HomeMy WebLinkAboutOrd. 1585-2019 (19-710)File Number: 19-710
City of South San Francisco P.O. Box 711 (City Hall,
400 Grand Avenue)
South San Francisco, CA
City Council
Ordinance: ORD 1585-2019
Enactment Number: ORD 1585-2019
ORDINANCE AMENDING TITLE 20 OF THE SOUTH SAN
FRANCISCO MUNICIPAL CODE TO MAKE MINOR REVISIONS,
CORRECTIONS AND CLARIFICATIONS; AND IMPROVE AND
STREAMLINE THE DEVELOPMENT STANDARDS IN
ACCORDANCE WITH THE GENERAL PLAN, AND
DETERMINATION THAT THE PROPOSED AMENDMENTS ARE
CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
WHEREAS, in July of 2010, the City Council for the City of South San Francisco ("City") adopted a
comprehensive update to the City's Zoning Ordinance, which repealed the then -existing Title 20 of the
South San Francisco Municipal Code, and replaced it with an entirely new Title that, among other
actions, established new zoning districts, revised and reformatted many then -existing zoning provisions,
eliminated inconsistent and outdated provisions, and codified entirely new zoning provisions, including
new land use regulations and development standards; and,
WHEREAS, since adoption of the Zoning Ordinance in July 2010, the City has identified areas of the
Zoning Ordinance that require minor refinement, clarification, and/or correction; and,
WHEREAS, the City staff has drafted proposed revisions to the City's Zoning Ordinance to address the
identified areas that require correction; and,
WHEREAS, the Zoning Ordinance was adopted after preparation, circulation, consideration, and
adoption of an Initial Study/Negative Declaration ("IS/ND") in accordance with the California
Environmental Quality Act, Public Resources Code Sections 21000, et seq. ("CEQA"), which analyzed
the environmental impacts of adopting the Zoning Ordinance and concluded that adoption of the Zoning
Ordinance could not have a significant effect on the environment because none of the impacts required
to be analyzed under CEQA would exceed established thresholds of significance; and,
WHEREAS, the minor refinements, clarifications, and/or corrections set forth in this Zoning
Amendment, are minor in nature, the adoption of which would not result in any new significant
environmental effects or a substantial increase in the severity of any previously identified effects beyond
those disclosed and analyzed in the IS/ND prepared and circulated for the Zoning Ordinance, nor do the
refinements, clarifications, and/or corrections constitute a change in the project or change in
circumstances that would require additional environmental review; and,
WHEREAS, on March 21, 2019 the Planning Commission for the City of South San Francisco held a
City of South San Francisco Page 1
File Number: 19-710 Enactment Number: ORD 1585-2019
lawfully noticed public hearing to solicit public comment and consider the CEQA finding and the
proposed zoning ordinance amendments, take public testimony, and adopted Resolution No. 2840-2019
making a recommendation to the City Council on the project; and
WHEREAS, on August 14, 2019 the City Council for the City of South San Francisco held a lawfully
noticed public hearing to solicit public comment and consider the CEQA finding and the proposed
zoning ordinance amendments, take public testimony, and adopt the recommendation of the Planning
Commission on the proposed revisions to the City's Zoning Ordinance.
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:
A. 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, 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; the South San
Francisco Municipal Code; the Zoning Ordinance Text Amendments; and all reports,
minutes, and public testimony submitted as part of the Planning Commission's duly noticed
September 1, 2016 meeting; and all reports, minutes, and public testimony submitted as part
of the Planning Commission's duly noticed September 15, 2016 meeting; and all reports,
minutes, and public testimony submitted as part of the Planning Commission's duly noticed
March 21, 2019 meeting and the City Council's duly noticed August 14, 2019 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 the Planning Manager..
B. Zoning Amendment Finding
1. The proposed Zoning Ordinance Amendments are consistent with the General Plan because
the Ordinance Amendments will continue to reinforce many of the General Plan policies
maintaining a balanced land use program and is consistent with the City's overall vision for
the proper location of uses. 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.
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File Number., 19-710
Enactment Number. ORD 1585-2019
2. The areas of the City impacted by the proposed Zoning Ordinance Amendments are suitable
for the proposed uses in terms of access, size of parcel, relationship to similar or related
uses, and other considerations because the minor revisions, corrections and clarifications
will not alter the existing uses permitted in the Zoning Ordinance.
3. The proposed Zoning Ordinance Amendments are not detrimental to the use of land in any
adjacent zone because the minor revisions, corrections and clarifications will not result in a
change of any existing zoning districts.
SECTION II. AMENDMENTS.
The City Council hereby amends the following sections, included as Exhibit A, of the South San
Francisco Municipal Code are amended 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.
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 14th
day of August 2019.
City of South San Francisco Page 3
File Number: 19-710 Enactment Number: ORD 1585-2019
At a meeting of the City Council on 8/28/2019, a motion was made by Richard Garbarino, seconded by Mark
Addiego, that this Ordinance be adopted. The motion passed.
Yes: 5 Mayor Matsumoto, Vice Mayor Garbarino, Councilmember Addiego,
Councilmember Nagales, and Councilmember Nicolas
Attest by W L 4,WL
osa Govea Acosta
City of South San Francisco Page 4
Exhibit A – Clean Amendments to the Zoning Ordinance for Adoption
A. Revise Chapter 20.040 Rules of Measurement to read as follows:
(1) Amend 20.040.005 (B) Measuring Fence Height to incorporate a graphic to illustrate
the fence height measurement calculation.
Figure 20.040.005(B) Measuring Fence Height
(2) Amend 20.040.008 Determining Floor Area to include a rule of measurement for
double-height spaces in Floor Area calculations, and to clarify that structured parking
is excluded from Floor Area, consistent with the General Plan.
A. Included in Floor Area. Floor area includes, but is not limited to, habitable (as defined
in the California Building Code) basements and cellars that are below the roof and within
the outer surface of the main walls of principal or accessory buildings or the centerlines
of party walls separating such buildings or portions thereof or within lines drawn parallel
to and two feet within the roof line of any building without walls. Any interior space with
a ceiling height equaling two (2) stories shall be doubled for purposes of calculating floor
area. In the case of a multi-story building that has covered or enclosed stairways,
stairwells or elevator shafts, the horizontal area of such features shall be counted only
once at the floor level of their greatest area of horizontal extent.
B. Excluded from Floor Area. Floor area does not include mechanical, electrical, and
communication equipment rooms that do not exceed two percent of the building’s gross
floor area; bay windows or other architectural projections where the vertical distance
between the lowest surface of the projection and the finished floor is 30 inches or greater;
areas that qualify as usable open space; and areas used for off-street parking spaces or
loading spaces, structured parking, driveways, ramps between floors of a multi-level
parking garage, and maneuvering aisles.
(3) Amend 20.040.009 Determining Floor Area Ratio to clarify what portions of a building
are excluded in FAR calculations, and to ensure consistency with the General Plan.
A. Excluded from Floor Area in Calculating FAR.
1. Basements. Usable basements and cellars, the ceiling of which does not extend more
than four feet above finished grade.
2. Parking for Residential. Parking areas located entirely below finished grade or
entirely beneath the finished floor of habitable space where the vertical distance
between the finished floor of habitable space and finished grade is four feet or less.
3. Parking for Nonresidential. Building area devoted to structured or covered parking
for non-residential development.
4. Child care facilities constructed as part of a commercial or industrial development in
the East of 101 Area.
(4) Amend 20.040.011 Determining Lot Frontage to clarify how frontage is determined on
a Corner Lot or Through Lot.
A. Corner Lot. The front of a lot is the narrowest dimension of the lot with street frontage.
The widest dimension of the lot with street frontage may be considered the front of a lot
subject to approval of a Minor Use Permit.
B. Revise Chapter 20.080 Residential Districts to read as follows:
(1) Amend Table 20.080.002 “Land Use Regulations – Residential Districts” to remove
specific section numbers from the “Additional Regulations” column, and to add a row
under reference to “Use Permit Applicability”:
Use Classification RL-1.3 RL-5, 6, and
8
RM-10,
15, 17.5
RH-30 and
35 Additional Regulations
Residential Use Types
Single-Unit Dwelling See sub-classifications below
Single Unit Detached P P P P
Accessory Dwelling Unit P P P P See Accessory Dwelling
Units in Chapter 20.350
Single Unit Semi-
Attached - C P P
Single-Unit Attached - - P P
Multiple-Unit Residential See sub-classifications below
Duplex - - P P
Multi-Unit - - P(1) P
Senior Citizen Residential C C C MUP
Elderly and Long-Term
Care - C C C See Group Residential
Facilities in Chapter 20.350
Domestic Violence
Shelter - - P(2) P(2) See Domestic Violence
Shelter in Chapter 20.350
Family Day Care Home See sub-classifications below
Large P P P P See Family Day Care, Large
in Chapter 20.350
Small P P P P
Group Residential - - - MUP See Group Residential
Facilities in Chapter 20.350
Mobile Home Park - C C C See Mobile Home Parks in
Chapter 20.350
Residential Care Facilities See sub-classifications below
General - - C C See Group Residential
Facilities in Chapter 20.350
Limited P(3) P(3) P(3) P(3)
Senior - - C MUP See Group Residential
Facilities in Chapter 20.350
Public and Semi-Public Use Types
Colleges and Trade Schools - - C(4) C(4)
Community Assembly - C C C See Community Assembly
Facilities in Chapter 20.350
Community Garden P P P P
Cultural Institutions - C C C
Day Care Centers - C MUP/C(5) P See Day Care Centers in
Chapter 20.350
Government Offices - - - C
Park and Recreation
Facilities, Public P P P P
Public Safety Facilities C C C C
Schools, Public or Private - C C C
Commercial Use Types
Crop Production, Limited MUP MUP MUP MUP
Lodging See sub-classifications below
Bed and Breakfast MUP MUP MUP MUP See Bed and Breakfast
Lodging in Chapter 20.350
Offices See sub-classifications below
Business and
Professional - - - C (6)
Medical and Dental - - - C (6)
Walk-In Clientele - - - C (6)
Transportation and Utilities Use Types
Utilities, Major C C C C
Utilities, Minor P P P P See Section 20.300.012
Screening
Other Applicable Use Regulations
Accessory Uses See Section 20.300.002 Accessory Buildings and Structures
Home Occupations P P P P See Home Occupations in
Chapter 20.350
Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Use See Chapter 20.340 Temporary Uses
Other Uses Requiring Use
Permit
See Section 20.490.002 Use Permit Applicability
Limitations:
1. Only in single-unit detached structures.
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. Subject to state licensing requirements.
4. Only on parcels with access from arterial streets.
5. Minor Use Permit required when located within an existing building. Conditional Use Permit required for new
construction.
6. Limited to sites with a maximum gross site area of 6,500 square feet and located on an arterial street.
(2) Amend Table 20.080.003(A) “Development Standards – Residential Districts” to
remove the reference to footnote 2 from the rear yard setback row, as footnote 2 only
refers to side yard setbacks.
Standard RL-1.3 RL-5, 6, and
8
RM-10, 15,
17.5 RH-30 and 35 Additional Regulations
Building Form and Location (cont’d)
Minimum Yards (ft)
Front 20 15 15 15
See Section 20.300.011
Projections into Required
Yards
Interior Side 10 5 (1)(2) 5
5 for the first
two stories, 10
thereafter (C)
See (F) and Section
20.300.011 Projections
into Required Yards
Street Side 10 10 10 10
See Section 20.300.011
Projections into Required
Yards
Rear 20 (G) 20 (1)(G) 20 (G)
10 for the first
two stories, 15
thereafter (G)
See Section 20.300.011
Projections into Required
Yards
1. Extending a Substandard Setback. Substandard side and/or rear yard setbacks may be extended on the ground level
only and by no more than 50 percent of the existing wall length. In all instances, side yard setbacks shall be a
minimum of three feet and rear yard setbacks shall be a minimum of 16 feet.
2. Side Yard Setback for Substandard Lots. The side yard on any lot with an average width of 50 feet or less shall be
a minimum of 10 percent of the lot width, but in no case less than three feet.
(3) Amend Section 20.080.004.A “Exterior Materials” to add corrugated metal to the list
of prohibited materials.
A. Exterior Materials. Exterior building materials shall be selected from a list maintained
by the Planning Division. The exterior use of plywood, corrugated metal and aluminum
as siding materials is prohibited.
(4) Amend Section 20.080.004.C “Residential Single-Unit and Duplex Development” to
clarify provisions related to maximum number of driveways, maximum paving, the
types of bathroom facilities allowed in non-habitable space, and driveway widths.
5. Maximum Number of Driveways per Lot and Maximum Driveway Width. Driveway
approaches (curb cuts) shall be permitted only to provide access to, and shall be no wider
than, approved garages, carports and parking spaces.
a. For lots less than 85 feet in width, a maximum of one driveway up to 20 feet wide is
permitted for required parking.
b. For lots 85 feet wide or more, the combined width of all driveways may not exceed
28 feet.
c. Corner lots and through lots may be allowed more than one driveway on different
street frontages if the lot has more than one approved garage, carport, or parking
space.
6. Maximum Paving in Street-facing Yards. No more than 50 percent of the entire front
yard or the required street side yard may be covered with a paved impervious or pervious
surface.
7. Bathrooms in Garages and Accessory Buildings. Bathroom facilities in a garage or
accessory building shall be limited to a sink and a toilet, except in accordance with all
applicable provisions of Chapter 20.350 regarding accessory dwelling units.
(5) Amend Section 20.080.004.D “Residential Multi-Unit Development” to clarify required
driveway width.
9. Parking Area Access.
a. One driveway or access per 120 feet of linear frontage is permitted.
b. Driveway or accessway widths shall not exceed 25 feet unless an enlarged width is
approved by the City Engineer.
C. Revise Chapter 20.090 Commercial, Office and Mixed-Use Districts as follows:
(1) Amend Table 20.090.002 “Land Use Regulations – Commercial, Office, and Mixed-
Use Districts” to remove specific section numbers from the “Additional Regulations”
column, to add a reference to “Use Permit Applicability” regulations, to remove
Limitation #9, which limits hours of operation from 7:00 AM – 7:00 PM, and to revise
Freight/Truck Terminals and Warehouses and Outdoor Storage Uses from requiring
a Minor Use Permit to a permitted use in the BPO District.
Use Classification CC BPO CMX ECRMX Additional Regulations
Residential Use Types
Single-Unit Dwelling See sub-classifications below
Single Unit Detached (1) (1) - (1)
Accessory Dwelling Unit (1) (1) P (1) See Accessory Dwelling
Units in Chapter 20.350
Single Unit Semi-Attached (1) (1) (1) (1)
Single-Unit Attached (1) (1) C P(2)
Multi-Unit Residential See sub-classifications below
Duplex (1) - C (1)
Multi Unit (1) - P(3) P(2)
Senior Citizen Residential (1) - P(3) P(2)
Elderly and Long-term Care - (1) C P(2) See Group Residential
Facilities in Chapter 20.350
Domestic Violence Shelter - - MUP(3) MUP(2) See Domestic Violence
Shelter in Chapter 20.350
Family Day Care Home See sub-classifications below
Large (1) (1) P - See Family Day Care, Large
in Chapter 20.350
Small (1) - P P(2)
Group Residential - - MUP(3) MUP(2) See Group Residential
Facilities in Chapter 20.350
Mobile Home Park (1) - (1) - See Mobile Home Parks in
Chapter 20.350
Residential Care Facilities See sub-classifications below
General (1) (1) C C(2) See Group Residential
Facilities in Chapter 20.350
Limited (1) (1) C(4) C(2,4)
Senior (1) (1) P(3) P(2) See Group Residential
Facilities in Chapter 20.350
Public and Semi-Public Uses
Colleges and Trade Schools,
Public or Private MUP C MUP MUP
Community Assembly, 2000
Square Feet or Less MUP - MUP MUP See Community Assembly
Facilities in Chapter 20.350
Community Assembly, More
Than 2000 Square Feet C - C C See Community Assembly
Facilities in Chapter 20.350
Community Garden P(5) P(5) P(5) P(5)
Cultural Institutions C C C C
Day Care Centers MUP MUP MUP P See Day Care Centers in
Chapter 20.350
Government Offices MUP MUP MUP P
Hospitals and Clinics See sub-classifications below
Hospitals C C C -
Clinics C C C C
Park and Recreation Facilities,
Public P P P P
Schools, Public or Private C C C C
Social Service Facilities MUP MUP MUP MUP See Social Service Facilities
in Chapter 20.350
Commercial Uses
Animal Care, Sales and
Services See sub-classifications below
Pet Stores P - P P See Animal Care, Sales, and
Services in Chapter 20.350
Kennels - C - - See Animal Care, Sales, and
Services in Chapter 20.350
Veterinary P MUP MUP P See Animal Care, Sales, and
Services in Chapter 20.350
Artists’ Studios P MUP P P
Automobile/Vehicle Sales and
Services See sub-classifications below
Automobile/Vehicle Rental MUP P(6) C -
See Automobile Rental
Facilities in Hotels in
Chapter 20.350
Automobile/Vehicle Sales
and Leasing MUP P(7) C -
See Automobile/Vehicle
Sales and Leasing in Chapter
20.350
Automobile/Vehicle Service
and Repair, Major C MUP(8) C -
See Automobile/Vehicle
Service and Repair in
Chapter 20.350
Automobile/Vehicle Service
and Repair, Minor MUP MUP(8) MUP -
See Automobile/Vehicle
Service and Repair in
Chapter 20.350
Automobile/Vehicle
Washing MUP MUP(8) MUP -
See Automobile/Vehicle
Service Stations and
Washing in Chapter 20.350
Service Station C C - -
See Automobile/Vehicle
Service Stations and
Washing and Convenience
Markets in Chapter 20.350
Banks and Financial
Institutions See sub-classifications below
Banks and Credit Unions P P P P
Pawnbrokers C C C C
See Pawnbrokers in Chapter
20.350 and Chapter 6.92
Pawnbroker/Secondhand
Dealer
Other Financial Services See sub-classifications below
Alternative Loan
Businesses MUP MUP MUP MUP See Other Financial Services
in Chapter 20.350
Business Services P P P P
Commercial Entertainment and
Recreation
C C C C
Eating and Drinking
Establishments See sub-classifications below
Bars/Night Clubs/Lounges C - C C
Coffee Shops/Cafés P P P P See Outdoor Seating in
Chapter 20.350
Hookah Bar/Smoking
Lounge C - - C
Restaurants, Full Service P P P P See Outdoor Seating in
Chapter 20.350
Restaurants, Limited Service P P P P See Outdoor Seating in
Chapter 20.350
Food and Beverage Retail
Sales See sub-classifications below
Convenience Market P P P P See Convenience Market in
Chapter 20.350
Grocery Store P P P P
Supermarket P P P P
Funeral Parlors and Mortuaries C C C -
Live-Work Units P P P P See Live-Work Units in
Chapter 20.350
Lodging See sub-classifications below
Bed and Breakfast MUP - MUP MUP See Bed and Breakfast
Lodging in Chapter 20.350
Hotels and Motels C C C C
Maintenance and Repair
Services P P P P
Massage Businesses MUP MUP MUP - See Massage Businesses in
Chapter 20.350
Nurseries and Garden Centers MUP - MUP MUP
Offices See sub-classifications below
Business and Professional P P P P
Medical and Dental P P P P
Walk-In Clientele P P P P
Parking Services See sub-classifications below
Public Parking P P P P
Personal Services See sub-classifications below
General Personal Services P P P P See Personal Services in
Chapter 20.350
Tattoo or Body Modification
Parlor - - MUP P See Tattoo and Piercing
Facilities in Chapter 20.350
Retail Sales See sub-classifications below
General Sales P - P P
Large Format Retail C - - C See Large Format Retail in
Chapter 20.350
Off-Price Merchandise C - - C
Second Hand Store C - C C
Shopping Center
Neighborhood P - - P
Community P - - P
Regional P - - P
Employment Uses
Construction and Material
Yard - P(8) - -
Food Preparation - P(8) - -
Handicraft/Custom
Manufacturing - P(8) - -
Industry, General - P(8) - -
Industry, Limited - P(8) - -
Recycling Facilities See sub-classifications below
Collection Facility P P(8) P C See Recycling Facilities in
Chapter 20.350
Intermediate Processing - MUP(8) - - See Recycling Facilities in
Chapter 20.350
Research and Development - P(8) - P
Warehousing, Storage, and
Distribution See sub-classifications below
Chemical, Mineral, and
Explosives Storage - C(8) - -
Freight/Truck Terminals
and Warehouses - P(8) - -
See Freight/Truck Terminals
and Warehouses in Chapter
20.350
Indoor Warehousing and
Storage - P(8) - -
Outdoor Storage - P(8) - - See Outdoor Storage in
Chapter 20.350
Personal Storage - C(8) - - See Personal Storage in
Chapter 20.350
Wholesaling and
Distribution - P(8) - -
Transportation and Utilities Uses
Light Fleet-Based Services - C(8) - - See Taxi and Limousine
Services in Chapter 20.350
Transportation Passenger
Terminals - C(8) - -
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 Home Occupations in
Chapter 20.350
Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Use See Chapter 20.340 Temporary Uses
Other Uses Requiring Use
Permit See Section 20.490.002 Use Permit Applicability
Limitations:
1. Permitted if existing. New units not allowed.
2. Residential use types not permitted on the ground floor along El Camino Real, except on the east side of
El Camino Real between First Street and West Orange Drive subject to approval of a Use Permit.
3. Residential use on ground floor limited to 50 percent of ground floor area.
4. Subject to state licensing requirements.
5. Subject to site evaluation based on prior use.
6. Maximum of 10 vehicles stored on-site with minor maintenance in enclosed structure only.
7. Must be located entirely within a building.
8. These uses shall be developed in accordance with the development standards and supplemental
regulations for the M1 District except the maximum FAR is .4 with an increase up to .6 for development
that provides specified off-site improvements, subject to Conditional Use Permit approval. These uses are
not subject to the development standards or supplemental regulations of the BPO District.
(2) Amend Section 20.090.006 “Supplemental Regulations – ECRMX District” to allow
unbundled parking for multi-family residential.
N. 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 or
more of the provided parking may be unbundled, subject to approval of a parking
management and monitoring plan by the Planning Commission.
D. Revise Chapter 20.100 Downtown Districts as follows:
(1) Amend Table 20.100.002 “Land Use Regulations – Downtown Districts” to remove
specific section numbers from the “Additional Regulations” column, to clarify when
new single-unit dwelling units are allowed in the DMX zoning district, to clarify the
distance between required social service facilities, to add a reference to “Use Permit
Applicability Regulations”, and to add the three “Shopping Center” use classifications
as retail uses.
Use Classification DMX DRL DRM DRH Additional Regulations
Residential Uses
Single-Unit Dwelling See sub-classifications below
Single Unit Detached (1) P P C
Accessory Dwelling Unit (1) P P P See Accessory Dwelling Units
in Chapter 20.350
Single Unit Semi-Attached (1) P P P
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 Residential P/MUP(4) P P P
Domestic Violence Shelter P(5) P(5) P(5) P(5) See Domestic Violence Shelter
in Chapter 20.350
Family Day Care Home See sub-classifications below
Large MUP P P P See Family Day Care, Large in
Chapter 20.350
Small P P P P
Group Residential MUP - - C See Group Residential
Facilities in Chapter 20.350
Residential Care Facilities See sub-classifications below
General C C C C See Group Residential
Facilities in Chapter 20.350
Limited C(6) P(6) P(6) P(6)
Senior MUP C C MUP See Group Residential
Facilities in Chapter 20.350
Single Room Occupancy (1) - - (1)
Public and Semi-Public Uses
Colleges and Trade Schools,
Public or Private P - - C
Community Assembly, 2000
Square Feet or Less C MUP MUP MUP See Community Assembly
Facilities in Chapter 20.350
Community Assembly, More
Than 2000 Square Feet C C C C See Community Assembly
Facilities in Chapter 20.350
Community Garden P P P P
Cultural Institutions C C C C
Day Care Centers P C C C See Day Care Centers in
Chapter 20.350
Use Classification DMX DRL DRM DRH Additional Regulations
Government Offices P - - C
Hospitals and Clinics See sub-classifications below
Clinics MUP(7) - - - See Clinics in Downtown Core
in Chapter 20.350
Park and Recreation Facilities,
Public P P P P
Social Service Facilities MUP C C C See Social Service Facilities in
Chapter 20.350
Commercial Uses
Animal Care, Sales and Services See sub-classifications below
Pet Stores P - - - See Animal Care, Sales, and
Services in Chapter 20.350
Veterinary Services C - - - See Animal Care, Sales, and
Services in Chapter 20.350
Automobile/Vehicle Sales and
Services See sub-classifications below
Automobile/Vehicle Rentals C - - -
See Automobile Rental
Facilities in Hotels in Chapter
20.350
Automobile/Vehicle Sales and
Leasing C - - - See Automobile/Vehicle Sales
and Leasing in Chapter 20.350
Service Station C - - -
See Automobile/Vehicle
Service Stations and Washing
and Convenience Market in
Chapter 20.350
Banks and Financial Institutions See sub-classifications below
Banks and Credit Unions MUP - - -
Business Services P - - -
Commercial Entertainment and
Recreation See sub-classifications below
Amusement Arcade MUP - - -
Indoor Entertainment C - - -
Indoor Sports and Recreation C - - C
Eating and Drinking
Establishments See sub-classifications below
Coffee Shops/Cafés P - - - See Outdoor Seating in
Chapter 20.350
Restaurants, Full Service P - - - See Outdoor Seating in
Chapter 20.350
Restaurants, Limited Service C - - - See Outdoor Seating in
Chapter 20.350
Food and Beverage Retail Sales P - - -
Convenience Market C - - - See Convenience Market in
Chapter 20.350
Funeral Parlors and Mortuaries C - - -
Live-Work Units P - - - See Live-Work Units in
Chapter 20.350
Use Classification DMX DRL DRM DRH Additional Regulations
Lodging See sub-classifications below
Bed and Breakfast MUP MUP MUP MUP See Bed and Breakfast
Lodging in Chapter 20.350
Hotels and Motels C - - -
Maintenance and Repair
Services P - - -
Offices See sub-classifications below
Business and Professional P - - -
Medical and Dental P - - -
Walk-In Clientele P - - -
Personal Services See sub-classifications below
General Personal Services P - - - See Personal Services in
Chapter 20.350
Retail Sales See sub-classifications below
General Sales P - - -
Second Hand Store C - - -
Shopping Center
Neighborhood C - - -
Community - - - -
Regional - - - -
Employment Uses
Recycling Facilities See sub-classifications below
Collection Facility P - - - See Recycling Facilities in
Chapter 20.350
Transportation and Utilities Uses
Light Fleet-Based Services C - - - See Taxi and Limousine
Services in Chapter 20.350
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 Home Occupations in Chapter
20.350
Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Use See Chapter 20.340 Temporary Uses
Other Uses Requiring Use
Permit See Section 20.490.002 Use Permit Applicability
Use Classification DMX DRL DRM DRH Additional Regulations
Limitations:
1. Permitted if existing. New units not allowed unless there is an existing single-unit dwelling
on the site.
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.
11. New Social Service facilities shall not be located within 1,000 feet of any other Social
Service Facility.
(2) Amend Table 20.100.003 “Development Standards – Downtown Districts” to clarify
minimum distances between buildings, add substandard lot footnotes, and to correct
the minimum landscape requirements.
Standard DMX DRL DRM DRH Additional
Standards
Lot and Density
Standards
Minimum Lot Size (sq. ft.) 5,000 5,000 5,000 5,000
Corner Lot 5,000 6,000 6,000 6,000
Minimum Lot Width (sq.
ft.) 50 50 50 50
Corner Lot 50 60 60 60
Minimum Lot Depth (sq.
ft.) n/a 80 80 80
Minimum Density (units/net
acre) 14.1 5.1 15.1 20.1
Maximum Density
(units/net acre)
40, 21.8 on lots less
than 10,000 sq. ft. 15 (A) 25 (A)
40, 30 on lots
less than 1
acre (A)
See Ch. 20.390
Bonus Residential
Density
Standard DMX DRL DRM DRH Additional
Standards
Building Form and
Location
Maximum Height (ft)
Main Building 50 28 (B) 35 50 (C)
See Section
20.300.006
Height and Height
Exceptions
Accessory Building 20 12 (D) 12 (D) 12 (D)
See Section
20.300.006
Height and Height
Exceptions
Maximum Number of
Stories n/a 2 3 (E) 4
Minimum Yards
Front 0 15 15 15
See Section
20.300.011
Projections into
Required Yards
Interior Side 0, 10 when abutting
an R district 5 5
5 for the first
two stories,
10 thereafter
(C)
See Section
20.300.011
Projections into
Required Yards
Street Side 0 10 10 10
See Section
20.300.011
Projections into
Required Yards
Rear 0, 10 when abutting an
R district 20 (F) 20 (F)
10 for the first
two stories, 15
thereafter (C)
See Section
20.300.011
Projections into
Required Yards
Maximum Yards
Front or Street Side 10 (H) n/a n/a n/a
Interior Side n/a n/a n/a n/a
Minimum Distance
Between Buildings (ft)
Front to Front 15 15 15 15 Front is considered
any wall with
windows into the
primary living area
of the unit
Front to Any Side or
Rear 10 10 10 10
All Others 6 6 6 6
Maximum Lot Coverage (%
of lot) 50 80 90 90
See Ch. 20.040
Rules of
Measurement
Maximum Floor Area
(FAR) n/a
.70 or to allow
2,000 sq. ft.,
whichever is
greater (I)
1.25 n/a
See Ch. 20.040
Rules of
Measurement
Additional Standards
Standard DMX DRL DRM DRH Additional
Standards
Usable Open Space (sq. ft.
per residential unit) 100 n/a n/a n/a
See Supplemental
Regulations Section
20.100.004(D)(10)
Minimum Private Open
Space (sq. ft. per residential
unit)
n/a 100 100 80
Minimum Common Open
Space (sq. ft. per residential
unit)
n/a 100 100 100
Minimum Amount of
Landscaping (% of site) 10 10 10 10
See Section
20.300.007
Landscaping
1. Extending a Substandard Setback. Substandard side and/or rear yard setbacks may be extended on the ground level
only and by no more than 50 percent of the existing wall length. In all instances, side yard setbacks shall be a
minimum of three feet and rear yard setbacks shall be a minimum of 16 feet.
2. Side Yard Setback for Substandard Lots. The side yard on any lot with an average width of 50 feet or less shall be
a minimum of 10 percent of the lot width, but in no case less than three feet.
(3) Amend Section 20.100.003.F “Reduced Setbacks” as follows, to correct a typographical
error:
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 where the rear yard abuts a lane, required rear yard
setback may be reduced to 15 feet for a residential structure oriented toward the lane.
E. Revise Chapter 20.110 Employment Districts as follows:
(1) Amend Table 20.110.002 “Land Use Regulations – Employment Districts” to remove
specific section numbers from the “Additional Regulations” column, to add a reference
to “Additional Use Permit Regulations”, add a requirement for Minor Use Permit for
day care centers in the East of 101 Area, to add the three types of shopping centers as
Retail Sales uses, to include “Waste Transfer Facility” as a conditionally permitted use
in the Mixed-Industrial district, to remove “Mobile Home Parks” as a conditionally
permitted use in the Business Commercial district, and to move “Rental Car Storage”
from the Employment to Commercial use classification.
Use Classification BC BTP FC MI Additional Regulations
Residential Uses
Caretaker Unit - - - C(1)
Residential Care Facilities See sub-classifications below
General C - - - See Group Residential Facilities in
Chapter 20.350
Limited C(2) - - -
Public and Semi-Public Uses
Colleges and Trade Schools P P - P
Community Assembly, 2,000 sq. ft. or
less P - - - See Community Assembly Facilities
in Chapter 20.350
Community Assembly, more than 2,000
sq. ft. C - - - See Community Assembly Facilities
in Chapter 20.350
Cultural Institutions P P - C
Day Care Centers MUP MUP - MUP See Day Care Centers in Chapter
20.350
Emergency Shelter MUP - - P See Emergency Shelters in Chapter
20.350
Government Offices P P - P
Hospitals and Clinics See sub-classifications below
Clinics MUP MUP(3) - -
Hospitals C MUP(3) - -
Park and Recreation Facilities, Public MUP MUP MUP MUP
Public Safety Facilities P P P P
Schools, Public or Private C C - -
Social Service Facilities MUP - - P See Social Service Facilities in
Chapter 20.350
Commercial Uses
Adult Oriented Businesses C(4) - - C(4) See Adult Oriented Businesses in
Chapter 20.350
Animal Care, Sales and Services See sub-classifications below
Kennels MUP - - MUP See Animal Care, Sales, and Services
in Chapter 20.350
Pet Stores P - P - See Animal Care, Sales, and Services
in Chapter 20.350
Pet Day Care MUP - - P See Animal Care, Sales, and Services
in Chapter 20.350
Veterinary Services MUP - - MUP See Animal Care, Sales, and Services
in Chapter 20.350
Automobile/Vehicle Sales and Services See sub-classifications below
Automobile/Vehicle Rentals MUP(1) MUP - MUP See Automobile Rental Facilities in
Hotels in Chapter 20.350
Commercial Uses (cont’d)
Automobile/Vehicle Sales and Leasing C C C C See Automobile/Vehicle Sales and
Leasing in Chapter 20.350
Automobile/Vehicle Repair, Major - - - P(5) See Automobile/Vehicle Service and
Repair in Chapter 20.350
Automobile/Vehicle Service and
Repair, Minor - - - P(5) See Automobile/Vehicle Service and
Repair in Chapter 20.350
Automobile/Vehicle Washing C(1) - - P(5)
See Automobile/Vehicle Service
Stations and Washing in Chapter
20.350
Rental Car Storage MUP
(4)
Service Station C(1) C C C
See Automobile/Vehicle Service
Stations and Washing and
Convenience Market in Chapter
20.350
Towing and Impound - - - CUP
Banks and Financial Institutions See sub-classifications below
Banks and Credit Unions P P - P
Pawnbrokers C C - C
See Pawnbrokers in Chapter 20.350
and Chapter 6.92
Pawnbroker/Secondhand Dealer
Other Financial Services See sub-classifications below
Alternative Loan Businesses MUP MUP - MUP See Other Financial Services in
Chapter 20.350
Building Materials Sales and Services P - - MUP
Business Services P MUP - P
Commercial Entertainment and
Recreation See sub-classifications below
Amusement Arcade MUP(6) - - -
Indoor Entertainment C - C C(7)
Indoor Sports and Recreation C C C C(7)
Outdoor Entertainment C C - -
Outdoor Sports and Recreation C C - -
Crop Production, Limited - - - C
Eating and Drinking Establishments See sub-classifications below
Bars/Night Clubs/Lounges C - - -
Coffee Shops/Cafés P P C P See Outdoor Seating in Chapter
20.350
Restaurant, Full Service P P P MUP See Outdoor Seating in Chapter
20.350
Restaurant, Limited Service P P C P See Outdoor Seating in Chapter
20.350
Food and Beverage Retail Sales See sub-classifications below
Convenience Market P P - P See Convenience Market in Chapter
20.350
Grocery Store P(1) - C(1) C(1)
Supermarket P(1) - C(1) -
Funeral Parlors and Mortuaries C - - -
Commercial Uses (cont’d)
Lodging See sub-classifications below
Hotels and Motels C - P -
Maintenance and Repair Services P P - P
Massage Businesses MUP - MUP MUP See Massage Businesses in Chapter
20.350
Offices See sub-classifications below
Business and Professional P P C P
Medical and Dental P P - P
Parking Services See sub-classifications below
Commercial Parking MUP MUP P(8) C
Public Parking P P P P
Personal Services See sub-classifications below
General Personal Services P - P P See Personal Services in Chapter
20.350
Tattoo or Body Modification Parlor - - C - See Tattoo or Body Modification
Parlor
Retail Sales See sub-classifications below
General Sales P P P P
Firearm Sales - - - C
Large Format Retail P - P - See Large Format Retail in Chapter
20.350
Second Hand Store C - - -
Swap Meet C - - C
Shopping Center
Neighborhood P - P -
Community P - P -
Regional P - P -
Employment Uses
Construction and Material Yard - - - P
Food Preparation - C - P(9)
Handicraft/Custom Manufacturing MUP P - P
Industry, General - - - P
Industry, Limited - P - P
Recycling Facility See sub-classifications below
Collection Facility MUP MUP - MUP See Recycling Facilities in Chapter
20.350
Intermediate Processing - - - MUP See Recycling Facilities in Chapter
20.350
Research and Development P P - P
Clean Technology P P - P
Salvage and Wrecking - - - CUP
Warehousing, Storage, and Distribution See sub-classifications below
Chemical, Mineral, and Explosives
Storage - - - C
Freight/Truck Terminals and
Warehouses - (10) - P See Freight/Truck Terminals and
Warehouses in Chapter 20.350
Indoor Warehousing and Storage - (10) - P
Employment Uses (cont’d)
Outdoor Storage MUP - - P See Outdoor Storage in Chapter
20.350
Personal Storage - - - C See Personal Storage in Chapter
20.350
Wholesaling and Distribution - P(11) - P
Transportation and Utilities Uses
Airports and Heliports C - - C
Light Fleet-Based C (10) - C See Taxi and Limousine Services in
Chapter 20.350
Transportation Passenger Terminals C C - C
Utilities, Major C C - C
Utilities, Minor P P P P
Waste Transfer Facility C
Other Applicable Use Regulations
Accessory Uses See Section 20.300.002 Accessory Buildings and Structures
Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Use See Chapter 20.340 Temporary Use
Other Uses Requiring Use Permit See Section 20.490.002 Use Permit Applicability
Limitations:
1. Prohibited east of 101.
2. Subject to state licensing requirements.
3. Only in conjunction with research facility.
4. Limited to locations east of South Airport Boulevard and the Bayshore Freeway.
5. Must be located a minimum of 500 feet from any Residential district.
6. Only within hotels and motels.
7. Must be associated with a hotel or retail use when located within 1000 feet of SFO.
8. Restricted to: (a) areas located underneath major utility lines or under elevated freeways; or (b) consistent with General
Plan Policy 3.2-I-5, airport-oriented parking facilities on Produce Avenue that were legally approved prior to 1999.
9. Tasting rooms require Minor Use Permit approval.
10. In accordance with General Plan Policy 3.5-I-11 and Resolution 84-97, legally approved freight forwarding, customs
brokering, wholesale, warehousing, and distribution uses that existing in 1997 (or were approved prior to July 10, 2000
with a Use Permit) are considered conforming uses and may convert to other industrial uses including wholesale,
warehouse, and distribution uses, and may expand within parcel boundaries as they existed at the time Resolution 84-97
was adopted, subject to meeting the current development standards (Municipal Code); however, said uses may not
expand, convert to, re-convert to, or establish a freight forwarding use.
11. Only within enclosed buildings and south of Grand Avenue.
(2) Amend Table 20.110.003 “Development Standards – Employment Districts” to correct
the required side yard and rear yard setback in the Mixed Industrial zoning district,
and to correct the maximum floor area ratio in the Business Commercial zoning
district.
Standard BC BTP FC MI Additional
Regulations
Building Form and Location
Minimum Yards (ft)
Front 20 20 20 20
See Section
20.300.011
Projections into
Required Yards
Interior Side
0; 10 along R
district
boundary
0; 10 along R
district
boundary
0; 10 along R
district
boundary
0; 10 if along
MI district
boundary
See Section
20.300.011
Projections into
Required Yards
Street Side 10 10 10 10
See Section
20.300.011
Projections into
Required Yards
Rear
0; 10 along R
district
boundary
0; 10 along R
district
boundary
0; 10 along R
district
boundary
0; 10 if along
MI district
boundary
See Section
20.300.011
Projections into
Required Yards
Maximum Lot Coverage
(% of lot) 50 60 60 60
See Chapter 20.040
Rules of
Measurement
Maximum Floor Area
Ratio (FAR)
0.50; 1.2 for
Hotels and
Motels
0.50
0.50; 1.2 for
Hotels and
Motels
0.40
See Chapter 20.040
Rules of
Measurement
Maximum Floor Area
Ratio with Incentives
Program
1.0; 2.0 for
Hotels and
Motels
1.0
1.0; 2.0 for
Hotels and
Motels
0.60 (C)
F. Revise Chapter 20.120 Public and Semi-Public Districts as follows:
(1) Amend Table 20.120.002 “Land Use Regulations – Public and Semi-Public Districts”
to remove specific section numbers from the “Additional Regulations” column and to
add a reference to “Use Permit Applicability”.
Use Classification PQP S Additional Regulations
Residential Uses
Residential Care Facilities See sub-classifications below
General C - See Group Residential Facilities in Chapter
20.350
Limited C(1) -
Public and Semi-Public Uses
College and Trade Schools C C
Community Assembly, 2,000 sq. ft. or less MUP MUP See Community Assembly Facilities in
Chapter 20.350
Community Assembly, more than 2,000 sq. ft. C C See Community Assembly Facilities in
Chapter 20.350
Cultural Institutions C MUP
Day Care Centers MUP MUP See Day Care Centers in Chapter 20.350
Government Offices P MUP
Hospitals and Clinics See sub-classifications below
Hospitals C -
Emergency Shelter (2) -
Park and Recreation Facilities, Public P C
Public Safety Facilities P C
Schools, Public or Private C C
Social Service Facilities MUP C See Social Service Facilities in Chapter 20.350
Commercial Uses
Parking Services See sub-classifications below
Public Parking P -
Transportation and Utilities Uses
Light Fleet-Based Services C - See Taxi and Limousine Services in Chapter
20.350
Utilities, Major C C
Utilities, Minor MUP MUP
Other Applicable Use Regulations
Accessory Uses and Structures See Section 20.300.002 Accessory Buildings and Structures
Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Uses See Chapter 20.340 Temporary Uses
Other Uses Requiring Use Permit See Section 20.490.002 Use Permit Applicability
Limitations:
1. Subject to state licensing requirements.
2. Emergency shelters are permitted where they currently exist.
G. Revise Chapter 20.130 Parks and Open Space Districts as follows:
(1) Amend Table 20.130.002 “Land Use Regulations – Parks and Open Space Districts” to
remove specific section numbers from the “Additional Regulations” column, to require
a Minor Use Permit instead of a Conditional Use Permit for Outdoor Entertainment
and Outdoor Sports and Recreation Uses in the Open Space district, and add a
reference to “Use Permit Applicability”.
Use Classification PR OS Additional Regulations
Public and Semi-Public Use Classifications
Community Assembly, 2,000 sq. ft. or less P C See Community Assembly Facilities in
Chapter 20.350
Community Assembly, more than 2,000 sq.
ft. P - See Community Assembly Facilities in
Chapter 20.350
Community Gardens P -
Cultural Institutions P C
Day Care Centers P C See Day Care Centers in Chapter
20.350
Park and Recreation Facilities, Public P MUP
Public Safety Facilities P -
Commercial Use Classifications
Commercial Entertainment and Recreation See sub-classifications below
Indoor Entertainment P -
Indoor Sports and Recreation P -
Outdoor Entertainment P C
Outdoor Sports and Recreation P C
Crop Production, Limited P MUP
Transportation and Utilities Use Classifications
Utilities, Major P C
Utilities, Minor P MUP
Other Applicable Use Regulations
Accessory Uses and Structures See Section 20.300.002 Accessory Buildings and Structures
Nonconforming Uses See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Uses See Chapter 20.340 Temporary Uses
Other Uses Requiring Use Permit See Section 20.490.002 Use Permit Applicability
H. Revise Chapter 20.210 Bay West Cove Specific Plan District as follows:
(1) Amend Table 20.210.003 “Land Use Regulations – Bay West Cove Specific Plan
District” to remove specific section numbers from the “Additional Regulations”
column.
Bay West Cove Planning Area
Uses Permitted 1a 1b 2 3 4 Additional Regulations
Public and Semi-Public Use Classifications
Day Care Centers P - P P P See Day Care Centers in Chapter
20.350
Park and Recreation Facilities, Public P P P P P
Commercial Use Classifications
Eating and Drinking Establishments P P P P P See Outdoor Seating in Chapter
20.350
Food and Beverage Sales See subclassifications below
Convenience Market P - P P - See Convenience Market in Chapter
20.350
Lodging See subclassifications below
Hotels and Motels - P - - P
Maintenance and Repair Services P - P P P
Offices P - P P -
Personal Services P P P P P See Personal Services in Chapter
20.350
Retail P P P P P
Employment Use Classifications
Research and Development P - P P -
I. Revise Chapter 20.220 Gateway Specific Plan District as follows:
(1) Amend Table 20.220.003 “Land Use Regulations – Gateway Specific Plan District” to
remove specific section numbers from the “Additional Regulations” column.
Uses Permitted Gateway Specific Plan Zone Additional Regulations
Commercial Use Classifications I II III IV V
Automobile/Vehicle Sales and
Services See subclassifications below
Service Stations - - P P P See Auto./Vehicle Service and
Repair in Chapter 20.350
Banks and Financial Institutions See subclassifications below
Banks and Credit Unions - - P P P
Business Services - P P P P
Commercial Recreation See subclassifications below
Amusement arcades P(1) P(1) P(1) P(1) P(1)
Indoor Entertainment - - P P P
Indoor Sports and Recreation P P P P P
Eating and Drinking Establishments P P P P P See Outdoor Seating in Chapter
20.350
Food and Beverage Sales See subclassifications below
Convenience Market P P P P P See Convenience Market in
Chapter 20.350
Lodging See subclassifications below
Hotels and Motels P P P P P
Offices P P P P P
Personal Services P P P P P See Personal Services in Chapter
20.350
Retail Sales P P P P P
Employment Use Classifications
Research and development - P P P P
Wholesaling and Distribution - - - - P(2)
Specific Limitations:
1. Must be located within a hotel.
2. Distribution only, wholesaling or storage is not allowed. Location is limited to the northeast 4.5 acres.
J. Revise Chapter 20.250 Transit Village Plan District as follows:
(1) Amend Table 20.250.003 “Land Use Regulations for Transit Village Sub-Districts” to
remove specific section numbers from the “Additional Regulations” column, and to
correct the TC-R column heading to TV-R.
Uses Permitted TV-C TV-R TV-RM TV-RH Additional Regulations
Residential Use Classifications
Single-Unit Dwelling See sub-classifications below
Single-Unit Attached - - P P
Multi-Unit Residential P(1) P(1) P P
Elderly and Long-term Care - - C C See Group Residential Facilities in
Chapter 20.350
Family Day Care Home See sub-classifications below
Large - - P P See Family Day Care, Large in Chapter
20.350
Small - - P P
Group Residential P(1) P(1) - C See Group Residential Facilities in
Chapter 20.350
Residential Care Facilities See sub-classifications below
Limited P(1) P(1) P P
General C - - C See Section Group Residential
Facilities in Chapter 20.350
Senior - - C C See Group Residential Facilities in
Chapter 20.350
Public and Semi-Public Use Classifications
Community Assembly P - C C See Community Assembly Facilities in
Chapter 20.350
Cultural Institutions P - - -
Government Offices P - - -
Public Safety Facilities P - - -
Schools, Public or Private P - - -
Commercial Use Classifications
Animal Care, Sales and Services See sub-classifications below
Pet Stores P - - -
Veterinary Services P - - -
Banks and Financial Institutions See sub-classifications below
Banks and Credit Unions P P(2) P(3) -
Business Services P(2) - - P(3)
Commercial Recreation See sub-classifications below
Amusement Arcade C - - -
Indoor Entertainment C C - -
Indoor Sports and Recreation C - - -
Eating and Drinking
Establishments See sub-classifications below
Bars/Night Clubs/Lounges C C - -
Coffee Shops/Cafes P P
Restaurants, Full Service P P - -
Restaurants, Limited Service P C - -
With Live Entertainment C C - -
Outdoor Seating, less than 15
seats P P - - See Outdoor Seating in Chapter 20.350
Outdoor Seating, 15 seats or
more C C - - See Outdoor Seating in Chapter 20.350
Food and Beverage Retail Sales See sub-classifications below
Convenience Market P C - - See Convenience Market in Chapter
20.350
Grocery Store P P - -
Supermarket P P - -
Live-Work Units P(1) P(1) P P See Live-Work Units in Chapter 20.350
Lodging See sub-classifications below
Hotels and Motels C - - -
Maintenance and Repair
Services P C - -
Offices See sub-classifications below
Business and Professional P(2) - - P(3)
Medical and Dental P - - C
Personal Services P P - P(3) See Personal Services in Chapter
20.350
Retail Sales, less than 30,000 sq.
ft. P P - -
Retail Sales, 30,000 sq. ft. or
more C C - -
Transportation, Communication, and Utilities Use Classifications
Light Fleet-Based Services C - - - See Taxi and Limousine Services in
Chapter 20.350
Utilities, Major C - - -
Utilities, Minor P P P P
Specific Limitations:
1. Not permitted as a principal ground floor use on a street where retail storefronts occupy 50 percent of more
of the building frontage.
2. Customer service offices are permitted on the ground level, and other offices are permitted on the second
floor or when conducted as an accessory use with a permitted use on the site, occupying no more than 25
percent of the floor area. Additional office space may be allowed with a Use Permit, upon finding that such
use will not conflict with adjacent street level retail uses.
3. Permitted as a secondary use on the second floor, occupying no more than 25 percent of the total building
area.
(2) Amend Table 20.250.004 “Development Regulations for Transit Village Sub-Districts”
to reference the correct parking standard section.
Standards TV-C TV-R TV-RM TV-RH Additional Regulations
Vehicle Accommodation- Driveways and Parking
Required parking See Table 20.250.004(N), Required Parking Spaces,
TV Districts (N)
(3) Amend Section 20.250.004 “Transit Village Regulations and Standards” to allow
unbundled parking for multi-family residential.
N. Required Parking. Each land use in the TV District shall be provided the number of on-
site parking spaces stated in Table 20.250.004(N) and the following standards.
1. Small Commercial Uses Exempt. No off-street parking is required for allowable
commercial uses occupying less than 1,500 square feet.
2. Substitution of On-Street Parking. On-street parking along a parcel’s corresponding
frontage lines shall be counted towards the parking requirements.
3. Parking Reduction. The number of required parking may be reduced up to 25 percent
with approval of a Use Permit. Additional reduction of parking requirements may be
granted for shared parking, with approval of a Use Permit.
4. 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
or more of the provided parking may be unbundled, subject to approval of a parking
management and monitoring plan by the Planning Commission.
K. Revise Chapter 20.270 El Camino Real/Chestnut Avenue Area Plan District as follows:
(1) Amend Table 20.270.003 “Land Use Regulations for El Camino Real/Chestnut Sub-
Districts” to add new land use designations as permitted uses in the ECR/C-RH district
to promote future mixed use development opportunities, to remove specific section
numbers from the “Additional Regulations” column, and add a reference to “Use
Permit Applicability”.
Uses Permitted ECR/C-
MXH ECR/C-MXM ECR/C-RH Additional Regulations
Residential Use Classifications
Single-Unit Dwelling See sub-classification below
Single-Unit Attached P(1) P P
Multi-Unit Residential See sub-classifications below
Multi-Unit C(1) C C
Senior Citizen Residential C(1) C C
Elderly and Long-Term Care C(1) C C See Group Residential
Facilities in Chapter 20.350
Family Day Care Home See sub-classification below
Small P(1) P P
Residential Care Facilities See sub-classifications below
Limited P(1) P P
General - C C See Group Residential
Facilities in Chapter 20.350
Senior - C C See Group Residential
Facilities in Chapter 20.350
Public and Semi-Public Use Classifications
Colleges and Trade Schools,
Public or Private MUP MUP MUP
Community Assembly, 2,000
square feet or less P P C See Community Assembly
Facilities in Chapter 20.350
Community Assembly, more
than 2,000 square feet or less MUP MUP C See Community Assembly
Facilities in Chapter 20.350
Community Garden P(2) P(2) P(2)
Cultural Institutions P P -
Day Care Centers P P P
Government Offices P P -
Hospitals and Clinics See sub-classification below
Hospitals C(3) C - See Figure 20.270.003
Park and Recreation Facilities,
Public P P P
Public Safety Facilities P P -
Schools, Public or Private C C -
Social Service Facilities MUP MUP - See Social Service Facilities
in Chapter 20.350
Commercial Use Classifications
Animal Care, Sales and
Services See sub-classifications below
Pet Stores P P - See Animal Care, Sales and
Services in Chapter 20.350
Veterinary Services P P - See Animal Care, Sales and
Services in Chapter 20.350
Artists’ Studios P P P
Banks and Financial
Institutions See sub-classification below
Banks and Credit Unions P(4) P -
Business Services P(4) P -
Commercial Entertainment
and Recreation MUP C(5) MUP
Eating and Drinking
Establishments See sub-classifications below
Bars/Night Clubs/Lounges C - -
Coffee Shops/Cafés P P P See Outdoor Seating in
Chapter 20.350
Restaurants, Full Service P - P See Outdoor Seating in
Chapter 20.350
Restaurants, Limited
Service P C(5) P See Outdoor Seating in
Chapter 20.350
Food and Beverage Retail
Sales See sub-classifications below
Convenience Market P P P See Convenience Market in
Chapter 20.350
Grocery Store P P P
Supermarket P P P
Live-Work Units P(1) P P See Live-Work Units in
Chapter 20.350
Lodging See sub-classification below
Hotels and Motels C C C
Maintenance and Repair
Services
P MUP -
Massage Businesses MUP MUP MUP See Massage Businesses
in Chapter 20.350
Offices See sub-classifications below
Business and Professional P(4) P P
Medical and Dental P P P
Walk-In Clientele P P P
Parking, Public or Private P(6) P(6) -
Personal Services See sub-classifications below
General Personal Services P P P See Personal Services in
Chapter 20.350
Retail Sales See sub-classification below
General Sales P P P
Employment Uses
Recycling Facilities See sub-classification below
Collection Facility C(7) C(7) - See Recycling Facilities in
Chapter 20.350
Research and Development P P -
Transportation, Communication, and Utilities Use Classifications
Communication Facilities See sub-classifications below
Antennae and Transmission
Towers MUP(8) MUP(8) MUP(8)
See Chapter 20.370
Antennas and Wireless
Communications Facilities
Facilities within Buildings MUP MUP MUP
Utilities, Major C C -
Utilities, Minor P P P
Other Applicable Use Regulations
Accessory Uses See Section 20.300.002 Accessory Buildings and Structures
Home Occupations P P P See Home Occupations in
Chapter 20.350
Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots
Temporary Use See Chapter 20.340 Temporary Uses
Other Uses Requiring Use
Permit See Section 20.490.002 Use Permit Applicability
Limitations:
1. Not permitted on the ground floor along El Camino Real, Chestnut Avenue, Oak Avenue, or BART right-of-way south of
Oak Avenue.
2. Subject to site evaluation based on prior use.
3. Allowed only on the northeast corner of El Camino Real and Arroyo Drive/Oak Avenue Extension. See Figure
20.270.003.
4. Customer service offices are permitted on the ground level, and other offices are permitted on the second floor or when
conducted as an accessory use with a permitted use on the site, occupying no more than 25 percent of the floor area.
Additional office space may be allowed with a Use Permit, upon finding that such use will not conflict with adjacent
street level retail uses.
5. Not permitted along Mission Road.
6. Must be structured.
7. Large Collection Facilities are not permitted.
8. Only building mounted or completely enclosed within a building. Not permitted on the ground floor.
(2) Amend Section 20.270.005, ECR/C Supplemental regulations to expand the permitted
amount of unbundled parking.
H. Required Parking. Required parking for any use in ECR/C sub-districts shall be
established by the Chief Planner based on the particular characteristics of the proposed
use and any other relevant data regarding parking demand. The Chief Planner may
require the provision of parking studies or any other information at the applicant’s cost
as needed to assess parking demand for the proposed project. Where a Conditional Use
Permit is required for the use, the Planning Commission will establish the ultimate
parking requirement during the Conditional Use Permit application process. Generally,
parking shall not exceed two spaces per unit for residential uses and one space per 300
square feet of commercial use.
1. 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
or more of the provided parking may be unbundled, subject to approval of a parking
management and monitoring plan by the Planning Commission.
L. Revise Chapter 20.280 Downtown Station Area Specific Plan District as follows:
(1) Amend Table 20.280.003 “Land Use Regulations Downtown Station Area Specific Plan
Sub-Districts” to remove specific section numbers from the “Additional Regulations”
column, and add a reference to “Use Permit Applicability”.
Uses Permitted DTC GAC DRC TO/RD LCC LNC Additional Regulations
Residential Use Classifications
Single-Unit Dwelling See sub-classifications below
Single Unit Detached (1) (1) (1) - (1) (1)
Accessory Dwelling Unit (1) (1) (1) - (1) (1) See Accessory Dwelling
Units in Chapter 20.350
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 C C (3) C (3) - C (3) C (3)
Senior Citizen Residential C - C - C (3) C (3)
Domestic Violence Shelter - - P (2) - - -
See Domestic Violence
Shelter in Chapter
20.350
Family Day Care Home See sub-classifications below
Large - - P - - - See Family Day Care,
Large in Chapter 20.350
Small P - P - P P
Group Residential - - C - - -
See Group Residential
Facilities in Chapter
20.350
Residential Care Facilities See sub-classifications below
General C (4) - C (4) - - -
See Group Residential
Facilities in Chapter
20.350
Limited C (4) (1) C (4) - (1) (1)
Senior MUP
(4) (1) MUP
(4) - C (3) C (3)
See Group Residential
Facilities in Chapter
20.350
Single Room Occupancy (1) (1) (1) - (1) (1)
Public and Semi-Public Use Classifications
Colleges and Trade Schools,
Public or Private C C C C C (3) C (3)
Community Assembly, 2000
Square Feet or Less - - C - C (3) C (3)
See Community
Assembly Facilities in
Chapter 20.350
Community Assembly, More
Than 2000 Square Feet - - - - C (3) C (3)
See Community
Assembly Facilities in
Chapter 20.350
Community Garden - - P - P P
Cultural Institutions C C C C C C
Uses Permitted DTC GAC DRC TO/RD LCC LNC Additional Regulations
Day Care Centers P - P C - - See Day Care Centers in
Chapter 20.350
Government Offices P P P P P P
Hospitals and Clinics See sub-classifications below
Clinics - MUP
(7) - - MUP MUP See Clinics, Downtown
in Chapter 20.350
Park and Recreation
Facilities, Public P P P P P P
Public Safety Facilities P P P P P P
Social Service Facilities P (6) - - - P (6) P (6)
See Social Service
Facilities in Chapter
20.350
Commercial Use Classifications
Animal Care, Sales and
Services See sub-classifications below
Pet Stores P P P - P P
See Animal Care, Sales,
and Services in Chapter
20.350
Veterinary Services C - C - C C
See Animal Care, Sales,
and Services in Chapter
20.350
Artists Studios P P C - P P
Banks and Financial
Institutions See sub-classifications below
Banks and Credit Unions P MUP - P MUP MUP
Pawnbrokers C - - - - -
See Pawnbrokers in
Chapter 20.350 and
Chapter 6.92
Pawnbroker/
Secondhand Dealer
Business Services P P (3) - P P P
Commercial Entertainment
and Recreation See sub-classifications below
Indoor Entertainment MUP C - - C C
Indoor Sports and
Recreation MUP C (4) - C C C
Eating and Drinking
Establishments See sub-classifications below
Coffee Shops/Cafés P P P P P P See Outdoor Seating in
Chapter 20.350
Restaurants, Full Service P P C P P P See Outdoor Seating in
Chapter 20.350
Restaurants, Limited
Service P P P P P P Subject to approved
Trash Management Plan
Convenience Market P P P P P P See Convenience Market
in Chapter 20.350
Grocery Store P P C - P P
Supermarket P - - - C C
Funeral Parlors and
Mortuaries - - - - - -
Uses Permitted DTC GAC DRC TO/RD LCC LNC Additional Regulations
Lodging See sub-classifications below
Bed and Breakfast - MUP (5) C - MUP MUP
See Bed and Breakfast
Lodging in Chapter
20.350
Hotels and Motels C C (5) - C - -
Maintenance and Repair
Services P - - - P P
Massage Businesses C C - - - - See Massage Businesses
in Chapter 20.350
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
General Personal Services P P P P P P See Personal Services in
Chapter 20.350
Retail Sales See sub-classifications below
General Sales P P P P P P
Secondhand Store C C P - P P
Employment Use Classifications
Clean Technologies MUP P (3) - P MUP MUP
Handicraft/Custom
Manufacturing MUP P (3) - P MUP MUP
Research and Development MUP P (3) - P MUP MUP
Transportation, Communication, and Utilities Use Classifications
Utilities, Major - - - C - -
Utilities, Minor P P 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 P See Home Occupations
in Chapter 20.350
Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures and Lots
Temporary Use See Chapter 20.340 Temporary Uses
Other Uses Requiring Use
Permit See Section 20.490.002 Use Permit Applicability
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.
(2) Amend Table 20.280.004-1 “Lot, Density, and FAR Standards - Downtown Station
Area Specific Plan Sub-Districts to include table footnote numbers.
Standard DTC GAC DRC TO/RD LCC LNC Additional Standards
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
Maximum FAR 6.0 3.0 3.0 2.5 n/a 3.0 Exclusive of structured
parking
Maximum FAR with
Incentive Program 8.0 4.0 3.25 (1) 3.5 n/a n/a Exclusive of structured
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 include density bonuses
allowed per Chapter 20.390
Bonus Residential Density
180
(A)
80 (A)
/ 100
(2)(A)
100
(A) /
125
(1)(A)
n/a n/a 80 (A)
Limitations:
1. For qualifying affordable Senior Housing projects.
2. For developments on corner parcels or lots greater than one acre.
(3) Amend Section 20.280.006 “Supplemental Regulations – Downtown” to increase the
amount of permitted unbundled parking.
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 develo pments, 50 percent or more
of the provided parking may be unbundled, subject to approval of a parking management
and monitoring plan by the Planning Commission.
M. Revise Chapter 20.300 Lot and Development Standards as follows:
(1) Amend Section 20.300.007.B “Applicability” to clarify when Landscaping
requirements are applicable.
B. Applicability. The standards of this section apply to the following:
1. All new development, any change of use classification and additions (other than to
Single-Unit Dwellings or Duplexes) that expand existing floor area by 10 percent or
more.
2. New construction and rehabilitated landscapes which are homeowner-provided
and/or homeowner-hired in single-unit and multi-unit residential projects with a total
project landscape area equal to or greater than 5,000 square feet.
3. New construction and rehabilitated landscapes for all projects other than those
described in paragraph 2 above with a total project landscape area equal to or greater
than 2,500 square feet.
N. Revise Chapter 20.320 Non-Conforming Uses, Structures and Lots as follows:
(1) Amend Section 20.320.005 “Changes and Substitutions of Nonconforming Uses” to
permit the continuation, expansion or substitution of a nonconforming employment
use, with a Use Permit.
D. Plan Consistency. The Planning Commission or the Chief Planner may find that the
continuation, expansion, or substitution of a nonconforming employment use is
consistent with the General Plan if the Use Permit is subject to a condition that limits the
term of such use or any other restriction deemed necessary to ensure that approval of the
Use Permit would not interfere with, impede, or preclude eventual implementation of the
Plan. This determination shall be based on information in the record including, but not
limited to, financial analysis and market studies.
O. Revise Chapter 20.330 On-Site Parking and Loading as follows:
(1) Amend Table 20.330.004 “Required On-Site Parking Spaces” to clarify the Residential
Use Classification area descriptions, and to add a parking requirement for Large
Format Retail.
Land Use Classification Required Parking Spaces
Residential Use Classifications
Single-Unit, Detached or Attached
Less than 2,500 square feet and 4
or fewer bedrooms
2 spaces per dwelling unit General Requirements for all Single-
Unit Residential Parking:
At least one space must be within a
garage.
A carport shall not be substituted for
a required garage except for existing
dwellings on lots adjacent to a lane.
2,500 to 2,999 square feet or 5
bedrooms
3 spaces per dwelling unit
3,000 square feet or more or 6 or
more bedrooms
4 spaces per dwelling unit
Accessory Dwelling Unit 1 space for each, except accessory dwelling units which meet the
criteria set forth in Section 20.350.035(H) are exempted from the
parking requirement.
Multi-Unit Residential
Studio and less than 500 sq. ft. 1 space per unit General Requirements for all Multi-
Unit Residential Parking:
One covered space shall be
designated for each unit
One additional guest parking space
must be provided for every 4 units
for projects greater than 10 units.
One-bedroom (up to 1,100 sq. ft.) 1.5 spaces per unit
Two-bedroom (up to 1,100 sq. ft.) 1.8 spaces per unit
Three or more bedrooms and
1,101 sq. ft. or larger
2 plus an additional .5 space
for each additional sleeping
room over 3
Commercial Use Classifications
Retail Sales
1 per 300 sq. ft. of floor area.
1 per 750 sq. ft. of floor area for appliance and
furniture stores.
1 per 450 sq. ft. of floor area for large format
retail.
(2) Amend Section 20.330.005 “Location of Required Parking” to allow uncovered parking
space(s) in the driveway to count towards parking requirements for single-family
residential uses.
A. Residential Uses. Required parking for a residential use shall be located on the same lot
as the dwelling(s) served. At least one space per unit must be within a garage. Off-street
parking space(s) in the driveway within the front yard setback can be used to satisfy the
dwelling unit’s parking requirement, subject to the following standards:
1. The parking space(s) shall be surfaced with concrete, grass-crete, pervious pavement,
or other approved materials with a minimum dimension of 10 feet wide by 20 feet
deep;
2. The driveway and any curb cut shall comply with City standards and be designed in
accordance with 20.280.004 (C) (5) (Maximum Number of Driveways per Lot and
Maximum Driveway Width.
a. There shall be a minimum 20-foot setback from any structure to the property line
or the back of sidewalk, whichever is less, so that vehicles parked in the driveway
will not project into the public right-of-way;
b. Parking in the required front setback area is restricted to passenger vehicles only;
and
c. The Chief Planner may approve open (uncovered) parking spaces with
dimensions of not less than eight feet and six inches wide by 18 feet deep.
(3) Amend Table 20.330.007 “Required Parking Spaces, Downtown Districts” to clarify the
parking requirement for one-bedroom units.
Land Use Classification Required Parking Spaces
Multi-Unit Residential
Studio and less than 500 sq. ft. 1 space per unit maximum General Requirements for all Multi-Unit
Residential Parking:
One covered space shall be designated for
each unit.
One-bedroom (up to 1,100 sq.
ft.)
1 space minimum, 1.5 spaces
maximum per unit
Two-bedroom (up to 1,100 sq.
ft.)
1.5 spaces minimum, 1.8
spaces maximum per unit
Three or more bedrooms and
1,101 sq. ft. or larger
1.5 spaces minimum, 2 spaces
maximum per unit
(4) Amend Section 20.330.007 “Downtown Parking” to permit unbundled parking for
multi-family residential.
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.
B. In-Lieu Fees. In the Downtown Parking District, the City may establish a parking
mitigation fund and allow payment of a fee in lieu of providing required parking on-site
or off-site.
1. In-Lieu Fee Amount. The amount of the in-lieu fee shall be calculated and paid as
set forth in a resolution of the City Council.
2. Use of Funds. In-lieu fees shall be used for programs to reduce parking impacts
including, but not limited to, any of the following:
a. Off-street parking facilities, including acquisition, development, and
maintenance of parking facilities located in the Downtown Parking District;
b. Mass transit equipment, including stock and attendant facilities serving the area
in which the buildings for which the payments are made are located;
c. Transit or paratransit passes, coupons, and tickets to be made available at a
discount to employees and customers and to promote and support incentives for
employee ride-sharing and transit use; or
d. Transportation system management projects, all costs including, but not limited
to, personnel, equipment, and physical facilities.
C. Parking Reduction. For the Downtown Parking District, the Planning Commission shall
review any request for a reduction in the number of required parking spaces and make a
determination whether there is sufficient parking within the District to accommodate the
proposed use.
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.
E. 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 develo pments, 50 percent or more
of the provided parking may be unbundled, subject to approval of a parking management
and monitoring plan by the Planning Commission.
(5) Amend Section 20.330.010 (D) “Size of Parking Spaces and Maneuvering Aisles” to
permit compact parking spaces, remove a reference to parking space setbacks in the
“Setback of Cross Drive Aisles” section, and revise the vertical clearance for garage
and carport spaces to be consistent with the Building Code.
D. Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering
aisles shall be provided to meet the minimum dimensions required by this subsection.
Screening walls, roof support posts, columns, or other structural members shall not
intrude into the required dimensions for parking spaces.
1. Standard Parking Spaces. The minimum basic dimension for standard parking
spaces is 8 1/2 feet by 18 feet.
2. Compact Parking Spaces. The minimum basic dimension for compact parking
spaces is 8 feet by 16 feet. For uses requiring 10 or more parking spaces, a maximum
of 35 percent of those spaces may be compact parking. Compact parking spaces shall
be permanently identified.
3. Parking Space Widths. Parking space width is measured from the inside edge of the
parking space striping to the outside edge of parking space striping.
4. Table 20.330.010 provides the dimensions of spaces (stalls) and aisles according to
angle of parking spaces. The required aisle width may be modified upon a finding by
the City Engineer that sufficient space is provided so that maneuvering areas will not
interfere with traffic and pedestrian circulation.
5. Setback of Cross Drive Aisles. Cross drive aisles along main drive aisles connecting
directly to a street shall be set back at least 50 feet from the lot line abutting the street.
This setback may be reduced through a Use Permit if the Review Authority finds that
sufficient setback is provided so that traffic and pedestrian circulation will not be
impeded.
6. Parking Spaces Abutting Wall or Fence. Each parking space adjoining a wall,
fence, column, or other obstruction higher than 0.5 feet shall be increased by two feet
on each obstructed side, provided that the increase may be reduced by 0.25 feet for
each one foot of unobstructed distance from the edge of a required aisle, measured
parallel to the depth of the parking space.
7. Minimum Dimensions for Residential Carports. Each single-car carport shall
measure at least 10 feet wide by 20 feet long. Each double carport shall measure at
least 20 feet wide by 20 feet long. The width of the carport is to be measured from
inside face of support to inside face of opposite support. The carport roof shall cover
the entire 20-foot length of the space. Unless adequate enclosed storage area is
provided elsewhere on-site, the carport shall include a minimum 80 cubic feet of
enclosed, un-inhabitable and non-conditioned storage space.
8. Minimum Dimensions for Residential Enclosed Garages. Enclosed garages serving
residential uses shall be constructed to meet the following minimum inside
dimensions.
a. A single-car garage shall be at least 10 feet wide and 20 feet long.
b. A double-car garage shall be at least 20 feet wide and 20 feet long.
c. Each garage space shall be equipped with an automatic door opener and a roll-up
sectional or similar garage door which does not extend onto the apron. On
multifamily dwellings, a security gate on a multispace garage is permitted.
d. For the purpose of determining the existing number of garage spaces for an
existing dwelling unit the following dimensions shall apply:
i. An existing garage with minimum interior dimensions of 8 1/2 feet in width
and 18 feet in length shall qualify as one existing enclosed parking space.
ii. An existing garage with minimum interior dimensions of 17 feet in width and
18 feet in length shall qualify as two existing enclosed parking spaces.
iii. If the minimum interior dimensions of an existing garage parking space
exceeds the minimum dimensions in this subsection, the existing enclosed
space dimensions shall be maintained.
iv. The vertical clearance for garage or carport parking spaces shall not be less
than seven feet.
(6) Amend Section 20.330.010.L.8 “Parking Garage Rooftop Planting” to allow exceptions
to the standard subject to Planning Commission approval.
8. Parking Garage Rooftop Planting. Uncovered parking on the top level of a parking
structure shall have rooftop planters with a minimum dimension of 24 inches around the
entire perimeter of the top floor. Exceptions to this standard are subject to Planning
Commission approval.
P. Revise Chapter 20.350 Standards and Requirements for Specific Uses and Activities
as follows:
(1) Amend Section 20.350.008, Automobile/Vehicle Sales and Leasing, to allow Chief Planner
approval of landscaping less than ten percent of the site.
A. Landscaping. At least ten percent of the site shall be landscaped, unless the Chief
Planner determines that due to the characteristics of a specific site, a lower percentage of
proposed landscaping is sufficient to adequately screen the site.
(2) Amend Section 20.350.030 “Outdoor Seating” to increase the base square footage area
allowed to be used for outdoor seating, and to require approval of a Minor Use Permit,
rather than a Conditional Use Permit, to exceed the base permitted outdoor seating
area:
Eating and drinking establishments with outdoor seating areas shall be located, developed,
and operated in compliance with the following standards:
A. Size. Outdoor seating areas shall not exceed 30 percent of the total building floor area
occupied by the eating and drinking establishment, or 150 square feet of outdoor seating
area, whichever is greater, unless approved with a Minor Use Permit.
B. Minor Use Permit. A Minor Use Permit is required when the outdoor seating area is
located immediately abutting the property line of a residential district.
(3) Amend Section 20.350.035 “Accessory Dwelling Units” to clarify that the maximum size
of the ADU is based on total floor area of the primary unit.
D. Maximum Floor Area. The total area of floor space of an attached or detached accessory
dwelling unit shall not exceed 50 percent of the floor area of the primary unit, with a
maximum allowable floor area of 900 square feet.
Q. Revise Chapter 20.360 Signs as follows:
(1) Amend Table 20.360.008 “Sign Standards for Non-Residential Zoning Districts” to
revise the title of the final column as follows:
Zoning Districts
(Frontage)
Sign Area
Allowed (sq. ft.
per 1 linear ft. of
building
frontage)
Total Maximum
Sign Area (sq.
ft.)
Permitted Sign
Types
Maximum
Number of Signs
Maximum Sign
Area per Sign
Type
(sq. ft.)
R. Revise Chapter 20.370 Antennas and Wireless Communications Facilities as follows:
(1) Amend Section 20.370.003.D.2 “Location Preferences” to correct the language in the
final location preference standard regarding the required distance of a new antenna
located in any nonresidential district.
2. Location Preferences.
a. In an Employment district and co-located with existing wireless telecommunication
facilities that conform to the requirements of this chapter.
b. In any other Nonresidential district and co-located with existing conforming
facilities.
c. In an Employment district and located more than 600 feet from a Residential district.
d. In any other Nonresidential district and located more than 600 feet from a Residential
district.
e. On Nonresidential structures in Residential districts and located more than 600 feet
from a Residential structure.
f. In any Nonresidential district and located less than 600 feet from a Residential
district.
S. Revise Chapter 20.400 Transportation Demand Management
(1) Amend Table 20.400.003 “Minimum Alternative Mode Use” to make the FAR bonus
request rows consistent with the maximum floor area ratios allowed in the base zoning
district standards.
Project Base District Requested FAR Minimum Alternative
Mode Use (percent of
total trips)
Nonresidential projects
resulting in more than 100
average daily trips
All n/a 28.0
FAR bonus request Business and Professional
Office
1.01 – 1.59 30.0
1.60 – 1.99 36.5
2.00 – 2.30 45.0
Business Commercial and
Freeway Commercial
0.51 – 0.69 30.0
0.70 – 0.80 32.0
0.81 – 1.00 35.0
Hotels and Motels in
Business Commercial and
Freeway Commercial
1.21 – 1.49 30.0
1.50 – 1.69 32.0
1.70 – 1.80 35.0
1.81 – 2.00 38.0
2.01 – 2.20 40.0
Business and Technology
Park
0.51 – 0.69 30.0
0.70 – 0.80 32.0
0.81 – 1.00 35.0
1.01 – 1.12 38.0
1.13 – 1.25 40.0
T. Revise Chapter 20.440 Planning Agency as follows:
(1) Amend Section 20.440.011 to include provisions for Concurrent Processing of multiple
entitlements.
Concurrent Processing. Notwithstanding any other provision of this Code, whenever an
application filed pursuant to this Ordinance seeks multiple entitlements, if any of the
entitlements require review and action by different decision makers, all of the associated
entitlements shall be reviewed and acted upon by the highest approval body with authority
over any of the entitlements. When an application seeking multiple entitlements is transferred
to a higher approval body for determination, the lower approval body shall serve as an
advisory body on those entitlements that it would typically review and act upon.
(2) Re-number Section 20.440.011 “Summary of Review Authorities for Decisions and
Appeals”, and Table 20.440.011 “Review Authority” to accommodate the Concurrent
Processing provisions.
20.440.012 Summary of Review Authorities for Decisions and Appeals
Table 20.440.012 Review Authority
(3) Amend Table 20.440.012 “Review Authority” to reference concurrent processing
requirements for projects seeking multiple entitlements and include Transportation
Demand Management Plans.
Application or Action
Type
Found in
Chapter Advisory Body Decision Maker Appeal Body
Type One: Ministerial Actions
Site Clearance 20.470 N/A Chief Planner Planning Commission
Sign Permit 20.360 N/A Chief Planner City Council
Interpretations 20.030 N/A Chief Planner Planning Commission
Minor Changes to an
Approved Permit 20.440 N/A Chief Planner Planning Commission
Type Two: Discretionary Quasi-Judicial Actions
Waiver from Dimensional
Standards 20.510 N/A Chief Planner Planning Commission
Permit Modifications 20.440 Chief Planner Chief Planner or Planning
Commission City Council
Parking District Parking
Exceptions 20.330 N/A Planning Commission City Council
Temporary Use Permits 20.520 N/A Chief Planner Planning Commission
Design Review 20.480 Design Review
Board
Chief Planner or Planning
Commission
Planning Commission
or City Council
Minor Use Permits 20.490 N/A Chief Planner Planning Commission
Conditional Use Permits 20.490 Chief Planner Planning Commission City Council
Variances 20.500 Chief Planner Planning Commission City Council
Certificates of Alteration 2.56 N/A Planning Commission City Council
Master Sign Program 20.360
Advisory Body of
Associated Project
Permit
Review Authority of
Associated Project Permit
Appeal Body of
Associated Project
Permit
Precise Plans (excluding
Terrabay)
20.210
20.220
20.230
Chief Planner Planning Commission City Council
Transportation Demand
Management Plan 20.400
Advisory Body of
Associated Project
Permit
Review Authority of
Associated Project Permit
Appeal Body of
Associated Project
Permit
Type Three: Discretionary Legislative Actions
Precise Plans (Terrabay) 20.240 Planning
Commission City Council Superior Court
Specific Plans and Plan
Amendments 20.530 Planning
Commission City Council Superior Court
General Plan Text and
Map Amendments 20.540 Planning
Commission City Council Superior Court
Zoning Ordinance and
Map Amendments 20.550 Planning
Commission City Council Superior Court
Prezoning 20.560 Planning
Commission City Council Superior Court
1. For review authority for applications seeking multiple entitlements from different decision makers, see Section
20.440.011.
(4) Amend Section 20.440.005 “Design Review Board”, to clarify DRB terms and
membership.
The Design Review Board is established and organized to conduct design review of proposed
development pursuant to the requirements of Chapter 20.480 (“Design Review”). It is
organized and has the powers and responsibilities as follows:
A. Membership and Terms of Office. The Design Review Board shall consist of five
members appointed by the Planning Commission. Each member shall be appointed for a
term of four years and until a successor is appointed and qualified. Terms shall be
staggered and shall expire in even-numbered years. Following the effective date of this
Ordinance, the next two Design Review Board appointments shall be made for less than
a full four year term to assure that the Design Review Board has staggered terms.
B. Officers. At least two members shall be architects licensed by the State. At least two
members shall be either a landscape architect, designer, contractor, horticulturist, or
person with equivalent landscaping expertise or background. No more than one member
may be a building or engineering contractor. At least one of the members shall also be a
resident and elector of the City.
C. Powers and Duties. The Design Review Board shall review design review applications,
related drawings, and other matters related thereto and make recommendations to the
Planning Commission and Chief Planner in accordance with the provisions of Chapter
20.480 (“Design Review”) and the design review guidelines.
D. Compensation. The Design Review Board members shall be compensated according to
the schedule adopted by the City Council.
U. Revise Chapter 20.450 Common Procedures as follows:
(1) Amend Section 20.450.005 “Public Notice” to remove the on-site posting requirement:
B. Posted Notice. Notices shall be posted at three public places within the City of South
San Francisco. The notice shall include all of the information listed in subsection E
below.
(2) Amend Table 20.450.005 “Hearing Scheduling Responsibilities and Notice
Requirements” to include Transportation Demand Management Plans.
Application or Action Type Scheduling Responsibility Required Notice
Type One: Ministerial Actions
Site Clearance
Sign Permit
Interpretations
Minor Changes to an Approved Permit
N/A N/A
Type Two: Discretionary Quasi-Judicial Actions
Waiver from Dimensional Standards N/A N/A
Parking District Parking Exceptions Chief Planner A, B, and C
Temp. Use Permits N/A N/A
Design Review Chief Planner Same as underlying permit
If no other discretionary action,
notice shall be posted in the Planning
Division at least 10 days prior to the
date of action.
Negative Declaration Chief Planner Same as underlying permit
Master Sign Program Chief Planner Same as underlying permit
Minor Use Permits Chief Planner A, B, and C
Conditional Use Permits Chief Planner A, B, and C
Variances Chief Planner A, B, and C
Appeals Planning Commission Hearing:
Chief Planner
A, B, and C
City Council Hearing
City Clerk
A, B, and C
Transportation Demand Management
Plan
Chief Planner Same as underlying permit
If no other discretionary action,
notice shall be posted in the Planning
Division at least 10 days prior to the
date of action.
Type Three: Discretionary Legislative Actions
Specific Plans and Plan Amendments
General Plan Text and Map Amendments
Zoning Ordinance and Map Amendments
Prezoning
Planning Commission Hearing:
Chief Planner
C; A, B, and C if permitted uses of
real property are affected.
City Council Hearing
City Clerk
C
V. Revise Chapter 20.480 Design Review as follows:
(1) Amend Section 20.480.003 “Assignment of Design Review Responsibilities” to assign
design review of signs up to 100 square feet to the Chief Planner.
A. Chief Planner.
1. The Chief Planner may approve, conditionally approve, or deny sign programs with
less than 100 square feet of total sign area and additions to one-, two- and three-unit
residential structures not elsewhere exempted from the procedures of this chapter,
without the Design Review Board’s review and recommendations.
W. Revise Chapter 20.490 Use Permits as follows:
(1) Amend Section 20.490.002 “Use Permit Applicability” to clarify that a new use or
change in use within 300 feet of a residential district requires a Minor Use Permit:
Use permit approval is required for the following:
A. A Minor Use Permit is required for any new use or change of use from one use
classification to another nonresidential use classification within 300 feet of a residential
district. A change in occupancy is not considered a change in use unless the new occupant
is in a different use classification than the former occupant.
X. Revise Chapter 20.620 Use Classifications as follows:
(1) Amend Section 20.620.002 “Residential Use Classifications” to revise the definition of
Single-Unit Dwelling uses to be consistent with California Health and Safety Code
Section 17021.5 regarding employee housing for six or fewer employees, and add a
definition for a micro-unit as a type of multi-family residential development
Single-Unit Dwelling. A dwelling unit designed for occupancy by one household, where all
rooms are internally connected and internally accessible via habitable space, and located on
a separate lot from any other unit (except second living units, where permitted). This
classification includes individual manufactured housing units installed on a foundation
system pursuant to Section 18551 of the California Health and Safety Code, and the use of a
single-family residential structure as employee housing for six or fewer employees consistent
with Section 17021.5 of the California Health and Safety Code.
Detached. A single-unit dwelling, on a single lot, within which all rooms are internally
accessible and that is not attached to any other dwelling unit.
Attached. A single-unit dwelling on a single lot that is attached through common vertical
walls to one or more dwellings on abutting lots. An attached single-unit dwelling is
sometimes called a “townhouse.”
Semi-Attached. A single-unit dwelling with only the garage wall abutting, or in common
with, the garage of the dwelling unit on the adjacent lot.
Multiple-Unit Residential. Two or more dwelling units on a single lot. Multi-unit
development types include townhouses, single-unit groups, garden apartments, senior citizen
residential developments, multi-story apartment buildings, and transitional residential
development.
Duplex. A single building on a separate lot that contains two dwelling units or two single-
unit dwellings on a single lot. This use is distinguished from a Second Dwelling Unit, which
is an Accessory residential unit as defined by State law and this ordinance.
Multi-Unit. Three or more dwelling units on a site or lot. Types of multiple family dwellings
include townhouses, garden apartments, senior housing developments, micro-units, and
multi-story apartment buildings.
Senior Citizen Residential. A multi-unit development in which individual units are occupied
exclusively by one or more persons 62 years of age or older.
(2) Amend Section 20.620.004 “Commercial Use Classifications” to clarify the definition of
Automobile/Vehicle Rentals uses.
Automobile/Vehicle Rentals. Point of sale for rental of automobiles, including storage and
maintenance.
(3) Amend Section 20.620.005 “Employment Use Classifications” to revise the definition
of Wholesaling and Distribution to reference Building Materials and Services uses
rather than Construction Sales and Services uses.
Wholesaling and Distribution. Indoor storage and sale of goods to other firms for resale;
storage of goods for transfer to retail outlets of the same firm; or storage and sale of materials
and supplies used in production of operation, including janitorial and restaurant supplies.
Wholesalers are primarily engaged in business-to-business sales, but may sell to individual
consumers through mail or internet orders. They normally operate from a warehouse or office
having little or no display of merchandise, and are not designed to solicit walk-in traffic. This
classification does not include wholesale sale of building materials. (See Building Materials
and Services).
Y. Amend Chapter 20.630 Definitions as follows:
(1) Add a definition of “micro-unit”:
Micro-Unit. Small studio apartment, up to 350 square feet, with a fully functioning and
accessibility compliant kitchen and bathroom.
(2) Amend the definition of outdoor storage to be consistent with Section 20.350.031
“Outdoor Storage”:
Outdoor Storage. The keeping, in an unroofed area, of any goods, junk, material,
merchandise, or vehicles in the same place for more than 72 hours, except for the keeping of
building materials reasonable required for construction work on the premises pursuant to a
valid and current building permit issued by the City.
Z. Amend Chapter 20.375 Small Cell Wireless Communications Facilities as follows:
(1) Amend the definition of “small cell wireless facility” in Section 20.375.002 to further
consistency with federal telecommunication regulations:
G. Small Cell Wireless Facility. A Small Cell Wireless Facility means a wireless
telecommunications facility, as defined in paragraph (2) of subdivision (d) of Section 65850.6 of
the Government Code, as amended, or a wireless facility that uses licensed or unlicensed
spectrum and that meets the following requirements:
1. The structure on which antenna facilities are mounted:
(a) Is 50 feet or less in height, or
(b) Is no more than 10 percent taller than other adjacent structures, or
(c) Is not extended to a height of more than 10 percent above its preexisting
height as a result of the collocation of new antenna facilities; and
2. Each antenna (excluding associated antenna equipment as defined by 47 C.F.R.
§1.1320(d)) is no more than three cubic feet in volume; and
3. All other wireless equipment associated with the facility are cumulatively no more
than 28 cubic feet in volume; and
4. The facility does not require antenna structure registration under 47 C.F.R. Chapter 1,
Subchapter A, Part 17.
5. The facility is not located on Tribal lands, as defined under 36 C.F.R. § 800.16(x);
and
6. The facility does not result in human exposure to radiofrequency radiation in excess of
the applicable safety standards specified in 47 C.F.R. §1.1307(b).
7. A micro wireless facility, which shall be defined as a small cell that is no larger than
24 inches long, 15 inches in width, 12 inches in height, and that has an exterior antenna, if any,
no longer than 11 inches.
8. For the purposes of this subsection, the following types of Ancillary Equipment are
excluded from the calculation of equipment volume:
a. Electric meters and any required pedestal;
b. Concealment elements such as a stealth facility;
c. Any telecommunications demarcation box;
d. Grounding equipment, power transfer switch;
e. Cutoff switch;
f. Vertical cable runs for the connection of power and other services; and
g. Equipment concealed within an existing building or structure.
9. For the purposes of this chapter, a Small Cell Wireless Facility does not include the
following:
a. Wireline backhaul facility, which shall mean a facility used for the transport
of communications data by wire from wireless facilities to a network.
b. Coaxial or fiber optic cables that are not immediately adjacent to or directly
associated with a particular antenna or collocation.
c. Wireless facilities placed in any historic district listed in the National Park
Service Certified State or Local Historic Districts or in any historical district listed on the
California Register of Historical Resources or placed in coastal zones subject to the
jurisdiction of the California Coastal Commission.
d. Underlying vertical infrastructure, which shall mean poles or similar facilities
owned or controlled by the City that are in the public rights-of-way or public utility
easements and meant for, or used in whole or in part for, communications service,
electric service, lighting, traffic control, or similar functions.