking Establishments *
Bars/Night 1 per 100 sq. ft. of customer seating area.
Clubs/Lounges
Coffee Shops/Cafes 1 per 150 sq. ft. of customer seating area.
Restaurants, Full Service 1 per 100 sq. ft. of customer seating area.
Restaurants, Limited 1 per 150 sq. ft. of customer seating area
Service
Food and Beverage Retail 1 per 400 sq. ft. of floor area
Sales *
Offices
Business and Professional 1 per 400 sq. ft. of floor area.
Medical and Dental 1 per 300 sq. ft. of floor area.
Walk-In Clientele 1 per 400 sq. ft. of floor area.
Personal Services 1 per 400 sq. ft. of floor area.
Retail Sales * 1 per 400 sq. ft. of floor area.
1 per 750 sq. ft. of floor area for appliance and furniture stores.
Clean Technology 2 per 1000 sq. ft. minimum, 2.5 per 1000 sq. ft. maximum
Research and Development 2 per 1000 sq. ft. minimum, 2.5 per 1000 sq. ft. maximum
* No parking required for the first 1,500 sq. ft. of customer seating area, or floor area, as
applicable
4. Revise Section 20.330.007 On-site Parking and Loading, Downtown Parking to add a
Shared Parking subsection as follows:
D. Shared Parking. Where a shared parking facility serving more than one use will be provided,
the total number of required parking spaces may be reduced up to 50 percent with a Conditional
Use Permit, if the Planning Commission finds that all of the following are true:
1. The peak hours of use will not overlap or coincide to the degree that peak demand for
parking spaces from all uses will be greater than the total supply of spaces;
2. The adequacy of the quantity and efficiency of parking provided will equal or exceed the
level that can be expected if parking for each use were provided separately;
3. If the Chief Planner requires a parking demand study, the study shall be prepared by an
independent traffic engineering professional approved by the City supports the proposed
reduction; and
4. In the case of a shared parking facility that serves more than one property, a parking
agreement has been prepared consistent with the provisions of Off-Site Parking Facilities.
D. Revise Section 20.490.004 Use Permit Required Findings as follows:
20.490.004 Required Findings
The review authority must make all of the following findings in the affirmative in order to
approve or conditionally approve a Use Permit application. The inability to make one or more of
the findings in the affirmative is grounds to deny an application.
A. The proposed use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Ordinance and all other titles of the South San Francisco
Municipal Code;
B. The proposed use is consistent with the General Plan and any applicable specific plan;
C. The proposed use will not be adverse to the public health, safety, or general welfare of the
community, nor detrimental to surrounding properties or improvements;
D. The proposed use complies with any design or development standards applicable to the
zoning district or the use in question as may be adopted by a resolution of the Planning
Commission and/or the City Council;
E. The design, location, size, and operating characteristics of the proposed activity would be
compatible with the existing and reasonably foreseeable future land uses in the vicinity;
F. The site is physically suitable for the type, density, and intensity of use being proposed,
including access,utilities, and the absence of physical constraints; and
G. An environmental determination has been prepared in accordance with the California
Environmental Quality Act.
H. If the proposal includes a request for increased density or FAR pursuant to the provisions of
SSFMC Section 20.280.004(A), in addition to any other findings this chapter requires, the
decision-making body must also make the following findings:
1. The proposal would result in a project whose proposed public benefits and requested
development incentives are suitable to the site and relate appropriately to adjacent uses and
structures.
2. The proposed project would be consistent with the accepted list of public benefits outlined in
SSFMC Section20.280.004A1, and such benefits would not otherwise result through
provisions of the City's policies, ordinances or other requirements.
3. The proposal reflects a fair financial balance of costs and benefits to the applicant and the
City.
E. Revise Section 20.620.005 "Handicraft/Custom Manufacturing" definition
(Employment Use Classifications) as follows:
20.620.004 Commercial Use Classifications
Handicraft/Custom Manufacturing. Manufacture of a wide range of products to serve niche or
specialty markets. Includes the manufacture of crafts, art, sculpture, stained glass, jewelry,
apparel, electronic components, medical instrumentation or devices, nanotechnology components
and similar at a smaller scale than Industry sub-classifications. Custom manufacturing facilities
may use innovative technology such as advanced robotics, artificial intelligence, 3-D printing,
automation, and sustainable and green processes and typically require only a small amount of
raw materials, area and power. These facilities do not generate excessive noise, particulate
matter, vibration, smoke, dust, gas fumes, odors, vehicle traffic or other nuisances.
SECTION III. SEVERABILITY.
If any provision of this Ordinance or the application thereof to any person or
circumstance is held invalid or unconstitutional, the remainder of this Ordinance, including the
application of such part or provision to other persons or circumstances shall not be affected
thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are
severable. The City Council of the City of South San Francisco hereby declares that it would
have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof
irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs,
sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
SECTION IV. PUBLICATION AND EFFECTIVE DATE.
Pursuant to the provisions of Government Code Section 36933, a summary of this
Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council
meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the
Summary, and (2) post in the City Clerk's Office a certified copy of this Ordinance. Within
fifteen (15) days after the adoption of this Ordinance, the City Clerk shall (1) publish the
summary, and (2) post in the City Clerk 's Office a certified copy of the full text of this
Ordinance along with the names of those City Council members voting for and against this
Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from and
after its adoption.
* * * * *
Introduced at a regular meeting of the City Council of the City of South San Francisco,
held the 28th day of January, 2015.
Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the
City Council held the 11th day of February, 2015 by the following vote:
AYES: Councilmembers Karyl Matsumoto, Pradeep Gupta, and Liza Normandy
Vice Mayor Mark N. Addiego
NOES: None
ABSTAIN: None
ABSENT: Mayor Richard A. Garbarino i ATTES '�AI
t.
's , artinelli, Cit Clerk
As Mayor of the City of South San Francisco, I do hereby approve the foregoing
Ordinance this 11th day of February, 2015.
_II. . .i e., It :16 4...,i-4.
Richard A. Gar,-. o, Mayor
Attachments
1. Exhibit A - Chapter 20.280 Downtown Station Area Specific Plan District
EXHIBIT A
CHAPTER 20.280 DOWNTOWN STATION AREA SPECIFIC PLAN DISTRICT
Chapter 20.280
DOWNTOWN STATION AREA SPECIFIC PLAN DISTRICT
Sections:
20.280.001 Purpose
20.280.002 Sub-Districts
20.280.003 Land Use Regulations
20.280.004 Development Standards
20.280.005 Additional Development Standards
20.280.006 Supplemental Regulations—Downtown
20.280.007 Supplemental Regulations—Eastern Neighborhood
20.280.008 Design Review
20.280.001 Purpose
This chapter establishes regulations for the Downtown Station Area Specific Plan (DSASP) Zoning
District. The Downtown Station Area Specific Plan District applies to land within the Downtown Station
Area Specific Plan. This district is intended to establish the use regulations, standards and development
review procedures needed to implement the Downtown Station Area Specific Plan. For purposes of
design review,the Design Guidelines in the Downtown Station Area Specific Plan shall be used.
20.280.002 Sub-Districts
The following sub-districts are established within the Downtown Station Area Specific Plan District.
Sub-district boundaries are shown on the official Zoning Map. The sub-districts west of US 101 are
referred to as the "Downtown" and the sub-districts located east of US 101 are referred to as the"Eastern
Neighborhood."The purpose of each sub-district is as follows:
A. Downtown Transit Core (DTC). The Downtown Transit Core sub-district is focused within a
radius of a point just east of US 101 at East Grand Avenue. This location corresponds to the planned
extension of the Caltrain Station and accompanying pedestrian/bicycle rail undercrossing. It is intended
to provide sites for mixed-use development at high intensities in proximity to the Caltrain Station. It
encourages active ground floor uses and high intensity development that will generate pedestrian traffic in
the area. The Downtown Transit Core sub-district flanks the Grand Avenue Core sub-district which will
be the epicenter of Downtown commercial uses. The Downtown Transit Core District, will provide
additional population and activities to support Grand Avenue uses, increase Caltrain transit ridership, and
provide housing with high amenity value for new residents.
B. Grand Avenue Core (GAC). The Grand Avenue Core sub-district extends along Grand Avenue
from Airport Boulevard on the east to Spruce Avenue on the west. It is intended to be the "main street"
of the Downtown. This sub-district will build on the history and layout of the old Downtown while
providing additional capacity for residential and commercial uses. Located directly west of the relocated
Caltrain Station,the rail undercrossing, and the East of 101 Office/R&D District,the Grand Avenue Core
sub-district will benefit from improved accessibility to employment east of the rail line as well as
increased residential populations in the Downtown. The Grand Avenue Core sub-district is intended to
provide a nearly continuous retail frontage with high density residential above, although at somewhat
lower densities than the adjoining Downtown Transit Core district.
C. Downtown Residential Core (DRC). The Downtown Residential Core sub-district is located in
the Downtown in the remainder of the Pedestrian Priority Zone not defined as Grand Avenue Core or
1
Downtown Transit Core.This sub-district is defined by Tamarack Lane on the north, Second Lane on the
south, Spruce Avenue on the west, and Airport Boulevard on the east. This district is intended to provide
for high density residential neighborhoods near the center of Downtown and within about 'h mile of the
Caltrain Station. This sub-district allows, but does not require commercial uses on the ground floor. This
sub-district will provide additional residential opportunities within an area that will have significant
pedestrian and bicycle improvements to allow easy access to Caltrain and the employment center east of
US 101.
D. Transit Office/ R&D Core (TO/RD). The Transit Office/R&D Core sub-district is located just
east of the Caltrain tracks in an area bounded by East Grand Avenue on the north, Gateway Boulevard on
the east, Poletti Way and US 101 on the west, and S. Airport Boulevard on the south. This sub-district is
intended to provide a location for the highest intensity office or R&D uses. Suited to headquarters or
other office type uses that do not include significant manufacturing, the sub-district offers the opportunity
for locating high intensity uses in immediate proximity to the Caltrain Station. In addition, with the
relocation of the Caltrain Station and construction of a pedestrian and bicycle rail undercrossing,this sub-
district will provide convenient access to Grand Avenue and the surrounding areas and will support
commercial revitalization.
E. Linden Neighborhood Center (LNC). The Linden Neighborhood Center is located north of
Grand Avenue on Linden Avenue between Ninth Lane and California Avenue. This sub-district includes
some existing local-serving businesses which will form the foundation for a cluster of retail, services and
amenities that can serve the surrounding residential neighborhoods. The Linden Neighborhood Center
designation will encourage mixed use development, with retail uses at the ground floor and residential
above.
F. Linden Commercial Corridor (LCC). The Linden Commercial Corridor lies north of Grand
Avenue between California Avenue and Sixth Lane, and south of Grand Avenue between Second Lane
and Railroad Avenue. This sub-district will allow but will not require ground level mixed use,
neighborhood-serving and retail uses within otherwise residential or commercial areas.
G. Other Downtown Districts. See Downtown Districts chapter(20.100) and Employment Districts
(20.110) for information on unchanged land use districts found in the Specific Plan and the larger
Downtown area, including Downtown Residential High, Downtown Mixed Use, Downtown Residential
Medium,Downtown Residential Low,Business Commercial,and Mixed Industrial.
20.280.003 Land Use Regulations
Table 20.280.003 below prescribes the land use regulations for "Downtown Station Area Specific
Plan"sub-districts.The regulations for each sub-district are established by letter designations as follows:
"P"designates permitted uses.
"MUP" designates use classifications that are permitted after review and approval of a Minor Use
Permit by the Chief Planner.
"C" designates use classifications that are permitted after review and approval of a Conditional Use
Permit by the Planning Commission.
"(#)"numbers in parentheses refer to specific limitations listed at the end of the table.
"-"designates uses that are not permitted.
Use classifications are defined in Chapter 20.620 ("Use Classifications"). In cases where a specific
land use or activity is not defined,the Chief Planner shall assign the land use or activity to a classification
that is substantially similar in character. Use classifications and subclassifications not listed in the table
or not found to be substantially similar to the uses below are prohibited. The table also notes additional
2
use regulations that apply to various uses. Section numbers in the right hand column refer to other
sections of this title.
3
Table 20.280.003
Land Use Regulations Downtown Station Area Specific Plan Sub-Districts
q�^ r
i Perinipd i '. D,.i C c 1 4, Tq/D I ,' 1 UIC � t a1i ,!'....;1:,-;'-'::/;,';'
I k i s ',�
csii enter�Ve ',lasslifi pions 3 ..e.' , .,,,_. . , .„ $,r ., lr,z
Single-Unit Dwelling See sub-classifications below
Single Unit Detached (1) (1) (1) - (1) (1)
See Section 20.350 Second
Second Unit (1) (1) (1) - (1) (1)
Dwelling Units
Single Unit Semi-Attached (1) (1) (1) - (1) (1)
Single-Unit Attached (1) (1) (1) - (1) (1)
Multiple-Unit Residential See sub-classifications below
Duplex (1) - (1) - (1) (1)
Multi-Unit P P(3) P(3) - P(3) P(3)
Senior Citizen Residential P - P - P(3) P(3)
See Section 20.350
Domestic Violence Shelter - - P(2) - - -
Domestic Violence Shelter
Family Day Care Home See sub-classifications below
See Section 20.350 Family
Large - - P - - -
Day Care,Large
Small P - P - P P
See Section 20.350 Group
-
Group Residential - - C - -
Residential Facilities
Residential Care Facilities See sub-classifications below
See Section 20.350 Group
General C(4) - C(4) - -
Residential Facilities
Limited C(4) (1) C(4) - (1) (1)
See Section 20.350 Group
Senior MUP(4) (1) MUP(4) - C(3) C(3)
Residential Facilities
Sin le Room Occu'anc (1) (1) (1) (1) (1)
b. ,e - ; a`I7`.e ,` z Ni 1 ' s g7 '" '":4 I ti .... e"t E fi, F n 1 i C , rJ ,i. -.> ;?,8_ $ ,$,„ F, ` , , 3 , fa 1 , . ..
Colleges and Trade Schools,
C C C C C(3) C(3)
Public or Private
See Section 20.350
Community Assembly,2000
C C(3) C(3) Community Assembly
-
Square Feet or Less
Facilities
See Section 20.350
Community Assembly,More
-
C(3) C(3) Community Assembly
- - -
Than 2000 Square Feet
Facilities
Community Garden - - P - P P
Cultural Institutions C C C C C C
See Section 20.350 Day
Day Care Centers P - P C - -
Care Centers
Government Offices P P P P P P
4
Uses PPerp*itted., xr :rs. D 'G.. GAG D'C TO/RD LCC C- s ido.s
n r
Hospitals and Clinics See sub-classifications below
See Section 20.350 Clinics
Clinics - MUP(7) - - MUP MUP
in Downtown Core
Park and Recreation Facilities,
P P P P P P
Public
Public Safety Facilities P P P P P P
See Section 20.350 Social
Social Service Facilities P(6) - - - P(6) P(6)
Service Facilities
9
Animal Care,Sales and Services See sub-classifications below
See Section 20.350 Animal
Pet Stores P P P
-
P P
Care,Sales,and Services
See Section 20.350 Animal
Veterinary Services C C C C
Care,Sales,and Services
Artists Studios P P C - P P
Banks and Financial Institutions See sub-classifications below
Banks and Credit Unions P MUP - P MUP MUP
Business Services P P(3) - P P P
Commercial Entertainment and
See sub-classifications below
Recreation
Indoor Entertainment MUP C - - C C
Indoor Sports and Recreation MUP C(4) - C C C
Eating and Drinking
See sub-classifications below
Establishments
See Section 20.350
Coffee Shops/Cafes P P P P P P
Outdoor Seating
See Section 20.350
Restaurants,Full Service P P C P P P
Outdoor Seating
Subject to approved Trash
Restaurants,Limited Service P P P P P P
Management Plan
See Section 20.350
Convenience Market P P P P P P
Convenience Market
Grocery Store P P C - P P
Supermarket P - - - C C
Funeral Parlors and Mortuaries - - - - - -
Lodging See sub-classifications below
See Section 20.350 Bed
Bed and Breakfast - MUP(5) C - MUP MUP
and Breakfast Lodging
Hotels and Motels C C(5) - C - -
Maintenance and Repair P P
P -
-
Services
5
F ,
„ m ' lur', m#tt UTC I CAC I D�� I t e.. AtC . ,oslaeiatos
� s 4 i t ctass is ions cont d) 'n .. ?,
" ,
Offices See sub-classifications below
Business and Professional P P(3) MUP P P(3) P(3)
Medical and Dental P P(3) MUP P P(3) P(3)
Walk-In Clientele P P(3) MUP P P P
Parking,Public or Private P - P P P P
Personal Services See sub-classifications below
Section 20.350 Personal
General Personal Services P P P P P P
Services
Retail Sales See sub-classifications below
General Sales P P P P P P
Secondhand Store C C P - P P
Clean Technologies MUP - - P - -
Handicraft/Custom
MUP - - P - -
Manufacturing
Research and Develo.ment MUP - - P - -
t � $'' 1 5 , w' k�. �,i k
Utilities,Major - - - C - -
Utilities,Minor P P P P P P
9,ppieable use Regulations ,A ,;' ....-'1,,,,„,,,,-
4. ,r k F.,
Accessory Uses [See Section 20.300.002 Accessory Buildings and Structures]
See Section 20.350 Home
Home Occupations P P P - P P
Occupations
Nonconformin:Use See Chapter 20.320 Nonconformin• Uses,Structures and Lots
Temporary Use See Chapter 20.340 Temporary Uses
Limitations:
1. Permitted if existing.New units not allowed.
2. Limited to facilities serving a maximum of 10 victims and may not be located within 300 feet of any other domestic
violence shelter.
3. Prohibited on the ground floor except residential uses located south of Baden Avenue,banks and walk-in offices which
are subject to approval of a Use Permit.
4. Subject to licensing requirements.
5. Limited to upper stories unless at least 50 percent of the ground floor street frontage is occupied by food service uses.
6. Must be located at least 1,000 feet from any other social service facility.
7. Clinic uses may not occupy the ground floor along Grand Avenue,except on properties located west of Maple Avenue,
which are subject to the approval of a conditional use permit.
6
Figure 20.280.003
Land Use Designations for Downtown Station Area Specific Plan Sub-Districts
�sa-�. s, ,,/,‘ \ ,,
, 9 -1„,(7- ` /
J i \ -- + '-- ./a r /
f• /rt � ( l �
I _ W � �,
11' tit:.Nac RH00:: y
;/ I
`- //'� ``hFGJ0 £1h^.OLL /1.--._,-.:_., Li 1 ]' ■ J `,, //^^
«, I ttt ,1 i �, 1
[�,_�__ •
so
��
.. 1 l i, TERN 3 F H ' ` 1
F- Y J l s
�
-r 1
,-i N -1 �'
. 1
t
C 1' I ... f. +`- � ,� �"*^' 'g 4` of
,�
i N f '& S 'l V it`\, /� �.lS
1 /
,_.�. �. c
20.280.004 Development Standards
Tables 20.280.004-1 through 3 prescribe the development standards for the Downtown Station Area
sub-districts. Additional regulations are denoted in the right-hand column. Section numbers in this
column refer to other sections of this title, while individual letters refer to subsections that follow the
tables,under Section 20.280.005"Additional Development Standards."
7
Table 20.280.004-1
Lot,Density,and FAR Standards-Downtown Station Area Specific Plan Sub-districts
0 �*`�,r� � maw gy+�p€ � 5' �"�t•t�'�' �' �� .:.s � ;
�,f 'aac'+r �r �, �#" m"��r"3�, �� P
Minimum Lot Size(sq ft) 5,000 5,000 5,000 10,000 5,000 5,000
Minimum Lot Width(sq ft) 50 50 50 50 50 50
Minimum Lot Depth(sq ft) n/a n/a 80 n/a 80 n/a
Floor Area Ratio(FAR)
Minimum FAR 2.0 1.5 n/a 1.5 n/a 2.0
Exclusive of structured
Maximum FAR 6.0 3.0 3.0 2.5 n/a 3.0
parking
Maximum FAR with Incentive Exclusive of structured
8.0 4.0 3.25(1) 3.5 n/a n/a
Program parking
Residential Density(units per
acre;included within FAR above)
Minimum Density 80 14 40 n/a 20.1 40
Maximum Density 100 60 80 n/a 40 60
Maximum Density with
Incentive Program.Does not 80(A)/ 100(A)
include density bonuses allowed 120(A) 100 / 125 n/a n/a 80(A)
per Chapter 20.390 Bonus (2)(A) (1)(A)
Residential Density
Limitations:
1. For qualifying affordable Senior Housing projects
2. For developments on corner parcels or lots greater than one(1)acre
8
Table 20.280.004-2
Buildin l Form and Location Standards—Downtown Station Area S'ecific Plan Sub-districts
or, r. <<-4+ '4,40
'M '� ' �„ t � `E
Height(ft)
See Section
20.300
Maximum Building 45-65 FAA
85 65 50 50 Height and
Height (1)(2) allowed
Height
Exceptions
Minimum Ground
See above and
Floor Height for 15; 12 min 15; 12 min 15; 12 min 15;12 min 15; 12 min
Section
non-residential clearance clearance clearance clearance clearance
20.280.005(B)(1)
uses
Maximum Finished
Floor Height 5 n/a 5 n/a 5 See above
(residential)
Yards(ft)
Grand Avenue
(east and west) n/a 0 n/a 0 n/a
Frontage
At
At property
property
line or 10
Pedestrian Priority line or 10
feet from
Zone Street feet from n/a n/a n/a
curb
Frontage curb
(whichever
(whichever
is greater)
is greater)
Eastern
Neighborhood
Streets except n/a n/a n/a 20 n/a
Grand Avenue
Frontage
0; 10 when 0; 10 when
abutting abutting
Interior Side 0 n/a n/a
residential residential
district district
10 for the
0, 10 when first two
abutting an
Rear 0 20(F) stories, 15
R district thereafter
(F) (C)
Maximum Lot See Chap.20.040
Coverage(%of 100 100 90 85 75 90 Rules of
lot) Measurement
9
Limitations:
1. Height break would occur a minimum of 30 feet from the front of the building
2. Corner properties may be exempt from this requirement,subject to evaluation by the decision-making authority in the
review process and consistent with the Downtown Station Area Specific Plan design guidelines
Figure 20.280.004-2
Building Height
t 0.-"N. -/ \V' ti ,,/,'-',7:-_,// !
15 S. �� -I1 �� JI ,-lo.FtiJI
/ i j 'I `
_lam►®, / r.
M Ik fJl)�� '
d jit=i — ir—C I,— !Fri \A ,. y -- .,\ 1 .,
1------\--------- ---,....„,.,..
iri
, `a` - �/ v .
. .
J '4r
_ �.
Table 20.280.004-3
Open Space and Landscaping Standards-Downtown Station Area Specific Plan Sub-districts
Standard DTC GAC DRC TORD LCC LNC Additional Standards
Refer to
See Supplemental
Minimum Usable Open Section
100 100 100 150 Regulations
Space(sq ft per res.unit) 20.280.00
20.100.004(D)(10)
7(K)
Minimum Amount of See Section 20.300.007
n/a n/a n/a 15 10
Landscaping(%of site) Landscaping
20.280.005 Additional Development Standards
A. Increased Density and FAR Incentive Program.An increase to the Maximum FAR or
Maximum Density as referenced in Table 20.280.004-1 may be permitted for buildings with the
approval of a Conditional Use Permit through the satisfaction of a combination of the following public
benefits.
10
1. To be eligible for an increase to the Maximum FAR or Density incentives under this subsection,
the public benefits that are included as part of a development project must demonstrate a positive
contribution that is above and beyond the minimum required impact fees and other requirements
of the particular project. The following preferences for public benefits to the Downtown
community and the City may be considered as eligible to allow increased density and FAR
standards for a project pursuant to this subsection:
a. Local Hire Program;
b. Public Art;
c. Funding or construction of local streetscape enhancements as identified in the
Downtown Station Area Specific Plan;
d. Funding for enhanced public spaces;
e. Funding for public safety facilities, community meeting rooms, child care or similar;
f. Tenant space for local businesses or existing businesses in need of relocation;
g. Provision of green building measures over and above the applicable green building
compliance threshold required pursuant to Title 15 ("Building and Construction") of
the South San Francisco Municipal Code;
h. Transit subsidy or other incentives for residents and/or employees; and
i. Other developer proposed incentives achieving a similar public benefit.
2. For projects seeking either an increase to the Maximum FAR or Maximum Density pursuant to
this subsection,the following shall apply:
a. Applicant shall submit financial evaluation and analysis, information, and evidence
to allow for a reasonable assessment of the value of the benefits offered relative to
the incentives being sought, including the proposed public benefits as outlined
above.
b. Applicant shall provide an assessment of the economic and/or intrinsic value of the
proposed public benefit as compared with the economic value of the proposed
development incentives requested by the applicant. The City may request an
independent third party review,by a qualified appraisal expert,hired by the City at
the applicant's expense,to validate the valuation submitted by the applicant. This
requirement is not intended to imply a need for the applicant to provide or disclose a
complete project pro forma. Only the marginal costs of the proposed public benefit
and incentive are required to be disclosed in the analysis.
c. Applicant shall provide an explanation as to the way in which the proposed
amenities will further the City's goals and objectives as outlined in the SSF
Downtown Station Specific Plan,and conformance of the proposed project with the
General Plan, Specific Plan provisions and Zoning Ordinance,and that a reasonable
nexus exists between the public benefit provided and the incentive granted.
B. Heights and Building Setbacks.
1. Ground Floor Height. The minimum ground floor height for buildings with nonresidential uses
at the ground level is 15 feet, with a minimum 12-foot clearance from floor to ceiling. For residential
buildings, a ground floor garage may be exempt from this requirement, subject to evaluation by the
decision-making authority in the review process.
2. Finished Floor Height for Residential Uses. The maximum finished floor height for ground
floor residential uses is five feet above grade.
11
C. Build-to Line. Buildings shall be constructed at the required setback for at least 65 percent of
linear street frontage.Build-to-Line criteria for locations within the sub-districts include:
1. Along the east and west extents of the GAC sub-district,no setback is allowed;
2. Within the Pedestrian Priority Zone, in the LNC sub-district, and in the LCC sub-district,
buildings should be built to the property line or 15 feet from the curb,whichever is greater.
3. In the TO/RD sub-district on Sylvester Road and other new roads that may be constructed,
setbacks up to 20 feet are allowed. These should be used to accommodate a primary building entry
plaza, seating or signage, as well as generous site landscaping.
4. Standards pertaining to other DRC and DTC sub-districts apply as appropriate.
Figure 20.280.004(C)
Build-to Line
Buildings shall be constructed at the required
setback for 65 percent of linear street frontage.
Y }I
I ,I
{
IK X x i,
--- '' ----- I +
Budd-to Line - —_—_ _ _ _
Sidewalk I
Street
(x+x)/y= Minimum 65%
D. Corner Build Area. Buildings must be located in accordance with the required setbacks within
30 feet of every corner.Public plazas may be at the street corner provided buildings are built to the edge
of the public plaza.
Figure 20.280.004(D)
Corner Build Area
12
Buildings must be located in accordance Public plazas magi be at the sweet corner
with the required setbacks within 30 feet provided buildings are buAc to the edge
or every corner. of the plaza.
1
' I
V
_J
Street Street
E. Residential Usable Open Space. A minimum of 100 square feet of usable open space is
required per residential unit and may be provided as common or private open space, or a combination.
Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside
the residence. Common areas typically consist of landscaped areas, patios, swimming pools, barbeque
areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor
environment of the development; these can be in the form of courtyards at the ground level or terraces
over parking podiums or on rooftops.
1. Minimum Dimensions.
a. Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios)
shall have no dimension less than 10 feet. Private open space located above ground level (e.g.,
balconies) shall have no dimension less than six feet.
b. Common Open Space. Minimum dimension of 20 feet.
2. Usability. A surface shall be provided that allows convenient use for outdoor living and/or
recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood
planking, concrete, or other serviceable,dust-free surfacing. Slope shall not exceed 10 percent.
a. Accessibility.
i. Private Open Space. The space shall be accessible to only one living unit by a doorway to a
habitable room or hallway.
ii. Common Open Space. The space shall be accessible to the living units on the lot. It shall be
served by any stairway or other access way qualifying as an egress facility from a habitable room.
F. Private Storage Space. Each residential unit shall have at least 200 cubic feet of enclosed,
weather-proofed, and lockable private storage space with a minimum horizontal dimension of four feet.
G. Required Parking. Parking shall be required in accordance with Chapter 20.330 for Downtown
Districts.
H. Limitations on Curb Cuts.Curb cuts shall be minimized and located where least likely to
impede pedestrian circulation. Curb cuts shall be located at least 10 feet from any intersection curb
return or pedestrian crosswalk.
I. Truck Docks,Loading, and Service Areas. Truck docks, loading areas, and service areas must
be located at the rear or interior side of buildings and be screened so as not to be visible from public
streets. Refer to Section 20.330.009 for specific requirements.
J. Required Bicycle Parking. Bicycle parking will be provided on-site where public bicycle
parking on sidewalks or in plaza and park spaces is not available. A reduction in short-term bicycle
13
parking for commercial businesses will be considered based on contribution into a consolidated public
bicycle parking amenity. Refer to Section 20.330.008 for specific requirements.
20.280.006 Supplemental Regulations-Downtown
A. Required Active Frontage.
1. Grand Avenue. A minimum of 75 percent of the frontage of a site along Grand Avenue in the
Downtown shall be devoted to active uses; in the Eastern Neighborhood a minimum of 35 percent of
the frontage of a site along E. Grand Avenue shall be devoted to active uses.
2. Pedestrian Priority Zone. Properties within the Pedestrian Priority Zone, as shown in Figure
20.280.006(A), are encouraged to consider retail sales and/or eating and drinking establishment uses
along the frontage of the site. Eastern Neighborhood streets besides Grand Avenue, such as Sylvester
Road, are exempted from this requirement.
3. Linden Avenue in the Linden Neighborhood Center. A minimum of 65 percent of the frontage
of a site along Linden Avenue in this area shall be devoted to active uses.
4. Exceptions. The Chief Planner may approve a reduction in these standards (not to exceed 25
percent of the standard) to allow for fire access, driveways, and for efficient site layout and site
configuration. Exceptions beyond that are subject to Planning Commission approval.
Figure 20.280.006(A)
Pedestrian Priority Zone
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B. Building Transparency and Required Openings. Exterior walls facing and within 20 feet of a
front or street side property line shall include windows, doors, or other openings for at least 60 percent of
the building wall area located between 2.5 and 7 feet above the level of the sidewalk.No wall may run in
a continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall
14
have transparent glazing and provide views into work areas, sales areas, lobbies, or similar active spaces,
or into window displays that are at least 18 inches deep. They shall not provide views into parking or
vehicle circulation areas.
1. Exceptions. The building transparency requirement for a project may be reduced by the Chief
Planner to address operational characteristics with which providing the required windows and openings is
incompatible, such as in the case of a cinema or theater. Walls of street-facing buildings will exhibit
architectural relief and detail, and/or will be screened with attractive landscaping, in such a way as to
create visual interest at the pedestrian level.
Figure 20.280.006(B)
Building Transparency and Required Openings
Windows,doors or other openings shall occupy at least 60%of the building
wall area located between two and 12 fleet above the level of the sidewalk
,I L
r
7 ft Zone of A Maximum 20 feet
transparency between openings
pa cY �
15 ft
Grade at sidewalk
C. Architectural Articulation. Buildings shall include sufficient architectural design features to
create visual interest and avoid a large-scale, bulky or "box-like" appearance. Different ways that this
requirement may be met include but are not limited to those listed below; compliance with this
requirement shall be evaluated by the decision-making authority in the review process.
1. Variety in Wall Plane. Exterior building walls vary in depth and/or direction. Building walls
exhibit offsets, recesses, or projections with significant depth, or a repeated pattern of offsets, recesses, or
projections of smaller depth.
2. Variety in Height or Roof Forms. Building height is varied so that a significant portion of the
building has a noticeable change in height; or roof forms are varied over different portions of the building
through changes in pitch,plane, and orientation.
3. Façade Design Incorporates Architectural Detail. The building façades incorporate details such
as window trim, window recesses, cornices, belt courses, changes in material, or other design elements in
an integrated composition. The use of materials, textures, and colors enhance architectural interest and
emphasize details and changes in plane. Some of the architectural features of the front façade are
incorporated into the rear and side elevations.
4. Balconies, Bay Windows, and other such Projections or Recesses. The building incorporates
balconies, bay windows, entry porches or other projections and recesses in a pattern that creates
architectural interest across the length of the façade. This method for achieving architectural articulation
is most typically found on buildings that include residential uses.
Figure 20.280.006(C)
Architectural Articulation
The following are examples of building design features that create architectural articulation.
Variety in Wall Plane and Roof Form
Variety in height of roof forms.
1 1
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16
D. Blank Walls.Walls facing streets shall not run in a continuous plane for more than 20 feet without
an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into
work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at
least 18 inches deep.
1. Exceptions.
a. The maximum length of a blank wall may be 40 feet if it includes artwork approved by the City
through the design review process as required by Chapter 20.480.
b. The maximum length of a blank wall may be 30 feet for retail establishments with a gross floor
area of 25,000 square feet or greater.
c. The blank wall restrictions for a project may be reduced by the Chief Planner to address
operational characteristics with which providing the required windows and openings is incompatible, such
as in the case of a cinema or theater. Walls of street-facing buildings will exhibit architectural relief and
detail, and/or will be screened with attractive landscaping, in such a way as to create visual interest at the
pedestrian level.
Figure 20.280.006(D)
Blank Walls
T G
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Max.20' t
Maximum length of blank wall
E. Exterior Building Materials and Colors. Refer to the guidelines in Chapter 5 of the Downtown
Station Area Specific Plan and consider the following:
1. A unified palette of materials shall be used on all sides of buildings and structured parking.
2. Use high quality, durable materials and finishes that provide a sense of permanence.
3. Give preference to sustainable materials,building systems and technologies.
4. Exterior materials may include stone,porcelain tile, brick, wood, stucco and other materials suited
to commercial,mixed use,and residential construction.
5. In all cases, materials located at or near ground level should be high-quality, sturdy and visually
interesting .
6. Materials must be approved by the City as part of the project review process.
F. Building Orientation and Entrances.
1. Buildings shall be oriented to face public streets. Residential development adjacent to public
spaces or connections shall be oriented facing onto the public space.
2. Building entrances shall be emphasized with small entry plazas, vertical massing, and architectural
elements such as awnings,arcades,or porticos.
17
3. Entrances located at corners shall generally be located at a 45 degree angle to the corner and shall
have a distinct architectural treatment to create interest at the intersection and facilitate pedestrian flow
around the corner. Different treatments may include angled or rounded corners, arches,and other
architectural elements. All building and dwelling units located in the interior of a site shall have entrances
from the sidewalk that are designed as an extension of the public sidewalk and connect to a public
sidewalk.
4. In residential mixed-use developments, entrances to residential units shall be physically separated
from the entrances to the commercial uses and clearly marked with a physical feature such as a recess or
projection incorporated into the building or appropriately scaled element applied to the façade.
5. All ground floor residential units shall have the primary entrance, either individual or shared,
facing the public street or a pedestrian connection and shall incorporate a projection(e.g.,porch or stoop)
or recess at least 40 square feet in area, with a minimum depth of 5 feet. Alternative entry designs that
cface the street, such as a trellis or a landscaped courtyard entry,may be approved by the Chief Planner or
Design Review Board.
G. Unbundling Parking from Residential Uses. For residential condominium or other multi-family
ownership projects, parking in excess of one space per unit may be sold or rented separate from the
residential unit. For apartment developments, 50 percent of the required parking may be unbundled. All
spaces shall be reserved for residential tenants within the development.
H. Limitations on Location of Parking.
1. General
a. Share access drives and cross access easements to parking facilities wherever feasible in order to
minimize curb cuts and potential conflicts with pedestrians
b. Minimize the number of vehicular access points from the following streets to reduce the total
number of curb cuts:
i. Miller Avenue
ii. Baden Avenue
iii. Linden Avenue
c. No curb cuts shall be allowed along Grand Avenue unless no other access is feasible:
2. Surface Parking Lots
a. Locate surface parking lots away from street edges or behind buildings and provide decorative,
landscaped, or other screening.
b. Landscape a minimum 5 feet perimeter setback area around parking lots.
3. Private or Shared Garages
a. Organize at-grade garages for lower density residential development(i.e., rowhouses,townhouses)
in well-landscaped parking lanes and parking courts leading to individual garages.
4. Parking Structures
a. Parking structures should be located away from primary pedestrian walkways, unless otherwise
approved by the Chief Planner..
b. Pedestrian entries and stairwells for parking structures should be located adjacent to public streets
and along major pedestrian connections.
c. Pedestrian entries should be located to minimize conflicts between pedestrians, bicycles and
vehicles.
I. Maximum Block Length.Existing block configurations shall remain intact. Blocks shall not be
consolidated.Wherever possible,mid-block pedestrian connections and alleys are encouraged especially
where blocks exceed 300 feet in length.
18
20.280.007 Supplemental Regulations—Eastern Neighborhood
A. Building Bulk. Buildings in the Eastern Neighborhood must be designed to avoid a large-scale,
bulky or monolithic appearance. This may be accomplished through building set-backs at upper levels,
through changes in materials or color, or other means(See subsection D.below).
B. Required Active Frontage.
1. E. Grand Avenue. In the Eastern Neighborhood a minimum of 35 percent of the frontage of a site
along Grand Avenue shall be devoted to active uses.
2. Exceptions. The Chief Planner may approve a reduction in these standards (not to exceed 25
percent of the standard) to allow for fire access, driveways, and for efficient site layout and site
configuration. Exceptions beyond that are subject to Planning Commission approval.
C. Building Transparency and Required Openings. Exterior walls along Grand Avenue in the
Eastern Neighborhood shall include windows, doors, or other openings for at least 60 percent of the
building wall area located between 2.5 and 7 feet above the level of the sidewalk. No wall may run in a
continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall
have transparent glazing and provide views into work areas, sales areas, lobbies, or similar active spaces,
or into window displays that are at least 18 inches deep. They shall not provide views into parking or
vehicle circulation areas.
1. Exceptions. The building transparency requirement for a project may be reduced by the Chief
Planner to address operational characteristics with which providing the required windows and openings is
incompatible. Walls of street-facing buildings will exhibit architectural relief and detail, and/or will be
screened with attractive landscaping, in such a way as to create visual interest at the pedestrian level.
D. Architectural Articulation. Buildings shall include sufficient architectural design features to
create visual interest and avoid a large-scale, bulky or "box-like" appearance. Different ways that this
requirement may be met include, but are not limited to those listed below; compliance with this
requirement shall be evaluated by the decision-making authority in the review process. Refer to the
guidelines in Chapter 5 of the Downtown Station Area Specific Plan and consider the following:
1. Variety in Wall Plane. Exterior building walls vary in depth and/or direction. Exterior walls
exhibit offsets,recesses, or projections with significant depth, or a repeated pattern of offsets,recesses, or
projections of smaller depth.
2. Variety in Height or Roof Forms. Building height is varied so that a significant portion of the
building has a noticeable change in height; or roof forms are varied over different portions of the building
through changes in pitch,plane, and orientation.
3. Façade Design Incorporates Architectural Detail. The building façades incorporate details such
as window trim, window recesses, cornices, belt courses, changes in material, or other design elements in
an integrated composition. The use of materials, textures, and colors enhance architectural interest and
emphasize details and changes in plane. Some of the architectural features of the front façade are
incorporated into the rear and side elevations.
E. Blank Walls. Walls facing Grand Avenue in the Eastern Neighborhood shall not run in a
continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall
have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar
active spaces, or into window displays that are at least 18 inches deep. On streets other than E. Grand
Avenue, ground level facades should generally be glazed with the ability to see into lobbies, offices,
cafeterias,or other active uses.
1. Exceptions.
19
a. The maximum length of a blank wall may be 40 feet if it includes artwork approved by the City
through the design review process. as required by Chapter 20.480
b. The maximum length of a blank wall may be 30 feet for retail establishments with a gross floor
area of 25,000 square feet or greater.
c. The blank wall restrictions for a project may be reduced by the Chief Planner to address
operational characteristics with which providing the required windows and openings is incompatible, such
as in the case of a cinema or theater. Walls of street-facing buildings will exhibit architectural relief and
detail, and/or will be screened with attractive landscaping, in such a way as to create visual interest at the
pedestrian level.
F. Exterior Building Materials and Colors. Refer to the guidelines in Chapter 5 of the Downtown
Station Area Specific Plan and consider the following:
1. A unified palette of materials shall be used on all sides of buildings and structured parking.
2. Use high quality, durable materials and finishes that provide a sense of permanence.
3. Give preference to sustainable materials,building systems and technologies.
4. Exterior materials in the Eastern Neighborhood may include those suited to mid- and high-rise
construction, including metal panels, glass curtain walls, and stone or similar wall systems.
5. In all cases, materials located at or near ground level should be high-quality, sturdy and visually
interesting.
6. Materials must be approved by the City as part of the project review process.
G. Building Orientation and Entrances.
1. Buildings should generally be oriented such that the primary building entry faces the public street.
Secondary entries, such as those from a parking structure or from a pedestrian/service alley,may be on an
alley or at the rear of the building.
2. Building entrances shall be emphasized with entry plazas, special landscaping, vertical massing,
and architectural elements such as canopies, arcades,or porticos.
3. Entrances should generally not be located at corners but rather in a middle portion of the building.
H. Limitations on Location of Parking.
1. Parking in the Eastern Neighborhood is encouraged to be provided with parking structures,
limiting onsite parking lots.
2. Parking structure access stairs must directly access a sidewalk or pedestrian alley and must be
well-lit and secure.
3. Parking access shall be provided from a side street or alley wherever possible. Curb cuts shall be
minimized and located in areas least likely to impede pedestrian circulation.
4. Surface parking shall be located behind buildings or at the side,but not in front of a building along
the street. Where lots are located at the side of a building, screening through fencing, hedges or other
plantings will be employed to screen cars from view.
5. Surface parking may not be located within 40 feet of a street facing property line
6. Surface parking lots and individual spaces must be separated from on-site buildings by a minimum
distance of six feet,which may be occupied by landscaping or required walkways.
I. Maximum Block Length. .
1. 300 feet is the preferred block length. Maximum block length is 600 feet. .
2. Where blocks exceed 300 feet in length,mid-block alleys or pedestrian lanes must be provided to
allow more convenient movement by pedestrians and bicyclists.
J. Pedestrian Access. On-site pedestrian circulation and access must be provided according to the
following standards.
20
1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to
each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or
pedestrian amenities.
2. To Street and Open Space Network. Regular connections between on-site walkways and the
public sidewalk,public open space, and other pedestrian areas shall be provided.
3. To Transit Safe and convenient pedestrian connections shall be provided from transit stops to
building entrances. Sidewalk"bulb-outs"or bus"pullouts"may be required at potential bus stops.
4. Interior Pedestrian Walkway Design.
a. Walkways shall be a minimum of five feet wide, shall be hard-surfaced, and paved with permeable
materials.
b. Where a required walkway crosses driveways, parking areas, or loading areas, such crossing must
be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar
method.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or
separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical
barrier.
K. Public Open Space. For new development in the Eastern Neighborhood on lots larger than
15,000 square feet, a minimum of 5 percent of the lot shall be set aside for open space. Such open space
shall be usable by the public and employees of the development. Such open space shall be located on the
primary street frontage of the lot and shall be in addition to any courtyard or other building-related open
spaces. These public open spaces may take the form of entry plazas or seating areas, such as near transit
stops, as a way of creating activity along the street, encouraging pedestrian use, and providing amenities
for the district. No dimension of the open space shall be less than 20 feet.
20.280.008 Design Review
All development shall be subject to design review, pursuant to Chapter 20.480 ("Design Review").
Design guidelines for the Downtown Station Area Specific Plan District, adopted as part of the
Downtown Station Area Specific Plan, shall be used.
2368634.1
21