HomeMy WebLinkAboutOrd. 1646-2022 (22-880)Prepared by:
Lisa Wise Consulting, Inc.
870 Market Street, Suite 977
San Francisco, CA 94102
Prepared for:
City of South San Francisco
400 Grand Ave
South San Francisco, CA 94080
Hearing Draft
September 2022
City of South San Francisco
Zoning Code Update
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Table of Contents
Hearing Draft | South San Francisco Zoning Code | i
Table of Contents
DIVISION I: TITLE, ZONING DISTRICTS, AND RULES
Title and Authority............................................................................................................ 1
Purpose ............................................................................................................................. 1
Structure of Zoning Regulations .................................................................................... 2
General Rules for Applicability of Zoning Regulations ................................................ 3
Relation to Other Regulations ........................................................................................ 3
Consistency with the General Plan ................................................................................ 4
Effect on Previously Approved Projects and Projects in Progress ............................. 4
Severability ........................................................................................................................ 4
Fees ............................................................................................................................... 5
Districts Established ......................................................................................................... 5
Official Maps and District Boundaries ........................................................................... 7
Purpose ............................................................................................................................. 8
General Provisions ........................................................................................................... 8
Fractions ............................................................................................................................ 9
Measuring Distances ....................................................................................................... 9
Measuring Height ........................................................................................................... 10
Measuring Lot Width and Depth .................................................................................. 12
Determining Average Slope .......................................................................................... 12
Determining Floor Area ................................................................................................. 13
Determining Floor Area Ratio ....................................................................................... 13
Determining Lot Coverage ............................................................................................ 14
Determining Lot Frontage ............................................................................................. 15
Determining Setbacks (Yards) ...................................................................................... 15
Measuring Signs ............................................................................................................. 16
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DIVISION II: CONVENTIONAL DISTRICT REGULATIONS
20.060.001 Purpose ............................................................................................................................. 1
20.060.002 Establishment of Zoning Districts .................................................................................. 1
20.070.001 Purpose and Applicability ............................................................................................... 4
20.070.002 Use Regulations ................................................................................................................ 5
20.070.003 Development Standards ................................................................................................. 8
20.070.004 Supplemental Standards ............................................................................................... 14
20.080.001 Purpose and Applicability ............................................................................................. 14
20.080.002 Use Regulations .............................................................................................................. 14
20.080.003 Development Standards ............................................................................................... 17
20.080.004 Supplemental Standards ............................................................................................... 24
20.090.001 Purpose and Applicability ............................................................................................. 26
20.090.002 Use Regulations .............................................................................................................. 26
20.090.003 Development Standards ............................................................................................... 30
20.090.004 Supplemental Standards ............................................................................................... 35
20.100.001 Purpose and Applicability ............................................................................................. 37
20.100.002 Use Regulations .............................................................................................................. 38
20.100.003 Development Standards ............................................................................................... 45
20.100.004 Supplemental Standards ............................................................................................... 48
20.110.001 Purpose and Applicability ............................................................................................. 54
20.110.002 Use Regulations .............................................................................................................. 54
20.110.003 Development Standards ............................................................................................... 56
20.110.004 Supplemental Standards ............................................................................................... 57
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DIVISION III: FORM-BASED DISTRICT REGULATIONS
Introduction to the Form-Based Code .......................................................................... 1
Transect Zoning Districts ................................................................................................. 3
Building Types ................................................................................................................. 11
Frontage Types ............................................................................................................... 21
Public Open Space Types .............................................................................................. 29
Uses ............................................................................................................................. 35
DIVISION IV: OVERLAYS AND PLAN DISTRICTS
20.180.001 Purpose ............................................................................................................................. 1
20.180.002 Applicability ....................................................................................................................... 2
20.180.003 Application Required ....................................................................................................... 2
20.180.004 Uses ............................................................................................................................... 4
20.180.005 Development Standards ................................................................................................. 4
20.230.001 Purpose ............................................................................................................................. 8
20.230.002 Applicability ....................................................................................................................... 9
20.230.003 Land Uses ........................................................................................................................ 10
20.230.004 Development Standards ............................................................................................... 10
20.230.005 Circulation and Parking ................................................................................................. 13
20.230.006 Infrastructure and Utilities ............................................................................................ 14
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20.230.007 Buildings and Improvements ....................................................................................... 14
20.230.008 Landscaping .................................................................................................................... 15
20.230.009 Signs ............................................................................................................................. 15
20.230.010 Implementation and Administration ........................................................................... 15
20.260.001 Purpose ........................................................................................................................... 19
20.260.002 District Designation ........................................................................................................ 20
20.260.003 Development Standards and Requirements .............................................................. 20
20.260.004 Transportation System Management .......................................................................... 25
20.260.005 Removal of Lots from the Genentech Master Plan District ...................................... 25
20.260.006 Administration ................................................................................................................ 27
DIVISION V: CITYWIDE STANDARDS
20.300.001 Purpose and Applicability ............................................................................................... 1
20.300.002 Accessory Buildings and Structures ............................................................................... 1
20.300.003 Airport Land Use Compatibility Plan Consistency ....................................................... 2
20.300.004 Development on Lots Divided by District Boundaries ................................................ 4
20.300.005 Development on Substandard Lots ............................................................................... 5
20.300.006 Fences, Walls, and Hedges .............................................................................................. 5
20.300.007 Heights and Height Exceptions ...................................................................................... 6
20.300.008 Landscaping ...................................................................................................................... 7
20.300.009 Lighting and Illumination .............................................................................................. 46
20.300.010 Performance Standards ................................................................................................ 48
20.300.011 Projections into Required Yards ................................................................................... 54
20.300.012 Screening ......................................................................................................................... 54
20.300.013 Swimming Pools and Spas ............................................................................................ 56
20.300.014 Trash and Refuse Collection Areas .............................................................................. 56
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20.300.015 Underground Utilities .................................................................................................... 58
20.300.016 Visibility at Intersections and Driveways ..................................................................... 58
20.310.001 Purpose ........................................................................................................................... 59
20.310.002 General Site and Building Design ................................................................................. 59
20.310.003 Single-Family and Duplex Residential Design ............................................................. 68
20.310.004 Multi-Family Residential and Residential Mixed-Use Design ................................... 71
20.320.001 Purpose and Applicability ............................................................................................. 81
20.320.002 Establishment of Lawful Nonconforming Uses, Structures and Lots ..................... 82
20.320.003 Continuation and Maintenance of Nonconforming Structures ............................... 83
20.320.004 Alterations and Enlargements to Nonconforming Structures ................................. 83
20.320.005 Changes and Substitutions of Nonconforming Uses ................................................ 85
20.320.006 Expansion of Nonconforming Uses ............................................................................. 86
20.320.007 Repair and Replacement of Damaged or Destroyed Nonconforming Buildings... 86
20.320.008 Abandonment of Nonconforming Uses ...................................................................... 87
20.330.001 Purpose ........................................................................................................................... 88
20.330.002 Applicability ..................................................................................................................... 89
20.330.003 General Provisions ......................................................................................................... 90
20.330.004 Required Parking Spaces ............................................................................................... 91
20.330.005 Location of Required Parking ....................................................................................... 98
20.330.006 Parking Reductions ..................................................................................................... 100
20.330.007 Bicycle Parking ............................................................................................................. 102
20.330.008 Electric Vehicle Charging Station ............................................................................... 104
20.330.009 On-Site Loading ........................................................................................................... 106
20.330.010 Parking Area Design and Development Standards ................................................ 107
20.330.011 Private Residential Handicap Parking ....................................................................... 117
20.340.001 Purpose ........................................................................................................................ 117
20.340.002 Temporary Uses Not Requiring a Temporary Use Permit ..................................... 118
20.340.003 Temporary Uses Requiring a Temporary Use Permit ............................................ 118
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20.340.004 Temporary Uses Requiring a Minor Use Permit ..................................................... 120
20.350.001 Purpose ........................................................................................................................ 120
20.350.002 Applicability .................................................................................................................. 121
20.350.003 Accessory Dwelling Units ........................................................................................... 121
20.350.004 Accessory Uses ............................................................................................................ 129
20.350.005 Adult-Oriented Businesses ........................................................................................ 129
20.350.006 Animal Care, Sales, and Services ............................................................................... 134
20.350.007 Animal Keeping ............................................................................................................ 135
20.350.008 Automobile/Vehicle Sales and Leasing ..................................................................... 137
20.350.009 Automobile/Vehicle Service and Repair, Major and Minor .................................... 137
20.350.010 Automobile/Vehicle Washing and Service Stations ................................................ 138
20.350.011 Bed and Breakfast Lodging ........................................................................................ 140
20.350.012 Community Assembly, Small and Large ................................................................... 141
20.350.013 Convenience Markets ................................................................................................. 142
20.350.014 Day Care Centers ......................................................................................................... 142
20.350.015 Domestic Violence Shelter ......................................................................................... 143
20.350.016 Drive-Through Facilities .............................................................................................. 144
20.350.017 Emergency Shelters .................................................................................................... 144
20.350.018 Family Day Care Homes ............................................................................................. 145
20.350.019 Freight/Truck Terminal, Warehouses and Parcel Hubs ......................................... 145
20.350.020 Gated Communities .................................................................................................... 146
20.350.021 Group Residential ........................................................................................................ 146
20.350.022 Home Occupations ..................................................................................................... 147
20.350.023 Hotels and Motels ....................................................................................................... 149
20.350.024 Large Format Retail ..................................................................................................... 150
20.350.025 Live-Work Units ........................................................................................................... 150
20.350.026 Massage Businesses ................................................................................................... 153
20.350.027 Mobile Home Parks ..................................................................................................... 155
20.350.028 Mobile Vendor Services .............................................................................................. 157
20.350.029 Other Financial Services ............................................................................................. 158
20.350.030 Outdoor Market ........................................................................................................... 159
20.350.031 Outdoor Seating .......................................................................................................... 159
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20.350.032 Outdoor Storage .......................................................................................................... 165
20.350.033 Personal Services ........................................................................................................ 168
20.350.034 Personal Storage ......................................................................................................... 168
20.350.035 Recycling Facilities ....................................................................................................... 169
20.350.036 Short-Term Vacation Rentals ..................................................................................... 176
20.350.037 Social Service Facilities ............................................................................................... 178
20.350.038 Tattoo or Body Modification Parlor .......................................................................... 178
20.350.039 Taxi and Limousine Services ...................................................................................... 179
20.360.001 Purpose ........................................................................................................................ 179
20.360.002 Applicability .................................................................................................................. 180
20.360.003 Administration and Procedures ................................................................................ 182
20.360.004 General Standards for All Signs ................................................................................. 187
20.360.005 Sign Design Standards ................................................................................................ 200
20.360.006 Standards for Permanent Signs ................................................................................ 204
20.360.007 Standards for Temporary Signs................................................................................. 212
20.360.008 Nonconforming Signs ................................................................................................. 216
20.360.009 Enforcement, Liability, and Penalty .......................................................................... 217
20.395.001 Purpose ........................................................................................................................ 219
20.395.002 Applicability .................................................................................................................. 219
20.395.003 Review and Approval .................................................................................................. 219
20.395.004 Community Benefit Priorities .................................................................................... 221
20.400.001 Purpose ........................................................................................................................ 223
20.400.002 Applicability .................................................................................................................. 223
20.400.003 Requirements by Tier ................................................................................................. 224
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20.400.004 Trip Reduction Measures ........................................................................................... 225
20.400.005 Submittal Requirements and Approvals .................................................................. 230
20.400.006 Monitoring and Enforcement .................................................................................... 231
20.430.001 Purpose and Intent ..................................................................................................... 234
20.430.002 Superstores Prohibited .............................................................................................. 234
20.430.003 Violation and Enforcement ........................................................................................ 234
DIVISION VI: ADMINISTRATION AND PROCEDURES
Purpose ............................................................................................................................. 1
City Council ........................................................................................................................ 1
Planning Commission ...................................................................................................... 2
Design Review Board ....................................................................................................... 3
Chief Planner .................................................................................................................... 3
Zoning Administrator ....................................................................................................... 5
Chief Building Official....................................................................................................... 5
Concurrent Processing .................................................................................................... 5
Summary of Review Authorities for Decisions and Appeals ...................................... 6
Purpose ............................................................................................................................. 7
Applicability ....................................................................................................................... 7
Review and Decision ........................................................................................................ 8
Appeals .............................................................................................................................. 9
Purpose ............................................................................................................................. 9
Applicability ....................................................................................................................... 9
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Assignment of Design Review Responsibilities .......................................................... 10
Procedures ...................................................................................................................... 11
Scope of Design Review ................................................................................................. 11
Design Review Criteria ................................................................................................... 12
Required Findings .......................................................................................................... 13
Conditions of Approval .................................................................................................. 14
Notice to the Planning Commission ............................................................................ 14
Appeals; Expiration, Extensions, and Modifications .................................................. 14
Enforcement ................................................................................................................... 15
Purpose ........................................................................................................................... 15
Applicability ..................................................................................................................... 16
Procedures ...................................................................................................................... 16
Required Findings .......................................................................................................... 17
Conditions of Approval .................................................................................................. 19
Notice to the Planning Commission – Minor Use Permit ......................................... 19
Appeals; Expiration, Extensions, and Modifications .................................................. 19
Failure to Comply with Conditions ............................................................................... 20
Revocation of Use Permits ............................................................................................ 20
Purpose ........................................................................................................................... 20
Procedures ...................................................................................................................... 21
Required Findings .......................................................................................................... 22
Conditions of Approval .................................................................................................. 23
Appeals; Expiration, Extensions, and Modifications .................................................. 24
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DIVISION VII: USES AND DEFINITIONS
Purpose and Applicability ............................................................................................... 1
Residential Use Classifications ....................................................................................... 1
Public and Semi-Public Use Classifications ................................................................... 3
Commercial Use Classifications ..................................................................................... 6
Industrial/R&D Use Classifications ............................................................................... 15
Transportation, Communication, and Utilities ........................................................... 18
Division I: Title, Zoning Districts, and Rules
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Title, Components, and Purposes
Title and Authority
Title 20 of the South San Francisco Municipal Code shall be known and cited as the “South
San Francisco Zoning Ordinance,” “Zoning Ordinance of the City of South San Francisco,”
“Zoning Ordinance,” or “Ordinance.”
The South San Francisco Zoning Ordinance is adopted pursuant to the authority contained
in Section 65850 of the California Government Code.
Purpose
The purpose of this Ordinance is to implement the City’s General Plan and to protect and
promote the public health, safety, peace, comfort, convenience, prosperity and general
welfare. More specifically, the Ordinance is adopted to achieve the following objectives:
To provide a precise guide for the physical development of the City in a manner as to
progressively achieve the arrangement of land uses depicted in the South San
Francisco General Plan, consistent with the goals and policies of the General Plan.
To foster a harmonious, convenient, and workable relationship among land uses and
ensure compatible infill development, consistent with the General Plan.
To support economic development and job creation.
To provide for the housing needs of all economic segments of the community.
To promote high quality architecture and design, consistent with the General Plan.
To promote the stability of existing land uses that conform with the General Plan,
protecting them from inharmonious influences and harmful intrusions.
To promote a safe and efficient traffic circulation system, foster the provision of
adequate off-street parking and off-street loading facilities, bicycle facilities and
pedestrian amenities, enhance walkability, and support a multi-modal transportation
system.
To facilitate the appropriate location of community facilities, institutions and parks
and recreational areas and facilitate pedestrian and bicycle facilities between such
spaces.
To protect and enhance real property values.
To safeguard and enhance the appearance of the City.
To further resilience to sea level rise through building and site design.
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To define duties and powers of administrative bodies and officers responsible for
implementation of the Ordinance.
Structure of Zoning Regulations
Organization of Regulations. This Ordinance consists of seven divisions:
1. Division I: Title, Zoning Districts and Rules
2. Division II: Conventional Zoning Districts
3. Division III: Form-Based Zoning Districts
4. Division IV: Overlays and Plan Districts
5. Division V: Regulations Applying to Some or All Districts
6. Division VI: Administration and Permits
7. Division VII: Uses and Terms
Types of Regulations. Four types of zoning regulations control the use and
development of property:
1. Land Use Regulations. These regulations specify land uses permitted,
conditionally permitted or specifically prohibited in each zoning district, and
include special requirements, if any, applicable to specific uses. Land use
regulations for conventional base zoning districts are located in Division II
(“Conventional Base Zoning Districts”) and land use regulations for form-based
zoning districts are located in Division III (“Form-Based Zoning Districts”). Land
use regulations for overlay districts and specific plan districts are in Division IV
(“Overlay and Specific Plan Districts”). Certain regulations, applicable in some
or all of the districts, and performance standards which govern special uses,
are in Division V (“Regulations Applying to Some or All Districts”).
2. Development Regulations. These regulations control the height, bulk, location
and appearance of structures on development sites. Development regulations
for conventional base zoning districts are located in Division II (“Conventional
Base Zoning Districts”) and development regulations for form-based base
zoning districts are located in Division III (“Form-Based Zoning Districts”).
Development regulations for overlay districts and specific plan districts are
located in Division IV (“Overlay and Specific Plan Districts”). Certain
development regulations, applicable to some or all districts are in Division V
(“Regulations Applying to Some or All Districts”). These include regulations for
specific uses, development and site regulations, performance standards,
parking, sign, antennas and wireless communications and nonconforming
uses.
Division I: Title, Zoning Districts, and Rules
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3. Administrative Regulations. These regulations contain detailed procedures
for the administration of this Ordinance, and include common procedures,
processes and standards for discretionary entitlement applications and other
permits. Administrative regulations are in Division VI (“Administration and
Permits”).
4. General Uses and Terms. Division VII (“Uses and Terms”) provides a list of use
classifications and a list of terms and definitions used in the Ordinance.
General Rules for Applicability of Zoning Regulations
Applicability to Property. This Ordinance shall apply, to the extent allowed by law,
to all property within the corporate limits of the City and to property for which
applications for annexation and/or subdivisions have been submitted to the City,
including all uses, structures and land owned by any private person, firm, corporation
or organization, or the City or other local, State or federal agencies. Any governmental
agency shall be exempt from the provisions of this Ordinance only to the extent that
such property may not be lawfully regulated by the City.
Compliance with Regulations. No land shall be used, and no structure shall be
constructed, occupied, enlarged, altered, demolished or moved in any zoning district,
except in accordance with the provisions of this Ordinance.
Relation to Other Regulations
General. The regulations of this Ordinance and requirements or conditions imposed
pursuant to this Ordinance shall not supersede any other regulations or
requirements adopted or imposed by the South San Francisco City Council, the State
of California, or any federal agency that has jurisdiction by law over uses and
development authorized by this Ordinance. All uses and development authorized by
this Ordinance shall comply with all other such regulations and requirements. Where
conflict occurs between the provisions of the Ordinance and any other City ordinance,
chapter, resolution, guideline or regulation, the more restrictive provisions shall
control, unless otherwise specified.
Permit Streamlining Act. It is the intent of this Ordinance that all actions taken by
the decision-making body pursuant to this Ordinance that are solely adjudicatory in
nature be within a time frame consistent with the provisions of Government
Ordinance Section 65920 et. seq. (the Permit Streamlining Act). Nothing in this
Ordinance shall be interpreted as imposing time limits on actions taken by the
decision-making body pursuant to this Ordinance that are legislative in nature or that
require both adjudicatory and legislative judgments.
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Relation to Private Agreements. This Ordinance shall not interfere with or annul
any recorded easement, covenant, or other agreement now in effect, provided that
where this Ordinance imposes greater restriction than imposed by an easement,
covenant, or agreement, this Ordinance shall control.
Relation to Prior Ordinance. The provisions of this Ordinance supersede all prior
Zoning Ordinances codified in Title 20 of the South San Francisco Municipal Code and
any amendments. No provision of this Ordinance shall validate any land use or
structure established, constructed, or maintained in violation of the prior Zoning
Ordinance, unless such validation is specifically authorized by this Ordinance and is
in conformance with all other regulations.
Application During Local Emergency. The City Council may authorize a deviation
from a provision of this Ordinance during a local emergency declared and ratified
under the South San Francisco Municipal Code. The City Council may authorize a
deviation by resolution without notice or public hearing.
Consistency with the General Plan
Any permit, license or approval issued pursuant to this Ordinance must be consistent with
the South San Francisco General Plan and all applicable specific plans. In any case where
there is a conflict between this Ordinance and the General Plan, the General Plan shall prevail.
Effect on Previously Approved Projects and Projects in Progress
Any building or structure for which a Building Permit has been issued, or for which a Planning
Permit has been issued, may be completed and used in accordance with the plans,
specifications and permits on which said Building Permit or Planning Permit was granted,
provided at least one Building inspection has been requested and posted for the primary
structure on the site where the permit is issued and provided construction is diligently
pursued and completed within six months of permit issuance. Planning permits shall expire
if no Building Permit is granted within three years unless otherwise governed by an adopted
Development Agreement by the City Council. No extensions of time except as provided for
in the California Building Code shall be granted for commencement of construction, unless
the applicant has secured an allowed permit extension from the Planning Division.
Severability
If any section, subsection, paragraph, sentence, clause or phrase of this Ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent
jurisdiction, such decision shall not affect the validity of the remaining portions of this
Ordinance. The South San Francisco City Council hereby declares that it would have passed
this Ordinance, and each section, subsection, sentence, clause and phrase thereof,
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regardless of the fact that any or one or more sections, subsections, sentences, clauses or
phrases be declared invalid or unconstitutional.
Fees
The City Council shall establish by resolution, and may amend and revise from time to time,
fees for processing the discretionary entitlement applications and other permits authorized
or required by this Ordinance. All fees shall be paid at the time an application is filed, and no
processing shall commence until the fees are paid in full.
Zoning Districts, Zoning Map, And
Boundaries
Districts Established
The City shall be classified into districts or zones, the designation and regulation of which are
set forth in this Ordinance and as follows.
Base Zoning Districts. Base zoning districts into which the City is divided are
established as follows:
Table 20.020.001(A): Base Zoning Districts
Base Zoning District Group Base Zoning
District –
Abbreviation
Base Zoning District – Full Name
Residential Zoning Districts
RL* Low Density Residential
RM Medium Density Residential
RH* High Density Residential
Downtown Residential Zoning Districts
DRL Downtown Residential – Low
DRM Downtown Residential – Medium
DRH Downtown Residential – High
Downtown/Caltrain Station Area Zoning
Districts
DRC Downtown Residential Core
LNC Linden Neighborhood Center
GAC Grand Avenue Core
DTC Downtown Transit Core
ETC East of 101 Transit Core
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Table 20.020.001(A): Base Zoning Districts
Base Zoning District Group Base Zoning
District –
Abbreviation
Base Zoning District – Full Name
Non-Residential Zoning Districts
CC Community Commercial
BPO Business and Professional Office
BTP-M Business Technology Park – Medium
BTP-H Business Technology Park – High
MIM Mixed Industrial Medium
MIH Mixed Industrial High
Public and Semi-Public Zoning Districts
PQP Public
S School
PR Parks and Recreation
OS Open Space
Other Base Zoning Districts PD Planned Development
Form-Based Zoning Districts
T3N T3 Neighborhood
T3C T3 Corridor
T4C T4 Corridor
T4M T4 Maker
T5C T5 Corridor
T6UC T6 Urban Core
*Numerical designators denote the maximum density allowed in each sub-district (RL-2.2, RL-8, etc.)
Specific Plans and Master Plans. Specific Plan and Master Plan Areas are
established as follows:
Table 20.020.001(B): Specific Plans and Master Plans
Specific Plan or Master Plan Name
Oyster Point Specific Plan District
Genentech Master Plan District
Overlay Zoning Districts. Overlay zoning districts, one or more of which may be
combined with a base district, are established as follows:
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Table 20.020.001(C): Overlay Zoning Districts
Overlay Zoning District Abbreviation Overlay Zoning District Full Name
ES Special Environmental Studies Overlay
SLR Sea Level Rise/Floodplain Overlay
Official Maps and District Boundaries
Official Maps. The boundaries of the zoning districts and overlay districts established
by this Ordinance are not included in this Ordinance but are shown on the Official
Zoning Maps maintained by the City Clerk. The following maps, together with all
legends, symbols, notations, references, district boundaries, map symbols, and other
information on the maps, have been adopted by the Council and are hereby
incorporated into this Ordinance by reference, together with any amendments
previously or hereafter adopted, as though they were fully included here.
1. City of South San Francisco Zoning Map
2. Floodplain/Sea Level Rise Overlay Map
3. Special Environmental Studies Overlay Map
Application of Pre-Annexation Zoning. The City may apply pre-annexation zoning
to unincorporated property located within the Planning Area Boundary consistent
with the South San Francisco General Plan. The pre-annexation zoning process shall
comply with the provisions of Chapter 20.560 (“Prezoning Procedure”). The zoning
provisions and requirements so established shall become applicable at the same time
that the annexation of such territory becomes effective.
Alterations of Floodplain/Sea Level Rise Overlay Boundaries. The Floodplain/Sea
Level Rise Overlay Map may be revised by the City Council based on updates to the
Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM),
sea level rise science, monitoring results, and shoreline and creek conditions. All
proposals for new construction shall be based on the Floodplain/Sea Level Rise
Overlay Map currently in effect at the time a complete project application is
submitted.
Uncertainty of Boundaries. If an uncertainty exists as to the boundaries of any
district shown on the Official Zoning Map, the following rules shall apply:
1. Boundaries indicated as approximately following the centerlines of alleys,
lanes, streets, highways, streams or railroads shall be construed to follow such
centerlines.
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2. Boundaries indicated as approximately following lot lines, City limits, or
extraterritorial boundary lines shall be construed as following such lines, limits
or boundaries.
3. In the case of unsubsidized property or where a district boundary divides a lot
and no dimensions are indicated, the following shall apply.
a. Lots Greater than One Acre. The location of such boundary shall be
determined by the use of the scale appearing on the Official Zoning
Map.
b. Lots Less than One Acre. The lot shall be deemed to be included
within the zone which is the more restrictive.
4. In the case of any remaining uncertainty, the Chief Planner shall determine the
location of boundaries.
5. Where any public street or alley is officially vacated or abandoned, the
regulations applicable to each lot of abutting property shall apply to that
portion of such street or alley added thereto by virtue of such vacation or
abandonment.
6. Where any private right-of-way or easement of any railroad, railway,
transportation or public utility company is vacated or abandoned and said
property is unclassified, said property shall be automatically classified as being
in the Public and Quasi-Public (PQP) district.
Rules For Construction of Language
No changes are recommended to this chapter.
Rules of Measurement
Purpose
The purpose of this chapter is to explain how various measurements referred to in this
Ordinance are to be calculated.
General Provisions
For all calculations, the applicant shall be responsible for supplying drawings illustrating the
measurements that apply to a project. These drawings shall be drawn to scale and of
sufficient detail to allow easy verification upon inspection by the Chief Planner.
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Fractions
Whenever this Ordinance requires consideration of distances, parking spaces, dwelling units
or other aspects of development or the physical environment expressed in numerical
quantities, and the result of a calculation contains a fraction of a whole number, the results
will be rounded as follows:
General Rounding. Fractions of one-half (0.5) or greater shall be rounded up to the
nearest whole number and fractions of less than one-half (0.5) shall be rounded down
to the nearest whole number, except as otherwise provided.
Exception for State Affordable Housing Density Bonus. For projects eligible for
bonus density pursuant to Government Ordinance Section 65915 or any successor
statute, and 20.390 (“Bonus Residential Density”) any fractional number of permitted
bonus density units shall be rounded up to the next whole number.
Measuring Distances
Measurements are Shortest Distance. When measuring a required distance, such
as the minimum distance between a structure and a lot line, the measurement is
made at the closest or shortest distance between the two objects.
Distances are Measured Horizontally. When determining distances for setbacks
and structure dimensions, all distances are measured along a horizontal plane from
the appropriate line, edge of building, structure, storage area, parking area, or other
object. These distances are not measured by following the topography or slope of the
land.
Measurements Involving a Structure. Measurements involving a structure are
made to the closest support element of the structure. Structures or portions of
structures that are entirely underground are not included in measuring required
distances.
Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum
travel distance for vehicles, such as garage entrance setbacks and stacking lane
distances, are measured down the center of the vehicle travel area. For example,
curving driveways and travel lanes are measured along the center arc of the driveway
or traffic lane.
Measuring Radius. When a specified land use is required to be located a minimum
distance from another land use, the minimum distance is measured in a straight line
from all points along the lot line of the subject project.
Division I: Title, Zoning Districts, and Rules
Division I, Page 10 | South San Francisco Zoning Code | Hearing Draft
Figure 20.040.004.E: Measuring Distances
Measuring Height
Measuring Building Height.
1. Flat or Parapet Roof. Building height is measured from the average level of
the highest and lowest point of that portion of the lot covered by the building
to the highest point on the roof or the top of the parapet wall or mechanical
equipment screening wall, except as provided below.
2. Sloped, Hipped, Gable, or Gambrel Roof. The height of a building with a sloped,
hipped, gabled, or gambrel roof is measured to a point that is half the distance
between the highest point on the ridge and where the eave meets the plate.
Measuring Fence Height.
1. Fences at Grade. The height of any fence or wall shall be determined by
measuring the vertical distance from the lowest existing grade at a point within
a three foot radius of any point on such fence or structure to the highest point
of such structure. In the case of walls that are parallel to and within five feet
of a public sidewalk or other public way, grade shall be the elevation of the
sidewalk, alley, or public way.
2. Fences on Retaining Walls. The height of a fence that is on top of a retaining
wall is measured from the lowest existing grade point within a three-foot
radius of any point on such fence to the highest point of the fence on the
highest side of the wall. Any fence or railing required to comply with minimum
height in applicable California Building Code requirements is allowed.
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Hearing Draft | South San Francisco Zoning Code | Division I, Page 11
Figure 20.040.006(B): Measuring Height Fences on Retaining Walls
Measuring the Height of Decks. Deck height is determined by measuring from the
ground to the top of the floor of the deck directly above the ground point.
Figure 20.040.005.C: Measuring Height of Decks
Measuring the Number of Stories in a Building. In measuring the height of a
building in stories the following measurement rules shall apply:
1. A balcony or mezzanine shall be counted as a full story if its floor area exceeds
one-third of the total area of the nearest full floor directly below it or if it is
enclosed on more than two sides.
2. A story of a commercial or residential building shall not exceed 25 feet in
height from the upper surface of the floor to the ceiling above.
Division I: Title, Zoning Districts, and Rules
Division I, Page 12 | South San Francisco Zoning Code | Hearing Draft
Measuring Lot Width and Depth
Lot Width. Lot width is the horizontal distance between the side lot lines, measured
at right angles to the lot depth at a point midway between the front and rear lot lines.
Lot Depth. Lot depth is measured along an imaginary straight line drawn from the
midpoint of the front property line of the lot to the midpoint of the rear property line
or to the most distant point on any other lot line where there is no rear lot line.
Figure 20.040.006.B: Measuring Lot Width and Depth
Determining Average Slope
The average slope of a lot is calculated using the following formula: S = 100(I)(L)/A, where:
S = Average slope (in percent)
I = Contour interval (in feet)
L = Total length of all contour lines on the lot (in feet)
A = Area of subject lot (in square feet)
Division I: Title, Zoning Districts, and Rules
Hearing Draft | South San Francisco Zoning Code | Division I, Page 13
Determining Floor Area
The floor area of a building is the sum of the gross horizontal areas of all floors of a building
or other enclosed structure.
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 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.
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. Gross square
floor area excludes areas of a building devoted to flood protection measures.
Nonresidential Uses. For nonresidential uses, gross floor area includes pedestrian
access interior walkways or corridors, interior courtyards, walkways, paseos, or
corridors covered by a roof or skylight. Nonresidential gross floor area does not
include arcades, porticoes, and similar open areas that are located at or near street
level and are accessible to the general public but are not designed or used as sales,
display, storage, service, or production areas.
Determining Floor Area Ratio
Floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of
all principal and accessory buildings on a site to the site area. To calculate FAR, floor area is
divided by site area, and typically expressed as a decimal. For example, if the floor area of all
buildings on a site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR
is expressed as 2.0.
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.
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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 project.
4. Ground Floor Non-residential Uses in Select Areas. Active ground floor uses in
a new mixed-use or non-residential development east of 101 and in the T4C,
T4M, and T5C zoning districts. Non-residential must be active and open to the
general public to qualify for this exemption. Uses include but are not limited
to child care facilities, personal services, retail, full service or limited
restaurants, and similar active uses.
Figure 20.040.009.A: Determining Floor Area Ratio
Determining Lot Coverage
Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area,
typically expressed as a percentage. The footprints of all principal and accessory structures,
including garages, carports, covered patios, and roofed porches, shall be summed in order
to calculate lot coverage. The following structures shall be excluded from the calculation:
Unenclosed and unroofed decks, uncovered patio slab, porches, landings, balconies
and stairways less than 30 inches in height;
Eaves and roof overhangs projecting up to two-and-a-half feet from a wall;
Trellises and similar structures that have roofs that are at least 50 percent open to
the sky through with uniformly distributed openings;
Division I: Title, Zoning Districts, and Rules
Hearing Draft | South San Francisco Zoning Code | Division I, Page 15
Swimming pools and hot tubs that are not enclosed in roofed structures or decks;
and
One small, non-habitable accessory structure under 120 square feet and under seven
feet high. Structures above quantity of one shall be included in lot coverage.
Figure 20.040.010: Determining Lot Coverage
Determining Lot Frontage
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 Waiver and Modification Permit.
Through Lot. A through lot has two front yards.
Determining Setbacks (Yards)
A setback line defining a required yard is parallel to and at the specified distance from the
corresponding front, side, or rear property line. The following special regulations for
determining yards apply when a lot abuts a lane or proposed street.
Yards on Lanes.
1. A though lot that abuts a street and a parallel alley is considered to have two
front yards.
2. If a side lot line abuts a lane, the yard shall be considered an interior side yard
rather than a corner side yard.
Division I: Title, Zoning Districts, and Rules
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3. In computing the minimum yard for any lot where such yard abuts a lane, no
part of the width of the lane may be considered as part of the required yard.
Yards Abutting Planned Street Expansions. If a property abuts an existing or
proposed street for which the existing right-of-way is narrower than the right-of-way
ultimately required for the street, the required setback shall be measured from the
edge of the future right-of-way.20.040.012
Measuring Setbacks. Setbacks shall be measured as the distance between the
nearest lot line and the closest point on the exterior of a building or structure along
a line at right angles to the lot line. Setbacks shall be unobstructed from the ground
to the sky except where allowed pursuant to Section 20.300.011 (“Projections Into
Required Yards”), subject to compliance with the California Building Code.
Figure 20.040.012: Determining Setbacks (Yards)
Measuring Signs
The calculations of measurements related to signs are described in Section 20.360.005 (“Sign
Measurement Standards”).
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 1
Chapter 20.060 Establishment of Conventional Zoning
Districts
20.060.001 Purpose
The purpose of establishing conventional zoning districts is to protect and promote public
health, safety, prosperity, and the general welfare of South San Francisco residents, and
more specifically to:
A. Provide standards for future growth and development in the City;
B. Create a comprehensive and stable pattern of land uses upon which to plan for
residential, mixed-use, non-residential, civic, and recreational uses;
C. Ensure compatibility between different types of development and land use; and
D. Conserve and protect the City’s open spaces.
20.060.002 Establishment of Zoning Districts
The City shall be classified into zoning districts or zones, the designation and regulation of
which are set forth in this Title as follows:
Table 20.060.002: Conventional Zoning Districts
Chapter Abbrev. Zoning District
Name
Zoning District Description
Chapter
20.070,
Residential
Zoning
Districts
RL2.2,
RL-8
Low Density
Residential
The two RL districts provide for detached and attached single-
family residential development. They also support residential
care facilities, park and recreation facilities, civic and
institutional uses. The RL districts implement the General Plan’s
San Mateo County Low Density Residential and Low Density
Residential land use designations.
RM-22
Medium
Density
Residential
The RM-22 district provides for attached or detached single-
family housing, duplexes, triplexes, fourplexes, townhouses,
condominiums. It also supports residential care facilities,
service-enriched housing, park and recreation facilities, civic and
institutional uses. The RM-22 district implements the General
Plan’s Medium Density Residential land use designation.
Division II: Conventional District Regulations
Division II, Page 2 | South San Francisco Zoning Code | Hearing Draft
Table 20.060.002: Conventional Zoning Districts
Chapter Abbrev. Zoning District
Name
Zoning District Description
RH-
37.5,
RH-50,
RH-140
High Density
Residential
The three RH districts provide areas for a mix of residential
development with a variety of multifamily housing choices,
including townhouses, condominiums, and apartment buildings.
They also support residential care facilities, group residential
homes, service-enriched housing, parks and recreation facilities,
and civic and institutional uses. The RH district implements the
General Plan’s Medium High Density Residential and High
Density Residential land use designations.
Chapter
20.080,
Downtown
Residential
Zoning
Districts
DRL
Downtown
Residential –
Low
The DRL district provides for attached or detached single-family
housing, duplexes, triplexes, fourplexes, townhouses, and
condominiums, care facilities, family day care, park and
recreation facilities, civic and institutional uses in the
Downtown. The DRL district implements the General Plan’s
Medium Density Residential land use designation.
DRM
Downtown
Residential –
Medium
The DRM district provides for attached or detached single-family
housing, duplexes, triplexes, fourplexes, townhouses,
condominiums in the Downtown. The DRM district implements
the General Plan’s Medium High Density Residential land use
designation.
DRH
Downtown
Residential –
High
The DRH district provides for a mix of residential development
with a variety of multifamily housing choices, including
townhouses, condominiums, and apartment buildings in the
Downtown. The DRH district implements the General Plan’s
High Density Residential land use designation.
Chapter
20.090,
Downtown /
Caltrain
Station Area
Zoning
Districts
DRC Downtown
Residential Core
The DRC district provides for a higher density mix of residential
housing types, compatible in scale with adjacent Downtown
residential districts. The DRC district implements the General
Plan’s Downtown Residential Core land use designation.
LNC
Linden
Neighborhood
Center
The LNC district provides for mixed use and live-work
development, with retail, commercial, and service uses at the
ground floor and residential uses above. The LNC district
implements the General Plan’s Linden Neighborhood Center
land use designation.
GAC Grand Avenue
Core
The GAC district builds on the historic layout of the old
Downtown while providing additional capacity for residential
and commercial uses and a nearly continuous retail frontage
with high density residential above. The GAC district implements
the General Plan’s Grand Avenue Core Neighborhood Center
land use designation.
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 3
Table 20.060.002: Conventional Zoning Districts
Chapter Abbrev. Zoning District
Name
Zoning District Description
DTC Downtown
Transit Core
The DTC district provides sites for mixed-use development and
the highest residential densities in the city. It supports active
ground floor uses and high intensity development that
generates pedestrian traffic and increased transit ridership. The
DTC district implements the General Plan’s Downtown Transit
Core land use designation.
ETC East of 101
Transit Core
The ETC is located just east of the Caltrain tracks and is
intended to provide a location for the highest intensity office,
R&D or residential uses. The ETC district implements the
General Plan’s East of 101 Transit Core land use designation.
Chapter
20.100,
Non-
Residential
Zoning
Districts
CC Community
Commercial
The CC district provides areas for locally oriented retail and
service uses, shopping centers, hotels, community-serving
offices, restaurants, retail, public, and similar and compatible
uses. The CC district implements the General Plan’s Community
Commercial designation.
BPO
Business and
Professional
Office
The BPO district provides areas for development of
administrative, financial, business, professional, medical and
public offices, and research and development at locations close
to transit stations, as well as limited retail development. The
BPO district implements the General Plan’s Business and
Professional Office designation.
BTP-M
Business
Technology
Park – Medium
The BTP-M district provides area for campus-like environments
for corporate headquarters, research and development
facilities, and offices. Typical uses include incubator-research
facilities, prototype manufacturing, testing, repairing, packaging,
publishing and printing as well as offices and research and
development facilities. Limited warehousing, distribution,
manufacturing, retail and service uses are allowed. The BTP-M
district implements the General Plan’s Business Technology
Park land use designation.
BTP-H
Business
Technology
Park-High
The BTP-H district provides area for campus-like environments
for corporate headquarters, research and development
facilities, and offices. Typical uses include incubator-research
facilities, prototype manufacturing, testing, repairing, packaging,
publishing and printing as well as offices and research and
development facilities. Warehousing, distribution,
manufacturing, retail, personal services, grocery and hotel uses
are also allowed. The BTP-H district implements the General
Plan’s Business Technology Park High land use designation.
MIM Mixed Industrial
Medium
The MIM district supports a wide range of manufacturing,
processing, general service, warehousing, storage and
distribution, and service commercial uses. The MIM district
implements the General Plan’s Mixed Industrial land use
designation.
Division II: Conventional District Regulations
Division II, Page 4 | South San Francisco Zoning Code | Hearing Draft
Table 20.060.002: Conventional Zoning Districts
Chapter Abbrev. Zoning District
Name
Zoning District Description
MIH Mixed Industrial
High
The MIH district supports a wide range of manufacturing,
processing, general service, warehousing, storage and
distribution, and service commercial uses. The MIM district
implements the General Plan’s Mixed Industrial High land use
designation.
Chapter
20.110, Civic
Zoning
Districts
PQP Public
The P district is reserved for government-owned facilities, civic
uses, and public utilities. It includes government offices, the
library, and the sewer treatment plant. The P district
implements the General Plan’s Public land use designation.
S School The S district is reserved for school sites and facilities. It
implements the General Plan’s School land use designation.
PR Parks and
Recreation
The PR district is reserved for parks and recreation facilities
including parks, public golf courses, and greenways. It
implements the General Plan’s Parks and Recreation land use
designation.
OS Open Space
The OS district is reserved for the protection of environmentally
sensitive areas including site slopes greater than 30 percent,
sensitive habitats, wetlands, creeks, areas subject to flooding,
and power transmission line corridors. It implements the
General Plan’s Open Space land use designation.
Chapter 20.070 Residential Zoning Districts
20.070.001 Purpose and Applicability
The purpose of the residential zoning districts is to:
A. Accommodate a range of housing types consistent with the City’s General Plan.
B. Preserve, protect, and enhance the character of the City’s different residential
neighborhoods and enhance the quality of life for the City’s residents.
C. Ensure adequate light, air, privacy, and open space for each dwelling.
D. Ensure that all future development and alterations to existing structures are
compatible with surrounding homes and appropriate to the physical characteristics
of the site and the area where the project is proposed.
E. Provide sites for public and semi-public land uses such as parks, libraries, and
religious assembly uses to serve residents and complement surrounding residential
development.
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 5
20.070.002 Use Regulations
Table 20.070.002: Use Regulations – Residential Zoning Districts, lists the uses permitted
in the residential zoning districts and the level of review required. In cases where a specific
land use or activity is not defined, the Chief Planner shall assign the land use or activity to a
classification that is substantially similar in character. Use classifications and
subclassifications that are not included in this table or not found to be substantially similar
to the uses below are otherwise prohibited. The table also notes all regulations that apply to
various uses.
Table 20.070.002: Use Regulations – Residential Zoning Districts
Use Classification RL-2.2 RL-8 RM-22 RH-37.5
and RH-50
RH-180 Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses
Dwelling, Single-Unit
Detached P P P P P
See Chapter 20.300, Airport
Land Use Plan Consistency Semi-Attached P P P P P
Attached P P P P P
SB9 Unit P P ― ― ― See Chapter 20.300, Airport
Land Use Plan Consistency
Dwelling, Multiple-Unit
Duplex ― ― P ― ―
See Chapter 20.300, Airport
Land Use Plan Consistency
Multiple-Unit ― ― P P P
Senior Citizen
Residential C C C P P
Domestic Violence
Shelter ― ― P1 P1 P1 See Chapter 20.350,
Domestic Violence Shelter
Group Residential ― ― M M M See Chapter 20.350, Group
Residential
Live-Work ― ― ― ― P See Chapter 20.350, Live-
Work Units
Mobile Home Park ― ― C C ― See Chapter 20.350, Mobile
Home Parks
Residential Care Facility
General ― ― C C C
Limited P P P P P Subject to State licensing
requirements
Senior ― ― C M M
Division II: Conventional District Regulations
Division II, Page 6 | South San Francisco Zoning Code | Hearing Draft
Table 20.070.002: Use Regulations – Residential Zoning Districts
Use Classification RL-2.2 RL-8 RM-22 RH-37.5
and RH-50
RH-180 Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Public and Semi-Public Uses
College and Trade
School, Public or Private ― ― C2 C2 C2
Community Assembly
Community Assembly,
Small ― M M M P See Chapter 20.300, Airport
Land Use Plan Consistency
and Chapter 20.350,
Community Assembly, Small
and Large
Community Assembly,
Large ― C C C C
Community Garden P P P P P
Cultural Institution ― C C C C
Day Care Center ― P P P P
See Chapter 20.300, Airport
Land Use Plan Consistency
and Chapter 20.350, Day
Care Centers
Elderly and Long-Term
Care ― C C C C See Chapter 20.300, Airport
Land Use Plan Consistency
Government Offices ― ― ― C C
Park and Recreation
Facilities, Public P P P P P
Public Safety Facilities C C C C C
Schools, Public or Private ― C C C C See Chapter 20.300, Airport
Land Use Plan Consistency
Social Service Facilities ― ― ― M M
Commercial Uses
Crop Production, Limited M M M M M
Lodging
Bed and Breakfast M M M M M
See Chapter 20.300, Airport
Land Use Plan Consistency
and Chapter 20.350, Bed and
Breakfast Lodging
Short-Term Vacation
Rental P P P P P See Chapter 20.350, Short
Term Vacation Rentals
Offices
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 7
Table 20.070.002: Use Regulations – Residential Zoning Districts
Use Classification RL-2.2 RL-8 RM-22 RH-37.5
and RH-50
RH-180 Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Business and
Professional ― ― ― C3 C3
Medical and Dental ― ― ― C3 C3
Walk-In Clientele ― ― ― C3 C3
Personal Services
General Personal
Services ― ― ― C3 C3
Instructional Services ― ― ― C3 C3
Transportation and Utilities Uses
Communication Facilities
Antenna and
Transmission Towers
See Chapter 20.370, Antennas and Wireless Communications Facilities and
Chapter 20.375, Small Cell Wireless Communications Facilities
Utilities, Major C C C C C See Chapter 20.300, Airport
Land Use Plan Consistency
Utilities, Minor P P P P P
Accessory Uses - See Section 20.350.004 for Additional Regulations
Accessory Dwelling Unit See Section 20.350.04, Accessory Dwelling Units
Family Day Care Home
Small P P P P P See Chapter 20.350, Family
Day Care Homes Large P P P P P
Home Occupations P P P P P See Chapter 20.350, Home
Occupations
Temporary Uses
Temporary Use See Chapter 20.350, Temporary Uses
Notes:
1. Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other
domestic violence shelter.
2. Only on parcels with access from boulevard or connector streets.
3. Limited to sites with a maximum gross site area of 6,500 square feet and located on a boulevard or
connector street.
Division II: Conventional District Regulations
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20.070.003 Development Standards
Table 20.070.003, Development Standards – Residential Zoning Districts establishes the
development standards for the residential zoning districts. The numbers in the figure below
are keyed to corresponding regulations in the table. Letters in parentheses after the
standards in the table refer to lettered provisions following the table.
Table 20.070.003: Development Standards – Residential Zoning Districts
Standard RL-2.2 RL-8 RM-22 RH-37.5 RH-50 RH-180 Key
Minimum
Density ― ―
15 du/ac
or existing
density,
whichever
is greater
25 du/ac
or existing
density,
whichever
is greater
40 du/ac
or existing
density,
whichever
is greater
80 du/ac
or existing
density,
whichever
is greater
Maximum
Density
2.2 du/ac
(A) 8 du/ac (A) 22 du/ac
(A)
37.5 du/ac
(A) 50 (A) 180 du/ac
(A)
Lot Size
Min. Lot Area 32,600 sf
(B) 5,000 sf (B) 5,000 sf (B) 5,000 sf (B) 5,000 sf (B) 20,000 sf
(B)
Min. Lot Area,
Corner
32,600 sf
(B) 6,000 sf (B) 6,000 sf (B) 6,000 sf (B) 6,000 sf (B) No min (B)
Min. Lot Width 120 ft 50 ft 50 ft 50 ft 50 ft 50 ft ❶
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 9
Table 20.070.003: Development Standards – Residential Zoning Districts
Standard RL-2.2 RL-8 RM-22 RH-37.5 RH-50 RH-180 Key
Min. Lot Width,
Corner 120 ft 60 ft 60 ft 60 ft 60 ft ― ❷
Min. Lot Depth ― 80 ft 80 ft 80 ft 80 ft ― ❸
Floor Area
Ratio (FAR)
0.5 or
2,000 sf,
whichever
is greater
0.5 or
2,000 sf,
whichever
is greater
1.0 or
2,000 sf,
whichever
is greater
― ― ―
Max. Lot
Coverage 40% 50% 50% 65% 65% 85% ❹
Building Height
Max. Primary
Building
(ft/stories)
30 ft/2
stories
28 ft/2
stories (D)
35 ft/3
stories (F)
50 ft/4
stories (D)
50 ft/4
stories (D) 85 ft (D)
Max. Accessory
Building 12 ft if a floor slab is used; 15 ft is floor joist construction is used
Setbacks (B)
Min. Front
Setback 20 ft (B) (C) 15 ft (B) (C) 15 ft (B) 15 ft (B) 15 ft (B) 10 ft (B) ❺
Min. Interior
Side Setback
10 ft; 4 ft
for SB9
units
5 ft or 10%
of lot
width,
whichever
is greater,
in no case
less than 3
ft; 4 ft for
SB9 units
5 ft (F)
5 for the
first two
stories, 10
ft
thereafter
(E) (G)
5 for the
first two
stories, 10
ft
thereafter
(E) (G)
10 ft (E) (G) ❻
Min. Street
Side Setback
10 ft; 4 ft
for SB9
units (C)
10 ft; 4 ft
for SB9
units (C)
10 ft 10 ft 10 ft 10 ft ❼
Min. Rear
Setback 20 ft (H) 20 ft (H) 20 ft (F) (H)
10 ft (for
the first 2
stories); 15
ft
thereafter
(E) (H)
10 ft (for
the first 2
stories); 15
ft
thereafter
(E) (H)
0 ft (B) (E)
(H) ❽
Landscaping and Open Space
Min. Private
Open Space ― 150 sf/unit 80 sf/unit 80 sf/unit 80 sf/unit ―
Division II: Conventional District Regulations
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Table 20.070.003: Development Standards – Residential Zoning Districts
Standard RL-2.2 RL-8 RM-22 RH-37.5 RH-50 RH-180 Key
Min. Private
Open Space
Dimension
8 ft. when located on the ground level; 6 ft. when located above the ground
level
Min. Common
Open Space ― ― 100 sf/unit 100 sf/unit 100 sf/unit 150 sf/unit
Min. Common
Open Space
Dimension
20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. ❾
Min.
Landscaping ― ― 10% 10% 10% 10%
A. Density Bonuses. See Chapter 20.390 (“Bonus Residential Density”) for additional
density based on the California State Density Bonus program.
B. Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum
lot size and front and rear setbacks may be modified by the standards of Section
20.310 (“General Site and Building Design”).
C. Required Daylight Planes in the RL Districts. No portion of a structure may extend
above a daylight plane that is measured from a point 20 feet above average existing
grade of the front or street side setback line and extending upward at a 45-degree
angle.
Figure 20.070.003.C: Required Daylight Planes in the RL-2.2 District
D. Height.
1. Increased Height. Allowable height may be increased to a maximum of 35 feet
with the approval of a Minor Use Permit subject to the following findings:
a. The height of the proposed structure does not exceed the average
height of structures on adjoining lots;
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b. The proposed structure will not substantially interfere with solar
access or privacy available to residences to the side, rear, or directly
across the street;
c. The design includes architectural details, articulation, and other
features to minimize the visual impact of the additional bulk created
by the increased height; and
d. The height, bulk, and mass of the proposed structure is comparable
to that of the surrounding neighborhood.
2. Maximum Height. See Chapter 20.300.003 ("Airport Land Use Compatibility
Plan Consistency”) for airspace protection evaluation requirements based on
the San Francisco International Airport Land Use Compatibility Plan.
E. Transitional Standards.
1. Where a development abuts a district with a lower maximum height,
transitional height standards apply. See Subsection 20.310.004.B.4.a.
2. The building setback from a district with a lower maximum height shall be 10
feet for interior side yards and 15 feet for rear yards.
Figure 20.070.003.E-2: Building Setback in an RH District When Abutting a
District with a Lower Maximum Height
3. A landscaped planting area, a minimum of five feet in width, shall be provided
in the RH district wherever the RH district abuts a district with a lower Maximum
height. Trees shall be planted in this area at a minimum interval of 15 feet.
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Figure 20.070.003.E-3: Landscaped Planting Area in an RH District When
Abutting a District with a Lower Maximum Height
F. Limitations on Third-Story Structures in the RM District. Third stories in the RM
district are subject to the following standards:
1. Any third story must be either set back a minimum of 10 feet from all interior
lot lines or located inside a pitched roof with a slope of at least 1:3.
Figure 20.070.003.F-1: Limitations on Third Stories
2. Dormers are permitted on third stories, provided that they do not exceed 15
feet in width and do not occupy more than 20 percent of the total roof area.
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Figure 20.070.003.F-2: Dormers on Third Stories
G. Attached Single-Unit Dwellings. Required setbacks apply only to the ends of rows
of attached single-unit dwellings.
H. Extending a Substandard Setback.
1. RL Zoning Districts. When an 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. RM Zoning District.
a. Existing substandard side and rear yard setbacks may be extended on
the ground level only and by no more than 50 percent of the existing
wall length.
b. In no cases shall a side yard setback be less than 3 feet and rear yard
setbacks be less than 16 feet.
Figure 20.070.003.H: Extending Substandard Setbacks in the RM Zoning District
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20.070.004 Supplemental Standards
A. Site and Building Design Standards. All development is subject to the standards of
Chapter 20.310 (“Site Design and Building Standards”) as appropriate.
B. 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.
Chapter 20.080 Downtown Residential Districts
20.080.001 Purpose and Applicability
The purpose of the Downtown Residential Districts is to:
A. Promote and maintain Downtown’s historic role as the City’s center by developing a
variety of residential types and densities consistent with the policies of the General
Plan and complementary to the goals and policies of the Downtown Station Area
Specific Plan District;
B. Improve the quality and mix of retail uses in the Downtown districts to make the area
attractive to residents, businesses, and visitors;
C. Expand housing choices in the Downtown districts while protecting and enhancing
the character and livability of the Downtown residential neighborhoods;
D. Promote infill development, intensification, and reuse of currently underused sites
consistent with the General Plan;
E. Establish design standards to ensure that the scale and design of new development
and alterations to existing structures maintains the Downtown districts’ traditional
development pattern; and
F. Provide sites for public and semi-public land uses such as parks, libraries, and
religious assembly uses that will serve City residents and will complement
surrounding residential development.
20.080.002 Use Regulations
Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts, lists the
uses permitted in the Downtown residential zoning districts and the level of review required.
In cases where a specific land use or activity is not defined, the Chief Planner shall assign the
land use of activity to a classification that is substantially similar in character. Use
classifications and subclassifications that are not included in this table or not found to be
substantially similar to the uses below are otherwise prohibited. The table also notes all
regulations that apply to various uses.
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Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts
Use Classification DRL DRM DRH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses
Dwelling, Single-Unit
Detached P ― ―
Semi-Attached P ― ―
Attached P ― ―
Dwelling, Multiple-Unit
Duplex P ― ―
Multiple-Unit P P P
Senior Citizen Residential P P P
Domestic Violence Shelter P1 P1 P1 See Chapter 20.350. Domestic Violence
Shelter
Group Residential ― M M See Chapter 20.350, Group Residential
Live-Work M M M See Chapter 20.350. Live-Work Units
Residential Care Facility
General C C C
Limited P P P Subject to State licensing requirements
Senior C C M
Public and Semi-Public Uses
College and Trade School, Public or
Private ― ― M
Community Assembly
Community Assembly, Small M M P See Chapter 20.350, Community Assembly,
Small and Large Community Assembly, Large C C C
Community Garden P P P
Cultural Institution C C C
Day Care Center P P P See Chapter 20.350, Day Care Centers
Elderly and Long-Term Care C C C
Government Offices ― ― C
Park and Recreation Facilities, Public P P P
Public Safety Facilities C C C
Schools, Public or Private C C C
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Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts
Use Classification DRL DRM DRH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Social Service Facilities ― ― M
Commercial Uses
Commercial Entertainment and Recreation
Indoor Sports and Recreation ― ― C
Lodging
Bed and Breakfast M M M See Chapter 20.350, Bed and Breakfast
Lodging
Short-Term Vacation Rental P P P See Chapter 20.350, Short Term Vacation
Rentals
Offices
Business and Professional ― ― C
Medical and Dental ― ― C
Walk-In Clientele ― ― C
Personal Services
General Personal Services ― ― C
Instructional Services ― ― C
Tattoo or Body Modification Parlor ― ― C See Chapter 20.350, Tattoo or Body
Modification Parlor
Transportation and Utilities Uses
Communication Facilities
Antenna and Transmission Towers See chapters 20.370, Antennas and Wireless Communications
Facilities and 20.375, Small Cell Wireless Communications Facilities
Utilities, Major C C C
Utilities, Minor P P P
Accessory Uses - See Section 20.350.004 for Additional Regulations
Accessory Dwelling Unit See Section 20.350.002, Accessory Dwelling Units
Family Day Care Home
Small P P P See Chapter 20.350, Family Day Care Homes Large P P P
Home Occupations P P P See Chapter 20.350, Home Occupation
Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses
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Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts
Use Classification DRL DRM DRH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Notes:
1. Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other
domestic violence shelter.
20.080.003 Development Standards
Table 20.080.003: Development Standards – Downtown Residential Zoning Districts,
establishes the development standards for the Downtown residential zoning districts. The
numbers in the figure below are keyed to corresponding regulations in the table that follows.
Letters in parentheses after the standards in the table refer to lettered provisions following
the table.
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Table 20.080.003: Development Standards – Downtown Residential Zoning Districts
Standard DRL DRM DRH Key
Minimum Density
15 du/ac or existing
density, whichever
is greater
25 du/ac or existing
density, whichever
is greater
40 du/ac or existing
density, whichever
is greater
Maximum Density 22 du/ac (A) 37.5 du/ac (A) 50 du/ac (A)
Lot Size
Min. Lot Area 2,750 sf (B) 2,500 sf (B) 2,250 sf (B)
Min. Lot Area, Corner 3,250 sf (B) 3,000 sf (B) 2,750 sf (B)
Min. Lot Width 40 ft 36 ft 36 ft ❶
Min. Lot Width, Corner 50 ft 50 ft 50 ft ❷
Min. Lot Depth 60 ft 60 ft 60 ft ❸
Max. Floor Area Ratio (FAR)
0.70 or 2,000 sf,
whichever is greater
(B)
1.25 ―
Max. Lot Coverage 80% 90% 90% ❹
Building Height
Max. Main Building (ft/stories) 28 ft/2 stories (C) 35 ft/3 stories (C)(D) 50 ft/4 stories (C) (D)
Max. Accessory Building 12 ft if a floor slab is used; 15 ft is floor joist construction is used
Setbacks
Front Setback, Street-Facing
Min. 15 ft; Min. 40 ft
for above-ground
parking (B) (F)
Min. 15 ft; Min. 40 ft
for above-ground
parking (B) (F)
Min. 15 ft; Min. 40 ft
for above-ground
parking (B) (F)
❻
Front Setback, Lane-Facing Min. 5 ft; Max. 20 ft Min. 5 ft; Max. 20 ft Min. 5 ft; Max. 20 ft ❼
Min. Interior Side Setback
5 ft; 10 ft for a
minimum 50% of
side façade for all
upper stories (G)
5 ft; 10 ft for a
minimum 50% of
side façade for all
upper stories (G)
5 ft; 10 ft for a
minimum 50% of
side façade for all
upper stories (E) (G)
❽
Min. Street Side Setback 10 ft 10 ft 10 ft ❾
Min. Rear Setback 20 ft (B) (H) 20 ft (B) (E) (H)
10 ft for the first
two stories; 15 ft
thereafter (B) (E) (H)
❿
Accessory Structures See Section 20.300.002 (“Accessory Buildings and Structures’)
Landscaping and Open Space
Min. Usable Open Space (may
be private, common, or both) 100 sf/unit 100 sf/unit 100 sf/unit
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Table 20.080.003: Development Standards – Downtown Residential Zoning Districts
Standard DRL DRM DRH Key
Min. Dimension for Common
Open Space 20 ft 20 ft 20 ft ⓫
Min. Dimension for Private
Open Space
8 ft. when located on the ground level; 6 ft. when located above
the ground level
Min. Landscaping 20% 10% 10%
A. Density Bonuses. See Chapter 20.390 (“Bonus Residential Density”) for additional
density based on the California State Density Bonus program.
B. Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum
lot size and front and rear setbacks may be modified by the standards of Section
20.310 (“General Site and Building Design”).
C. Heights.
1. Increased Height. Allowable height may be increased to a maximum of 35 feet
with the approval of a Minor Use Permit subject to the following findings:
a. The height of the proposed structure does not exceed the average
height of structures on adjoining lots;
b. The proposed structure will not substantially interfere with solar
access or privacy available to residences to the side, rear, or directly
across the street;
c. The design includes architectural details, articulation, and other
features to minimize the visual impact of the additional bulk created
by the increased height; and
d. The height, bulk, and mass of the proposed structure is comparable
to that of the surrounding neighborhood.
2. Maximum Height. See Chapter 20.300.003 ("Airport Land Use Compatibility
Plan Consistency”) for airspace protection evaluation requirements based on
the San Francisco International Airport Land Use Compatibility Plan.
D. Limitations on Third-Story Structures in the DRM. Third stories in the DRM district
are subject to the following standards:
1. Any third story must be either set back a minimum of 10 feet from all interior
lot lines or located inside a pitched roof with a slope of at least 1:3.
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Figure 20.080.003.D-1: Limitations on Third Stories
2. Dormers are permitted on third stories, provided that they do not exceed 15
feet in width and do not occupy more than 20 percent of the total roof area.
Figure 20.080.003.D-2: Dormers on Third Stories
E. Transitional Standards.
1. Where a development abuts a district with a lower maximum height,
transitional height standards apply. See Subsection 20.310.004.B.4.a.
2. The building setback from the abutting district boundary shall be 10 feet for
interior side yards and 15 feet for rear yards.
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Figure 20.080.003.E-2: Building Setback in the DRH District When
Abutting a District with a Lower Maximum Height
3. A landscaped planting area, a minimum of five feet in width, shall be provided
in DRH district along the abutting district boundaries. Trees shall be planted in
this area at a minimum interval of 15 feet.
Figure 20.080.003.E-3: Landscaped Planting Area in the DRH District
When Abutting a District with a Lower Maximum Height
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F. Exceptions for Parking Setback. Exceptions to the front setback for above-ground
parking may be granted with the approval of a Conditional Use Permit when the
following findings can be made:
1. The design incorporates habitable space built close to the public sidewalk to
the maximum extent feasible; and any parking within 40 feet of the street facing
property line is well screened with a wall, hedge, trellis and landscaping.
2. The site is small and constrained such that underground parking or surface
parking located more than 40 feet from the street frontage is not feasible.
G. Side and Rear Yard Setbacks for Residential Uses. In all cases, the minimum side
and rear yard setbacks for residential uses are as follows:
1. Ten feet for any wall surfaces containing bedroom windows, including the
portion of the wall surface extending three feet on either side of window; and
2. Fifteen feet for any wall surfaces containing living room or other primary room
windows, including the portion of the wall surface extending three feet on
either side of window.
Figure 20.080.003.G: Reduced Side and Rear Yards for Residential Uses
H. Reduced Side Setbacks.
1. When the existing side yard setback is less than five feet, 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 no closer than
three feet to the side property line.
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.
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Figure 20.080.003.H-1: Reduced Side Setbacks
I. Reduced Rear Setbacks.
1. When the existing rear yard setback is less than 20 feet, setbacks may be
extended on the ground level only and by no more than 50 percent of the
existing wall length. In all instances, rear yard setbacks shall be no closer than
15 feet to the rear property line.
Figure 20.080.003.I-1: Reduced Rear Setbacks
2. 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.
3. Existing structures may have a minimum four-foot rear setback from a new
property line after lot subdivision.
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Figure 20.080.003.I-2: Reduced Rear Setback from a New Property Line
After Lot Subdivision
20.080.004 Supplemental Standards
A. Site and Building Design Standards. All development is subject to the standards of
Chapter 20.310 (“Site and Building Design Standards”) as appropriate.
B. Building Security. In addition to the requirements of Chapter 15.48 (“Minimum
Security Standards”) of the South San Francisco Municipal Code, the following security
requirements apply.
1. Security doors shall not encroach into the public right-of-way in either an
opened or closed position.
2. Lighting shall be provided at all entryways to the building and in any alcoves or
other features of the building to improve visual surveillance of the building and
its public areas.
3. Security grills are subject to Design Review and shall not diminish from the
overall building aesthetic. Grills shall be painted to match the trim colors of the
building. Heavy steel and accordion fold grilles are prohibited.
4. Grilles, security doors, and other security devices designed for nighttime
security may not be visible to the public during business hours or when they
are in an open position.
5. Display window lighting must be provided in storefronts or under the awnings.
C. Building Transparency and Openings.
1. Non-residential facades within 20 feet of a front or street side property line
shall include windows, doors, or other openings for at least 60 percent of the
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building wall area located between 2.5 and seven feet above the level of the
sidewalk.
2. No wall may run in a continuous plane for more than 20 feet without an
opening.
Figure 20.080.003.C: Building Transparency and Openings
3. Openings fulfilling this requirement shall have transparent glazing and provide
views into work areas, sales areas, lobbies, or similar active spaces, or into
window displays that are at least three feet deep.
4. Openings fulfilling this requirement shall not provide views into parking or
vehicle circulation areas.
5. This requirement may be reduced through a Conditional Use Permit if the
Planning Commission finds:
a. The proposed use has unique operational characteristics with which
the provision of the required windows and openings is incompatible,
such as in the case of a cinema, theater, or historic building; and
b. Street-facing building walls will exhibit architectural relief and detail,
murals, or will be screened with attractive landscaping, in such a way
as to create visual interest at the pedestrian level.
D. Parking Lot Access. Parking lot access shall be provided from a side street or alley
wherever possible.
E. Landscaped Setback of Parking. Parking areas must be separated from on-site
buildings by a minimum distance of six feet, which may be occupied by landscaping
or required walkways.
F. Public Open Space. New buildings on lots greater than 15,000 square feet shall
include a plaza, widened sidewalk, or outdoor dining area which provides public
seating, and is accessible from the public sidewalk.
1. Minimum Size. 600 square feet.
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2. Minimum Dimensions. 15 feet.
3. Parking Lot Buffering. The required public area shall be separated from any
parking area with a landscaped buffer are a minimum 10 feet in width and
screened with a decorative wall or berm 2.5 to 3.5 feet high.
G. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service
areas must be located at the rear or interior side of buildings and be screened so as
not to be visible from public streets.
Chapter 20.090 Downtown / Caltrain Station Area Zoning
Districts
20.090.001 Purpose and Applicability
The purpose of the Downtown Station Area Districts is to:
A. Support the revitalization of Downtown South San Francisco and the area around the
South San Francisco Caltrain Station to a vibrant and successful community resource
and a source of local pride.
B. Promote new residential, mixed-use and employment uses so as to add a “critical
mass” of business patrons and residents in close proximity to the Downtown, while
maintaining a consistent scale and character.
C. Offer the opportunity for locating high intensity residential and employment uses in
immediate proximity to the Caltrain Station.
D. Focus new improvements on Grand Avenue to return this historic corridor to once
again being the focus of the community.
E. Encourage retention of existing and local businesses to the Downtown and protect
existing historic building fabric.
F. Support pedestrian and bicycle throughout the Downtown, to transit, and to nearby
employment and mixed-use areas.
G. Provide a framework for community benefits that address the needs of existing and
future Downtown residents.
20.090.002 Use Regulations
Table 20.090.002, Use Regulations – Downtown/ Caltrain Station Area Zoning Districts,
lists the uses permitted in the Downtown/ Caltrain Station Area zoning districts and the level
of review required. In cases where a specific land use or activity is not defined, the Chief
Planner shall assign the land use of activity to a classification that is substantially similar in
character. Use classifications and subclassifications that are not included in this table or not
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found to be substantially similar to the uses below are otherwise prohibited. The table also
notes all regulations that apply to various uses.
Table 20.090.002: Use Regulations – Downtown Station Area Zoning Districts
Use Classification DRC LNC GAC DTC ETC Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses
Multiple-Unit Dwelling
Multiple-Unit P1 P1 P1 P P
Senior Citizen Residential P P1 ― P P
Domestic Violence Shelter P2 P ― ― ― See Chapter 20.350.
Domestic Violence Shelter
Group Residential M ― ― ― ― See Chapter 20.350, Group
Residential
Live-Work Unit M C C C C See Chapter 20.350, Live-
Work Units
Residential Care Facility
General C ― ― C C
Limited C ― ― C C Subject to State licensing
requirements
Senior M C1 ― M M Subject to State licensing
requirements
Public and Semi-Public Uses
College and Trade School, Public or
Private M M1 C C P
Community Assembly
Community Assembly, Small P P1 ― ― C See Chapter 20.350,
Community Assembly, Small
and Large Community Assembly, Large ― C1 ― ― C
Community Garden P M M M ―
Cultural Institution C C C C P
Day Care Center P ― ― P P See Chapter 20.350, Day
Care Centers
Government Offices P P P P P
Hospitals and Clinics
Clinics ― M C3 M M
Park and Recreation Facilities,
Public P P P P P
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Table 20.090.002: Use Regulations – Downtown Station Area Zoning Districts
Use Classification DRC LNC GAC DTC ETC Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Public Safety Facilities P P P P P
Schools, Public or Private C C ― M M
Social Service Facilities ― P4 ― P4 M See Chapter 20.350, Social
Service Facilities
Commercial Uses
Animal Care, Sales, and Services
Pet Store P P P P M See Chapter 20.350, Animal
Care, Sales, and Services
Veterinary Services C C C C M See Chapter 20.350, Animal
Care, Sales, and Services
Artist’s Studio M P P P M
Banks and Financial Institutions
Banks and Credit Unions ― P P P P
Pawnbrokers ― ― ― C ― See Chapter 20.350,
Pawnbrokers
Business Services ― P P1 P P
Commercial Entertainment and Recreation
Indoor Entertainment ― C C C C
Indoor Sports and Recreation C C C C C
Eating and Drinking Establishments
Bar/Night Club/Lounge ― C C C ―
Coffee Shop/Cafe P P P P P See Chapter 20.350,
Outdoor Seating
Restaurant, Full Service P P P P P See Chapter 20.350,
Outdoor Seating
Restaurant, Limited Service P P P P P See Chapter 20.350,
Outdoor Seating
Food and Beverages Retail Sales
Convenience Market P P P P P
Grocery Store C P P P C See Chapter 20.350,
Convenience Markets
Supermarket ― C ― P C
Funeral Parlor and Mortuary C C C C ―
Lodging
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Table 20.090.002: Use Regulations – Downtown Station Area Zoning Districts
Use Classification DRC LNC GAC DTC ETC Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Bed and Breakfast M M M M ― See Chapter 20.350, Bed
and Breakfast Lodging
Hotel and Motel ― ― C C P See Chapter 20.350, Hotels
and Motels
Short-Term Vacation Rental P5 P5 P5 P5 ― See Chapter 20.350, Short-
Term Vacation Rentals
Maintenance and Repair Services ― M M M P
Maker’s Space ― M M M M
Massage Business ― M M M M See Chapter 20.350,
Massage Business
Offices
Business and Professional M P1 P1 P P
Medical and Dental M P1 P1 P P
Walk-In Clientele M P P1 P P
Parking Services
Public Parking P P ― P ―
Personal Services
General Personal Services P P P P P
Instructional Services P P P P P
Tattoo or Body Modification Parlor P P P P P See Chapter 20.350, Tattoo
or Body Modification Parlor
Retail Sales
General Sales P P P P P
Outdoor Market ― C C C C
Second Hand Store P P C C ―
Industrial/R&D Uses
Clean Technology ― M M M P
Handicraft/Custom Manufacturing ― M M M P
Research and Development ― ― ― ― P
Transportation and Utilities Uses
Utilities, Major ― ― ― ― ―
Utilities, Minor P P P P P
Communication Facilities
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Table 20.090.002: Use Regulations – Downtown Station Area Zoning Districts
Use Classification DRC LNC GAC DTC ETC Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Antenna and Transmission Towers See Chapter 20.370, Antennas and Wireless Communications Facilities
and Chapter 20.375, Small Cell Wireless Communications Facilities
Accessory Uses – See Section 20.350.004 for Additional Regulations
Accessory Dwelling Unit See Section 20.350.002, Accessory Dwelling Units
Family Day Care Home
Small P P P P See Chapter 20.350, Family
Day Care Homes Large P CUP CUP CUP
Home Occupations P P P P See Chapter 20.350, Home
Occupations
Mobile Vendor Services P P P P P See Chapter 20.350, Mobile
Vendor Services
Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses
Notes:
1. Ground floor uses are limited to spaces that support on-site residential units such as lobbies, gymnasiums,
community meeting space, and other on-site residential amenities.
2. Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other
domestic violence shelter.
3. 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.
4. Must be located at least 1,000 feet from any other social service facility.
5. Limited to single-family units.
20.090.003 Development Standards
Table 20.090.003, Development Standards–Downtown Station Area Zoning Districts,
establishes the development standards for the Downtown Station Area zoning districts. The
numbers in the figure below are keyed to corresponding regulations in the table that follows.
Letters in parentheses after the table refer to lettered provisions following the table.
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 31
Table 20.090.003: Development Standards – Downtown Station Area Zoning Districts
Standard DRC LNC GAC DTC ETC Key
Minimum Density
80 du/ac or
existing
density,
whichever is
greater
40 du/ac or
existing
density,
whichever is
greater
60 du/ac or
existing
density,
whichever is
greater
100 du/ac or
existing
density,
whichever is
greater
120 du/ac or
existing
density,
whichever is
greater (A)
Maximum Density 125 du/ac (B) 80 du/ac (B) 100 du/ac (B) 180 du/ac (B) 200 du/ac (B)
Lot Size
Min. Lot Area 5,000 sf 5,000 sf 5,000 sf 5,000 sf 10,000 sf
Min. Lot Width 50 ft 50 ft 50 ft 50 ft 50 ft ❶
Min. Lot Depth 80 ft ― ― ― ― ❷
Max. Floor Area
Ratio (FAR) 0.5 (A) 3.0 (A) 4.0(A) 8.0(A)
1.0; 8.0 with
community
benefits (C)
Max. Lot Coverage 90% 90% 100% 100% 85% ❸
Division II: Conventional District Regulations
Division II, Page 32 | South San Francisco Zoning Code | Hearing Draft
Table 20.090.003: Development Standards – Downtown Station Area Zoning Districts
Standard DRC LNC GAC DTC ETC Key
Building Height
Max. Main
Building (ft) 65 ft (D) 50 ft (D) 65 ft (D) 85 ft (D) N/A (D) ❹
Min. Ground
Floor Height for
Nonresidential
Uses
15 ft; 12 ft
min.
clearance (D)
15 ft; 12 ft
min.
clearance (D)
15 ft; 12 ft
min.
clearance (D)
15 ft; 12 ft
min.
clearance (D)
15 ft; 12 ft
min.
clearance (D)
❺
Max. Finished
Floor Height
(Residential)
5 ft (D) 5 ft (D) ― 5 ft (D) 5 ft (D) ❻
Setbacks
Street Frontages
At the
property line
or 10 ft from
curb,
whichever is
greater (E) (G)
At property
line or 9 ft
from curb,
whichever is
greater;
within the
Pedestrian
Priority Zone,
at property
line or 15 ft
from curb,
whichever is
greater (E) (F)
(G)
No setbacks
allowed (E)
(G)
At property
line or 10 ft
from curb
(whichever is
greater) (D)
(E) (G)
At property
line or 10 ft
from curb
(whichever is
greater) (D)
(E) (G)
❼
Min. Interior Side
Setback
0 ft; 10 ft
when
abutting
residential
district (E)
0 ft (E) 0 ft (E)
0 ft; 10 ft
when
abutting
residential
district (E)
0 ft (E) ❽
Min. Rear Setback 20 ft (E)
0 ft; 10 ft
when
abutting an R
district (E)
0 ft (E)
0 ft; 10 ft
when
abutting
residential
district (E)
0 ft (E) ❾
Landscaping and Open Space
Min. Usable Open
Space (may be
private, common,
or both)
100 sf/unit 100 sf/unit 100 sf/unit 100 sf/unit 100 sf/unit
Min. Dimension
for Common
Open Space
20 ft 20 ft 20 ft 20 ft 20 ft ❿
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 33
Table 20.090.003: Development Standards – Downtown Station Area Zoning Districts
Standard DRC LNC GAC DTC ETC Key
Min. Dimension
for Private Open
Space
10 ft 10 ft 10 ft 10 ft 10 ft
Min. Landscaping ― 10% ― ― ―
A. Non-Residential FAR. Minimum residential density must be achieved before non-
residential uses are permitted. Residential uses in the ETC District are not required in
order to permit non-residential uses, but if residential uses are proposed the
minimum residential density must be achieved.
B. Density Bonuses. See Chapter 20.390 (“Bonus Residential Density”) for additional
density based on the California State Density Bonus program.
C. Additional FAR. See Chapter 20.395 (“Community Benefits Program”) for additional
FAR based on the Community Benefits Program.
D. Heights.
1. Ground Floor Height. The minimum ground floor height for buildings with
nonresidential uses at the ground level is 15 feet, with a minimum 12-foot
clearance from floor to ceiling. For residential buildings, a ground floor garage
may be exempt from this requirement, subject to evaluation by the decision-
making authority in the review process.
2. Finished Floor Height for Residential Uses. The maximum finished floor height
for ground floor residential uses is five feet above grade.
3. Airspace Protection Evaluation. See Chapter 20.300.003 (“Airport Land Use
Compatibility Plan Consistency”) for airspace protection evaluation
requirements based on the San Francisco International Airport Land Use
Compatibility Plan.
4. Maximum Height in ETC District. See Chapter 20.300.003 (“Airport Land Use
Compatibility Plan Consistency”) for airspace protection evaluation
requirements based on the San Francisco International Airport Land Use
Compatibility Plan.
E. Setbacks.
1. Transitional Standards. Where a development district abuts a district with a
lower maximum height, transitional height standards apply. See Subsection
20.310.004.B.4.a.
2. Street Frontages. Buildings shall be constructed at the required setback for at
least 65 percent of linear street frontage.
Division II: Conventional District Regulations
Division II, Page 34 | South San Francisco Zoning Code | Hearing Draft
Figure 20.090.003.E: Setbacks along Street Frontages
F. Pedestrian Priority Zone. The Pedestrian Priority Zone is established in Figure
20.280.005.I: Pedestrian Priority Zone.
Figure 20.090.003.F: Pedestrian Priority Zone
G. Corner Build Area. Buildings must be located in accordance with the minimum
setbacks within 30 feet of every corner. Public plazas may be at the street corner
provided buildings are built to the edge of the public plaza.
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 35
Figure 20.090.003.G: Corner Build Area
20.090.004 Supplemental Standards
A. Site and Building Design Standards. All development is subject to the standards of
Chapter 20.310 (“Site and Building Design Standards”) as appropriate.
B. Design in the Downtown Station Area Specific Plan. For purposes of Design Review
of development within the Downtown Station Area Specific Plan area, see the
Downtown Station Area Specific Plan for additional standards related to building and
site design.
C. Required Active Frontage.
1. Required Active Frontages in the GAC Zoning District. A minimum of 75 percent
of the frontage of all sites along Grand Avenue shall be devoted to active uses.
2. Linden Avenue in the LNC Zoning District. A minimum of 65 percent of the
frontage of a site along Linden Avenue in this area shall be devoted to active
uses.
3. Exceptions. The Chief Planner may approve a reduction in these standards (not
to exceed 25 percent of the standard) to allow for fire access, driveways, and
for efficient site layout and site configuration. Exceptions greater than 25
percent are subject to Planning Commission approval.
D. Building Transparency and Openings. Non-residential facades within 20 feet of a
front or street side property line shall include windows, doors, or other openings for
at least 60 percent of the building wall area located between 2.5 and seven feet above
the level of the sidewalk.
1. No wall may run in a continuous plane for more than 20 feet without an
opening.
Division II: Conventional District Regulations
Division II, Page 36 | South San Francisco Zoning Code | Hearing Draft
Figure 20.090.003.D: Building Transparency and Openings
2. Openings fulfilling this requirement shall have transparent glazing and provide
views into work areas, sales areas, lobbies, or similar active spaces, or into
window displays that are at least 18 inches deep.
3. Openings fulfilling this requirement shall not provide views into parking or
vehicle circulation areas.
4. This requirement may be reduced through a Conditional Use Permit if the
Planning Commission finds:
a. The proposed use has unique operational characteristics with which
the provision of the required windows and openings is incompatible,
such as in the case of a cinema, theater, or historic building; and
b. Street-facing building walls will exhibit architectural relief and detail or
murals, or will be screened with attractive landscaping, in such a way
as to create visual interest at the pedestrian level.
E. Building Security. In addition to the requirements of Chapter 15.48 (“Minimum
Security Standards”) of the South San Francisco Municipal Code, the following security
requirements apply.
1. Security doors shall not encroach into the public right-of-way in either an
opened or closed position.
2. Lighting shall be provided at all entryways to the building and in any alcoves or
other features of the building to improve visual surveillance of the building and
its public areas.
3. Security grills are subject to Design Review and shall not diminish from the
overall building aesthetic. Grills shall be painted to match the trim colors of the
building. Heavy steel and accordion fold grilles are prohibited.
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 37
4. Grilles, security doors, and other security devices designed for nighttime
security may not be visible to the public during business hours or when they
are in an open position.
5. Display window lighting must be provided in storefronts or under the awnings.
F. Limitations on Location of Parking.
1. Curb Cut Limitations. No curb cuts shall be allowed along Grand Avenue unless
no other access is feasible.
2. Surface Parking Lots.
a. Surface parking areas shall be located away from street edges and
behind buildings.
b. Surface parking areas shall be screened with landscaping or other
screening to remain obscured from view from the right-of-way.
c. A minimum five-foot landscaped area is required along the perimeter
of parking lots.
Chapter 20.100 Non-Residential Districts
20.100.001 Purpose and Applicability
The purpose of the non-residential districts is to:
A. Designate adequate land for business and professional offices, commercial and retail
uses, visitor-service establishments, and regional-serving retail services consistent
with the General Plan to maintain and strengthen the City’s economic resources;
B. Provide a range of employment opportunities to meet the needs of current and future
residents and take advantage of the City’s location relative to regional roadway and
transit systems;
C. Continue to diversify South San Francisco’s economic base by providing sites for
technology-based businesses, research and development, and professional and
medical offices;
D. Provide areas for a wide range of manufacturing, industrial, general service,
warehousing, storage and distribution, and service commercial uses and to protect
areas where such uses now exist;
E. Encourage projects that incorporate environmentally sensitive features and
amenities to benefit the public as well as meet the needs of project occupants;
F. Assure high-quality design and site planning of offices and industrial areas that
contribute to the character of the City as a whole; and
Division II: Conventional District Regulations
Division II, Page 38 | South San Francisco Zoning Code | Hearing Draft
G. Provide appropriate buffers between industrial and residential uses to preserve the
feasibility of industrial operations as well as residential quality.
20.100.002 Use Regulations
Table 20.100.002, Use Regulations – Non-Residential Zoning Districts lists the uses
permitted in the non-residential zoning districts and the level of review required. In cases
where a specific land use or activity is not defined, the Chief Planner shall assign the land
use of activity to a classification that is substantially similar in character. Use classifications
and subclassifications that are not included in this table or not found to be substantially
similar to the uses below are otherwise prohibited. The table also notes all regulations that
apply to various uses.
Table 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification CC BPO BTP-M
& GMP
BTP-H
& OPSP
MIM MIH Additional
Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses
Caretaker Unit ― ― ― ― C1 C1
Public and Semi-Public Uses
College and Trade School, Public
or Private M P P P M M
Community Assembly
Community Assembly, Small P P C C ― ― See Chapter 20.300,
Airport Land Use
Plan Consistency and
Chapter 20.350,
Community
Assembly, Small and
Large
Community Assembly, Large C ― C C ― ―
Community Garden P P ― ― ― ―
Cultural Institution C P P P C C
Day Care Center P ― P P M M
See Chapter 20.300,
Airport Land Use
Plan Consistency and
Chapter 20.350, Day
Care Centers
Government Offices M P P P P P
Hospitals and Clinics
Hospitals C M2 M2 ― ―
See Chapter 20.300,
Airport Land Use
Plan Consistency
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 39
Table 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification CC BPO BTP-M
& GMP
BTP-H
& OPSP
MIM MIH Additional
Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Clinics C M2 M2 ― ―
Park and Recreation Facilities,
Public P P P P M M
Public Safety Facilities P P P P P P
Schools, Public or Private C M M ― ―
See Chapter 20.300,
Airport Land Use
Plan Consistency
Social Service Facilities P ― ― P P
See Chapter 20.350,
Social Service
Facilities
Commercial Uses
Adult Oriented Business ― ― ― C3 C3
See Chapter 20.350,
Adult Oriented
Business
Animal Care, Sales, and Services
Kennel ― M ― ― M M
Pet Day Care ― M ― ― P P
Pet Store P ― ― ― ― ―
See Chapter 20.350,
Animal Care, Sales,
and Services
Veterinary Services P M M M P P
See Chapter 20.350,
Animal Care, Sales,
and Services
Artist’s Studios P ― P P P P
Automobile/Vehicle Sales and Services
Automobile/Vehicle Rental C ― C C M M
See Chapter 20.350,
Automobile Rental
Facilities in Hotels
Automobile/Vehicle Sales and
Leasing M ― C C C C
See Chapter 20.350,
Automobile/Vehicle
Sales and Leasing
Automobile/Vehicle Service and
Repair, Major C ― ― ― P4 P4 See Chapter 20.350,
Automobile/Vehicle
Service and Repair,
Major and Minor Automobile/ Vehicle Service and
Repair, Minor M ― ― ― P4 P4
Division II: Conventional District Regulations
Division II, Page 40 | South San Francisco Zoning Code | Hearing Draft
Table 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification CC BPO BTP-M
& GMP
BTP-H
& OPSP
MIM MIH Additional
Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Automobile/ Vehicle Washing M ― ― ― P4 P4
See Chapter 20.350,
Automobile/Vehicle
Washing and Service
Stations
Rental Car Storage ― ― ― ― C3 C3
Service Station C ― C C C C
See Chapter 20.350,
Automobile/Vehicle
Washing and Service
Stations
Towing and Impound ― ― ― ― C C
Banks and Financial Institutions
Banks and Credit Unions P ― P P P P
Alternative Loan Business C ― ― ― ― ―
See Chapter 20.350,
Alternative Loan
Business and Other
Financial Services
Pawnbroker C ― ― ― C C
Building Materials Sales and
Services C ― ― ― P P
Business Services P P P P P P
Commercial Cannabis Business
Cannabis Delivery-Only
Operations ― ― C ― C C
See Chapter 20.410,
Regulations on
Cannabis Activities
Cannabis Distribution ― ― ― ― C C
See Chapter 20.410,
Regulations on
Cannabis Activities
Cannabis Indoor Cultivation ― ― C C C C
See Chapter 20.410,
Regulations on
Cannabis Activities
Cannabis Manufacturing ― ― ― ― C C
See Chapter 20.410,
Regulations on
Cannabis Activities
Cannabis Testing ― ― C C C C
See Chapter 20.410,
Regulations on
Cannabis Activities
Commercial Entertainment and Recreation
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 41
Table 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification CC BPO BTP-M
& GMP
BTP-H
& OPSP
MIM MIH Additional
Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Indoor Entertainment C C C C C5 C5
See Chapter 20.300,
Airport Land Use
Plan Consistency
Indoor Sports and Recreation C C C C C5 C5
Outdoor Entertainment C C C C C C
Outdoor Sports and Recreation C C P C C C
Crop Production, Limited ― ― ― ― C C
Eating and Drinking Establishments
Bar/Night Club/ Lounge C ― ― ― ― ―
Coffee Shop/Cafe P P P P P P See Chapter 20.350,
Outdoor Seating
Hookah bar/Smoking Lounge ― ― ― ― C C
Restaurant, Full Service P P P P P P See Chapter 20.350,
Outdoor Seating
Restaurant, Limited Service P P P P P P See Chapter 20.350,
Outdoor Seating
Food and Beverages Retail Sales
Convenience Market P P P P P
Grocery Store P ― C1 C1 C1 See Chapter 20.350,
Convenience Markets
Supermarket P ― ― ― ―
Funeral Parlor and Mortuary C ― ― ― ― ―
Lodging
Bed and Breakfast M ― ― ― ― ―
See Chapter 20.300,
Airport Land Use
Plan Consistency and
Chapter 20.350, Bed
and Breakfast
Lodging
Hotel and Motel M C P P ― ―
See Chapter 20.300,
Airport Land Use
Plan Consistency and
Chapter 20.350,
Hotels and Motels
Maintenance and Repair Services P P P P P
Maker’s Space P6 P6 ― ― P P
Division II: Conventional District Regulations
Division II, Page 42 | South San Francisco Zoning Code | Hearing Draft
Table 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification CC BPO BTP-M
& GMP
BTP-H
& OPSP
MIM MIH Additional
Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Massage Business M ― ― M M See Chapter 20.350,
Massage Business
Nursery and Garden Centers M C C P P
Offices
Business and Professional P P P P P P
Medical and Dental P P P P P P
Walk-In Clientele P P P P ― ―
Parking Services
Commercial Parking ― ― ― ― C C
Public Parking P P P P P P
Personal Services
General Personal Services P P P P P P
Instructional Services P P P P ― ―
Tattoo or Body Modification
Parlor P P P P P
See Chapter 20.350,
Tattoo or Body
Modification Parlor
Retail Sales
General Sales P P P P P P
Large Format Retail C ― ― ― C C See Chapter 20.350,
Large Format Retail
Off-Price Merchandise C ― ― ― ― ―
Outdoor Market C ― ― ― C C
Second Hand Store C ― ― ― ― ―
Shopping Center
Community Shopping Center M ― ― ― ― ―
Neighborhood Shopping Center P ― ― ― ― ―
Regional Shopping Center M ― ― ― ― ―
Industrial/R&D Uses
Clean Technology ― P P P P P
Contractor Shop M ― ― ― P P
Construction and Material Yard ― ― ― ― P P
Food Preparation ― P7 P7 P7 P7
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 43
Table 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification CC BPO BTP-M
& GMP
BTP-H
& OPSP
MIM MIH Additional
Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Handicraft/Custom Manufacturing ― P P P P P
Industry, General ― ― ― ― P P
Industry, Limited ― P8 P8 P P
Recycling Facilities
Collection Facility M M M M M See Chapter 20.350,
Recycling Facilities
Intermediate Processing ― ― ― ― M M
Research and Development,
General ― P P P C9 C9
See Chapter 20.300,
Airport Land Use
Plan Consistency
Used Farm and Construction
Equipment Sales ― ― ― ― P P
Warehousing, Storage, and Distribution
Chemical, Mineral, and Explosives
Storage ― ― ― ― C C
See Chapter 20.300,
Airport Land Use
Plan Consistency
Freight/Truck Terminals and
Warehouses
― ― ― ― C C
See Chapter 20.350,
Freight/Truck
Terminals and
Warehouses and
Parcel Hubs
Indoor Warehousing and Storage ― P P P P
Outdoor Storage ― ― ― ― P P See Chapter 20.350,
Outdoor Storage
Parcel Hub
― ― ― ― C C
See Chapter 20.350,
Freight/Truck
Terminals and
Warehouses and
Parcel Hubs
Personal Storage ― ― ― ― C C See Chapter 20.350,
Personal Storage
Wholesaling and Distribution ― ― ― ― P P
Transportation and Utilities Uses
Airports and Heliports ― ― ― ― C C
Communication Facilities
Division II: Conventional District Regulations
Division II, Page 44 | South San Francisco Zoning Code | Hearing Draft
Table 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification CC BPO BTP-M
& GMP
BTP-H
& OPSP
MIM MIH Additional
Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Antenna and Transmission
Towers
See Chapter 20.370, Antennas and Wireless Communications Facilities
and Chapter 20.375, Small Cell Wireless Communications Facilities
Facilities within Buildings ― ― ― ― ― ―
Fleet-Based Services ― P P C C
Transportation Passenger
Terminals ― C C C C
Utilities, Major C C C C C C
See Chapter 20.300,
Airport Land Use
Plan Consistency
Utilities, Minor P P P P P P
Waste Transfer Facility ― ― ― ― C C
Accessory Uses - See Section 20.350.004 for Additional Regulations
Accessory Dwelling Unit P10 ― ― ― ― ―
See Chapter 20.350,
Accessory Dwelling
Units
Family Day Care Home
Small P10 P ― ― ― ― See Chapter 20.350,
Family Day Care
Homes Large P10 ― ― ― ― ―
Home Occupations P10 P10 ― ― ― ― See Chapter 20.350,
Home Occupations
Mobile Vendor Services P P P P P P
See Chapter 20.350,
Mobile Vendor
Services
Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses
Notes:
1. Prohibited east of Highway 101.
2. Only in conjunction with research facility.
3. Limited to locations east of South Airport Boulevard and the Bayshore Freeway.
4. Must be located a minimum of 500 feet from any residential district.
5. Must be associated with a hotel or retail use when located within 1,000 feet of SFO.
6. Must be located a minimum of 100 feet from any residential district.
7. MUP required for on-site seating or tasting.
8. Maximum 0.5 FAR unless ancillary to an Office or Research and Development
9. Maximum 0.5 FAR.
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 45
Table 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification CC BPO BTP-M
& GMP
BTP-H
& OPSP
MIM MIH Additional
Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
10. Allowed as an accessory to an existing non-conforming residential use.
20.100.003 Development Standards
Table 20.100.003, Development Standards – Non-Residential Zoning Districts
establishes the development standards for all non-residential zoning districts except the
GMP zoning district. The numbers in the figure below are keyed to corresponding regulations
in the table that follows. Letters in parentheses after the standards in the table refer to
lettered provisions following the table. All development standards for the GMP zoning district
are found in the Genentech Master Plan.
Table 20.100.003(A): Development Standards – Non-Residential Zoning Districts
Standards CC BPO BTP-M BTP-H &
OPSP MIM MIH Key
Lot Size
Division II: Conventional District Regulations
Division II, Page 46 | South San Francisco Zoning Code | Hearing Draft
Table 20.100.003(A): Development Standards – Non-Residential Zoning Districts
Standards CC BPO BTP-M BTP-H &
OPSP MIM MIH Key
Min. Lot
Area 5,000 sf (A) 15,000 sf
(A)
10,000 sf; 1
ac. East of
Hwy. 101
(A)
10,000 sf; 1
ac. East of
Hwy. 101
(A)
10,000 sf; 1
ac. East of
Hwy. 101
(A)
10,000 sf; 1
ac. East of
Hwy. 101
(A)
Min. Lot
Width 50 ft 50 ft 50 ft 50 ft 50 ft 50 ft ❶
Max. Floor
Area Ratio
(FAR)
0.5
1.0; 2.5 w/
community
benefits (B)
0.5; 1.0 for
Clean
Technology
, Office and
Research &
Developme
nt w/
community
benefits (B)
0.5; 2.0 for
Clean
Technology
, Office and
Research &
Developme
nt w/
community
benefits (B)
0.4; 1.0 for
all
permitted
uses except
Office and
Research &
Developme
nt w/
community
benefits (B)
0.4; 2.0 for
all
permitted
uses except
Office and
Research &
Developme
nt w/
community
benefits (B)
Max. Lot
Coverage 50% 70% 60% 60% ― ― ❷
Building Height
Max. Main
Building
(ft/stories)
50 ft (C) N/A (C) N/A (C) N/A (C) 65 ft (C) 65 ft (C)
Max.
Accessory
Building
20 ft ― 20 ft 20 ft 20 ft 20 ft
Setbacks
Min. Front
Setback 10 ft (D) 10 ft (D) 20 ft (D) 20 ft(D) 20 ft (D) 20 ft (D) ❸
Min. Interior
Side Setback
0 ft, 10 ft
when
abutting an
R district
(D)
10 ft
0 ft; 10 ft
along R
district
boundary
0 ft; 10 ft
along R
district
boundary
0 ft; 10 ft
when
abutting a
non-
industrial
district
boundary
0 ft; 10 ft
when
abutting a
non-
industrial
district
boundary
❹
Min. Street
Side Setback 10 ft 10 ft 10 ft 10 ft 10 ft 10 ft ❺
Min. Rear
Setback
0 ft, 10 ft
when
abutting an
R district
(D)
10 ft
0 ft; 10 ft
along R
district
boundary
(D)
0 ft; 10 ft
along R
district
boundary
(D)
0 ft; 10 ft
when
abutting a
non-
industrial
0 ft; 10 ft
when
abutting a
non-
industrial
❻
Division II: Conventional District Regulations
Hearing Draft | South San Francisco Zoning Code | Division II, Page 47
A. Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum
lot size and front and rear setbacks may be modified by the standards of Section
20.310 (“General Site and Building Design”).
B. Additional FAR. See Chapter 20.395 (“Community Benefits Program”) for additional
FAR based on the Community Benefits Program.
C. Heights.
1. Airspace Protection Evaluation. See Chapter 20.300.003 (“Airport Land Use
Compatibility Plan Consistency”) for airspace protection evaluation
requirements based on the San Francisco International Airport Land Use
Compatibility Plan.
2. Maximum Height. Building heights east of Highway 101 and within the Business
Professional Office and Business & Technology Park zoning districts see
Chapter 20.300.003 (“Airport Land Use Compatibility Plan Consistency”) for
height allowances and for airspace protection evaluation requirements based
on the San Francisco International Airport Land Use Compatibility Plan.
D. Upper-Story Step-back Adjacent to a Residential District. To protect privacy and
minimize sunlight blockage, structures shall not intercept a 45-degree daylight plane
inclined inward from existing grade at the residential district boundary line.
Figure 20.100.003.D: Upper-Story Step-back Adjacent to a Residential District
Table 20.100.003(A): Development Standards – Non-Residential Zoning Districts
Standards CC BPO BTP-M BTP-H &
OPSP MIM MIH Key
district
boundary
(D)
district
boundary
(D)
Min. from
Shoreline
40 ft from
high water
mark (E)
40 ft from
high water
mark (E)
40 ft from
high water
mark (E)
40 ft from
high water
mark (E)
40 ft from
high water
mark (E)
Landscaping and Open Space
Min.
Landscaping 10% 15% 15%
15%; 25%
within
BWCSP
area
― ―
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E. Impervious Area. No net new impervious area is permitted within 250 feet of the
San Francisco Bay shoreline.
20.100.004 Supplemental Standards
A. Applicability. The supplemental standards in this section apply to all non-residential
zoning districts except the GMP zoning district. All development and design standards
for the GMP zoning district are found in the Genentech Master Plan.
B. Site and Building Design Standards. All development is subject to the standards of
Chapter 20.310.002 (“General Site and Building Design”) as appropriate.
C. Required Public Improvements. Any new buildings or structural alterations or
additions to buildings involving more than 25 percent of the gross floor area shall
provide public improvements between the building and the curb in accordance with
the standards of the Public Works Department.
D. Primary Building Entrance Orientation. The primary entrance(s) of a building shall
face or be oriented to within 45 degrees of a line drawn parallel to the street frontage.
This entrance(s) must allow pedestrians to both enter and exit the building and must
remain unlocked during business hours. Where a site is located on two public streets,
a primary entrance shall be oriented toward the street with the highest classification
in the General Plan. If a site fronts two public streets of equal classification, the
applicant may choose which frontage on which to meet the requirement. For
purposes of this section, Highway 101 shall not be considered a public street.
1. Exception through Design Review. The entrance orientation requirement may
be modified or waived through the design review process where the location
or shape of the site warrant a variation and it is found that street-facing building
walls will exhibit architectural relief and detail in such a way as to create visual
interest at the pedestrian level and there are specific features of the site and
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design of the building such that strict application of the orientation
requirement is not necessary to create or enhance pedestrian activity.
E. Building Transparency and Openings in the CC and BPO Districts. Facades within
20 feet of a front or street side property line shall include windows, doors, or other
openings for at least 40 percent of the building wall area located between 2.5 and
seven feet above the level of the sidewalk.
1. No wall may run in a continuous plane for more than 30 feet without an
opening.
Figure 20.100.003.E: Building Transparency and Openings in the CC and
BPO Districts
2. Openings fulfilling this requirement shall have transparent glazing and provide
views into work areas, sales areas, lobbies, or similar active spaces, or into
window displays that are at least three feet deep.
3. Openings fulfilling this requirement shall not provide views into parking or
vehicle circulation areas.
4. This requirement may be reduced through a Conditional Use Permit if the
Planning Commission finds:
a. The proposed use has unique operational characteristics with which
the provision of the required windows and openings is incompatible,
such as in the case of a cinema, theater, or historic building; and
b. Street-facing building walls will exhibit architectural relief and detail,
murals, or will be screened with attractive landscaping, in such a way
as to create visual interest at the pedestrian level.
F. Architectural Articulation. Buildings shall include architectural design features that
prevent a bulky or monolithic appearance. This shall be achieved through:
1. Variety in Wall Plane. Exterior building walls must vary in depth through
offsets, recesses, projections, or a repeated pattern of offsets, recesses, or
projections of smaller depth.
2. Variety in Height or Roof Forms. Building height must vary such that:
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a. A minimum 30 percent of all street-facing façades display a change in
height of at least three feet; or
b. Roof forms are varied a minimum 60 percent of all street-facing
facades through changes in pitch, plane, and orientation.
3. Façade Design Incorporates Architectural Detail. All building facades must
incorporate window trim, window recesses, cornices, belt courses, changes in
material, or other design elements. This may include a varied palette of
materials, textures, and colors that emphasize details and changes in plane.
4. Building Design Near Highway 101. All sites that are fully or partially located
within 200 feet of Highway 101 shall exhibit “four-sided architecture” where
each façade is designed with forms, details, materials and colors equivalent to
that of the primary façade.
G. Employee Eating Areas. Development greater than 10,000 square feet in size and
additions that expand existing floor area by 25 percent or more and result in more
than 10,000 square feet of floor area requires a minimum of 150 square feet of
outdoor eating facilities for the use of employees. Outdoor eating areas shall include
seating and covering to provide protection from sun and weather conditions.
Employee eating areas may be contiguous with required on-site public open space or
provided in a separate area.
H. Landscape Requirements Abutting a Residential Zoning District. Interior
property lines abutting a residential district must be landscaped in accordance with
Section 20.300.007.E.2 (“Areas to be Landscaped”).
I. Landscaped Setback of Parking Areas. Parking areas shall be set back from
adjacent buildings and streets as follows:
1. From Streets. Where parking is located between a building and street, a
landscaped setback at least 10 feet wide must be provided between the parking
area and adjacent right-of-way.
2. From On-Site Buildings. Parking areas must be separated from the front and
side exterior walls of on-site buildings by walkways at least five feet in width.
J. Public Open Space. For all new development on lots larger than 15,000 square feet,
a minimum of five percent of the lot shall be set aside for open space. The open space
shall be:
1. Publicly visible and accessible;
2. Located on the primary street frontage of the lot; and
3. A minimum 20 feet in any direction.
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K. Business, Technology and Office Park Design. Business, technology, and office
development with 80,000 square feet or more of floor area shall provide the
following:
1. Retail and service commercial uses that serve on-site employees. Such
commercial uses may occupy up to 10 percent of the total floor area within any
project area, must be clustered into one or two groupings, and located within
one-quarter mile of a primary entrance.
2. Open space areas equal to 10 percent of the site area that provide gathering
space or opportunities for active or passive recreation. Open space areas shall
include benches or other seating. Amenities shall be included that enhance the
comfort, aesthetics, or usability of the space, including but not limited to trees
and other landscaping, shade structures, drinking fountains, water features, or
public art.
3. Pedestrian walkways that connect all parts of the park and connect to any
existing or planned pedestrian facilities in adjacent neighborhoods.
4. Stormwater detention facilities incorporated into the site landscaping as a
visual amenity.
5. A lighting, landscaping, and signage design concept for common areas.
L. Commercial Center Design. Commercial centers containing 80,000 square feet or
more of floor area or four or more establishments with a total floor area exceeding
50,000 square feet in the Retail Sales, Food and Beverage Sales, and/or Building
Materials Sales and Service use classifications are subject to the following standards
and criteria for approval.
1. Entry Plazas/Passenger Loading Areas. A plaza shall be provided at the entry
to each anchor tenant that provides for pedestrian circulation and loading and
unloading. Entry plazas and passenger loading areas, shall include unique,
decorative paving materials, adequate seating areas, provision of adequate
shade from the summer sun, and attractive landscaping including trees or
raised planters. Entry plazas which include features described under paragraph
3 below may also be counted toward the public plaza requirements.
2. Pedestrian Walkways. A system of hard-surfaced pedestrian walkways at least
five feet wide shall connect all buildings on a site to each other, to on-site
automobile and bicycle parking areas, to any on-site open space areas and to
transit stops. Sidewalk “bulb-outs” or bus “pullouts” may be required at
potential bus stops serving large-scale commercial development to provide
adequate waiting areas for transit users and safety for passing motorists.
3. On-Site Public Plazas. Outdoor plazas for the use of customers and visitors
shall be provided at a rate of five square feet per 1,000 square feet of floor area,
up to 15,000 square feet.
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a. Location. Such public space shall be visible from a public street, or
from on-site areas normally frequented by customers, and shall be
accessible during business hours. Areas within required setbacks may
count toward the public space requirement. Areas designated for
customers to wait for cabs may be combined with required public
space areas if they meet all other requirements of this subsection.
b. Amenities. On-site public space shall include benches or other seating,
and the ground surface shall be landscaped or surfaced with high-
quality paving materials. Amenities shall be included that enhance the
comfort, aesthetics, or usability of the space, including but not limited
to trees and other landscaping, shade structures, drinking fountains,
water features, public art, or performance areas.
4. Design Criteria. In order to receive permit approval for a commercial center,
the review authority shall find that all of the following criteria have been met.
a. Integrated Theme. Buildings and structures shall exhibit an integrated
architectural theme that includes similar or complementary materials,
colors, and design details.
b. Site Entrance. Community-scale commercial developments (ten acres
or larger) shall be developed with at least one major driveway
entrance feature that provides an organizing element to the site
design. Major driveway entrances include such features as a
landscaped entry corridor or a divided median drive separated by a
landscaped center dividing island.
c. Building Entrances. Building entrances to anchor tenants and other
large stores shall be prominent and inviting. The architectural details
of building entrances shall be integrated with the overall building
design in terms of materials, scale, proportion, and design elements.
d. Four-Sided Architecture. Buildings shall include a complementary level
of design detail on all façades.
e. Vehicular Circulation. Safe, convenient vehicular circulation shall be
provided within the development through an appropriate system of
internal vehicular circulation routes based on a hierarchy of drive
aisles and cross routes. Vehicular and pedestrian conflicts shall be
minimized. Where pedestrian circulation routes cross vehicular traffic
aisles and driveways within a development, there shall be clearly
delineated crosswalks that include clear sight lines, adequate warning
signage for both vehicles and pedestrians, adequate lighting, and
protective barrier posts or similar features for separation at walkway
entrances.
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f. Cart Corrals. Adequate, convenient cart corrals shall be provided near
building entrances and throughout the parking areas.
g. Pedestrian Safety and Amenities. Safe and convenient pedestrian access
shall be provided through a continuous system of walkways that
connects on-site buildings to one another, to automobile and bicycle
parking areas, to any on-site open space areas or pedestrian
amenities, and to the adjacent public right-of-way. Pedestrian facilities
shall create an attractive, quality environment with integrated
landscaping, shading, lighting, surface treatment, and other
amenities.
h. Transit Facilities. Transit facilities, where included, shall be developed
with effective shading from the summer sun, comfortable seating,
attractive landscaping, decorative paving, public art features and
efficient pedestrian routes to adjacent development.
i. Lighting. A combination of attractively designed and located lighting
fixtures, including low pole lights, ground-mounted fixtures, light
bollards, and architectural lighting shall be used to provide interesting
compositions for outdoor lighting, as well as a safe, secure
environment.
j. Shade Areas. Pedestrian areas, such as walkways, building entrances,
and gathering areas, shall be adequately shaded from the summer
sun through such techniques as the careful placement of trees and
landscaping, trellis structures, projecting canopies, covered walkways,
arcades, porticos, building orientation, and similar techniques.
M. Truck Docks, Loading, and Service Areas.
1. In the CC and BPO Districts. Truck docks, loading areas, and service areas must
be located at the rear or interior side of buildings and be screened so as not to
be visible from public streets. The outermost point of the truck docks, loading,
and service areas are not permitted within 50 feet of the boundary of a
Residential district. The location requirements may be modified or waived
through a Conditional Use Permit if the Planning Commission makes the
following findings:
a. The location or shape of the site warrant a variation;
b. The location and design of the truck dock, loading area, or service
area will not impede pedestrian circulation; and
c. The operation of the truck
2. In the BTP-M, BTP-H, MIM, and MIH Districts. Truck docks, loading areas, and
service areas must be located at the rear or interior side of buildings and must
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be screened so that such areas are not to be visible from public streets,
including highways. The outermost point of the truck docks, loading, and
service areas are not permitted within 10 feet of the boundary of a residential
district.
Chapter 20.110 Civic Districts
20.110.001 Purpose and Applicability
The purpose of the civic districts is to:
A. Provide locations for a variety of recreational activities to meet the community’s
diverse needs;
B. Design and develop active and passive recreation areas to complement and minimize
traffic, noise, and other impacts on surrounding development; and
C. Maintain and improve access to the San Francisco Bay shoreline.
20.110.002 Use Regulations
Table 20.110.002, Use Regulations – Civic Districts lists the uses permitted in the civic
zoning districts and the level of review required. In cases where a specific land use or activity
is not defined, the Chief Planner shall assign the land use of activity to a classification that is
substantially similar in character. Use classifications and subclassifications that are not
included in this table or not found to be substantially similar to the uses below are otherwise
prohibited. The table also notes all regulations that apply to various uses.
Table 20.110.002: Use Regulations – Civic Districts
Use Classification PQP S PR OS Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses
Residential Care Facility
General C ― ― ―
Limited C ― ― ― Subject to State licensing requirements
Public and Semi-Public Uses
College and Trade School, Public or
Private C C ― ―
Community Assembly
Community Assembly, Small M M M C See Chapter 20.350, Community
Assembly, Small and Large Community Assembly, Large C C M ―
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Hearing Draft | South San Francisco Zoning Code | Division II, Page 55
Table 20.110.002: Use Regulations – Civic Districts
Use Classification PQP S PR OS Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Community Garden P P P P
Cultural Institution C M P C
Day Care Center M M P M
See Chapter 20.300, Airport Land Use
Plan Consistency and Chapter 20.350,
Day Care Centers
Government Offices P M ― ―
Hospitals and Clinics
Hospitals C ― ― ― See Chapter 20.300, Airport Land Use
Plan Consistency
Park and Recreation Facilities, Public P C ― ―
Public Safety Facilities P C P ―
Schools, Public or Private C C ― ― See Chapter 20.300, Airport Land Use
Plan Consistency
Social Service Facilities M C ― ― See Chapter 20.350, Social Service
Facilities
Commercial Uses
Commercial Entertainment and Recreation
Indoor Entertainment ― ― P ―
Indoor Sports and Recreation ― ― P ―
Outdoor Entertainment C ― P C See Chapter 20.300, Airport Land Use
Plan Consistency Outdoor Sports and Recreation C ― P C
Crop Production, Limited ― ― M C
Parking Services
Public Parking P ― ― ―
Transportation and Utilities Uses
Fleet-Based Services C ― ― ―
Transportation Passenger Terminals C ― C ―
Utilities, Major C C P C See Chapter 20.300, Airport Land Use
Plan Consistency
Utilities, Minor MUP MUP P MUP
Accessory Uses - See Section 20.350.004 for Additional Regulations
Mobile Vendor Services P P P P See Chapter 20.350, Mobile Vendor
Services
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Table 20.110.002: Use Regulations – Civic Districts
Use Classification PQP S PR OS Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Temporary Uses
Temporary Use See Chapter 20.340,
Temporary Uses
20.110.003 Development Standards
Table 20.110.003, Development Standards – Civic Districts establishes the development
standards for the civic districts. The numbers in the figure below are keyed to corresponding
regulations in the that follows. Letters in parentheses after the standards in the table refer
to lettered provisions following the table.
Table 20.110.003: Development Standards– Civic Districts
Standard PQP S PR OS Key
Lot Size
Min. Lot Area None (A) None (A) 43,560 sf 43,560 sf
Max. Lot Coverage ― ― 255 25% ❶
Building Height
Max. Main Building
(ft/stories)
30 ft; 80 ft
between El
Camino Real
and Mission
30 ft 30 ft 30 ft
Setbacks
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Hearing Draft | South San Francisco Zoning Code | Division II, Page 57
Table 20.110.003: Development Standards– Civic Districts
Standard PQP S PR OS Key
Min. Front 10 ft (A) 10 ft (A) 20 ft (A) 20 ft (A) ❷
Min. Interior Side
5 ft; 10 ft when
abutting an R
district
5 ft; 10 ft when
abutting an R
district
10 ft 10 ft ❸
Min. Street Side 10 ft 10 ft 10 ft 10 ft ❹
Min. Rear
5 ft; 10 ft when
abutting an R
district (A)
5 ft; 10 ft when
abutting an R
district (A)
0 ft; 10 ft when
abutting an R
district (A)
0 ft; 10 ft when
abutting an R
district (A)
❺
Min. from Shoreline 40 ft from high
water mark (B) ― ― ―
Landscaping and Open Space
Min. Landscaping 10% 10% ― ― ❻
A. Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum
lot size and front and rear setbacks may be modified by the standards of Section
20.310 (“General Site and Building Design”).
B. Impervious Area. No net new impervious area is permitted within 250 feet of the
San Francisco Bay shoreline.
20.110.004 Supplemental Standards
A. Open Space Areas Abutting the San Bruno Mountain State and County Park.
1. Terrabay Buffer Zone. Allowed uses in the 2.69 acre parcel located adjacent
to and south of the preservation parcel are limited to the following:
a. Landscaping, limited to native San Bruno Mountain plant species.
b. Pedestrian seating areas.
c. Surface parking, roads, emergency access road, turn around and
maintenance.
d. A single small structure which provides interpretive information about
the site (i.e., a kiosk).
e. Retaining walls.
2. Terrabay Preservation Parcel. Open space uses in conformance with the
general plan and the Mutual Release and Settlement Agreement executed in
March 2000 between Terrabay Partners. L.L.C., Myers/Sunchase I, L.L.C., The
Center for Biological Diversity, San Bruno Mountain Watch and the City of South
San Francisco, including wetlands preservation and mitigation, habitat
preservation and preservation of archaeological resource site CA-SMa-40.
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3. Terrabay Recreation Parcel.
a. Open space as defined in subsection A.2 above.
b. Community oriented recreation facility.
c. Child care facility.
B. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service
areas must be located at the rear or interior sides of buildings and screened so as not
to be visible from public streets or residential properties.
Hearing Draft | South San Francisco Zoning Code | Division III, Page 1
Chapter 20.135: Form-Based Zoning Districts
Section 20.135.010: Introduction to the Form-Based Code
20.135.010.A: Overview of Form-Based Codes
A Form-Based Code is an alternative to the conventional
approach of regulating the built environment. Unlike
conventional codes which are primarily based on allowed
uses, Form-Based Codes (FBCs) look to the intended
form and character of a neighborhood as the primary
organizing framework. This approach is described by
the Form-Based Codes Institute as a way to "foster
predictable built results and a high-quality public realm by
using physical form (rather than separation of uses) as the
organizing principle for the code.”
Specifically, FBCs focus on the relationship between
building facades and the public realm (the sidewalk,
street, and public open spaces); the form and mass
of buildings in relation to one another; and the scale
and types of buildings. While FBCs prescribe desired
physical forms, they also regulate use by allowing a mix of
appropriate land uses chosen to ensure compatibility and
to support the intended character of an area. Ultimately,
through the combination of forms, public spaces, and
uses, FBCs transform commercial corridors and centers
into vibrant and walkable neighborhoods, where, over
time, the range of everyday needs of residents and
employees can be found within a walking distance.
20.135.010.B: Organization of the South San
Francisco Form-Based Code
The primary organizing principle used to establish form-
based zoning districts is the "rural-to-urban transect," a
gradient of intensity with the lower numbers designating
more rural/natural zones and higher numbers designating
more urban zones. Variations of transect zones may also
be developed as appropriate to tailor zones to specific
environments.
Chapter 20.135, Form-Based Code, starts by establishing
six transect zones, and follows with related regulations
for buildings, frontages, public open spaces, and uses.
Taken together, these sets of regulations support the
community's shared vision for select areas of the City.
The components of the South San Francisco Form-Based
Code are as follows:
1. Section 20.135.020: Transect Zoning Districts.
This section presents the six transect zoning districts
developed to promote pedestrian activity, facilitate
the transition of auto-oriented development patterns
to more walkable and urban places, and encourage
a compatible mix of uses. Organized from lowest
(T3N) to highest (T6UC) intensity and named to
describe the general form and function, the transect
The six South San Francisco transect zoning districts can all
be located from T3 to T6 in the "rural-to-urban transect."
Division III, Page 2 | South San Francisco Zoning Code | Hearing Draft
zoning districts are place-based standards for key
nodes corridors. The regulations include standards
for residential density, floor area ratio, building
and parking placement, and building height. Also
included are the specific building types that are
allowed in each district.
2. Section 20.135.030: Building Types. This section
describes the range of building types allowed
throughout the transect zoning districts. The types
are distinguished by building site size, building
scale as determined by overall building dimensions,
and key elements such as orientation, access and
circulation. Also included are the specific frontage
types that are allowed for each building type.
3. Section 20.135.040: Frontage Types. A frontage
is the interface between the building and the right-
of-way, or pedestrian realm. This section describes
the range of frontage types allowed throughout
Together, the sets of form-based regulations in Chapter 20.135 support a
walkable urban form with range of engaging streetscapes and public spaces
for residents, employees, and visitors.
the transect zoning districts. The types are
distinguished by basic form and dimension to ensure
that each frontage fosters an engaging pedestrian
environment.
4. Section 20.135.050: Public Open Space Types.
Based on size, publicly accessible open spaces may
be required of some developments. This section
ensures that the required public open spaces within
the transect zoning districts are context-sensitive
and integrated into the development in a way that
promotes walkability and an engaging urban form.
5. Section 20.135.060: Uses. This section lists the
uses allowed, permitted with a Minor Use Permit,
and permitted with a Conditional Use Permit in each
transect zoning district. Also included are references
to the sections in Chapter 20.350 ("Standards and
Requirements for Specific Uses and Activities") that
provide standards specific to uses.
Hearing Draft | South San Francisco Zoning Code | Division III, Page 3
Subsections:
20.135.020.A: Purpose and Intent
20.135.020.B: Applicability
20.135.020.C: General Standards
20.135.020.D: T3 Neighborhood District (T3N)
20.135.020.E: T3 Corridor District (T3C)
20.135.020.F: T4 Corridor District (T4C)
20.135.020.G: T4 Maker District (T4M)
20.135.020.H: T5 Corridor District (T5C)
20.135.020.I: T6 Urban Core District (T6UC)
20.135.020.A: Purpose and Intent
The purpose of the Form-Based Code standards is to
implement the General Plan, specifically the General
Plan’s vision for higher intensity, walkable, mixed-use
districts, corridors, and neighborhoods. The specific
purpose and intent of each transect zoning district
is established in the standards for each zone, i.e.
subsections 20.135.010.D through 20.135.010.I in this
section.
20.135.020.B: Applicability
1. This subsection applies to all proposed development
within the transect zoning districts as identified on
the Zoning Map.
2. Where this section is silent or does not provide
an explicit provision, the chapters of this Zoning
Ordinance shall apply.
3. Projects required to adhere to the standards within
this Section 20.135.020 ("Transect Zoning Districts")
shall be reviewed and approved consistent with
Division VI ("Administration and Procedures").
20.135.020.C: General Standards
1. Buildings in the transect zoning districts, as
established in sections 20.135.020.D through I,
must be placed within a primary and secondary
"build-to area," illustrated below. Building placement
standards maintain continuous street frontages
within the transect zoning districts.
Section 20.135.020: Transect Zoning Districts
2. Residential density (du/ac) shall in no case be
less than the existing residential density on a
development site.
3. Publicly-accessible civic spaces may be required
based on development size. For requirements, see
Section 20.135.050 ("Public Open Space Types").
4. The standards of Division V ("Regulations Applying
to Some or All Districts") apply to all development
within the transect zoning districts.
Division III, Page 4 | South San Francisco Zoning Code | Hearing Draft
20.135.020.D: T3 Neighborhood Zoning District (T3N)
1. Description
The T3N zoning district is a low-intensity neighborhood mixed-use
district. Residential in character, it supports neighborhood-serving
commercial uses in a walkable context. The district is generally located
in areas central to residential neighborhood areas, including busy
neighborhood intersections and local roadways. Buildings reflect the
scale of surrounding low-density neighborhoods and frontages are
consistent with those of the surrounding neighborhood.
4. Building Height
35 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 10 ft max.; 25 ft min.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 60% of the width of the build-
to area.
Street side 10 ft min.; 25 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 40% of the width of the build-
to area.
Primary Building Setbacks
Interior side 5 ft min.
Rear 10 ft min.; 15 ft min. abutting an R
district
Lot Coverage 60% max.
2. Density and Floor Area Ratio
Residential Density (du/ac)20 min, 60 max.
FAR 1.5 min.; 2.25 max.
5. Parking Setback
Front 20 ft min.
Street Side 5 ft min.
Interior Side 5 ft min.
Rear 5 ft min.
Curb Cut Access 12 ft max. width; max. 1 per street
frontage
7. Additional Standards
For general site development standards including fences and walls,
landscaping, and building projections, see Chapter 20.300 ("Lot and
Development Standards").
For airspace protection evaluation requirements based on the San
Francisco International Airport Land Use Compatibility Plan, see
Chapter 20.300.003 ("Airport Land Use Compatibility Plan
Consistency").
For general site and building design standards, see Chapter 20.310
("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330
("On-Site Parking and Loading").
6. Allowed Building Types
Duplex See Sec. 20.135.030.D
Triplex/Fourplex See Sec. 20.135.030.E
Flex Low-Rise See Sec. 20.135.030.I
A
B
D
C
N
H
I
G
F
E
E
F
B
C
Min.
Max.
C
A
Min.Max.
A
J
K
I
J
G
H
K
D
Hearing Draft | South San Francisco Zoning Code | Division III, Page 5
20.135.020.E: T3 Corridor Zoning District (T3C)
4. Building Height
50 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 10 ft min along Spruce Avenue, 0 ft min.
along all other frontages; 15 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 60% of the width of the build-to
area.
Street side 0 ft min.; 15 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 40% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.
Lot Coverage 65% max.
2. Density and Floor Area Ratio
Residential Density (du/ac.)20 min, 60 max.
FAR 1.5 min.; 2.25 max.
5. Parking Setback
Front 40 ft min. or 50% of lot
depth, whichever is less
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 20 ft max. width; max. 1 per street
frontage
7. Additional Standards
Publicly-accessible civic spaces may be required based on
development size. For requirements, see Section 20.135.060 ("Public
Open Space Types").
For general site development standards including fences and walls,
landscaping, and building projections, see Chapter 20.300 ("Lot and
Development Standards").
For airspace protection evaluation requirements based on the San
Francisco International Airport Land Use Compatibility Plan, see
Chapter 20.300.003 ("Airport Land Use Compatibility Plan
Consistency").
For general site and building design standards, see Chapter 20.310
("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330
("On-Site Parking and Loading").
6. Allowed Building Types
Triplex/Fourplex See Sec. 20.135.030.E
Rowhouse See Sec. 20.135.030.F
Flex Low-Rise See Sec. 20.135.030.I
1. Description
The T3C zoning district is a low- and medium-intensity mixed-use
district that supports community-serving uses adjacent to established
residential neighborhoods. Located on corridors and nodes near
existing residential areas, the district supports active, walkable streets
and a range of neighborhood and community services. Buildings face
the street and provide a transition in scale to surrounding lower-density
areas. Diverse frontages engage private development with the public
realm.
E
F
B
C
Min.
Max.
C
A
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Division III, Page 6 | South San Francisco Zoning Code | Hearing Draft
20.135.020.F: T4 Corridor Zoning District (T4C)
7. Additional Standards
Publicly-accessible civic spaces may be required based on
development size. For requirements, see Section 20.135.050 ("Public
Open Space Types").
For general site development standards including fences and walls,
landscaping, and building projections, see Chapter 20.300 ("Lot and
Development Standards").
For airspace protection evaluation requirements based on the San
Francisco International Airport Land Use Compatibility Plan, see
Chapter 20.300.003 ("Airport Land Use Compatibility Plan
Consistency").
For general site and building design standards, see Chapter 20.310
("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330
("On-Site Parking and Loading").
4. Building Height
65 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 0 ft min., 10 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 70% of the width of the build-to
area.
Street side 0 ft min., 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 30% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.
Lot Coverage 70% max.
6. Allowed Building Types
Triplex/Fourplex See Sec. 20.135.030.E
Rowhouse See Sec. 20.135.030.F
Multiplex See Sec. 20.135.030.H
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
2. Density and Floor Area Ratio
Residential Density (du/ac.)80 min,, 120 max.
FAR 0.5 min.; 3.5 max.
0.5 max. for non-residential uses
5. Parking Setback
Front 40 ft min.
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 20 ft max. width; max. 1 per street
frontage
1. Intent
The T4C zoning district establishes a mixed-use urban corridor along
key rights-of-way west of highway 101 and outside of the Downtown.
The district supports medium- to high-intensity mixed-use development
along active, busy streets, with buildings that transition in scale to
surrounding residential neighborhoods. Diverse frontages provide a
relationship between private development and the public realm and a
consistent frontage along the key rights-of-way.
A
B
D
C
H
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C
A
Min.Max.
A
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Hearing Draft | South San Francisco Zoning Code | Division III, Page 7
20.135.020.G: T4 Maker Zoning District (T4M)
4. Building Height
65 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 0 ft min.; 40 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 70% of the width of the build-to
area.
Street side 0 ft min.; 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 30% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.
Lot Coverage 75% max.
6. Allowed Building Types
Live/work See Sec. 20.135.030.G
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
2. Density and Floor Area Ratio
Residential Density (du/ac.)80 min., 120 max.
FAR 0.4 min.; 3.0 max.
5. Parking Setback
Front 5 ft min
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 20 ft max. width; max. 1 per street
frontage
7. Additional Standards
Publicly-accessible civic spaces may be required based on
development size. For requirements, see Section 20.135.050 ("Public
Open Space Types").
For general site development standards including fences and walls,
landscaping, and building projections, see Chapter 20.300 ("Lot and
Development Standards").
For general site and building design standards, see Chapter 20.310
("Site and Building Design Standards").
For airspace protection evaluation requirements based on the San
Francisco International Airport Land Use Compatibility Plan, see
Chapter 20.300.003 ("Airport Land Use Compatibility Plan
Consistency").
For general parking and loading requirements, see Chapter 20.330
("On-Site Parking and Loading").
Any new commercial or multi-unit buildings or structural alterations
or additions to commercial or multi-unit buildings involving more
than 25% of the gross floor area shall provide public improvements
between the building and the curb in accordance with the standards of
the Public Works Department.
1. Intent
The T4M zoning district bridges the City’s high-density residential
areas near Downtown with its older industrial areas. The district
supports medium- to high-intensity mixed-use development
that reflects the area’s historic mixed-industrial character. New
development provides space for a mix of residential, maker spaces,
and light industrial uses with flexible parking and access and a
consistent relationship between private development and the public
realm.
A
B
D
C
H
I
G
F
E
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E
F
B
C
Min.
Max.
C
A
Min.Max.
A
I
J
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Division III, Page 8 | South San Francisco Zoning Code | Hearing Draft
20.135.020.H T5 Corridor Zoning District (T5C)
4. Building Height
85 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 0 ft min.; 10 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 75% of the width of the build-to
area.
Street side 0 ft min.; 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 50% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.; 10 ft min. adjacent to any
non-transect zoning district
Lot Coverage 80% max.
6. Allowed Building Types
Live/work See Sec. 20.135.030.G
Multiplex See Sec. 20.135.030.H
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
Flex High-Rise See Sec. 20.135.030.K
2. Density and Floor Area Ratio
Residential Density (du/ac.)140 max.
FAR 0.5 min.; 5.0 max.
Non-residential: 2.0 max. if residential
on-site, 0.5 if no residential on-site
5. Parking Setback
Front 40 ft min.
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 20 ft max. width; max. 1 for street
frontages up to 300 feet, max. 2 for
street frontages exceeding 300 feet
7. Additional Standards
Publicly-accessible civic spaces may be required based on
development size. For requirements, see Section 20.135.050 ("Public
Open Space Types").
For general site development standards including fences and walls,
landscaping, and building projections, see Chapter 20.300 ("Lot and
Development Standards").
For airspace protection evaluation requirements based on the San
Francisco International Airport Land Use Compatibility Plan, see
Chapter 20.300.003 ("Airport Land Use Compatibility Plan
Consistency").
For general site and building design standards, see Chapter 20.310
("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330
("On-Site Parking and Loading").
Any new commercial or multi-unit buildings or structural alterations
or additions to commercial or multi-unit buildings involving more
than 25% of the gross floor area shall provide public improvements
between the building and the curb in accordance with the standards of
the Public Works Department.
1. Intent
The T5C zoning district supports a comfortable and walkable high-
intensity urban core. Located west of Highway 101 as well as at major
nodes along El Camino Real, the district supports walkable sites and
high-intensity forms. As large sites transition into walkable blocks,
the district supports vertical mixed-use development with buildings
facing the City’s corridors as well as internal street networks and
publicly-accessible open spaces. Diverse frontages provide space for
active ground-floor uses and shape the relationship between private
development and the expanded public realm.
A
B
D
C
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C
A
Min.Max.
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Hearing Draft | South San Francisco Zoning Code | Division III, Page 9
20.135.020.I: T6 Urban Core Zoning District (T6UC)
4. Building Height
See Chapter 20.300.002 ("Airport Land Use Compatibility Plan
Consistency") for height allowances and airspace protection evaluation
requirements based on the San Francisco International Airport Land
Use Compatibility Plan, unless otherwise limited by Building Type; see
Section 20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 0 ft min.; 10 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 85% of the width of the build-to
area.
Street side 0 ft min.; 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 60% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.; 10 ft min. adjacent to any
non-transect zoning district
Lot Coverage 90% max.
6. Allowed Building Types
Multiplex See Sec. 20.135.030.H
Flex Mid-Rise See Sec. 20.135.030.J
Flex High-Rise See Sec. 20.135.030.K
2. Density and Floor Area Ratio
Residential Density (du/ac.)200 max.
FAR 2.0 min.; 8.0 max.
5. Parking Setback
Front 40 ft min.
Street Side 40 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Width 20 ft max. width; max. 1 for street
frontages up to 300 feet, max. 2 for
street frontages exceeding 300 feet
7. Additional Standards
Publicly-accessible civic spaces may be required based on
development size. For requirements, see Section 20.135.050 ("Public
Open Space Types").
For general site development standards including fences and walls,
landscaping, and building projections, see Chapter 20.300 ("Lot and
Development Standards").
For general site and building design standards, see Chapter 20.310
("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330
("On-Site Parking and Loading").
Any new commercial or multi-unit buildings or structural alterations
or additions to commercial or multi-unit buildings involving more
than 25% of the gross floor area shall provide public improvements
between the building and the curb in accordance with the standards of
the Public Works Department.
1. Intent
The T6UC zoning district is the City’s highest-intensity district. The
district supports a transit-oriented vertical mix of uses along transit
corridors, publicly-accessible open spaces, and new rights-of-
way. Small block sizes, elevated open spaces, connections to the
Downtown, amenities for pedestrians and cyclists, and active ground-
floor uses and frontages establish a high-intensity core for the City.
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Division III, Page 10 | South San Francisco Zoning Code | Public Review Draft
Hearing Draft | South San Francisco Zoning Code | Division III, Page 11
Section 20.135.030: Building Types
Subsections:
20.135.030.A: Purpose and Intent
20.135.030.B: Applicability
20.135.030.C: General Standards
20.135.030.D: Duplex
20.135.030.E: Triplex/Fourplex
20.135.030.F: Rowhouse
20.135.030.G: Live/work
20.135.030.H: Multiplex
20.135.030.I: Flex Low-Rise
20.135.030.J: Flex Mid-Rise
20.135.030.K: Flex High-Rise
20.135.030.A: Purpose and Intent
This section establishes development standards for
all building types allowable within the form-based, or
transect, zoning districts. These standards are intended
to support the City’s vision for walkable mixed-use areas
near transit and along key corridors. The standards
support a range of building forms that offer predictability
as well as a degree of flexibility. The building types
are intended to support a variety of uses, as allowed
by the zone. For example, the “multiplex” building type
may include residential units, retail/commercial uses,
professional offices, creative industrial/maker spaces, or
others uses as allowed by the zoning district in which is it
located.
20.135.030.B: Applicability
1. The requirements of this section apply to all buildings
within the transect zoning districts, and must be
considered in combination with the standards for the
applicable zone in Section 20.135.020 ("Transect
Zoning Districts").
2. The development of civic, public facilities (including
public education), transportation, communications,
and/or infrastructure facilities is exempt from this
chapter.
20.135.030.C: General Standards
1. Development site, lots, and lot lines shall be
considered synonymous with properties and property
lines as defined and used in this Code.
2. If an applicant proposes multiple principal buildings
on a single lot, the proposal must divide the lot into
development sites to demonstrate compliance with
this chapter, regardless of whether or how the lot is
intended to be subdivided.
3. Standards relating to the design of required private
and common open space, see Chapter 20.310 ("Site
and Building Design Standards").
Division III, Page 12 | South San Francisco Zoning Code | Hearing Draft
20.135.030.D: Duplex
Building form is illustrative only.
1. Description
A duplex is a detached building consisting of two side-by-side or
stacked units. For side-by-side units, both may be accessible via a
single entrance or separate entrances that face the street. This type
takes the form of a detached house and is scaled to fit within low and
medium intensity walkable neighborhoods.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 50 ft min.
Depth 120 ft max.
4. Building Size
Width 42 ft max.
6 Pedestrian Access
Primary pedestrian access must be provided along the right-of-way.
9. Private Open Space
Min. dimension 15 ft
8. Parking Configuration and Access
Required parking spaces may be exposed surface parking, carports,or
detached or attached garages. Parking shall be accessed from a rear
lane or alley where possible.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Porch See Sec. 20.135.040.H
Stoop See Sec. 20.135.040.I
5. Building Height
Stories 2.5 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
B
A
E
A
B
C
C
E
D
D
Hearing Draft | South San Francisco Zoning Code | Division III, Page 13
20.135.030.E: Triplex/Fourplex
Building form is illustrative only.
1. Description
Triplexes and fourplexes are detached structures that consist of three
or four side-by-side or stacked dwelling units within a single structure.
This type has the appearance of a large single-family home and is
scaled to fit within low and medium intensity walkable neighborhoods.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 70 ft min.
Depth 120 ft max.
4. Building Size
Width 56 ft max.
9. Private Open Space
Min. dimension 15 ft
8. Parking Configuration and Access
Required parking spaces may be exposed surface parking, carports,or
detached or attached garages. Parking shall be accessed from a rear
lane or alley where possible.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Porch See Sec. 20.135.040.H
Stoop See Sec. 20.135.040.I
6. Pedestrian Access
Primary pedestrian access must be provided from the right-of-way.
5. Building Height
Stories 3.5 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
A
B
C E
B
A
E
C
D
D
C C C C
Front
Division III, Page 14 | South San Francisco Zoning Code | Hearing Draft
20.135.030.F: Rowhouse
Building form is illustrative only.
1. Description
The rowhouse building type is composed of one or more series of 2 to
10 attached rowhouse buildings. Each rowhouse building has ground-
level private open space and an individual entry along the right-of-way
or along a shared pedestrian pathway. Typically providing 15 to 30
dwelling units per acre and located on or near a corridor, this building
type is configured to promote walkability.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 18 ft min.; 35 ft max. per unit
Depth 80 ft min., 100 ft max
4. Building Size and Massing
Width 18 ft min.; 35 ft max.
Depth 60 ft max.
Building Separation 10 ft max.
6. Pedestrian Access
Primary pedestrian access must be provided from the right-of-way
or along a shared pedestrian-only pathway. Must be located on the
opposite side of building from driveways/garages.
9. Open Space
Private Open Space
Area 80 sq ft per unit
Minimum dimension 8 ft when located on ground level; 6 ft
when located above ground level
Common Open Space
Area 80 sq.ft per unit
Minimum dimension 12 ft
Public Open Space
Publicly-accessible open spaces may be required based on
development size. See Section 20.135.050 ("Public Open Space
Types").
8. Parking Configuration and Access
Required parking spaces shall be provided in individually secured,
attached garages. Parking shall be accessed from a shared rear drive
aisle, lane or alley.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Porch See Sec. 20.135.040.H
Stoop See Sec. 20.135.040.I
Terrace See Sec. 20.135.040.J
5. Building Height
Stories 3.5 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
A A A
B
F
C C CD
A
B
C
D
F
E
D
Hearing Draft | South San Francisco Zoning Code | Division III, Page 15
20.135.030.G: Live/work
Building form is illustrative only.
1. Description
The live/work building type is an attached or detached structure that
consists of one dwelling unit above and/or behind a flexible ground
floor space that can be used for service, artisan, or other commercial
or light industrial uses as allowed by the zone. Both the ground-floor
flex space and the unit above are owned by one entity. Live/work is
appropriate for incubating neighborhood-serving commercial uses and
allowing flexibility for corridor and neighborhood areas to respond to
market demands and opportunities.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 18 ft min.
Depth 80 ft min.; 100 ft max.
4. Building Size and Massing
Width 18 ft min.; 35 ft max.
Depth 60 ft max.
6. Pedestrian Access
Primary pedestrian access must be provided from the public right-of-
way.
9. Open Space
Area 100 sq ft per unit. May be common or private;
may be attached to individual units, located on
a balcony, deck, or rooftop.
Minimum
dimension
8 ft when located on ground level; 6 ft when
located above ground level
8. Parking Configuration and Access
Required parking spaces may be exposed surface parking, carports,or
detached or attached garages. Parking shall be accessed from a rear
lane or alley where possible.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Shopfront See Sec. 20.135.040.G
Terrace See Sec. 20.135.040.J
5. Building Height
Stories 3 stories max. Allowed building height may
be further restricted by zone; see Section
20.135.020 ("Transect Zoning Districts").
Ground Floor 12 ft min. floor-to-ceiling
Upper Floors 9 ft min. floor-to-ceiling
A A
B
H
C C
D
A
B
C
D H
F
G
F
G
G
E
E
Division III, Page 16 | South San Francisco Zoning Code | Hearing Draft
20.135.030.H: Multiplex
Building form is illustrative only.
1. Description
A multiplex is a building that consists of 5 to 24 stacked units with one
shared entry. Multiplexes are typically scaled to fit sparingly within
medium-density neighborhoods and along corridors. Buildings may be
configured around a courtyard, light well, or double-loaded corridor.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 60 ft min.
Depth 150 max.
4. Building Size and Massing
Maximum dimension 60 ft.
6. Pedestrian Access
Primary pedestrian access must be provided along the building
frontage.
8. Parking Configuration and Accesss
Required parking spaces shall be provided in attached individally
secured garages or in a a shared garage that is either underground or
in a podium structure. Parking shall be accessed from a rear lane or
alley where possible.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Forecourt See Sec. 20.135.040.F
Shopfront See Sec. 20.135.040.G
Stoop See Sec. 20.135.040.I
Terrace See Sec. 20.135.040.J
9. Open Space
Private Open Space
Area 50 sq ft per unit
Minimum dimension 6 ft
Common Open Space
Area 80 sq ft per unit
Minimum dimension 10 ft
Public Open Space
Publicly-accessible open spaces may be required based on
development size. See Section 20.135.050 ("Public Open Space
Types").
5. Building Height
Stories 5 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
P
B
C
E
A
A
B
C
E
D
D
Hearing Draft | South San Francisco Zoning Code | Division III, Page 17
20.135.030.I: Flex Low-Rise
Building form is illustrative only.
1. Description
The flex low-rise building type is designed for occupancy by retail,
restaurant, service, and/or office uses on the ground floor, with upper
floors that support retail, service, office, and/or residential uses.
Ground floor spaces are accessed directly from the street, and upper
floor units may be accessed directly from the street through shared or
individual entries or through a street-level lobby.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 25 ft min.
Depth 80 ft min.
4. Building Size and Massing
Width 20 ft min.; 150 ft max.
Depth 60 ft max.
6. Pedestrian Access
Ground floor
spaces
Primary pedestrian access must be provided along
the building frontage.
Upper floor
units
Primary pedestrian access may be provided along
the building frontage or street side frontage.
8. Parking Configuration and Access
Required parking is typically provided in a shared surface parking
area. Parking may also be provided in a shared garage that is either
underground or in a podium structure.
7. Allowed Frontage Types
Arcade See Sec. 20.135.040.D
Dooryard See Sec. 20.135.040.E
Forecourt See Sec. 20.135.040.F
Shopfront See Sec. 20.135.040.G
Terrace See Sec. 20.135.040.J
9. Private Open Space
Area 50 sq ft per residential unit.
Minimum
dimension
6 ft
5. Building Height
Stories 3 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
Ground Floor 12 ft min. floor-to-ceiling
Upper Floors 9 ft min. floor-to-ceiling
F
G
G
B
C
A
B
A
B
C
D
F
E
G
F
Division III, Page 18 | South San Francisco Zoning Code | Hearing Draft
20.135.030.J: Flex Mid-Rise
Building form is illustrative only.
1. Description
A flex mid-rise building is designed for retail, restaurant, service, and/
or office uses on the ground floor, with upper floors that support retail,
office, service, and/or residential uses. The development typically
faces one or two rights-of-way.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 50 ft min.
Depth 100 ft min.
4. Building Size and Massing
Building base width 350 ft max.; see Section
20.310.004.B for building modulation
requirements
Building base depth 350 ft max.; see Section
20.310.004.B for building modulation
requirements
6. Pedestrian Access
Ground floor
spaces
Primary building frontage.
Upper floor
units
Primary building frontage or street side frontage.
May be through a shared entry or a street-level
lobby.
8. Parking Configuration and Access
Required parking shall be provided in a shared garage that is either
underground or in a podium structure. A shared aboveground garage
may be “wrapped” with habitable spaces.
7. Allowed Frontage Types
Arcade See Sec. 20.135.040.D
Dooryard See Sec. 20.135.040.E
Forecourt See Sec. 20.135.040.F
Shopfront See Sec. 20.135.040.G
Terrace See Sec. 20.135.040.J
9. Open Space
Combined Private/Common Open Space
Area 120 sq ft per unit
Minimum dimension 6 ft for private open space,
15 ft for public open space
Public Open Space
Publicly-accessible open spaces may be required based on
development size. See Section 20.135.050 ("Public Open Space
Types").
P
P
5. Building Height
Stories 8 stories max. Allowed building
height may be further restricted
by zone; see Section 20.135.020
("Transect Zoning Districts").
Street wall height 2 stories min.
Ground floor 14 ft min. floor-to-ceiling
Upper floors, excluding
aboveground parking
levels
9 ft min. floor-to-ceiling
G
G
E
F
F
B
C
D
G
A
I
I
A
B
C
D
H
E
Hearing Draft | South San Francisco Zoning Code | Division III, Page 19
20.135.030.K: Flex High-Rise
Building form is illustrative only.
1. Description
A flex high-rise building is a large-scale development designed to
accommodate a range of uses and configurations with multiple
primary building frontages. Retail, restaurant, service, office, and
residential uses may be accommodated on all floors. Parking may be
underground, at ground level (placed behind other street-facing uses),
or elevated.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 120 ft min.; 500 ft max.
Depth 150 ft min.; 500 ft max.
4. Building Size and Massing
Building base width 500 ft max.; see Section
20.310.004.B for building modulation
requirements
Building base depth 500 ft max.; see Section
20.310.004.B for building modulation
requirements
6. Pedestrian Access
Ground floor
spaces
Primary building frontage or publicly accessible
open space.
Upper floor
units
Primary building frontage or street side frontage.
May be through a shared entry, a street-level lobby,
or ground-level open space.
8. Parking Configuration and Access
Required parking shall be provided in a shared garage that is either
underground or in a podium structure. A shared aboveground garage
must be “wrapped” with habitable spaces.
9. Open Space
Combined Private/Common Open Space
Area 120 sq ft per unit
Minimum dimension 6 ft for private open space,
15 ft for public open space
Public Open Space
Publicly-accessible open spaces may be required based on
development size. See Section 20.135.050 ("Public Open Space
Types").
7. Allowed Frontage Types
Arcade See Sec. 20.135.040.D
Dooryard See Sec. 20.135.040.E
Forecourt See Sec. 20.135.040.F
Shopfront See Sec. 20.135.040.G
Stoop See Sec. 20.135.040.I
Terrace See Sec. 20.135.040.J
P
P
5. Building Height
Stories 12 stories max. Allowed building
height may be further restricted by
zone; see Section 20.135.020
("Transect Zoning Districts").
Street wall height 2 stories min.
Ground floor 14 ft min. floor-to-ceiling
Upper floors, excluding
aboveground parking
levels
9 ft min. floor-to-ceiling
G
H
B
C
D
A
I
A
B
C
D
E
F
G
F
H
I
E
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Division III, Page 20 | South San Francisco Zoning Code | Public Review Draft
Hearing Draft | South San Francisco Zoning Code | Division III, Page 21
Section 20.135.040: Frontage Types
20.135.040.A: Purpose and Intent
The purpose of this section is to establish standards
for all building frontages types allowable within the
form-based, or transect, zoning districts. Frontages
are the components of the building that provide the
transition and interface between the public realm (i.e.
street and sidewalk) and the private realm (i.e. yard or
building). Frontages are to be located within the build-
to areas indicated in Section 20.135.020 ("Transect
Zoning Districts"). The standards set forth in this section
supplement the standards for each zoning district in which
the frontage types are allowed.
20.135.040.B: Applicability
1. The requirements of this section apply to all new
development within the transect zoning districts.
2. Each building must have at least one frontage type
for each street frontage. A building may have multiple
frontage types. For example, a dooryard frontage
may have a stoop or engaged porch frontage type as
well.
3. Frontages for public facilities, including schools,
transportation, communications, and/or infrastructure
facilities is exempt from this Chapter.
4. Frontage types that are not listed in the standards for
the applicable transect zoning district are not allowed
in that zone.
20.135.040.C: General Standards
1. Section 20.135.030 ("Building Types") indicates
frontage types allowed for each building type, and
this section (subsections D through K) indicate
frontages allowed in each transect zoning district.
Only frontages allowed by both Section 20.135.020
("Transect Zoning Districts") and 20.135.030
("Building Types") are allowed.
2. Projects subject to the requirements of this article
must provide at least one building entrance and
facade type on each primary and secondary building
facade selected from the types allowed in the zone.
3. Architectural projections are permitted in accordance
with Section 20.300.011 ("Projections into Required
Setbacks") except when in conflict with this section,
in which case this section supersedes.
4. The area between the building and property line
shall be paved so that it functions as a wider
public sidewalk. Entry courtyards, plazas, entries,
or outdoor eating and display areas are located
between the build-to line and building, provided that
the buildings are built to the edge of the courtyard,
plaza, or dining area. This requirement may be
modified or waived by the Planning Commission if:
a. Substantial landscaping must be located
between the build-to line and ground floor
residential units to soften visual impact of
buildings;
b. The building incorporates an alternative entrance
design that creates a welcoming entry feature
facing the street.
5. Required access to electrical, fire, refuse pick-up,
and other utility spaces shall be allowed along public
frontages.
6. ADA-compliant ramps are allowed subject to
approval by the Principal Planner.
Subsections:
20.135.040.A: Purpose and Intent
20.135.040.B: Applicability
20.135.040.C: General Standards
20.135.040.D: Arcade
20.135.040.E: Dooryard
20.135.040.F: Forecourt
20.135.040.G: Shopfront
20.135.040.H: Porch
20.135.040.I: Stoop
20.135.040.J: Terrace
Division III, Page 22 | South San Francisco Zoning Code | Hearing Draft
B
C
Example of arcade frontage.
Section
Plan
A
B
20.135.040.D: Arcade
1. Description
An arcade frontage provides a continuous covered walkway in place
of or next to a sidewalk. The main façade of the building is placed
at or near the right-of-way with the walkway at the ground level and
habitable space above, often encroaching over the public right-of-way.
The arcade facilitates pedestrian circulation along building frontages
and is intended for buildings with active ground floor uses.
2. Standards
Height, clear 12 ft. min.; 16 ft. max.
Depth, facade to interior of
column face
10 ft. min.
Setback from curb (encroachment
permit may be required)
2 ft. min; 6 ft. max.
Column height 4 times column width min.;
6 times column width max.
Finish floor level above arcade
floor
Max. 6 in.
May be used in conjunction with another allowed frontage type
(e.g., shopfront).
Must have consistent depth along the frontage.
A
B
C
Hearing Draft | South San Francisco Zoning Code | Division III, Page 23
A
D
D
B
C
B
Section
Plan
Example of dooryard frontage.
C
20.135.040.E: Dooryard
1. Description
A dooryard provides a limited amount of private open space at the
primary building entry. The dooryard area is defined by a low wall,
planter, or fence that provides a buffer between the right-of-way and
the building while preserving a sense of openness to the building
entrance. The dooryard may be raised, sunken, or at grade.
2. Standards
Dooryard grading 3% max.
Dooryard width 6 ft. min.
Dooryard depth 4 ft. min.; 10 ft. max.
Finish floor level above/
below sidewalk
3 ft. max.
Projection depth 6 ft. max.
Height, clear 8 ft. min.
Wall/planter/fence height 3 ft. max.
A
B
Division III, Page 24 | South San Francisco Zoning Code | Hearing Draft
A
B
B
Example of forecourt frontage.
Section
Plan
20.135.040.F: Forecourt
1. Description
The main façade of the building is placed at or near the right-of-way
and a portion (usually the central portion) is set back, creating a
courtyard-like space. The space is typically used as an entry court,
shared garden area, or additional shopping or restaurant seating area.
2. Standards
Width 12 ft. min.
Depth 12 ft. min.
Ratio, Width-to-Height 2:1 max.
Finish floor level above/
below sidewalk
3 ft. max.
May be used in conjunction with another permitted frontage type (e.g.,
shopfront).
A
B
Hearing Draft | South San Francisco Zoning Code | Division III, Page 25
D
F
C
D
E
F
Examples of shopfront frontage.
Section
Plan
B
A
B
C
E
F
20.135.040.G: Shopfront
1. Description
The main façade of the building is placed at or near the right-of-
way with an at-grade entrance along the sidewalk. The shopfront is
generally intended for retail, service, or maker space uses. Shopfront
frontages may also incorporate projections or recesses.
2. Standards
Width of shopfront bay 10 ft. min.; 25 ft. max.
Finish floor level above
sidewalk
18 in. max.
Projection Width 6 ft. min.
Projection depth 4 ft. min.
Height, clear 8 ft. min.
Projection setback from curb 2 ft. min.
Recess depth 12 in. max
Recess bay width, where
recess is provided
6 ft. min,; 25 ft. max.
May be used in conjunction with another allowed frontage type (e.g.,
terrace).
All primary entry doors must face the street.
Entry doors are encouraged to be covered or recessed to provide
shelter from the elements.
A
Division III, Page 26 | South San Francisco Zoning Code | Hearing Draft
Section
Plan
Examples of porch frontage.
C
B
A
D
A
B
B
CD
20.135.040.H: Porch
1. Description
A porch provides an outdoor living area. It can be either engaged with
or projecting from the building facade. The front setback area in front
of the porch is typically defined by a fence or hedge to maintain the
edge of the property.
2. Standards
Width, clear 12 ft. min.
Depth, clear, not including stairs 8 ft. min.
Height, clear 8 ft. min.; 12 ft. max.
Finish level above sidewalk 18 in. min.
Clear distance to development
site line 2 ft. min.
May be used in conjunction with another allowed frontage type (e.g.
terrace).
Engaged porches must be open on two sides and have a roof.
Hearing Draft | South San Francisco Zoning Code | Division III, Page 27
D
B
C
A
Section
Plan
Example of stoop frontage.
C
D
E
E
20.135.040.I: Stoop
1. Description
The main façade of the building is near the frontage line and the
elevated stoop engages the sidewalk. The stoop must be elevated
above the sidewalk to ensure privacy within the building. The entrance
is usually an exterior stair and landing.
2. Standards
Width 4 ft. min.; 8 ft. max.
Depth 4 ft. min.; 8 ft. max.
Depth, entry recession 6 in. min., 6 ft. max.
Finish floor level above
sidewalk
18 in min.
Projection depth 5 ft. max.
Height, clear 8 ft. min.
Stairs may be perpendicular or parallel to the building facade.
The entry doors are encouraged to be covered or recessed to provide
shelter from the elements.
Gates are not allowed.
All doors must face the street.
A
B
Division III, Page 28 | South San Francisco Zoning Code | Hearing Draft
A
B
B
D
Section
Plan
Example of terrace frontage.
C
20.135.040.J: Terrace
1. Description
The main façade of the building has an elevated terrace that projects
outward and engages the sidewalk with frequent stairs or ramps. The
terrace allows at-grade access to all ground floor uses due to natural
grade constraints or by artificially elevating the terrace floor. Building
activities are slightly separated from the adjacent sidewalk by the
terrace finish level, and the depth of the terrace provides space for
outdoor seating, private yards, or any other appropriate uses.
2. Standards
Width 120 ft. max.
Depth 8 ft. min.
Finish floor level above
sidewalk
18 in. min.; 5 ft. max.
Distance between stairs 25 ft. max.
May be used in conjunction with another permitted frontage type (e.g.,
Shopfront).
Reasonable accommodation must be provided as appropriate.
A
B
C
D
Hearing Draft | South San Francisco Zoning Code | Division III, Page 29
Section 20.135.050: Public Open Space Types
20.135.050.A: Purpose and Intent
The purpose of this chapter is to establish standards
for public open spaces within the transect zones.
The standards in this chapter ensure that public open
spaces reinforce walkable environments, provide ample
respite in urban areas, and enhance connectivity. Public
open spaces described here are distinct from open
areas required by building type as specified in Section
20.135.030 ("Building Types"). The standards established
in this section should be considered alongside building
form, building types, and frontage types to shape a quality
urban environment.
20.135.050.B: Applicability
1. Required Public Open Spaces. The is section
applies to all new development projects as follows:
a. Projects less than three acres in site size must
provide open spaces as follows:
(i) All residential projects including 20 or more
units must provide a minimum of one open
space type.
(ii) All non-residential or mixed-use projects
including two or more structures, or
including more than 10,000 gross square
feet of building space, must provide a
minimum of one open space type.
b. All projects three acres or more in total site area
must provide at least two open space types.
2. Public Open Space Types. All public open
spaces located in a transect zone is subject to the
requirements of this section. Public open space
types not addressed in this section are not allowed.
The standards for each public open space type are
included in this section.
3. Required Creek Access. Creek access required
in accordance with Section 20.310.002.G.3 ("Creek
Access") satisfies the requirements for the greenway
described in Section 20.135.050.H.
20.135.050.C: General Standards
All spaces satisfying the requirement for public open
space must comply with the following:
1. Space types:
a. Natural Spaces. Public open spaces with natural
character must be designed in a natural manner
with no formal arrangement of elements.
b. Formal Spaces. Public open spaces with
a formal character must be designed with
geometric forms, and trees and other elements
arranged in regular spacing or patterns.
c. Informal Spaces. Open spaces with an informal
character must be designed to have a mix of
formal and natural characteristics
2. Unless the land includes sensitive natural resources,
a public open space area must be accessible and
usable between the hours of 8:00 a.m. and 8:00 p.m.
3. Surfaces must be suitable for intended outdoor
activities.
4. Seating areas and plazas must be located in areas
with solar exposure and wind protection.
5. Projects subject to the provisions of this section must
also comply with Section 20.310.002 ("General Site
and Building Design").
Subsections:
20.135.050.A: Purpose and Intent
20.135.050.B: Applicability
20.135.050.C: General Standards
20.135.050.C: Town Square
20.135.050.D: Plaza
20.135.050.E: Paseo
20.135.050.F: Pocket Park
20.135.050.G: Greenway
Division III, Page 30 | South San Francisco Zoning Code | Hearing Draft
1. Description
A town square is a formal open space area with landscaping,
hardscaping, and other amenities. A town square is located at the
intersection of major streets or pedestrian paths. Spatially defined
by building frontages, the space is a highly visible and serves as a
gathering space, supporting civic and commercial activities such as
farmers’ markets, concerts, and art fairs.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
Examples of town squares.
20.135.050.D: Town Square
3. Standards
Area 0.5 acre min., 2 acre max.
Minimum
dimension
100 ft in any one direction
Access Must be directly accessible from rights-of-way or
alleys on all sides. Crosswalks required at major
intersections.
Landscape and
Design
Formal space. Must include shade trees, other
landscaping measures such as planted areas,
turf area, and ground cover; a central hardscape
area for events; and connected hardscape paths
for convenient movement through the space.
Landscaping and site design must create visually
and functionally separate spaces, or “rooms,”
within the square.
Required
Amenities
Must include amenities such as benches, play
structures, chairs, tables, and drinking fountains.
May include structures such as gazebos,
monuments, bandstands, and kiosks.
Hearing Draft | South San Francisco Zoning Code | Division III, Page 31
1. Description
A plaza is a formal space available for civic purposes and commercial
activities that supplements streetlife, adds vibrancy to mixed-use
areas, and functions as a meeting and gathering space. Plazas are
typically formal spaces with interior green spaces and defined edges
made primarily of hardscaped materials. Plazas are spatially defined
by a combination of frontages and rights-of-way.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
Example of plazas.
20.135.050.E: Plaza
3. Standards
Area 0.25 acre min., 1 acre max.
Minimum
dimension
60 ft in any one direction
Access Must be directly accessible from rights-of-way or
alleys on at least one side. Crosswalks required at
major intersections.
Frontages Must have building frontages directly facing at least
two sides.
Landscape and
Design
Formal space. Plaza surfaces are primarily
hardscaped. Must also include shade trees or other
landscaping measures such as planted areas or
ground cover. Landscaping and site design must
create visually distinct spaces within the plaza.
Required
Amenities
Must include amenities such as benches, play
structures, chairs, tables, and drinking fountains.
May include structures such as gazebos,
monuments, and kiosks.
Division III, Page 32 | South San Francisco Zoning Code | Hearing Draft
1. Description
A paseo is an informal pedestrian way that provides mid-block
connections. A paseo should by employed in blocks with large
perimeters to enhance pedestrian connectivity within urban areas
and serving as connectors between gathering places, streets, and/
or parking areas. Active frontages, patios, outdoor dining areas, and
residential frontages may face onto paseos as appropriate. Paseos are
typically hardscaped and may be linear or L-shaped.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
Examples of paseos.
20.135.050.F: Paseo
3. Standards
Width Min 15 ft or half the height of tallest abutting
structure, whichever is greater. Max. 50 ft.
Context Must connect to streets with sidewalks and/or
alleys at both ends.
Access Where paseos are aligned across adjacent blocks,
mid-block crosswalks are required. Abutting
development may but is not required to front onto
the paseo.
Landscape and
Design
Informal space. Must include regularly-spaced
trees and a continuous paved pathway.
Amenities May include amenities such as benches, chairs,
tables, public art, and drinking fountains.
Hearing Draft | South San Francisco Zoning Code | Division III, Page 33
1. Description
A pocket park is an informal small space tucked into a mid-block space
interspersed within neighborhoods or urban areas. Pocket parks
are generally intended for quiet, passive recreation and may include
small gardens, open shelters, or other passive recreational amenities.
Pocket parks are typically accessible from, and visually distinct from,
the public right-of-way.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
Examples of pocket parks.
20.135.050.G: Pocket Park
3. Standards
Area No min., 0.25 acre max.
Context Must be defined on one side by a street with
sidewalks, a greenway, or a paseo.
Access Must be directly accessible from all abutting rights-
of-way, alleys, or other publicly accessible open
spaces.
Landscape and
Design
Informal space. Must include landscaping
measures such as planted areas, turf area, and
ground cover.
Amenities May include amenities such as benches, chairs,
tables, public art, and drinking fountains.
Division III, Page 34 | South San Francisco Zoning Code | Hearing Draft
1. Description
A greenway is a natural pedestrian and bicycle trail way that provides
connectivity between creek and shoreline areas, trails, and other
public open spaces. Greenways may be paved or unpaved and are
intended to thread through neighborhoods and urban areas to enhance
pedestrian and bicycle mobility throughout the city. Abutting frontages
may face onto greenways as appropriate.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
California Cultural DistrictsExamples of greenways.StreetsBlogSF20.135.050.H: Greenway
3. Standards
Width 15 ft. min., 60 ft. max.
Context Must terminate at public open spaces or
waterways.
Access Where greenways are aligned across adjacent
blocks, mid-block crosswalks are required. Abutting
development may but is not required to front onto
the greenway.
Landscape and
Design
Natural space. Must include regularly-spaced trees
and a continuous pathway. The pathway may be
paved or unpaved
Amenities May include amenities such as benches, exercise
stations, public art, and drinking fountains.
Alternative Creek access required in accordance with Section
20.310.002.G.3 ("Creek Access") satisfies the
requirements for a greenway.
Hearing Draft | South San Francisco Zoning Code | Division III, Page 35
20.135.060 Uses
20.135.060.A Purpose and Applicability
1. The purpose of this Section is to establish allowed
uses and level of review in the form-based, or
transect, zoning districts.
2. The standards in Chapter 20.350 ("Standards and
Requirements for Specific Uses and Activities") apply
to uses allowed in this chapter.
3. Uses are defined in Chapter 20.620 ("Use
Classifications").
20.135.060.B Allowed Uses
1. Allowed Uses. Table 17.135.060: Uses in the
Transect Zoning Districts identifies the allowed land
uses and corresponding permit and entitlement
requirements in the transect zoning districts.
2. Permit Requirements. A use is either allowed by-
right, allowed through issuance of a use permit,
allowed through issuance of a Minor Use Permit,
or not allowed. In addition to the requirements
for planning permits or entitlements listed herein,
other permits and entitlements may be required
prior to establishment of the use (e.g., building
permit or permits required by other agencies). The
requirements for planning permits or entitlements
identified in Table 17.135.060 include:
a. Permitted (P). A land use shown with a “P”
indicates that the land use is permitted by right
in the designated zone, subject to compliance
with all applicable provisions of this Title (e.g.,
development standards) as well state and federal
law.
b. Minor Use Permit (MUP). A land use shown
with an “M” indicates that the land use is
permitted in the designated zone upon issuance
of a Minor Use Permit from the designated
approving authority, subject to compliance
with all applicable provisions of this title (e.g.,
development standards) as well as state and
federal law.
c. Conditionally Permitted (C). A land use shown
with a “C” indicates that the land use is permitted
in the designated zone upon issuance of a
Conditional Use Permit from the designated
approving authority, subject to compliance
with all applicable provisions of this Title (e.g.,
development standards) as well as state and
federal law.
d. Not Allowed (―). A land use shown with a “―” is
not allowed in the applicable zone. Additionally,
uses not shown in the table are not permitted,
except as otherwise provided in this Title.
3. A project that includes two or more categories of
land use in the same building or on the same site is
subject to the highest permit level required for any
individual use or single component of the project.
Subsections:
20.135.060.A Purpose and Applicability
20.135.060.B Allowed Uses
Division III, Page 36 | South San Francisco Zoning Code | Hearing Draft
Table 20.135.060.B.1 Uses in the Transect Zoning Districts
Use Classification Zoning District Additional RegulationsT3NT3CT4CT4MT5CT6UC
“P” = Permitted; “MUP” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses In T5C, see Chapter 20.300, Airport Land Use
Consistency
Dwelling, Single-Unit
Attached M M P1 ―――
Dwelling, Multiple-Unit
Duplex P1 P1 P1 ―――
Multifamily-Unit P P P2 P3 P2, 3 P3
Senior Citizen Residential P P P2 P3 P2, 3 P3
Domestic Violence Shelter P4 P4 P2, 4 M M2 M See Chapter 20.350, Domestic Violence Shelter
Group Residential P ――C C2 C See Chapter 20.350, Group Residential
Live-Work M P P P P2 P See Chapter 20.350, Live-Work Units
Residential Care Facilities
Residential Care Facility, General ―C C C C2 C
Residential Care Facility, Limited ―C P C C2 C
Residential Care Facility, Senior M P P P P2 P
Single Room Occupancy ――P ―――
Public and Semi-Public Uses
College and Trade School, Public or
Private
M P P P M M
Community Assembly
Community Assembly, Small M P P P M M See Chapter 20.350, Community Assembly,
Small and Large. In T5C, see Chapter 20.300,
Airport Land Use ConsistencyCommunity Assembly, Large ―C C C C C
Community Garden P P P P P P
Cultural Institution C C P C C C
Day Care Center P P P M M M See Chapter 20.350, Day Care Centers. In T5C
and T6UC, see Chapter 20.300, Airport Land Use
Consistency
Elderly and Long-Term Care C C2 C2 C C C In T5C and T6UC, see Chapter 20.300, Airport
Land Use Consistency
Government Offices P P P P P P
Hospitals and Clinics
Hospital ―C ―C C C In T5C and T6UC, see Chapter 20.300, Airport
Land Use Consistency
Clinic M5 M5 M5 M M M
Park and Recreation Facilities, Public P P P P P P
Public Safety Facilities C C C P P P
Schools, Public or Private C C M M M M In T5C and T6UC, see Chapter 20.300, Airport
Land Use Consistency
Social Service Facilities M M M P P P See Chapter 20.350, Social Service Facilities
Commercial Uses
Animal Care, Sales, and Services
Kennel ―――M M M
See Chapter 20.350, Animal Care, Sales, and
Services
Pet Day Care M M ―P M M
Pet Store P P P P P P
Veterinary Clinic M M P M M M
Artist’s Studio P P P P P P
Automobile/Vehicle Sales and Services
Hearing Draft | South San Francisco Zoning Code | Division III, Page 37
Table 20.135.060.B.1 Uses in the Transect Zoning Districts
Use Classification Zoning District Additional RegulationsT3NT3CT4CT4MT5CT6UC
“P” = Permitted; “MUP” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Automobile/Vehicle Sales and
Leasing
―――C ――See Chapter 20.350, Automobile/Vehicle Sales
and Leasing
Automobile/ Vehicle Service and
Repair, Major
―C C P6 C C
See Chapter 20.350, Automobile/Vehicle Service
and Repair, Major and MinorAutomobile/ Vehicle Service and
Repair, Minor
C M M P6 M M
Automobile/ Vehicle Washing ―M M M6 M M See Chapter 20.350, Automobile/Vehicle Washing
and Service Stations
Service Station C C ―C ――See Chapter 20.350, Automobile/Vehicle Washing
and Service Stations
Towing and Impound ―――C ――
Banks and Financial Institutions
Other Financial Services
Bank and Credit Unions P P P7 P P P
Pawnbroker ―――C C C See Chapter 20.350, Other Financial Services
Alternative Loan Business ―C C C C C See Chapter 20.350, Other Financial Services
Building Materials Sales and
Services
―――C ――
Business Services P P P8 P P P
Commercial Cannabis Uses
Cannabis Delivery-Only Operations ―――C ――
See Chapter 20.410, Regulation of Cannabis
Activities
Cannabis Distribution ―――C ――
Cannabis Indoor Cultivation ―――C ――
Cannabis Manufacturing ―――C ――
Cannabis Testing ―――C ――
Commercial Entertainment and Recreation
Indoor Entertainment C C C C9 C C In T5C and T6UC, see Chapter 20.300, Airport
Land Use Consistency
Indoor Sports and Recreation C C C C9 C C In T5C and T6UC, see Chapter 20.300, Airport
Land Use Consistency
Eating and Drinking Establishments
Bar/ Night Club/ Lounge C C C C C C
Coffee Shop/ Cafe P P P P P P See Chapter 20.350, Outdoor Seating
Restaurant, Full Service P P P P P P See Chapter 20.350, Outdoor Seating
Restaurant, Limited Service P P P P P P See Chapter 20.350, Outdoor Seating
Food and Beverage Retail Sales
Convenience Market P P P P P P See Chapter 20.350, Convenience Market
Grocery Store P P M P P P
Supermarket ―C C C P P
Funeral Parlor and Mortuary C C C C C C
Lodging
Bed and Breakfast M M M M M M See Chapter 20.350, Bed and Breakfast Lodging.
In T5C, see Chapter 20.300, Airport Land Use
Consistency
Hotel and Motel C C M ―C M See Chapter 20.350, Hotels and Motels. In
T5C, see Chapter 20.300, Airport Land Use
Consistency
Short-Term Vacation Rental P P P C C P See Chapter 20.350, Short-Term Vacation
Rentals
Maintenance and Repair Services M P P P P P
Division III, Page 38 | South San Francisco Zoning Code | Hearing Draft
Table 20.135.060.B.1 Uses in the Transect Zoning Districts
Use Classification Zoning District Additional RegulationsT3NT3CT4CT4MT5CT6UC
“P” = Permitted; “MUP” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Maker's Space M M M P P M
Massage Business M M M M M M See Chapter 20.350, Massage Businesses
Nursery and Garden Center M M M M M M
Offices
Business and Professional P P P8 P P P
Medical and Dental P P P P P P
Walk-In Clientele P P P P P P
Parking Services
Public Parking P P P P P P
Personal Services
General Personal Services P P P P P P See Chapter 20.350, Personal Services
Instructional Services P P P P P P
Tattoo or Body Modification
Parlor
P P P P P P See Chapter 20.350, Tattoo or Body Modification
Parlor
Retail Sales
General Sales P P P P P P
Firearm Sales ―――C ――
Off-Price Merchandise C C C C C C
Second Hand Store C C C C C C
Outdoor Market C C C C C C See Chapter 20.350, Outdoor Market
Shopping Center
Community Shopping Center ――P ―C C
Neighborhood Shopping Center C C C C C C
Regional Shopping Center C C C
Industrial/R&D Uses
Clean Technology M M ―P ―M
Construction and Material Yard ―――M ――
Contractor Shop M
Food Preparation ―――P ――
Handicraft / Custom Manufacturing M M M P M P
Industry, General ―――P ――
Industry, Limited ―――P ――
Recycling Facility
Collection Facility M M M M M M See Chapter 20.350, Recycling FacilitiesIntermediate Processing Facility ―――M ――
Warehousing, Storage, and Distribution
Chemical, Mineral, and
Explosives Storage
―――C ――
Frieght/ Truck Terminals and
Warehouses
―――C ――
Indoor Warehousing and Storage ―――P ――
Outdoor Storage ―――P ――See Chapter 20.350, Outdoor Storage
Personal Storage ―――C ――See Chapter 20.350, Personal Storage
Transportation, Communication and Utilities
Communications Facilities
Hearing Draft | South San Francisco Zoning Code | Division III, Page 39
Table 20.135.060.B.1 Uses in the Transect Zoning Districts
Use Classification Zoning District Additional RegulationsT3NT3CT4CT4MT5CT6UC
“P” = Permitted; “MUP” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Antenna and Transmission
Towers
See Chapter 20.370, Antenna and Wireless Communications Facilities
Facilities within Buildings M M M P P P
Light Fleet-Based Services ―――C ――
Transportation Passenger Terminals ―――C C C
Utilities, Major ――C C C C In T6UC, see Chapter 20.300, Airport Land Use
Consistency
Utilties, Minor C C P P P P
Accessory Uses (See Section 20.350.004 for Additional Regulations)
Accessory Dwelling Unit P P P P P P See Chapter 20.350, Accessory Dwelling Units
Family Day Care
Small P P P P P P See Chapter 20.350, Family Day Care Homes
Large P P P P P P See Chapter 20.350, Family Day Care Homes
Home Occupations P P P P P P See Chapter 20.350, Home Occupations
Mobile Vendor Services ―P P ―P P See Chapter 20.350, Mobile Vendor Services
Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses
Notes:
1. Limited to sites with a maximum gross site area of 4,000 square feet.
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 the permit indicated.
3. Permitted on upper floors only; MUP required if located on the ground floor. MUP may only be approved if the Review Authority first finds that,
based on information in the record, it is infeasible to locate an active pedestrian-oriented use on the ground floor.
4. Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other domestic violence shelter.based on
information in the record, it is infeasible to locate an active pedestrian-oriented use on the ground floor.
5. Clinic uses may not occupy the ground floor, except along Grand Avenue, west of Maple Avenue, which are subject to the approval of a CUP.
6. Must be located a minimum of 500 feet from any residential zoning district.
7. Permitted on upper floors only.
8. 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 CUP, upon
finding that such use will not conflict with adjacent street level retail uses.
9. Must be associated with a hotel or retail use when located within 1,000 feet of San Francisco International Airport.
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Division IV: Overlays and Plan Districts
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Chapter 20.140 Planned Development (PD) District
No changes are recommended to this chapter.
Chapter 20.150 Reserved
Loft (L) Overlay district to be deleted.
Chapter 20.160 Reserved
Hillside (HS) Overlay district to be deleted.
Chapter 20.170 Special Environmental Studies (ES)
Overlay District
No changes are recommended to this chapter.
Chapter 20.180 Flood Plain/Sea Level Rise (SLR) Overlay
20.180.001 Purpose
The Flood Plain/Sea Level Rise (SLR) Overlay District is intended to protect areas projected to
be impacted by sea level rise, mitigate the impacts of sea level rise, and protect the health,
safety, and welfare of residents of the City by establishing regulations for addressing flooding
and other hazards associated with sea level rise. The specific purposes of the Flood Plain/Sea
Level Rise Overlay District are to:
Limit the potential impact of coastal flooding and erosion patterns on coastal
development so as to minimize damage to and destruction of life and property and
to reduce the necessity of public expenditure to protect future development from
such hazards.
Adapt to a changing climate by requiring resilient design and upgrades in areas
impacted by sea level rise.
Require adaptation strategies and best practices for long-term resilience.
Establish standards consistent with the objectives of the San Mateo County Flood and
Sea Level Rise Resiliency District (Resiliency District), which include substantial sea
level rise and flood protection, and environmental and recreational enhancements.
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Introduce flood-proof construction techniques and shoreline protection measures.
Steward the San Francisco Bay, Colma Creek, San Bruno Creek, and the natural
habitat they provide.
Enhance South San Francisco waterways as ecological corridors, restoring creek
ecologies and creating transitional habitat zones to build resilience and ecosystem
services.
20.180.002 Applicability
The provisions of this chapter shall apply to all areas of the City within the Flood Plain/Sea
Level Rise Overlay district. This area includes:
The area within the Federal Emergency Management Agency (FEMA) flood zone map;
The area identified in the State of California Sea-Level Rise Guidance as the 100-year
flood plus the 2100 mid-level scenario of 36 inches sea level rise; and
The San Francisco Bay Shoreline area, defined by California Code of Regulations
Section 10121 as the jurisdiction of the Bay Conservation and Development
Commission (BCDC) within a 100-foot “Shoreline Band.”
In addition, the City Engineer or Chief Planner may require that standards of the Overlay
apply to properties outside the Overlay District based on maps and other studies, which
document the existence of potential flooding or sea level rise hazards that warrant
evaluation.
20.180.003 Application Required
Site Clearance Required. Prior to issuance of a Building Permit, all new construction,
repairs, or alterations must receive a Site Clearance pursuant to Chapter 20.470 (“Site
Clearance”), to ensure that the proposed project is consistent with the applicable
requirements of this section, except that the Chief Planner may grant an exception
for normal maintenance or for required emergency projects to ensure the health and
safety of the community.
Site Clearance Review Application Submittal. Application for Site Clearance must
be accompanied by the following for review by the Chief Planner:
1. For any rehabilitation, installation of new electrical or mechanical systems, or
any structural repair with an estimated cost that is less than 50 percent of the
market value of the structure, a current elevation certificate sealed by a
licensed design professional is required.
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2. For any addition, any conversion of any non-habitable space to habitable
space, or the construction or installation of a new accessory structure that
requires a building permit:
a. A current elevation prepared by a licensed design professional; and
b. A physical survey, performed after the effective date of the FIRM that:
i. Accurately depicts current improvements on the property; and
ii. Documents the type of flood (coastal, creek, and groundwater),
and depth of flooding based on available resources (e.g. FEMA
FIRM, Our Coast Our Future Hazard Map).
3. For new construction and any improvement to a principal structure where the
cost of work is greater than 50 percent of the appraised value of the building:
a. A proposed site plan sealed by a design professional that provides:
i. Two topographic surveys of the property, such as a LiDAR or
field survey, prepared by a licensed professional land surveyor:
one within 12 months of the application date and prior to
construction, and one within 12 months of project completion.
Such survey shall be at the landowner or applicant’s expense
and shall be conducted in consultation with City staff to be
approved as compliant with City survey standards.
ii. The type of flood (costal, creek, and groundwater), and depth of
flooding based on available resources (e.g. FEMA FIRM, Our
Coast Our Future Hazard Map).
iii. Proposed grades, grading and stormwater management;
iv. All proposed structures and improvements.
v. Proposed finished floor elevations of all structures.
vi. The elevation of the bottom of the lowest horizontal structural
member of the lowest floor of all structures.
vii. Landscape plan.
b. Elevations of the proposed development showing compliance with
these floodplain regulations; and
c. For non-residential structures proposed to be flood-proofed,
documentation of proposed flood-proofing showing compliance with
the regulations of this chapter.
4. As a condition of project approval, the applicant shall execute an agreement
with the City identifying the landowner’s ongoing maintenance obligations for
the shoreline infrastructure approved as part of a development.
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5. Any additional information deemed by the Chief Planner to be necessary to
perform the required review.
Determination of Compliance. Prior to issuance of a Building Permit, a registered
professional engineer retained by the applicant shall certify that the design,
specifications, and plans for the construction of Shoreline infrastructure are in
accordance with the requirements of this Chapter, FEMA guidance, and the Code of
Federal Regulations (CFR) related to the mapping of areas protected by levee systems
in place as of the application date. An applicant's proposal that meets the
requirements of this chapter and the CFR, but is not consistent with the planned
infrastructure project of the City and District, shall be permitted if the proposal is
demonstrated to be a less or equally environmentally impactful practical alternative
(including environmentally-beneficial features such as listed species habitat, marsh,
open space, etc.).
20.180.004 Uses
The following uses are prohibited within the Flood Plain/Sea Level Rise Overlay District:
Emergency command centers/communications facilities.
Emergency shelters.
Fire stations.
Hospitals.
Health care facilities.
Schools.
Telecommunication facilities.
20.180.005 Development Standards
Standards for the Flood Plain/Sea Level Rise Overlay District are intended to prevent flood
damage to buildings by elevating occupiable space, flood proofing areas beneath flood
elevations, and promoting health and safety by preventing sensitive uses below the sea level
rise elevation.
Construction Requirements. New construction or replacement of existing
construction must be in conformance with Chapter 15.56 (“Flood Damage
Prevention”) except where this chapter establishes a different requirement.
Shoreline Infrastructure. For properties with frontage on San Francisco Bay, Colma
Creek, and Navigable Slough, new and/or substantial construction must include
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shoreline infrastructure with an elevation sufficient to protect against the FEMA 100-
year event with three feet of sea level rise. All required elevations shall be approved
by the City and OneShoreline, and certified by a professional land surveyor. In-lieu of
this requirement, the Applicant can meet an alternative set of requirements, which
includes paying in-lieu fees and providing an easement to the City so that the City or
OneShoreline is able to build this Shoreline Infrastructure.
Building Height. Building height within the Flood Plain/Sea Level Rise Overlay District
will be measured from the Sea Level Rise Base Flood Elevation (SLR-BFE). The SLR-BFE
is defined as or three feet above the project site’s Base Flood Elevation on the FEMA
FIRM in place at the time the Project application is deemed complete, or 77 inches
above sea level.
Bay Access Buffer. A Bay Access Buffer extending 100 feet inland from the San
Francisco Bay Shoreline is intended to provide an area to accommodate and maintain
built and natural shoreline infrastructure for sea level rise protection, environmental
enhancement, and public access trails. For the purposes of this Chapter, the San
Francisco Bay Shoreline is defined by California Code of Regulations Section10121,
which describes the jurisdiction of the Bay Conservation and Development
Commission (BCDC) within a 100-foot “Shoreline Band.”
1. Building Encroachments. Building encroachments may be accommodated
within the 100-foot Bay Access Buffer provided that the City determines that
such encroachments do not inhibit a planned infrastructure project of the City
and Resiliency District as of the application date.
2. Shoreline Access. Public access shall be maintained and developed within the
Bay Access Buffer based on the City-adopted and BCDC-approved public
access guidelines.
3. Trails Required. Where required by the San Francisco Bay Trail Project, the Bay
Access Buffer must be improved with trails located an average of 75 feet from
the Shoreline.
4. Trail Connectivity. Unless it is demonstrated to the satisfaction of City staff
that no feasible alternative exists, any property with frontage on the Shoreline
within the jurisdiction of the BCDC shall be required to provide, as a part of
the on-site landscaping plan and Shoreline infrastructure, connectivity
improvements by constructing a new or improved portion of the Bay Trail
along the site, including improving access to the Bay Trail from and through
the site. The trail shall be compliant with specifications of the City Public Works
Department, BCDC, and San Francisco Bay Trail Project. Each trail segment
shall connect directly to the trail segment of adjacent properties.
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5. Maintenance. All areas improved for public access within the jurisdiction of
BCDC shall be maintained by the property owner and shall be available to the
public in perpetuity, as determined by the BCDC.
Creek Access Buffers. Creek Access Buffers are intended to provide an area to
accommodate and maintain flood protection and public access trail infrastructure.
For properties with frontage on Colma Creek or San Bruno Creek, a minimum buffer
zone of 35 feet from the top of creek bank is required to accommodate and maintain
future infrastructure and a public access trail.
1. Building Encroachments. Building encroachments may be accommodated
within the buffer zones provided that the City determines that such
encroachments do not inhibit planned infrastructure projects of the City and
Resiliency District as of the Application Date.
2. Creek Access. Unless it is demonstrated to the satisfaction of City staff that no
feasible alternative exists, any property with frontage on Colma Creek or San
Bruno Creek shall be required to provide, as a part of the on-site landscaping
plan, a paved public-access trail along the top of the bank for the portion of
the creek bank on the site. The trail shall be compliant with specifications of
the City Public Works Department and BCDC, if applicable. Each such trail
segment shall connect directly to the creek bank on each adjacent property or
a trail segment along the Shoreline (e.g., the Bay Trail).
Elevation of Lowest Floor. For structures not wholly within a levee or seawall
system, the lowest building finished floor elevation shall be the SLR-BFE (defined in
Subsection 20.180.005.B (“Shoreline Infrastructure”)). Spaces below the SLR-BFE are
limited to access or vertical circulation structures; flood prevention measures;
storage; and parking. Habitable spaces are prohibited below the SLR-BFE unless
wholly protected by a levee or seawall system.
Utilities. New or replacement water supply systems and/or sanitary sewer systems
must be designed to minimize or eliminate infiltration of flood waters into the
systems and discharges from the systems into flood waters. On-site waste disposal
systems must be located to avoid impairment of water supply systems and/or
sanitary sewer systems or contamination from them during flooding.
Site Grading.
1. Site grading shall include the importation of fill to raise the site adequate to
allow positive drainage in a 10 year storm occurring at the 100 year flood
elevation established by FEMA.
2. Finished slopes shall not exceed a maximum of 2:1.
Levees, and Floodwalls.
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1. Any new portion of a levee above existing grade shall be sloped at least ten to
one (10:1).
2. Along canals and creeks, armoring shall be living vegetation where possible.
3. Along the shoreline, armoring is restricted to natural materials.
4. Floodwalls may be used to provide additional protection only when used in
conjunction with and on top of a levee.
Stormwater Runoff and Drainage.
1. Stormwater conveyance infrastructure should be designed such that it can
continue to function during a FEMA 100-year event with 3 feet of sea level rise.
2. All developments shall employ low-impact stormwater runoff techniques that
mimic natural watershed processes that capture and treat stormwater runoff
at its source, and reduce, filter, or slow runoff before entry into the storm
drainage system. Systems may include drainage courses, swales, infiltration
gardens, and trees to increase evapotranspiration.
3. One hundred percent of the drainage from impervious surfaces on the site
shall be captured and retained on site with sufficient storage to keep the first
1.85 inches of rainwater from an individual rain event on site without
discharging onto neighboring properties or rights-of-way unless a regional
stormwater management system is available to serve the development and
the specific discharges from the site into the system have been approved by
the City Public Works Department. On-site retention may include infiltration,
rainwater harvesting, or evapotranspiration.
Landscape Species. Planting palettes must:
1. Consist of a minimum 80 percent native species.
2. Reflect the composition of native habitat types.
Lighting. All lighting within the Flood Plain/Sea Level Rise Overlay District must be low
intensity to reduce the amount of light reaching sensitive habitat. Also see Chapter
20.300.008 (“Lighting and Illumination”).
Impervious Areas. No net new impervious areas are permitted in designated parks
and open spaces within the Flood Plain/Sea Level Rise Overlay District.
Connectivity. All on-site open spaces are to be connected with open spaces on
adjacent parcels or rights-of-way, shoreline protection, or watershed management
projects.
Riparian Area Protection. To minimize disturbance to the creek and vegetation, on
the edge of the creek setback the project applicant shall erect a minimum four foot
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high construction fence prior to the issuance of a grading permit. The fence shall stay
in place until a certificate of occupancy is issued.
Real Estate Disclosure of Hazards. In any contract for the sale of real estate located
in the Floodplain/Sea Level Rise Overlay District indicated on the Overlays map
adopted on file with the City of South San Francisco, the seller shall include in the
contract a real estate disclosure of all hazards associated with anticipated sea level
rise, geologic hazards, groundwater inundation, or coastal and fluvial flooding. Any
site-specific analyses related to sea level rise must also be disclosed in real estate
transactions.
Chapter 20.190 Reserved
Chapter 20.200 Reserved
Chapter 20.210 Reserved
Bay West Cove Specific Plan District to be deleted.
Chapter 20.220 Reserved
Gateway Specific Plan District to be deleted.
Chapter 20.230 Oyster Point Specific Plan District
20.230.001 Purpose
This chapter establishes the Oyster Point Specific Plan District and provides for coordinated
planning and design principles for the property within this district. The purposes of the
Oyster Point Specific Plan District are to:
Implement the policies of the General Plan, which designates the area of the Oyster
Point Specific Plan District in the East of 101 Planning Sub-Area and Business
Commercial, Coastal Commercial, and Park and Recreation land use designations.
The Specific Plan District implements the goals and policies of the General Plan in the
following ways:
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1. Implementing a comprehensive use and development plan for the Oyster
Point Marina area, and promoting compatibility among research and
development, commercial, open space, and recreational land uses,
2. In areas designated for Business Commercial use, promoting development of
a state-of-the-art research and development life sciences campus with
substantial open space and public amenities,
3. In areas designated for Coastal Commercial use, promoting development of
business/professional services, office, research and development, hotel,
retail/restaurant uses, public recreational facilities, and marina-serving uses,
4. In areas designated for Park and Recreation use, enhancing access to and
public enjoyment of the San Francisco Bay, marinas, Bay Trail, and related
uses,
5. Encouraging development to serve City residents, employees, and visitors in
close proximity to the Oyster Point Ferry Terminal;
Implement high-quality, integrated design standards in a comprehensively planned
development with District-wide architectural character, achieving development
superior to that which could be achieved under conventional zoning classifications;
Provide for the efficient extension of utilities, infrastructure and services into this
district; and
Provide a mechanism for flexibility in the long-term, phased development of land uses
within the boundaries of the Specific Plan District.
20.230.002 Applicability
As used in this chapter, “Specific Plan” shall refer to the contents of this chapter and
the uncodified Specific Plan Appendix, collectively.
The regulations contained in this chapter shall apply to the areas within the Oyster
Point Specific Plan District mapped on the Official Zoning Map.
The Specific Plan District is divided into two planning areas as follows and as shown
on Figure 20.230.002.
1. Planning Area 1 consists of largely the western portion of the Oyster Point
Specific Plan District.
2. Planning Area 2 consists of largely the eastern portion of the Oyster Point
Specific Plan District.
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Figure 20.230.002: Planning Areas
20.230.003 Land Uses
Uses within the Oyster Point Specific Plan District are regulated by Table 20.100.002: Use
Regulations – Non-Residential Zoning Districts.
20.230.004 Development Standards
Summary of Standards. Table 20.230.004(1) prescribes the development standards
for the Oyster Point Specific Plan District. Additional regulations are noted in the right
hand column. Section numbers in this column refer to other sections of this
Ordinance.
Table 20.230.004(1) Development Standards
Standard Requirement Additional Regulations
Lot and Density Standards
Minimum Lot Size (sq. ft.) 43,560 in Planning Area 1 (1)
10,000 in Planning Area 2
Maximum Floor Area Ratio
(FAR) without Incentives
Program
1.6 for hotel See Chapter 20.040 Rules of
Measurement 1.0 for office
0.5 for all other uses
Maximum FAR with Incentives
Program
1.25 in Planning Area 1 See Chapter 20.040 Rules of
Measurement and Section
20.230.004(B), below 2.2 for hotel in Planning Area 2
1.6 for office in Planning Area
2
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1.0 for all other uses in
Planning Area 2
Maximum Building Coverage
(% of site)
60 See Chapter 20.040 (“Rules of
Measurement”) and Section
20.230.004(B) below
Building Form and Location
Maximum Height (ft) Building heights allowed to
maximum height limits
permissible under Federal
Aviation Regulations Part 77
See Section 20.300.007 Height
and Height Exceptions
Notes:
1. Notwithstanding Section 19.12.020 of the South San Francisco Municipal Code, lots that do
not meet these minimum lot size requirements may be created pursuant to an approved
lot line adjustment, parcel map, or subdivision map; however, in no case shall lots that do
not meet the minimum lot size standards be developed, nor shall building permits be
issued for any construction or improvement of such lots. Notwithstanding Section
20.300.004 or 20.320.002(C) of this Title, lots created after the effective date of the
ordinance codified in this Section that do not meet minimum lot size standards shall not
be considered legal nonconforming lots.
Floor Area Ratio and Coverage.
1. FAR and Building Coverage Determination. In Planning Area 1, compliance
with FAR and maximum building coverage requirements as set forth above
shall be determined in aggregate rather than on a lot-by-lot basis.
Notwithstanding the delineation in Figure 20.230.002, the parcels to be
included in calculating site area for purposes of FAR determination shall be
those listed in Table 20.230.004(2), as further illustrated in Figure 20.230.004:
Table 20.230.004(2) Parcels for Floor Area Ratio Determination
Parcel Estimated Area (acres)*
OPBP 1 20.2
OPBP 2 3.3
Parcel 1 10
Parcel 2 4.0
Parcel 3 3.9
41.4
*Based on proposed parcelization, as illustrated in Figure 20.230.004. Actual and verified parcel
areas, based on final parcelization, shall be used for FAR calculation purposes.
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Figure 20.230.004: Map of Proposed Parcels
2. Incentive-Based FAR. FAR may be permitted in the Oyster Point Specific Plan
District as follows:
a. In Planning Area 1, FAR may be permitted up to a maximum of 1.25,
provided the following criteria are met:
i. A Transportation Demand Management Plan has been
approved, in accordance with Chapter 20.400;
ii. The development complies substantially with the architectural
and urban design guidelines established in this Chapter and in
the Specific Plan; and
iii. The development complies substantially with the sustainable
building strategies established in this Chapter and in the Specific
Plan.
b. In Planning Area 2, FAR for a hotel may be permitted up to a maximum
of 2.2, office up to a maximum of 1.6, and FAR for all other uses may be
permitted up to a maximum of 1.0, provided the following criteria are
met:
i. A Transportation Demand Management Plan has been
approved, in accordance with Chapter 20.400; and
ii. The development is consistent with the design standards
established in the General Plan, including the East of 101 Area
Plan.
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20.230.005 Circulation and Parking
Street Location. The street system within the Oyster Point Specific Plan District shall
be located, generally, as shown in Figure 20.230.005. Precise alignments shall be
established during the process for review and filing of maps in conformance with the
standards established in this chapter, and otherwise as established in the Subdivision
Ordinance (Title 19 of the South San Francisco Municipal Code).
Figure 20.230.005: Location of Public Streets
Street Standards. The streets within the Specific Plan District shall conform to the
design standards set forth in the Specific Plan, and, as applicable, Chapter 19.20
(“Street Design”) of the South San Francisco Municipal Code.
Off-Street Parking.
1. In Planning Area 1, parking shall be provided at a ration supportive of the
approved Transportation Demand Management Plan, but in no case shall
exceed two and one-half spaces per 1,000 gross square feet of floor area,
calculated across the entire Planning Area in the aggregate, rather than on a
lot-by-lot basis. Required parking shall comply with the requirements included
in Chapter 20.330 (“On-site Parking and Loading”) except that additional
variations from the bicycle parking standards may be permitted in the Specific
Plan District pursuant to an approved Precise Plan and Transportation
Demand Management Plan.
2. Transportation Demand Management. Development in each Planning Area of
the Oyster Point Specific Plan District shall comply with Chapter 20.400
(“Transportation Demand Management”).
Service Entrances. Driveways to access service entrances shall be a minimum of 30
feet from the intersection of any two dedicated public rights-of-way.
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Pedestrian Circulation. Sidewalks and pedestrian promenade widths shall, at a
minimum, comply with the standards in Chapter 19.20. Where appropriate to
accommodate active uses, greater widths should be provided.
20.230.006 Infrastructure and Utilities
Infrastructure and Utilities. The location and extent of proposed infrastructure and
utility improvements in the District will be as generally described and depicted in the
Specific Plan.
Stormwater Management. All development in the Specific Plan shall comply with
current best management practices to improve water quality of site runoff and be
subject to review and approval by the Public Works Director.
20.230.007 Buildings and Improvements
Design Guidelines. Development in the Oyster Point Specific Plan District shall
proceed in accordance with the architectural, landscaping, signage, and urban design
guidelines set forth in the Specific Plan.
Exterior Design. Building construction and design shall be used to create a structure
with substantially equally attractive sides of high quality, rather than placing all
emphasis on the front elevation of the structure and neglecting or downgrading the
aesthetic appeal of the side elevations of the structure. Any accessory buildings and
enclosures, whether attached to or detached from the main building, shall be of
similar compatible design and materials. Buildings shall employ varied setbacks,
horizontal and vertical elements, fenestration changes and other architectural
devices to break their massing.
Façades. Building façades in excess of 150 feet in length along one side shall use
modulation and articulation to create a fine-grained street wall. Façades should be
designed to be harmonious with adjacent neighboring properties, yet be
individualized and not monotonous. Variation may be achieved through the following
architectural details: recesses, projections and step backs, changes in height, floor
level, roof form, window reveals, cornice treatments, and parapets.
Parking Structures. Parking structures should be designed to downplay their
presence on the site to the greatest extent possible. Exterior elevations shall be
simple, attractive and complementary to the building design and surface relief
elements and articulation is strongly encouraged to reduce the apparent scale of the
garage elevation.
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Energy Conservation. All buildings shall be designed, insulated, and lighted in
accordance with applicable federal and state energy conservation laws and
regulations, including the Green Building Standards Code codified in Title 24 of the
California Code of Regulations.
20.230.008 Landscaping
In general, landscaping plans shall provide for the following:
Plant selections shall be appropriate to the scale of the proposed architecture and
character of the open space.
All landscape components shall be climatically suitable to the site.
Soil depths shall be provided to achieve reasonable success of the trees within a
paved environment.
20.230.009 Signs
General Requirements. Each sign shall be in harmony with the texture and color of
the building to which it is affixed and shall otherwise be governed by the provisions
of Chapter 20.360 (“Signs”).
Master Sign Program Required. A master sign program shall be submitted as a part
of the Precise Plan application for a site.
20.230.010 Implementation and Administration
Phasing. The development of the Oyster Point Specific Plan District will occur in
several phases, generally as set forth in the Specific Plan. Individual phases of
development will be implemented through Precise Plans, as described in this Chapter.
Precise Plan Required. The Oyster Point Specific Plan shall be implemented through
the review and approval of Precise Plans by the Planning Commission, which shall be
the review authority for the Oyster Point Specific Plan District.
1. No person shall commence any use or erect any structure or make exterior
modifications to any existing use, parking area or structure, and no building
permit, variance, or certificate of occupancy shall be issued for any new use or
structure or modification thereof until a Precise Plan has been approved in
accordance with the requirements hereinafter set forth. The following shall
not require prior approval of a Precise Plan:
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a. A permit for demolition of buildings existing in the Specific Plan District
prior to adoption of the Oyster Point Specific Plan enabling ordinance
and a general site grading permit for the Specific Plan area;
b. Permits for development of roads or other components of
infrastructure identified in the Specific Plan;
c. Changes required in whole or part by a requirement of any
governmental agency;
d. Interior modifications or buildings which do not alter the nature,
character or intensity of a use; or
e. Signage within the Oyster Point Specific Plan District, including any
permitted change in sign copy, that is included as part of and consistent
with an approved Sign Program, in accordance with Chapter 20.360.
Precise Plan Procedures.
1. Filing Fees. A precise plan application fee shall be paid for all private
development proposals pursuant to the Master Fee Schedule of the City;
provided, however, that said application fees shall be waived for all precise
plans which involve only public buildings and uses.
2. Application. When a precise plan is required by the Oyster Point Specific Plan,
the precise plan shall be submitted to the Chief Planner. The Chief Planner
shall check the application for completeness consistent with the Permit
Streamlining Act.
3. Contents. The following information and drawings shall be required for
precise plan consideration by the City, expect that the Chief Planner may
require either less or additional information as necessary to meet the intent
and purpose of this section:
a. All applicable tentative, final, or parcel maps within the area covered by
the precise plan;
b. A legal and physical description of the site including boundaries,
easements, existing topography, natural features, existing buildings,
structures and utilities;
c. A plot or site plan, drawn to scale which depicts all proposed on-site
improvements and utilities and the locations of the same in accordance
with the standards established in the applicable Specific Plan and the
zoning ordinance;
d. A landscape plan drawn to scale which sets forth information pertinent
to the landscape requirements of the applicable Specific Plan and
zoning ordinance;
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e. Grading and drainage plans;
f. Architectural plans and exterior elevations indicating profiles, glazing
and materials drawn to scale;
g. Scale drawings of all signs and light standards with details of height,
area, color and materials specified therein; and
h. Any other drawings of additional information necessary for the review
authority to review and make its determination as required hereby.
4. Guidelines for Review. In reviewing precise plans, the City shall adhere to the
standards set forth in this chapter and shall further attempt to foster and
promote the general character and purposes of the Specific Plan.
5. Review and Decision.
a. Design Review. Each precise plan application shall be referred to the
design review board, which shall forward the recommendation to the
Planning Commission.
b. Chief Planner’s Review. The Chief Planner shall review the application in
light of the guidelines and standards set forth in this chapter, and shall
consult with the staff of affected departments and offices of the City in
connection with the review of each Precise Plan. Upon completion of
review and consultations, the Chief Planner shall submit the Precise
Plan to the Planning Commission and shall recommend that the
Planning Commission approve, conditionally approve, deny or suggest
modifications to the Precise Plan.
c. Review by the Planning Commission. In reviewing Precise Plans, the
Planning Commission shall review to ensure consistency with the
approved Specific Plan for the site, or other applicable zoning, and shall
adhere to the standards set forth in this chapter and shall further
attempt to foster and promote the general character and purposes of
the Oyster Point Specific Plan District.
d. Planning Commission Decision. The Planning Commission shall approve,
conditionally approve, deny, or suggest modifications to the Precise
Plan. Any conditions shall be designed to assure attainment of the
standards set forth in this chapter.
e. Mandatory Findings of Approval. The Planning Commission shall review
Precise Plans submitted for approval to determine whether they are
consistent with the Oyster Point Specific Plan, any applicable
Redevelopment Plan, and any applicable owner participation
agreement or disposition and development agreement. The Planning
Commission shall make the following findings before approving or
conditionally approving any Precise Plan:
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i. The project proposed in the Precise Plan is consistent with the
General Plan;
ii. The project proposed in the Precise Plan is compatible with the
intent and purpose of the applicable Oyster Point Specific Plan;
iii. The proposed development and/or construction standards of
the Precise Plan are designed to achieve compliance with the
development and/or construction standards applicable to the
Oyster Point Specific Plan;
iv. The project proposed in the Precise Plan is consistent with the
Redevelopment Plan and the owner participation agreement or
disposition and development agreement, if applicable; and
v. The infrastructure improvements proposed in the Precise Plan
are consistent with the City’s approved Capital Improvement
Program, if applicable.
6. Effect of Approval. Following approval of a Precise Plan, no further permits or
approval from the Planning Commission shall be required for projects carried
out in substantial conformity with the Oyster Point Specific Plan, the approved
Precise Plan, and any conditions of approval, except that the Chief Planner
shall, in a ministerial capacity, review building permit applications and perform
final inspection to ensure substantial consistency with the Specific Plan and
Precise Plan.
7. Changes after Approval. If major revisions to an approved Precise Plan are
desired by the applicant, a revised Precise Plan shall be submitted and
processed according to the procedures established herein for approval of the
original Precise Plan. Revisions which are minor in nature shall be reviewed
and approved by the Chief Planner. Any significant changes to the phasing
approved as part of the Precise Plan shall be subject to approval by the
Planning Commission. Without limiting the generality of the foregoing, lot line
adjustments, reductions in density, intensity, scale or scope of the project,
minor alterations in vehicle circulation patterns or vehicle access points,
changes in trail alignments, substitutions of comparable landscaping for any
landscaping shown on any final development plan or landscape plan,
variations in the location of structures that do not substantially alter the design
concepts of the project, variations in the location or installation of utilities and
other infrastructure connections or facilities that do not substantially alter the
design concepts of the project, and minor adjustments to the project site
diagram or project site legal description will generally be treated as minor
revisions, provided that they do not result in any new or more severe
significant impacts than those addressed in the applicable CEQA review
document, pursuant to the California Environmental Quality Act.
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Notwithstanding the foregoing, the Chief Planner shall have sole discretion to
determine whether a requested revision constitutes a major or minor revision.
8. Appeal Procedures. Appeals shall be processed in accordance with Chapter
20.570, Appeals and Calls for Review, of the South San Francisco Municipal
Code.
9. Expiration of Approval. Any approved Precise Plan shall lapse and shall be
deemed void: (a) two years after the date of its approval if a building permit
has not been issued and/or construction has not commenced or has not
proceeded with due diligence thereafter; or (b) after a longer duration as
otherwise provided in an approved development agreement. One-year
extensions of the time may be granted by the Planning Commission. Projects
are subject to the phasing, if any, established for the buildings within the
approved Precise Plan.
Variance Procedure. Where practical difficulties, unnecessary hardships or results
inconsistent with the general purpose of the Specific Plan many result from the strict
application of certain provisions thereof, variances may be granted pursuant to
Chapter 20.500 of the municipal code.
Amendments. The Specific Plan may be amended as set forth in Chapter 20.530
(“Specific Plans and Plan Amendments”).
Chapter 20.240 Reserved
Terrabay Specific Plan District to be deleted.
Chapter 20.250 Reserved
Transit Village Plan District to be deleted.
Chapter 20.260 Genentech Master Plan District
20.260.001 Purpose
This chapter establishes the Genentech Master Plan District, and prescribes planning and
design principles for facility-wide development in accordance with the Genentech Campus
Master Plan Update. The specific purposes of the Genentech Master Plan District are as
follows:
To establish a facility-wide urban design character that accommodates a diversity of
architectural styles, a system of open space elements, and a pedestrian and vehicular
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circulation plan linking buildings and uses together in a flexible, logical and orderly
manner. These elements apply to all Genentech lots of record and their structures,
owned or leased by Genentech, and reclassified such that the uniform regulations
and requirements covered by the Genentech Master Plan District apply;
To increase the flexibility of the City’s land use regulations and the speed of its review
procedures to reflect the quickly changing needs of a research and development
focused corporation;
To establish facility-wide development standards and design guidelines consistent
with the City’s General Plan and the East of 101 Area Plan; and
To define a baseline of existing conditions for each lot reclassified to the Genentech
Master Plan District.
20.260.002 District Designation
The provisions of this chapter shall apply to all areas of the City within the Genentech Master
Plan District as mapped on the Official Zoning Map. Additional reclassification to and/or
removal of lots from the Genentech Master Plan District may be considered pursuant to the
provisions of Division V (“Administration and Permits”).
20.260.003 Development Standards and Requirements
Projects shall comply with the development standards and requirements set forth in the
Business Technology Park zoning district, and conditions of prior City approvals, except for
the following:
Site Design Principles. New buildings shall address the following design principles
pertaining to each building site and its surroundings, as applicable:
1. Building heights and massing shall maintain and/or create new views to the
Bay and San Bruno Mountains.
2. New buildings within the Upper Campus should contribute to a prominent
skyline that establishes a strong visual identity for the Campus from US-101
and the East of 101 Area.
3. New building designs shall include designs and programming for surrounding
outdoor spaces.
4. New building designs shall seek to orient buildings and to locate outdoor
pedestrian spaces, courtyards and entrances to provide shelter form strong
winds.
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5. New buildings shall seek to maximize sunlight on associated pedestrian
pathways, open spaces and courtyards, through building step backs and/or
articulation.
Floor Area Ratio. The maximum floor area ratio (FAR) is established as 1.0 of the total
area of the lots within the Genentech Master Plan District.
Building Height. The maximum building height shall be the lower of the height
shown on the SFO Critical Aeronautical Surfaces Map, or the maximum height
determined by the FAA as being “not a hazard to air navigation” based on an
aeronautical study for any buildings, and construction thereof (e.g. tall cranes)
exceeding the height of FAA Part 77 air surfaces. Buildings and/or construction
activities thereof that do not exceed the height of FAA Part 77 air surfaces are deemed
not a hazard to air navigation.
Off-Street Parking Requirements. Off-street parking requirements are established
in Table 20.260.003(D) (“Genentech Off-Street Parking Requirements”).
Table 20.260.003(D) Genentech Off-Street Parking Requirements
Required Parking Spaces (per 1,000 square feet gross floor area)
Office Lab Mfg. Whse. Amenity
Based on 24% TDM 2.75 1.40 0.90 0.50
Based on 28% TDM 2.64 1.34 0.86 0-48
Based on 30% TDM 2.59 1.32 0.85 0-47
Based on 32% TDM 2.53 1.29 0.83 0-46
Based on 35% TDM 2.45 1.25 0.80 1.25
Based on 40% TDM 2.31 1.18 0.76 1.18
Based on 42% TDM 2.26 1.15 0.74 1.15
Based on 44% TDM 2.20 1.12 0.72 1.12
Based on 46% TDM 2.15 1.09 0.70 1.09
Based on 48% TDM 2.09 1.06 0.68 1.06
Based on 50% TDM 2.04 1.04 0.67 1.04
Note: For purposes of this determination, office buildings are defined as those for which 50 percent
or greater floor area is devoted to business, financial, or other administrative uses. The City and
Genentech shall review these ratios every year in the Annual Report, to determine whether they
continue to reflect parking needs at the Genentech facility. The Planning Commission may adjust the
ratios to reflect parking needs following the Annual Report review.
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Off-Street Loading Requirements. Off-street loading requirements are established
at a rate of one loading space per 100,000 square feet of gross floor area for all
buildings within the Genentech Master Plan District.
Parking Lot Landscape Buffering. A landscaped buffer-strip not less than six feet
wide shall be required only for parking lots on properties within the Genentech
Master Plan District that are located along a public street frontage, or adjacent to
properties not within the Genentech Master Plan District.
Handicap Parking Requirement. All new development within the Campus will be
required to comply with current California Building Code requirements, including
handicapped parking requirements consistent with the California Accessibility
Regulation and the Federal “Americans with Disabilities Act” (ADA) standards.
Wheel Stops. Wheel stops are not required in the Genentech Master Plan District.
Uses.
1. Allowed Uses. Uses within the Oyster Point Specific Plan District are regulated
by Table 20.100.002: Use Regulations – Non-Residential Zoning Districts.
2. Additional Restrictions. Proposed land uses with characteristics that may
cause visual, electronic, or wildlife hazards to aircraft taking off or landing at
the SFO Airport or in flight shall not be permitted. Specific characteristics that
may create hazards to aircraft in flight and which are incompatible include:
a. Sources of glare, such as highly reflective buildings or building features,
or bright lights, including search lights or laser displays, which would
interfere with the vision of pilots making approaches to the Airport.
b. Distracting lights that that could be mistaken by pilots on approach to
the Airport for airport identification lighting, runway edge lighting,
runway end identification lighting, or runway approach lighting.
c. Sources of dust, smoke, or water vapor that may impair the vision of
pilots making approaches to the Airport.
d. Sources of electrical interference with aircraft or air traffic control
communications or navigation equipment, including radar.
e. Land uses that, as a regular byproduct of their operations, produce
thermal plumes with the potential to rise high enough and at sufficient
velocities to interfere with the control of aircraft inflight. Upward
velocities of 4.3 meters (14.1 feet) per second at altitudes above 200
feet above the ground shall be considered as potentially interfering
with the control of aircraft in flight.
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f. Any use that creates an increased attraction for wildlife, particularly
large flocks of birds, that is inconsistent with FAA rules and regulations.
Exceptions to this regulation are acceptable for wetlands or other
environmental mitigation projects required by ordinance, statute,
court order, or Record of Decision issued by a federal agency under the
National Environmental Policy Act.
Growth and Development Projections. Consistent with the projections analyzed in
the Environmental Impact Report for Genentech Campus Master Plan Update,
development within the approximately 207-acre Campus shall be limited to 9,008,000
square feet (an FAR of 1.0), and shall be further regulated by a Trip Cap equivalent to
a maximum of 5,216 total drive-alone trips arriving at the Campus during the AM peak
hour. This Trip Cap applies irrespective of the amount of net new development, the
mix and types of land uses that occur within the Campus over time, or the
effectiveness of TDM and other trip reduction efforts. The Trip Cap is a maximum,
not-to-exceed number of potential drive-alone vehicle trips, and will be counted
annually via cordon count records along the main ingress and access points to the
Campus.
Facility-Wide Open Space. The Urban Design Chapter of the Master Plan Update
provides conceptual graphics of anticipated Campus-wide open space areas and
examples of acceptably designed existing open space areas on the Campus. However,
these conceptual graphics and examples are not intended as “standards”, but rather
as guidelines of acceptable variations in individual design applications. New open
space areas shall meet the objectives of the Master Plan and reflect best practices in
landscaping and sustainable design, but may vary based on their intended use,
physical conditions, and location on the Campus.
Public Parking Spaces and Locations. The required parking space ratios are as
established in Amended Table 20.260.003(D). These parking requirements apply to
the Campus as a whole, based on the aggregate mix of Campus land uses and are not
required to be supplied specifically within or adjacent to an individual development
project. The general locations of anticipated future parking facilities are conceptually
illustrated in the Urban Design chapter of the Master Plan Update. However, these
conceptual graphics are not intended as “standards”, but rather as guidelines of
generally acceptable parking facility locations.
Pedestrian Connections. The Urban Design Chapter of the Master Plan Update
provides conceptual graphics and examples of pedestrian connections that are
acceptably designed. However, these conceptual graphics and examples are not
intended as “standards,” but rather as guidelines of acceptable variations in individual
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design applications. New pedestrian connections shall meet accessibility
requirements.
Shuttle Stops. The Urban Design Chapter of the Master Plan Update provides
conceptual graphics and examples of shuttle stop designs that are acceptably
designed. However, these conceptual graphics and examples are not intended as
“standards”, but rather as guidelines of acceptable variations in individual design
applications. Shuttle stops shall be designed to be compatible with their surrounding
environment and safely and aesthetically meet the demands of projected ridership at
the given location.
Signs. Proposed signage shall comply with Chapter 20.360 (“Signs”). Displays,
including light fixtures, banners and murals that are part of Genentech’s Patient
Success Story program and that are intended for the direct benefit of Genentech
employees may be allowed subject to Planning Commission approval of a Master Sign
program pursuant to Section 20.360.003(B) (“Master Sign Program”). The Master Sign
Program recognizes the unique nature and location of the Genentech campus
facilities. Displays that do not meet the general sign standards set forth in
Chapter 20.360 (“Signs”), but that are consistent with the Master Sign Program may
nonetheless be approved or conditionally approved at the discretion of the Chief
Planner, provided that:
1. The proposed display(s) are consistent with the objectives described in the
Genentech Master Sign Program, as it may be amended from time to time;
2. To the extent reasonably possible under the circumstances, the proposed
display(s) have been architecturally integrated with the buildings to which they
are attached, based on characteristics such as scale relationships, color,
materials, and graphic style, or otherwise enhance the façade of the buildings
to which they are attached;
3. To the extent reasonably possible under the circumstances, any separate
structure or apparatus required to attach the display(s) to buildings has been
disguised or hidden;
4. Display(s) should be generally inward-oriented toward the campus, but may
face toward a public area, including public rights-of-way and public open space
if certain performance criteria of the Master Sign Program are met;
5. Temporary banners consistent in style and size with the provisions of the
Master Sign Program are permitted along public streets, if related to a
Genentech campaign or event;
6. No more than twenty such displays (not including temporary banners) may be
erected within the Genentech Campus pursuant to this section at any one
time.
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20.260.004 Transportation System Management
Genentech shall continue to comply with Chapter 20.400 (“Transportation Demand
Management”) and will provide a status update on its compliance with the trip reduction
requirements as part of the annual report provided for in Section 20.400.006 (“Monitoring
and Enforcement”).
20.260.005 Removal of Lots from the Genentech Master Plan District
If a lot no longer qualifies to be included in the Genentech Master Plan District under
the requirements contained in this Chapter, from and after the time that such lot no
longer qualifies, any new use, construction, or demolition on that lot, shall conform
with the provisions of the underlying zoning district-related provisions of the Code as
they existed at the time of the initial reclassification of that lot to be included in the
Genentech Master Plan District. However, any use, building, or structure that: (1) is
existing or under construction at the time that a lot no longer qualifies to be included
within the District; and (2) is not hazardous or dangerous to public health or safety,
shall be considered a nonconforming use, building, or structure, such that the lawful
existing uses of those buildings or structures at the time of removal may be
continued, despite that such uses may not conform to the underlying regulations
specified for the district in which such buildings or structures are located. In the event
of damage or destruction, such uses, buildings, or structures may be reconstructed
and restored to the same extent that they existed before the damage or destruction,
provided that there may be no expansion of the nonconformity beyond that which
existed prior to the damage or destruction.
Any property removed from the Genentech Campus Master Plan Update may be
removed from the Genentech Master Plan District upon receipt of a petition from
Genentech and the property owner(s). Any such petition shall be processed in
accordance with Division V. In addition to the requirements of Division V, the petition
for removal shall include an acknowledgement that the properties remaining in the
Genentech Master Plan District will be required to comply with the Genentech Master
Plan District development standards then in effect, including, but not limited to,
development standards related to vehicular and pedestrian access, parking or access
to utility connections.
If any property proposed to be removed from the Genentech Master Plan District
would not comply with the existing development standards related to vehicular and
pedestrian access, parking, or access to utility connections requirements for the
district to which the property is proposed to be rezoned, as a condition of the
rezoning, the property owner(s) of properties remaining in the Genentech Master
Plan District shall grant easements or other legally enforceable property rights, to the
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extent required so that the property removed from the Genentech Master Plan
District would comply with all then existing development standards related to
vehicular and pedestrian access, parking, or utility connections requirements for the
district to which the property is proposed to be rezoned. Such agreements shall be
enforceable against other adjacent properties within the Genentech Master Plan
District as appropriate, shall be approved as to form and content by the City Attorney,
and shall be properly recorded in the office of the San Mateo County Clerk. As a
further condition of removal, it shall be demonstrated that the property proposed to
be removed would comply with the existing development standards related to TDM
for the district to which it is proposed to be rezoned. Such compliance may be
demonstrated by a TDM program proposed solely for such property, or by an
agreement or agreements with other property owners or service providers. Any such
TDM-related agreements shall be approved as to form and content by the City
Attorney, and if applicable shall be properly recorded in the office of the San Mateo
County Clerk. The property owner(s) of property proposed to be removed from the
District may, as part of the rezoning application, apply to the City for a waiver in whole
or in part of these requirements and the waiver may only be approved upon a finding
by the City that under the then-existing circumstances the property proposed to be
removed has TDM programs, vehicular and pedestrian access, parking, and access to
utility connections adequate to serve the property.
If any property removed from the Genentech Master Plan District has been developed
after approval of the 2020 Genentech Campus Master Plan Update (“2020 Approval”),
the net new square feet of development (by use category as set forth in
Section 20.100.002 developed on that site after the 2020 Approval shall be deducted
from the total new development capacity that was approved as part of the 2020
Approval.
Upon removal of any property from the Genentech Master Plan District, the
properties remaining in the Genentech Master Plan District shall comply with the
Genentech Master Plan District development standards then in effect, including, but
not limited to, development standards related to vehicular and pedestrian access,
parking, or access to utility connection or shall be subject to a plan to bring the
properties into compliance within a time period specified by the Planning
Commission.
If any property is removed from the Genentech Master Plan District as a result of a
real estate transaction (i.e., through an offer sale or lease), the seller shall file a real
estate disclosure (pursuant to California Business and Professions Code, Division 4:
Real Estate, Part 2: Regulation of Transactions, Chapter 1:Subdivided Lands, Article 2:
Investigation, Regulation and Report) indicating that the property is within an Airport
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Influence Area in which current or future airport-related noise, overflight, safety or
airspace protection factors may significantly affect land uses or necessitate
restrictions on those uses as determined by the Airport Land Use Commission.
20.260.006 Administration
Development review of projects within the Genentech Master Plan District shall be in
accordance with all applicable provisions of this Ordinance.
Administrative Review. The following projects are not subject to discretionary
review under this Ordinance, except those projects determined by the Chief Planner
to have a potentially significant adverse environmental impact or which are not
consistent with the purposes of the Genentech Master Plan District.
1. Additions to existing buildings, where only one such addition to such building
occurs within a 12-month period, and where the addition is limited to the
lesser of: (a) 10,000 square feet in area, or (b) 20 percent of the existing gross
floor area of the building, measured as of the date the specific project
application is submitted;
2. Accessory structures and above grade utility systems equal to or less than 500
square feet in area;
3. Interior building modifications that involve changing the use of less than 30
percent of a building’s gross floor area;
4. Changes in the use of existing buildings where both the prior and proposed
use are defined in the Business Technology Park zoning district as permitted
uses;
5. Minor site improvements, including, but not limited to, landscape amenities,
small at-grade open parking lots of less than 50 parking spaces, and minor
above grade utility systems to service existing buildings. Minor site
improvements under this section shall also be subject to the square footage
limitations contained in subsection (A)(1);
6. Replacement, relocation or reconstruction of parking lots or parking spaces
that do not result in an increase of parking capacity;
7. Temporary uses, such as trailers, parking facilities, storage of construction
materials; and
8. Corporate events (as defined in Title 6 Business Regulations,
Chapter 6.48 Special Event Permits, Section 6.48.010 Definitions), including
those corporate events to be located in area that include Genentech’s private
parking lots and circulation areas.
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Minor Use Permits. The following projects are subject to the review and approval of
a Minor Use Permit by the Chief Planner. The Chief Planner may approve, approve
with conditions or deny approval of such projects.
1. Projects Subject to Minor Use Permits.
a. Addition(s) to an existing building where only one such addition to such
building occurs within a 12-month period, and where the addition is
limited to between 10,000 and 30,000 square feet (but not to exceed
30 percent of the existing gross floor area of the building, measured as
of the date the specific project application is submitted). In the event
that the total of such additions exceeds 30 percent of the floor area
existing at the time of the first request for expansion, the Chief Planner
shall notify the Planning Commission of the project’s approval within
four days of the approval;
b. Accessory structures and above grade utility systems of between 501
and 5,000 square feet; and
c. At-grade parking lots of 50 parking spaces or greater.
2. Required Findings. The Chief Planner’s decision to issue a Minor Use Permit
shall be based on all of the following findings:
a. The proposed use will not be adverse to the public health, safety or
general welfare of the community, nor be detrimental to surrounding
properties or improvements.
b. The use is consistent with the City’s general plan and any applicable
area plan.
c. The proposed use complies with all applicable standards and
requirements of this title.
d. The use complies with the Genentech Master Plan District’s facility
design guidelines.
Conditional Use Permits. All other projects shall be subject to Conditional Use
Permit approval. Required findings shall be those required for Minor Use Permit
approval in subsection (B)(2) (“Required Findings”).
Design Review. The following procedures shall apply to design review for projects
not subject to subsections A and B above. Except where the Chief Planner finds that
a proposed project does not involve significant design issues and therefore does not
require design review, the procedures contained in Chapter 20.480 (“Design Review”)
are not limited or changed by this chapter. The standards and guidelines to be used
during the design review procedure for Genentech Master Plan District projects are:
1. Those contained in the general plan and any applicable area plan;
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2. Those contained in the Design Review Checklist of Implementation chapter of
the Genentech Campus Master Plan Update; and
3. Those contained in any relevant Planning Commission resolution, except
where superseding facility design guidelines have been adopted.
Annual Development Review. Development activity shall be reviewed at least once
a year by the Planning Commission. Genentech shall submit an annual report which
includes, as appropriate, the status of facility-wide improvements, progress in
completing the required tasks and benchmarks described in the implementation
plan, and/or Development Agreement anticipated new construction or renovation
projects, an update on transportation and parking needs, an update on mobile
vendor (employee amenity) activities on the Genentech campus, an update of the
facility-wide transportation demand management (TDM) program, projected changes
in the facility usage and requirements, advance notice of any proposed changes to
the facility-wide development standards or design guidelines, and notice of any
changes that have been made to the facility master plan since the most recent annual
report.
Fees. Genentech shall continue to contribute its fair share towards the costs of capital
improvement projects, public facilities and public services in accordance with all City
development impact fees. Fees shall be paid at the time as indicated in each fee
program’s Ordinance or Resolution. These requirements shall apply to all
discretionary land use approvals, including Administrative Review, Minor Use Permits
and Conditional Use Permits issued pursuant to this section.
1. Childcare Fee. Genentech’s contribution to childcare (in accordance with the
fee contribution formula for childcare established by Chapter 6.XX: “Childcare
Fee”), may be in the form of childcare facility construction, fees, or a
combination of both facility construction and fees, consistent with
Section 6.XX.XXX (“Developer Construction of Facilities”).
Chapter 20.270 Reserved
El Camino Real/Chestnut Avenue Area Plan District to be deleted.
Chapter 20.280 Reserved
Relevant content from the Downtown Station Area Specific Plan has been included in Chapter
20.090, Downtown Station Area Zoning Districts or in Chapter 20.310, Site and Building Design
Standards.
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Lot and Development Standards
20.300.001 Purpose and Applicability
The purpose of this chapter is to prescribe development and site standards that apply,
except where specifically stated, to development in all districts. These standards shall be
used in conjunction with the standards for each zoning district located in Division II, Base
and Overlay District Regulations or Division III, Form-Based Zoning Districts. In any case of
conflict, the standards specific to the zoning district shall override these standards.
20.300.002 Accessory Buildings and Structures
Applicability. This section applies to Accessory Structures as defined in Chapter
20.620. This section does not apply to Accessory Dwelling units, as defined in Chapter
20.621. See Chapter 20.350 for standards specific to Accessory Dwelling Units.
Relation to Existing Structures. A detached accessory building may only be
constructed on a lot on which there is an allowed main building to which the
accessory building is related or on an adjacent lot under the same ownership.
However, an accessory building may be constructed prior to an allowed main building
and used for not more than one year in connection with the construction of the main
building provided that a building permit is obtained for the entire project, including
the accessory building, prior to the start of any construction.
Number. Accessory buildings are limited to two per lot.
Location. Accessory buildings shall be located in the rear half of the lot.
1. Corner Lot. On a corner lot, no detached accessory building shall be located to
encroach on the half of the lot nearest any street, except for garages.
2. Downtown Districts. Accessory buildings may be located within the front one-
half of a lot in the Downtown Districts if they comply with the standard
setbacks for the main building and will not project forward beyond the line of
the adjacent front wall of the main building.
Setbacks. The minimum setback for accessory structures is five feet except as
provided below:
1. On a corner lot adjacent to a key lot, no detached accessory building shall be
located nearer to the rear lot line than a distance equal to the side setback
required on such key lot.
2. Except as provided above, detached accessory structures less than 220 square
feet in size may be located on an interior side or rear lot line, provided that the
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building or structure is constructed so that no water drains from the roof onto
an adjacent property, and all Building Code requirements are met.
Size. The combined footprint area of all accessory buildings may not exceed 20
percent of the footprint of the main building or 220 square feet, whichever is greater.
Separation from Main Buildings. No detached accessory building shall be located
closer than six feet from the main building, inclusive of roof covering.
20.300.003 Airport Land Use Compatibility Plan Consistency
This section establishes standards and requirements related to consistency with the
Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco
International Airport (ALUCP). The following requirements and criteria shall be incorporated
into all applicable projects.
Airport Real Estate Disclosure Notices. All new development is required to comply
with the real estate disclosure requirements of state law (California Business and
Professions Code Section 11010(b)(13). The following statement must be included in
the notice of intention to offer the property for sale or lease:
“Notice of Airport in Vicinity. This property is presently located in the vicinity of an airport,
within what is known as an airport influence area. For that reason, the property may be
subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase
and determine whether they are acceptable to you.”
Airport Noise Evaluation and Mitigation. All projects shall comply with the Noise
Compatibility Policies of the ALUCP. Uses shall be reviewed per the Noise/Land Use
Compatibility Criteria listed in Table IV-1 of the ALUCP. Projects shall also be evaluated
for potential airport noise impacts if the project is located within the 65 CNEL contour
line of San Francisco International Airport (as mapped in the ALUCP). All projects so
located shall be required to mitigate impacts to comply with the interior (CNEL 45 dB
or lower, unless otherwise stated) and exterior noise standards established by the
ALUCP or South San Francisco General Plan, whichever is more restrictive. Unless
otherwise precluded by State law, projects shall also be consistent with ALUCP Policy
NP-4 Residential Uses within CNEL 70 dB Contour.
Avigation Easement. Any action that would either permit or result in the
development or construction of a land use considered to be conditionally compatible
with aircraft noise of CNEL 65 dB or greater (as mapped in the ALUCP) shall include
the grant of an avigation easement to the City and County of San Francisco prior to
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issuance of a building permit(s) for any proposed buildings or structures, consistent
with ALUCP Policy NP-3 Grant of Avigation Easement.
Safety Compatibility Evaluation. All uses must comply with Safety Compatibility
Policies of the ALUCP. Project applicants shall be required to evaluate potential safety
issues if the property is located within any of the Safety Compatibility Zones
established in ALUCP Policy SP-1 and depicted in Exhibit IV-8 of the ALUCP. All projects
located within a Safety Compatibility Zone shall be required to determine if the
proposed land use is compatible with the Safety Compatibility Land Use Criteria as
noted in ALUCP Policy SP-2 and listed in Table IV-2 of the ALUCP.
Airspace Protection Evaluation. All projects shall comply with Airspace Protection
Policies of the ALUCP.
1. Notice of Proposed Construction or Alteration. Project applicants shall be
required to file Form 7460-1, Notice of Proposed Construction or Alteration,
with the Federal Aviation Administration (FAA) for any proposed new structure
and/or alterations to existing structures (including ancillary antennae,
mechanical equipment, and other appurtenances) that would exceed the FAA
notification heights as depicted in ALUCP Exhibit IV-11. Any project that would
exceed the FAA notification heights shall submit a copy of the findings of the
FAA’s aeronautical study, or evidence demonstrating exemption from having
to file FAA Form 7460-1, as part of the development permit application.
2. Maximum Compatible Building Height. Building heights east of Highway 101
and within the Business Professional Office and Business Technology Park -
High zoning districts are allowed the maximum height limits permissible under
FAA regulations and the SFO ALUCP Critical Aeronautical Surfaces
requirements. For avoidance of doubt, the lower of the two heights identified
by the ALUCP and the FAA shall be the controlling maximum height.
3. Other Flight Hazards. Within Airport Influence Area (AIA) B, certain land use
characteristics are recognized as hazards to air navigation and, per ALUCP
Policy AP-4, need to be evaluated to ensure compatibility with FAA rules and
regulations. These characteristics include the following:
a. Sources of glare, such as highly reflective buildings, building features,
or blight lights including search lights, or laser displays, which would
interfere with the vision of pilots in command of an aircraft in flight.
b. Distracting lights that could be mistaken for airport identification
lightings, runway edge lighting, runway end identification lighting, or
runway approach lighting.
c. Sources of dust, smoke, water vapor, or steam that may impair the
visibility of a pilot in command of and aircraft in flight.
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d. Sources of electrical/electronic interference with aircraft
communications/navigation equipment.
e. Any use that creates an increased attraction for wildlife, particularly
large flocks of birds, that is inconsistent with FAA rules and regulations,
including but not limited to FAA Order 5200.5A, Waste Disposal Site On
or Near Airports and FAA Advisory Circular 150/5200-33B, Hazardous
Wildlife Attractants On or Near Airports and any successor or
replacement orders or advisory circulars.
20.300.004 Development on Lots Divided by District Boundaries
Generally. Where a lot is divided by a zoning district boundary, the standards
applicable to each district shall be applied to the area within the district, and no use,
other than parking serving a principal use on the site, shall be located in a district in
which it is not a permitted or conditionally permitted use.
Access. All access to parking serving a use must be from a street abutting that portion
of the lot where the use is allowed. Pedestrian or vehicular access from a street to a
nonresidential use shall not traverse a residential district in which the nonresidential
use is not permitted or conditionally permitted.
Accessory Facilities. Accessory landscaping, fences, screening or retaining walls, and
usable open space may be located on the lot without regard for district boundaries.
Density and Floor Area. The maximum allowed number of living units or maximum
floor area, if any, shall be calculated according to the lot area within each zoning
district and the corresponding density and floor area ratio (FAR) for the district. The
resulting maximum allowed number of living units or amount of floor area may be
distributed on the lot without regard for district boundaries, as long as all portions of
the project comply with the development standards of the district in which they are
located and all other provisions of this section.
Minimum Lot Area, Width, and Frontage. The minimum lot area, width, and
frontage requirements of the district that covers the greatest portion of the lot area
shall apply to the entire lot. If the lot area is divided equally between two or more
districts, the requirements of the district with greater minimum lot area, width, or
frontage shall apply to the entire lot.
Exceptions. If more than 60 percent of a lot is located in one zoning district, the
Planning Commission may grant a Conditional Use Permit that allows exceptions to
the provisions of this section, according to the procedures of Chapter 20.490 (“Use
Permits”).
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20.300.005 Development on Substandard Lots
A lot that does not comply with the dimensional requirements or contains less area than the
minimum lot size required by this Ordinance shall be considered a lawful nonconforming lot
so long as the lot is described in the official records on file in the office of the San Mateo
County Recorder as a lot of record under one ownership.
20.300.006 Fences, Walls, and Hedges
Fences, walls, hedges, and similar structures shall comply with the standards of this section.
Maximum Height. The maximum allowed height of fences, walls, dense hedges, and
related structures is established in Table 20.300.006.
Table 20.300.006: Fences, Wall, and Hedge Height
Location on Lot Maximum Height
Required front and street-
facing side setback
Opaque: Max. height 4 ft
Transparent: May exceed 4 ft in height with MUP
Required interior side setback
and rear setbacks
Max. 6 ft; Max. 8 ft. in BPT-M, BTP-H, MIM, and MIH districts. The
Chief Planner may allow up to 8 ft in residential districts and 10 feet
in non-residential districts when a fence is located on top of a
retaining wall.
Outside of required setbacks Max 6 ft.; Max. 8 ft. In residential districts with MUP1
1. Where a fence or wall is installed to screen an outdoor storage area, additional height may be
allowed per Section 20.350.320 (“Outdoor Storage”).
Figure 20.300.006: Fences and Walls
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Decorative Features. One entry gateway, trellis, or other entry structure is allowed
in the required front or street-facing side yard of each lot, provided that the maximum
height or width of the structure does not exceed 10 feet. Such decorative feature shall
not have any solid obstruction that exceeds two feet in diameter between the height
of three and 10 feet.
Intersection and Driveway Visibility. Except as otherwise provided in this section,
fences, walls, hedges, and related structures must comply with Section 20.300.016
(“Visibility at Intersections and Driveways”).
Materials.
1. Prohibition on Hazardous Fencing Materials. The use of barbed wire, razor
wire, ultra-barrier, electrified, and other hazardous fencing is not allowed
unless such fencing is required by any law or regulation of the City, the State
of California, Federal Government, or other public agency. An exception to this
standard may be approved for sites in the MIM and MIH districts, according to
the procedures of Chapter 20.510 (“Waivers and Modifications”).
2. Limitation on Chain-Link Fencing. Chain-link fencing is not allowed in
residential districts. In all other districts, chain-link fencing shall not be visible
from the street, highway, public open space, commuter rail right-of-way, or
adjacent residential districts.
3. Limitation on Concrete Block. Plain, concrete block is not allowed as a fencing
material. Concrete block must be finished with stucco and capped with a
decorative cap.
Landscaping. Fences and walls used for required screening of outdoor storage areas
must be landscaped in compliance with Section 20.350.032.D (“Landscaping
Requirements”).
Maintenance. All walls and fences shall be maintained in a safe, neat and orderly
condition at all times.
20.300.007 Heights and Height Exceptions
The structures listed in the following table may exceed the maximum allowed building height
for the district in which they are located, subject to the limitations stated in Table 20.300.007
and further provided that no portion of a structure in excess of the building height limit may
contain habitable areas or advertising. Additional height, above this limit, may be approved
with a Conditional Use Permit. Under no circumstance shall a height exception exceed the
maximum height limits of the SFO ALUCP Critical Aeronautical Surfaces, nor shall a height
exception be allowed which is determined by the FAA to be a Hazard to Air Navigation. For
avoidance of doubt, the lower of the two heights identified by the ALUCP and the FAA shall
be the controlling maximum height.
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Table 20.300.007: Allowed Projections Above Height Limits
Structures Allowed Above the Height Limit Maximum Coverage,
Locational Restrictions
Maximum Vertical Projection
Above the Height Limit (ft.)
Skylights No limitations One
Chimneys
10% of roof area 10
Rooftop open space features including
sunshade and windscreen devices, open
trellises, and landscaping (for multiple-unit
residential and nonresidential buildings only)
Flagpoles
Elevator and stair towers (for multiple-units
residential and nonresidential buildings only) 10% of roof area 16
Decorative features including spires, bell
towers, domes, cupolas, obelisks, and
monuments
10% of roof area No restriction
Fire escapes, catwalks, and open railings
required by law
No restriction No restriction
Solar panels, and other energy production
facilities located on a rooftop
Distribution and transmission towers, lines,
and poles
25% of the area of the lot,
or 10% of the roof area of
all on-site structures,
whichever is less. Must be
located at least 25 feet
from any lot line.
No restriction
Water tanks
Windmills
Radio towers
Industrial structures where the
manufacturing process requires a greater
height
Building-mounted telecommunications
facilities, antennas, and microwave
equipment.
Subject to the provisions of Chapter 20.370, Antennas and
Wireless Communications Facilities and Chapter 20.375,
Small Cell Wireless Communications Facilities
20.300.008 Landscaping
Purpose. The specific purposes of the landscaping standards are to:
1. Improve the appearance of the community by requiring aesthetically pleasing
landscaping on public and private sites;
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2. Aid in energy conservation by providing shade from the sun and shelter from
the wind;
3. Soften the appearance of parking lots and other development through
landscaping;
4. Encourage conservation of water resources through the use of native and
drought-tolerant plants, and water-conserving irrigation practices;
5. Minimize or eliminate conflicts between potentially incompatible but
otherwise allowed land uses on adjoining lots through visual screening; and
6. Incorporate the provisions and standards of the State of California Model
Water Efficient Landscape Ordinance to ensure that the requirements within
this Ordinance are at least as effective in conserving water as the Model Water
Efficient Landscape Ordinance.
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 multiple-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 subsection (B)(2) of this section with a total project
landscape area equal to or greater than 2,500 square feet.
4. Existing landscapes limited to Sections 20.300.008(O).
5. Any project, subject to this Ordinance, with an aggregate landscape area of
2,500 square feet or less may comply with the performance requirements of
this Ordinance or conform to the prescriptive measures contained in Appendix
D of the State of California Model Water Efficient Landscape Ordinance.
6. For projects using treated or untreated graywater or rainwater captured on
site, any lot within the project that has less than 2,500 sq. ft. of landscape and
meets the lot’s landscape water requirement (Estimated Total Water Use)
entirely with treated or untreated graywater or through stored rainwater
captured on site is subject only to Appendix D Section (5) of the State of
California Model Water Efficient Landscape Ordinance.
7. Exceptions. The standards of this section do not apply to landscaping that is
part of a registered historic site, plant collections as part of botanical gardens
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and arboretums open to the public, or ecological restoration projects that do
not require a permanent irrigation system.
Landscape Design Principles. The following design principles are general standards
to be used by City staff in evaluating whether landscape plans conform to the
requirements of this section:
1. Natural Landscapes. Landscape designs shall incorporate and enhance
existing natural landscapes and existing specimen trees and native vegetation
(including canopy, understory, and ground cover).
a. Particular care shall be given to preserve intact natural landscapes,
promote health and longevity of vegetation trees, reduce mortality of
vegetation, and improve habitat for wildlife.
b. Where previous landscaping has dramatically altered natural
landscapes, new designs shall reestablish natural landscape patterns
and plantings.
2. Composition. The quality of a landscape design is dependent not only on the
quantity and selection of plant materials but also on how that material is
arranged. Landscape materials shall be arranged in a manner as to provide
the following qualities and characteristics:
a. Texture. Landscape designs shall provide a textured appearance
through the use of a variety of plant material rather than a single
species, by contrasting large leaf textures with medium and small leaf
textures, and with a variety of plant heights. Spacing of key landscaping
components, including trees and shrubs, shall be consistent with the
overall design approach of the landscape plan. Formal landscape
designs benefit from a uniform spacing of plants, whereas varied
spacing and clustering of trees is more compatible with a naturalistic
design.
b. Color. Landscape designs shall include a variety of plants to provide
contrasting color to other plants in the design. Designs are encouraged
to include flowering plants and especially a mix of plants that display
colorful flowers throughout the year.
c. Clustering. Where possible, landscaping shall be designed in multi-
layered clusters, with groundcover, shrub, and tree canopy layers in the
same area to support wildlife.
d. Form. Landscape designs shall consider the complete three-
dimensional form of the landscaping, not simply the form of individual
elements. The interrelationship of all landscape elements shall be
considered so that the final design presents a coherent whole. Trees,
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shrubs, and hedges, especially those used for screening and buffering,
shall display a fullness at maturity that is typical of the species.
3. Buffering and Screening. The placement of natural landscape materials (trees,
shrubs, and hedges) is the preferred method for buffering differing land uses,
for providing a transition between adjacent properties, and for screening the
view of any parking or storage area, refuse collection, utility enclosures, or
other service area visible from a public street, alley, or pedestrian area. Plants
may be used with fences or berms to achieve the desired screening or
buffering effect. Plant material must be mature enough at the time of planting
to provide an effective buffer or screen and shall be planted in an appropriate
location to allow for desired growth within a reasonable period of time. When
used to screen an activity area including a parking lot, landscaping shall not
obstruct the visibility of motorists or pedestrians or interfere with public
safety.
4. Responsive to Local Context and Character. Landscape designs shall build on
the site’s and area’s unique physical characteristics, conserving and
complementing existing natural features. Naturalistic design elements
including s irregular plant spacing, undulating berm contours, and mixed
proportions of plant species shall be used to ensure that new landscaping
blends in and contributes to the quality of the surrounding area. Selection and
spacing of plant material shall be reflective of the surrounding area’s
character.
5. Use of Native and Drought Resistant Plants. Landscape designs shall feature
native and/or related plant species, especially in areas adjacent to existing
native vegetation, to take advantage of the unique natural character and
diversity of the San Francisco peninsula region and the adaptability of native
plants to local environmental conditions. Where feasible, the re-establishment
of native habitats shall be incorporated into the landscape design. In the same
manner, landscape designs shall utilize drought tolerant plant materials to the
maximum extent feasible. The use of drought-tolerant plants shall enrich the
existing landscape character, conserve water and energy, and provide as
pleasant and varied a visual appearance as plants that require more water.
Planting of invasive species identified on the California Invasive Plant Council
list is prohibited.
6. Continuity and Connection. Landscaping shall be designed within the context
of the surrounding area, provided that the landscaping is also consistent with
these design principles. Where the design intent and the surrounding
landscape is naturalistic, plant materials shall blend well with adjacent
properties, particularly where property edges meet, to create a seamless and
natural landscape. Where the design intent and the surrounding landscape is
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formal, consistent or similar plant material and spacing shall be utilized.
Exceptions may be made when seeking to create a transition between uses,
districts, and tiers.
7. Enhancing Architecture. Landscape designs shall be compatible with and
enhance the architectural character and features of the buildings on site and
help relate the building to the surrounding landscape. Major landscape
elements shall be designed to complement architectural elevations and
rooflines through color, texture, density, and form on both vertical and
horizontal planes. Landscaping shall be in scale with on-site and adjacent
buildings. Plant material shall be installed at an appropriate size and allowed
to accomplish these intended goals. When foundation planting is required,
plantings and window boxes shall incorporate artistic elements and be
compatible with a building’s architectural character.
Landscape Plans and Documentation. All projects subject to this chapter may elect
to submit either a Standard Landscape Plan or an Alternative Landscape Plan.
1. Standard Landscape Plan Requirements.
a. Provisions for New Construction or Rehabilitated Landscapes. City may
designate by mutual agreement, another agency, such as a water
purveyor, to implement some or all of the requirements contained in
this chapter. City may collaborate with water purveyors to define each
entity’s specific responsibilities relating to this chapter.
b. Compliance with Landscape Documentation Package.
i. Prior to construction, City shall:
(a) Provide the project applicant with the ordinance and
procedures for permits, plan checks or design reviews;
(b) Review the landscape documentation package
submitted by the project applicant;
(c) Approve or deny the landscape documentation package;
(d) Issue a permit or approve the plan check or design
review for the project applicant; and
(e) Upon approval of the landscape documentation package,
submit a copy of the Water Efficient Landscape
Worksheet to the local water purveyor.
ii. Prior to construction, the project applicant shall:
(a) Submit a landscape documentation package to the City.
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iii. Upon approval of the landscape documentation package by the
City, the project applicant shall:
(a) Receive a permit or approval of the plan check or design
review and record the date of the permit or approval in
the Certificate of Completion;
(b) Submit a copy of the approved landscape
documentation package along with the record drawings,
and any other information to the property owner or
his/her designee; and
(c) Submit a copy of the Water Efficient Landscape
Worksheet to the local water purveyor.
c. Elements of the Landscape Documentation Package.
i. The Landscape Documentation Package shall include the
following six elements:
(a) Project Information.
(1) Date,
(2) Project applicant,
(3) Project address (if available, parcel and/or lot
number(s)),
(4) Total landscape area (square feet),
(5) Project type (e.g., new, rehabilitated, public,
private, cemetery, homeowner-installed),
(6) Water supply type (e.g. potable, recycled, well)
and identify the local retail water purveyor if the
applicant is not served by a private well,
(7) Checklist of all documents in Landscape
Documentation Package,
(8) Project contacts to include contact information
for the project applicant and property owner,
(9) Applicant signature and date with statement, “I
agree to comply with the requirements of the
water efficient landscape ordinance and submit a
complete Landscape Documentation Package”.
(b) Water Efficient Landscape Worksheet.
(1) Hydrozone information table
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(2) Water budget calculations, including Maximum
Applied Water Allowance (MAWA) and Estimated
Total Water Use (ETWU).
(c) Soil Management Report;
(d) Landscape Design Plan;
(e) Irrigation Design Plan; and
(f) Grading Design Plan.
d. Water Efficient Landscape Worksheet.
i. A project applicant shall complete the Water Efficient Landscape
Worksheet in Appendix B of the State of California model water
efficient landscape ordinance, which contains information on
the plant factor, irrigation method, irrigation efficiency, and area
associated with each hydrozone. Calculations are then made to
show that the evapotranspiration adjustment factor (ETAF) for
the landscape project does not exceed a factor of 0.55 for
residential areas and 0.45 for non-residential areas, exclusive of
special landscape areas. The ETAF for a landscape project is
based on the plant factors and irrigation methods selected. The
maximum applied water allowance is calculated based on the
maximum ETAF allowed (0.55 for residential areas and 0.45 for
non-residential areas) and expressed as annual gallons
required. The estimated total water use (ETWU) is calculated
based on the plants used and irrigation method selected for the
landscape design. ETWU must be below the MAWA.
(a) In calculating the maximum applied water allowance and
estimated total water use, a project applicant shall use
the ETo values from the Reference Evapotranspiration
Table in Appendix A of the State of California model
water efficient landscape ordinance. For geographic
areas not covered in Appendix A, use data from other
cities located nearby in the same reference
evapotranspiration zone, as found in the CIMIS
Reference Evapotranspiration Zones Map, Department
of Water Resources, 1999.
ii. Water budget calculations shall adhere to the following
requirements:
(a) The plant factor used shall be from WUCOLS or from
horticultural researchers with academic institutions or
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professional associations as approved by the California
Department of Water Resources (DWR). The plant factor
ranges from 0 to 0.1 for very low water using plants, 0.1
to 0.3 for low water use plants, from 0.4 to 0.6 for
moderate water use plants, and from 0.7 to 1.0 for high
water use plants.
(b) All water features shall be included in the high water use
hydrozone and temporarily irrigated areas shall be
included in the low water use hydrozone.
(c) All special landscape areas shall be identified and their
water use calculated as shown in Appendix B of the State
of California model water efficient landscape ordinance.
(d) ETAF for new and existing (non-rehabilitated) special
landscape areas shall not exceed 1.0.
e. Soil Management Report. In order to reduce runoff and encourage
healthy plant growth, a soil management report shall be completed by
the project applicant, or his/her designee, as follows:
i. Submit soil samples to a laboratory for analysis and
recommendations.
(a) Soil sampling shall be conducted in accordance with
laboratory protocol, including protocols regarding
adequate sampling depth for the intended plants.
(b) The soil analysis shall include:
(1) Soil Texture;
(2) Infiltration rate determined by laboratory test or
soil texture infiltration rate table;
(3) pH
(4) Total soluble salts;
(5) Sodium;
(6) Percent organic matter; and
(7) Recommendations.
(c) In projects with multiple landscape installations (i.e.
production home developments) a soil sampling rate of
one in seven lots or approximately 15% will satisfy this
requirement. Large landscape projects shall sample at a
rate equivalent to one in seven lots.
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ii. The project applicant, or his/her designee, shall comply with one
of the following:
(a) If significant mass grading is not planned, the soil
analysis report shall be submitted to the City as part of
the Landscape Documentation Package; or
(b) If significant mass grading is planned, the soil analysis
report shall be submitted to the City as part of the
Certificate of Completion.
iii. The soil analysis report shall be made available, in a timely
manner, to the professionals preparing the landscape design
plans and irrigation design plans to make any necessary
adjustments to the design plans.
iv. The project applicant, or his/her designee, shall submit
documentation verifying implementation of soil analysis report
recommendations to the local agency with Certificate of
Completion.
f. Landscape Design Plan.
i. For the efficient use of water, a landscape shall be carefully
designed and planned for the intended function of the project.
A landscape design plan meeting the following design criteria
shall be submitted as part of the Landscape Documentation
Package.
(a) Plant material.
(1) Any plant may be selected for the landscape,
provided the estimated total water use in the
landscape area does not exceed the maximum
applied water allowance. Methods to achieve
water efficiency shall include one or more of the
following:
– Protection and preservation of native species
and natural vegetation;
– Selection of water-conserving plant, tree and
turf species, especially local native plants;
– Selection of plants based on local climate
suitability, disease and pest resistance;
– Selection of trees based on applicable City tree
ordinances and/or tree shading guidelines, and
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size at maturity as appropriate for the planting
area;
– Selection of plants from local and regional
landscape program plant lists;
– Selection of plants from local fuel modification
plan guidelines; and
(2) Each hydrozone shall have plant materials with
similar water use, with the exception of
hydrozones with plants of mixed water use, as
specified in Section 20.300.008(D)(l)(g)(i)(2)(D).
(3) Plants shall be selected and planted appropriately
based upon their adaptability to the climatic,
geologic, and topographical conditions of the
project site. Methods to achieve water efficiency
shall include one or more of the following:
- Use the Sunset Western Climate Zone System
which takes into account temperature, humidity,
elevation, terrain, latitude, and varying degrees of
continental and marine influence on local climate;
- Recognize the horticultural attributes of plants
(i.e., mature plant size, invasive surface roots) to
minimize damage to property or infrastructure
[e.g., buildings, sidewalks, power lines];
- Allow for adequate soil volume for healthy root
growth; and
- Consider the solar orientation for plant
placement to maximize summer shade and
winter solar gain.
(4) Turf is not allowed on slopes greater than 25%
where the toe of the slope is adjacent to an
impermeable hardscape and where 25% means
one foot of vertical elevation change for every
four feet of horizontal length (rise divided by run
x 100 = slope percent).
(5) High water use plants, characterized by a plant
factor of 0.7 to 1.0, are prohibited in street
medians.
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(6) A landscape design plan for projects in fire-prone
areas shall address fire safety and prevention. A
defensible space or zone around a building or
structure is required per Public Resources Code
Section 4291(a) and (b). Avoid fire-prone plant
materials and highly flammable mulches. Refer to
the local Fuel Modification Plan guidelines.
(7) The use of invasive plant species, such as those
listed by the California Invasive Plant Council, is
strongly discouraged.
(8) The architectural guidelines of a common interest
development, which include community
apartment projects, condominiums, planned
developments, and stock cooperatives, shall not
prohibit or include conditions that have the effect
of prohibiting the use of low-water use plants as
a group.
(b) Water Features.
(1) Recirculating water systems shall be used for
water features.
(2) Where available, recycled water shall be used as a
source for decorative water features.
(3) Surface area of a water feature shall be included
in the high water use hydrozone area of the water
budget calculation.
(4) Pool and spa covers are highly recommended.
(c) Soil Preparation, Mulch and Amendments.
(1) Prior to the planting of any materials, compacted
soils shall be transformed to a friable condition.
On engineered slopes, only amended planting
holes need meet this requirement.
(2) Soil amendments shall be incorporated according
to recommendations of the soil report and what
is appropriate for the plants selected (see
Section 20.300.008(D)(l)(e)).
(3) For landscape installations, compost at a rate of a
minimum of four cubic yards per 1,000 square
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feet of permeable area shall be incorporated to a
depth of six inches into the soil. Soils with greater
than six percent organic matter in the top six
inches of soil are exempt from adding compost
and tilling.
(4) A minimum three inch layer of mulch shall be
applied on all exposed soil surfaces of planting
areas except in turf areas, creeping or rooting
groundcovers, or direct seeding applications
where mulch is contraindicated. To provide
habitat for beneficial insects and other wildlife, up
to five percent of the landscape area may be left
without mulch. Designated insect habitat must be
included in the landscape design plan as such.
(5) Stabilizing mulching products shall be used on
slopes that meet current engineering standards.
(6) The mulching portion of the seed/mulch slurry in
hydro-seeded applications shall meet the
mulching requirement.
(7) Organic mulch materials made from recycled or
post-consumer shall take precedence over
inorganic materials or virgin forest products
unless the recycled post-consumer organic
products are not locally available. Organic
mulches are not required where prohibited by
local fuel modification plan guidelines or other
applicable local ordinances.
ii. The landscape design plan, at a minimum, shall:
(a) Delineate and label each hydrozone by number, letter, or
other method;
(b) Identify each hydrozone as low, moderate, high water, or
mixed water use. Temporarily irrigated areas of the
landscape shall be included in the low water use
hydrozone for the water budget calculation.
(c) Identify recreational areas;
(d) Identify areas permanently and solely dedicated to
edible plants;
(e) Identify areas irrigated with recycled water;
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(f) Identify type of mulch and application depth;
(g) Identify soil amendments, type, and quantity;
(h) Identify type and surface area of water features;
(i) Identify hardscapes (pervious and non-pervious);
(j) Identify location, installation details, and 24-hour
retention or infiltration capacity of any applicable
stormwater best management practices that encourage
on-site retention and infiltration of stormwater. Project
applicants shall refer to the City or regional Water Quality
Control Board for information on any applicable
stormwater technical requirements. Stormwater best
management practices are encouraged in the landscape
design plan and examples are provided in
Section 20.300.008(G).
(k) Identify any applicable rain harvesting or catchment
technologies as discussed in Section 20.300.008(G) and
their 24-hour retention or infiltration capacity;
(l) Identify any applicable graywater discharge piping,
system components and area(s) of distribution;
(m) Contain the following statement: “I have complied with
the criteria of the ordinance and applied them for the
efficient use of water in the landscape design plan”; and
(n) Bear the signature of a licensed landscape architect,
licensed landscape contractor, or any other person
authorized to design a landscape. (See Sections 5500.1,
5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5,
5641.6, 6701, 7027.5 of the Business and Professions
Code, Section 832.27 of Title 16 of the California Code of
Regulations, and Section 6721 of the Food and
Agriculture Code.)
g. Irrigation Design Plan.
i. This section applies to landscaped areas requiring permanent
irrigation, not areas that require temporary irrigation solely for
the plant establishment period. For the efficient use of water, an
irrigation system shall meet all the requirements listed in this
section and the manufacturers’ recommendations. The
irrigation system and its related components shall be planned
and designed to allow for proper installation, management, and
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maintenance. An irrigation design plan meeting the following
design criteria shall be submitted as part of the landscape
documentation package.
(a) System.
(1) Landscape water meters, defined as either a
dedicated water service meter or private
submeter, shall be installed for all non-residential
irrigated landscapes of 1,000 sq. ft. but not more
than 5,000 sq.ft. (the level at which Water
Code 535 applies) and residential irrigated
landscapes of 5,000 sq. ft. or greater. A landscape
water meter may be either:
- A customer service meter dedicated to
landscape use provided by the local water
purveyor; or
- A privately owned meter or submeter.
(2) Automatic irrigation controllers utilizing either
evapotranspiration or soil moisture sensor data
utilizing non-volatile memory shall be required for
irrigation scheduling in all irrigation systems.
(3) If the water pressure is below or exceeds the
recommended pressure of the specified irrigation
devices, the installation of a pressure regulating
device is required to ensure that the dynamic
pressure at each emission device is within the
manufacturer’s recommended pressure range for
optimal performance.
- If the static pressure is above or below the
required dynamic pressure of the irrigation
system, pressure-regulating devices such as
inline pressure regulators, booster pumps, or
other devices shall be installed to meet the
required dynamic pressure of the irrigation
system.
- Static water pressure, dynamic or operating
pressure, and flow reading of the water supply
shall be measured at the point of connection.
These pressure and flow measurements shall
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be conducted at the design stage. If the
measurements are not available at the design
stage, the measurements shall be conducted
at installation.
(4) Sensors (rain, freeze, wind, etc.), either integral or
auxiliary, that suspend or alter irrigation
operation during unfavorable weather conditions
shall be required on all irrigation systems, as
appropriate for local climatic conditions.
Irrigation should be avoided during windy or
freezing weather or during rain.
(5) Manual shut-off valves (such as a gate valve, ball
valve, or butterfly valve) shall be required, as close
as possible to the point of connection of the water
supply, to minimize water loss in case of an
emergency (such as a main line break) or routine
repair.
(6) Backflow prevention devices shall be required to
protect the water supply from contamination by
the irrigation system. A project applicant shall
refer to the applicable City Municipal Code
sections for additional backflow prevention
requirements.
(7) Flow sensors that detect high flow conditions
created by system damage or malfunction are
required for all on nonresidential landscapes and
residential landscapes of 5000 sq. ft. or larger.
(8) Master shut-off valves are required on all projects
except landscapes that make use of technologies
that allow for the individual control of sprinklers
that are individually pressurized in a system
equipped with low pressure shut down features.
(9) The irrigation system shall be designed to prevent
runoff, low head drainage, overspray, or other
similar conditions where irrigation water flows
onto nontargeted areas, such as adjacent
property, nonirrigated areas, hardscapes,
roadways, or structures.
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(10) Relevant information from the soil management
plan, such as soil type and infiltration rate, shall
be utilized when designing irrigation systems.
(11) The design of the irrigation system shall conform
to the hydrozones of the landscape design plan.
(12) The irrigation system must be designed and
installed to meet, at a minimum, the irrigation
efficiency criteria as described in
Section 20.300.008(D)(1)(d) regarding the
maximum applied water allowance.
(13) All irrigation emission devices must meet the
requirements set in the American National
Standards Institute (ANSI) standard, American
Society of Agricultural and Biological Engineers’/
International Code Council’s (ASABE/ICC) 802-
2014 “Landscape Irrigation Sprinkler and Emitter
Standard”, all sprinkler heads installed in the
landscape must document a distribution
uniformity low quarter of 0.65 or higher using the
protocol defined in ASABE/ICC 802-2014.
(14) It is highly recommended that the project
applicant inquire with the local water purveyor
about peak water operating demands (on the
water supply system) or water restrictions that
may impact the effectiveness of the irrigation
system.
(15) In mulched planting areas, the use of low volume
irrigation is required to maximize water
infiltration into the root zone.
(16) Sprinkler heads and other emission devices shall
have matched precipitation rates, unless
otherwise directed by the manufacturer’s
recommendations.
(17) Head to head coverage is recommended.
However, sprinkler spacing shall be designed to
achieve the highest possible distribution
uniformity using the manufacturer’s
recommendations.
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(18) Swing joints or other riser-protection
components are required on all risers subject to
damage that are adjacent to hardscapes or in
high traffic areas of turfgrass.
(19) Check valves or anti-drain valves are required on
all sprinkler heads where low point drainage
could occur.
(20) Areas less than 10 feet in width in any direction
shall be irrigated with subsurface irrigation or
other means that produces no runoff or
overspray.
(21) Overhead irrigation shall not be permitted within
24 inches of any nonpermeable surface.
Allowable irrigation within the setback from non-
permeable surfaces may include drip, drip line, or
other low flow nonspray technology. The setback
area may be planted or unplanted. The surfacing
of the setback may be mulch, gravel, or other
porous material. These restrictions may be
modified if:
- The landscape area is adjacent to permeable
surfacing and no runoff occurs; or
- The adjacent nonpermeable surfaces are
designed and constructed to drain entirely to
landscaping; or
- The irrigation designer specifies an alternative
design or technology, as part of the landscape
documentation package and clearly
demonstrates strict adherence to irrigation
system design criteria in
Section 20.300.008(D)(l)(g)(i)(l)(I). Prevention
of overspray and runoff must be confirmed
during the irrigation audit.
(22) Slopes greater than 25% shall not be irrigated
with an irrigation system with a application rate
exceeding 0.75 inches per hour. This restriction
may be modified if the landscape designer
specifies an alternative design or technology, as
part of the landscape documentation package,
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and clearly demonstrates no runoff or erosion will
occur. Prevention of runoff and erosion must be
confirmed during the irrigation audit.
(b) Hydrozone.
(1) Each valve shall irrigate a hydrozone with similar
site, slope, sun exposure, soil conditions, and
plant materials with similar water use.
(2) Sprinkler heads and other emission devices shall
be selected based on what is appropriate for the
plant type within that hydrozone.
(3) Where feasible, trees shall be placed on separate
valves from shrubs, groundcovers, and turf to
facilitate the appropriate irrigation of trees. The
mature size and extent of the root zone shall be
considered when designing irrigation for the tree.
(4) Individual hydrozones that mix plants of
moderate and low water use, or moderate and
high water use, may be allowed if:
– Plant factor calculation is based on the
proportions of the respective plant water uses
and their plant factor; or
– The plant factor of the higher water using plant
is used for calculations.
(5) Individual hydrozones that mix high and low
water use plants shall not be permitted.
(6) On the landscape design plan and irrigation
design plan, hydrozone areas shall be designated
by number, letter, or other designation. On the
irrigation design plan, designate the areas
irrigated by each valve, and assign a number to
each valve. Use this valve number in the
Hydrozone Information Table (see Appendix B
Section A of the State of California model water
efficient landscape ordinance). This table can also
assist with the irrigation audit and programming
the controller.
ii. The irrigation design plan, at a minimum, shall contain:
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(a) Location and size of separate water meters for
landscape;
(b) Location, type and size of all components of the irrigation
system, including controllers, main and lateral lines,
valves, sprinkler heads, moisture sensing devices, rain
switches, quick couplers, pressure regulators, and
backflow prevention devices;
(c) Static water pressure at the point of connection to the
public water supply;
(d) Flow rate (gallons per minute), application rate (inches
per hour), and design operating pressure (pressure per
square inch) for each station;
(e) Recycled water irrigation systems as specified in
Section 20.300.008(H)(4);
(f) The following statement: “I have complied with the
criteria of the ordinance and applied them accordingly
for the efficient use of water in the irrigation design plan”;
and
(g) The signature of a licensed landscape architect, certified
irrigation designer, licensed landscape contractor, or any
other person authorized to design an irrigation system.
(See Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3,
5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and
Professions Code, Section 832.27 of Title 16 of the
California Code of Regulations, and Section 6721 of the
Food and Agricultural Code.)
h. Grading Design Plan.
i. For the efficient use of water, grading of a project site shall be
designed to minimize soil erosion, runoff, and water waste. A
grading plan shall be submitted as part of the Landscape
Documentation Package. A comprehensive grading plan
prepared by a civil engineer for other City permits satisfies this
requirement.
(a) The project applicant shall submit a landscape grading
plan that indicates finished configurations and elevations
of the landscape area including:
(1) Height of graded slopes;
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(2) Drainage patterns;
(3) Pad elevations;
(4) Finish grade; and
(5) Stormwater retention improvements, if
applicable.
(b) To prevent excessive erosion and runoff, it is highly
recommended that project applicants:
(1) Grade so that all irrigation and normal rainfall
remains within property lines and does not drain
on to non-permeable hardscapes;
(2) Avoid disruption of natural drainage patterns and
undisturbed soil; and
(3) Avoid soil compaction in landscape areas.
(c) The grading design plan shall contain the following
statement: “I have complied with the criteria of the
ordinance and applied them accordingly for the efficient
use of water in the grading design plan” and shall bear
the signature of a licensed professional as authorized by
law.
2. Alternative Landscape Plan Requirements. An applicant may demonstrate
that the intent of the landscape requirements of this section can be achieved
through an Alternative Landscape Plan. The Alternative Landscape Plan shall
be prepared in accordance with the principles and design criteria set forth in
this section and shall clearly detail the modifications being requested from the
provision of this section and how they reflect the evaluation criteria listed
below.
a. Innovative use of plant materials and design techniques in response to
unique characteristics of the site or the proposed use.
b. Preservation or incorporation of existing native vegetation and
documentation of existing invasive species.
c. Incorporation of naturalistic design principles includes variations in
topography, meandering or curvilinear plantings, and grouping of
dominant plant materials (trees or large shrubs) in a manner consistent
with existing native vegetation.
d. Integration of landscaping and pedestrian facilities in a manner that
improves access or incorporates pedestrian-friendly design, this may
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include reduced ground-level planting along the front setback if canopy
shade trees along sidewalks are provided.
e. Use of additional shade trees to create a greater canopy effect.
f. A greater degree of compatibility with surrounding uses than a
standard landscape plan would offer.
3. Preparation by Qualified Person. Landscaping for commercial projects,
industrial projects, institutional projects, and residential projects consisting of
more than 12 units shall be prepared by a California Registered Landscape
Architect.
Areas to be Landscaped. The following areas shall be landscaped and may count
toward the total area of site landscaping required by the zoning district standards.
1. Required Setbacks. All required front and street-facing side setbacks, except
for areas used for exit and entry, shall be landscaped.
Figure 20.300.008(E)(1) Required Setbacks
2. Interior Property Lines Abutting Residential Districts. Wherever a
nonresidential use is located adjacent to a residential district or use, a
landscape buffer planted with a mix of trees and shrubs shall be provided
along interior property lines. At least one tree of at least 15-gallon size shall be
planted per 20 lineal feet or as appropriate to create a tree canopy over the
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buffer yard. In addition, at least three shrubs shall be planted per 20 lineal
feet. At least 10 percent of the required trees shall be 24-inch box size.
a. Industrial R&D Use:. Ten foot wide landscaped buffer yard.
b. Other Nonresidential Uses. Six foot wide landscaped buffer yard.
3. Building Perimeters. The portions of a building that front a public street shall
have one or more landscape planters a minimum of three feet wide installed
along:
a. A minimum 40 percent of street-facing facades for multi-family
development of 40 units or more per acre;
b. A minimum 20 percent of street-facing facades for all other building
types
Figure 20.300.008(E)(3) Building Perimeters
4. Parking Areas. Parking areas as required by Chapter 20.330 (“On-Site Parking
and Loading”).
5. Unused Areas. All areas of a project site not intended for a specific use,
including areas planned for future phases of a phased development, shall be
landscaped or left in a natural state.
General Landscaping Standards.
1. Materials.
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a. General. Landscaping may consist of a combination of groundcovers,
shrubs, vines, and trees. Landscaping may also include incidental
features including stepping stones, benches, fountains, sculptures,
decorative stones, or other ornamental features, placed within a
landscaped setting. Landscaped areas may include paved or graveled
surfaces, provided they do not cover more than 10 percent of the area
required to be landscaped. Plant materials and trees shall be selected
from among those species and varieties known to thrive in the South
San Francisco climate and where applicable, selected from an approved
list maintained by the City. Recirculating water shall be used for
decorative water features.
b. Ground Cover Materials. Ground cover shall be of live plant material.
Groundcover may include grasses. Non-plant materials including
gravel, colored rock, cinder, bark, and similar materials may not be
used to meet the minimum planting area requirements required by this
section, except with approval of an Alternative Landscape Plan. Mulch
must be confined to areas underneath shrubs and trees and is not a
substitute for ground cover plants.
c. Turf Allowance/Drought-Tolerant Materials. The maximum amount of
lawn in required landscape areas shall be 20 percent except for turf
areas that comprise an essential component of a project (e.g., golf
courses or playing fields), which are exempt from this limit. The
installation of turf on slopes greater than 25 percent is prohibited. The
use of drought-tolerant plant materials is preferred to conserve the
City’s water resources. Projects complying with the Prescriptive
Compliance Option memorialized in Appendix D of the State of
California Model Water Efficient Landscape Ordinance shall comply
with the turf allowances in accordance with that Option.
d. Size and Spacing. Plant materials shall be grouped in hydrozones in
accordance with their respective water, cultural (soil, climate, sun and
light) and maintenance needs. Plants shall be of adequate size and
spacing at the time of installation to provide ample vegetation
coverage. Minimum requirements include:
i. Ground Covers. Ground cover plants other than grasses must
be at least the four-inch pot size. Areas planted in ground cover
plants other than grass seed or sod must be planted at a rate of
one per 12 inches on center or less.
ii. Shrubs. Shrubs shall be a minimum size of one gallon. When
planted to serve as a hedge or screen, shrubs shall be planted
with two to four feet of spacing, depending on the plant species.
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iii. Trees. At minimum, trees shall be provided in compliance with
Chapter 13.30 (“Tree Preservation”) of the South San Francisco
Municipal Code. Tree canopies shall cover a minimum of 50
percent of the total required landscape area. One tree species
shall exceed 20 percent of total amount of trees provided.
(a) A minimum of 15 percent of the trees planted shall be 24
inch-box or greater in size. All other trees shall be a
minimum of 15 gallons in size with a one-inch diameter
at breast height (dbh).
(b) Newly planted trees shall be supported with double
stakes or guy wires and tree guards per International
Society for Arboriculture and American National
Standards Institute standards.
(c) Any trees planted along a sidewalk shall be fifteen gallon
trees no more than 30 feet apart on center.
(d) Any tree to be planted along a lot line or adjacent to a
structure shall be no closer to said lot line or structure
than one-half the diameter of the particular species’ drip
line at maturity, measured from the center of the tree.
Any tree that cannot be planted in the ground shall be
planted in a planter box at least twice the width and
depth of the root ball plus one additional foot in
container diameter for every four feet of mature tree
height.
2. Dimension of Landscaped Areas. No landscaped area smaller than three feet
in any horizontal dimension shall count toward required landscaping.
3. Prescribed Heights. The prescribed heights of landscaping shall indicate the
height to be attained within three years after planting.
4. Drivers’ Visibility. Trees and shrubs shall be planted and maintained so that
at maturity they do not interfere with traffic safety sight areas, or public safety.
Except as otherwise provided in this section, fences, walls, and related
structures must comply with Section 20.300.016 (“Visibility at Intersections
and Driveways”).
Stormwater Management and Rainwater Retention.
1. Stormwater management practices minimize runoff and increase infiltration
which recharges groundwater and improves water quality. Implementing
stormwater best management practices into the landscape and grading
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design plans to minimize runoff and to increase on-site rainwater retention
and infiltration are encouraged.
2. Project applicants shall refer to the City or Regional Water Quality Control
Board for information on any applicable stormwater technical requirements.
3. All planted landscape areas are required to have friable soil to maximize water
retention and infiltration. Refer to Section 20.300.008(D)(l)(f)(i)(3).
4. It is strongly recommended that landscape areas be designed for capture and
infiltration capacity that is sufficient to prevent runoff from impervious
surfaces (i.e. roof and paved areas) from either: (a) the one inch, 24-hour rain
event; or (b) the 85th percentile, 24-hour rain event, and/or additional capacity
as required by any applicable local, regional, State or Federal regulation.
5. It is recommended that storm water projects incorporate any of the following
elements to improve on-site storm water and dry weather runoff capture and
use:
a. Grade impervious surfaces, such as driveways, during construction to
drain to vegetated areas.
b. Minimize the area of impervious surfaces such as paved areas, roof and
concrete driveways.
c. Incorporate pervious or porous surfaces (e.g., gravel, permeable pavers
or blocks, pervious or porous concrete) that minimize runoff.
d. Direct runoff from paved surfaces and roof areas into planting beds or
landscaped areas to maximize site water capture and reuse.
e. Incorporate rain gardens, cisterns, and other rain harvesting or
catchment systems.
f. Incorporate infiltration beds, swales, basins and drywells to capture
storm water and dry weather runoff and increase percolation into the
soil.
g. Consider constructed wetlands and ponds that retain water, equalize
excess flow, and filter pollutants.
Irrigation Specifications.
1. Irrigation Scheduling.
a. For the efficient use of water, all irrigation schedules shall be
developed, managed, and evaluated to utilize the minimum amount of
water required to maintain plant health. Irrigation schedules shall meet
the following criteria:
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i. Irrigation scheduling shall be regulated by automatic irrigation
controllers.
ii. Overhead irrigation shall be scheduled between 8:00 p.m. and
10:00 a.m. unless weather conditions prevent it. If allowable
hours of irrigation differ from the local water purveyor, the
stricter of the two shall apply. Operation of the irrigation system
outside the normal watering window is allowed for auditing and
system maintenance.
iii. For implementation of the irrigation schedule, particular
attention must be paid to irrigation run times, emission device,
flow rate, and current reference evapotranspiration, so that
applied water meets the Estimated Total Water Use. Total
annual applied water shall be less than or equal to Maximum
Applied Water Allowance (MAWA). Actual irrigation schedules
shall be regulated by automatic irrigation controllers using
current reference evapotranspiration data (e.g. CIMIS) or soil
moisture sensor data.
iv. Parameters used to set the automatic controller shall be
developed and submitted for each of the following:
(a) The plant establishment period;
(b) The established landscape; and
(c) Temporarily irrigated areas.
v. Each irrigation schedule shall consider for each station all of the
following that apply:
(a) Irrigation interval (days between irrigation);
(b) Irrigation run times (hours or minutes per irrigation
event to avoid runoff);
(c) Number of cycle starts required for each irrigation event
to avoid runoff;
(d) Amount of applied water scheduled to be applied on a
monthly basis;
(e) Application rate setting;
(f) Root depth setting;
(g) Plant type setting;
(h) Soil type;
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(i) Slope factor setting;
(j) Shade factor setting; and
(k) Irrigation uniformity or efficiency setting.
2. Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis.
a. All landscape irrigation audits shall be conducted by a City landscape
irrigation auditor or a third party certified landscape irrigation auditor.
Landscape audits shall not be conducted by the person who designed
the landscape or installed the landscape.
b. In large projects or projects with multiple landscape installations (i.e.
production home developments) an auditing rate of one in seven lots
or approximately 15% will satisfy this requirement.
c. For new construction and rehabilitated landscape projects installed
after December 1, 2015, as described in Section 20.300.008(B):
i. The project applicant shall submit an irrigation audit report with
the Certificate of Completion to the City that may include, but is
not limited to: inspection, system tune-up, system test with
distribution uniformity, reporting overspray or run off that
causes overland flow, and preparation of an irrigation schedule,
including configuring irrigation controllers with application rate,
soil types, plant factors, slope, exposure and any other factors
necessary for accurate programming;
ii. The City shall administer programs that may include, but not be
limited to, irrigation water use analysis, irrigation audits, and
irrigation surveys for compliance with the maximum applied
water allowance.
3. Irrigation Efficiency. For the purpose of determining estimated total water
use, average irrigation efficiency is assumed to be 0.75 for overhead spray
devices and 0.81 for drip system devices.
4. Recycled Water.
a. The installation of recycled water irrigation systems shall allow for the
current and future use of recycled water.
b. All recycled water irrigation systems shall be designed and operated in
accordance with all applicable local and State laws.
c. Landscapes using recycled water are considered special landscape
areas. The ET Adjustment Factor for new and existing (non-
rehabilitated) special landscape areas shall not exceed 1.0.
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5. Graywater Systems. Graywater systems promote the efficient use of water
and are encouraged to assist in on-site landscape irrigation. All graywater
systems shall conform to the California Plumbing Code (Title 24, Part 5,
Chapter 16) and any applicable local ordinance standards. Refer to
Section 20.300.008(B)(7) for the applicability of this chapter to landscape areas
less than 2,500 square feet with the estimated total water use met entirely by
graywater.
Installation and Completion.
1. Consistency with Approved Plans. All landscaping shall be installed consistent
with approved plans and specifications, in a manner designed to encourage
and maintain healthy plant growth.
2. Timing of Installation. Required landscaping shall be installed prior to the
issuance of a Certificate of Occupancy for the associated project.
3. Exception—Assurance of Landscaping Completion. The Chief Planner may
allow the required landscaping to be installed within 120 days after the
issuance of a Certificate of Occupancy in special circumstances related to
weather conditions or plant availability. A surety in the amount equal to 150
percent of the estimated cost of landscaping, including materials and labor, as
well as an agreement that the required landscaping will be installed within 120
days, must be filed with the City to assure completion of landscaping
installation within such time. The surety may take the form of cash deposit,
irrevocable letter of credit or bond; and together with the agreement, would
provide for payment to the City of any costs incurred in contracting for
completion of the required landscaping.
4. Certification of Completion.
a. The Certificate of Completion shall include the following six elements:
i. Project information sheet that contains:
(a) Date;
(b) Project name;
(c) Project applicant name, telephone, and mailing address;
(d) Project address and location; and
(e) Property owner name, telephone, and mailing address;
ii. Certification by either the signer of the landscape design plan,
the signer of the irrigation design plan, or the licensed
landscape contractor that the landscape project has been
installed per the approved landscape documentation package;
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(a) Where there have been significant changes made in the
field during construction, these “as-built” or record
drawings shall be included with the certification;
(b) A diagram of the irrigation plan showing hydrozones
shall be kept with the irrigation controller for subsequent
management purposes.
iii. Irrigation scheduling parameters used to set the controller (see
Section 20.300.008(H)(l));
iv. Landscape and irrigation maintenance schedule (see
Section 20.300.008(J)(3));
v. Irrigation audit report (see Section 20.300.008(H)(2)); and
vi. Soil analysis report, if not submitted with landscape
documentation package, and documentation verifying
implementation of soil report recommendations (see
Section 20.300.008(D)(e)).
b. The project applicant shall:
i. Submit the signed Certificate of Completion to the City for
review;
ii. Ensure that copies of the approved Certificate of Completion are
submitted to the local water purveyor and property owner or his
or her designee.
c. The City shall:
i. Receive the signed Certificate of Completion from the project
applicant;
ii. Approve or deny the Certificate of Completion. If the Certificate
of Completion is denied, the City shall provide information to
the project applicant regarding reapplication, appeal, or other
assistance.
Maintenance.
1. General. All planting and other landscape elements shall be maintained in
good growing condition. Such maintenance shall include, where appropriate,
pruning, mowing, weeding, cleaning, fertilizing, and regular watering.
Wherever necessary, plantings shall be replaced with other plant materials to
insure continued compliance with applicable landscaping requirements.
2. Construction and Subsequent Maintenance.
a. Areas with invasive species must be cleared prior to construction.
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b. Dispersal of invasive species’ seed by construction equipment must be
prevented through covering and containing cut debris prior to
transport and disposal off-site.
c. Non-native vegetation and native vegetation removed during
construction must be replaced with native species except when the
non-native vegetation supports habitat that supports native wildlife.
3. Trees. Trees shall be maintained by property owners in accordance with
industry best practices to be free from physical damage or injury arising from
lack of water, chemical damage, accidents, vandalism, insects and disease. Any
tree showing such damage shall be replaced with three new trees. At
minimum, trees shall be maintained in compliance with Chapter 13.30 (“Tree
Preservation”) of the South San Francisco Municipal Code.
4. Landscape and Irrigation Maintenance Schedule.
a. Landscapes shall be maintained to ensure water use efficiency. A
regular maintenance schedule shall be submitted with the Certificate
of Completion.
b. A regular maintenance schedule shall include, but not be limited to,
routine inspection; auditing, adjustment and repair of the irrigation
system and its components; aerating and dethatching turf areas;
topdressing with compost, replenishing mulch; fertilizing; pruning;
weeding in all landscape areas, and removing obstructions to emission
devices. Operation of the irrigation system outside the normal watering
window is allowed for auditing and system maintenance.
c. Repair of all irrigation equipment shall be done with the originally
installed components or their equivalents or with components with
greater efficiency.
d. A project applicant is encouraged to implement established landscape
industry sustainable Best Practices for all landscape maintenance
activities.
Reserved.
Definitions.
1. “Applied water” means the portion of water supplied by the irrigation system
to the landscape.
2. “Automatic irrigation controller” means a timing device used to remotely
control valves that operate an irrigation system. Automatic irrigation
controllers are able to self-adjust and schedule irrigation events using either
evapotranspiration (weather-based) or soil moisture data.
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3. “Backflow prevention device” means a safety device used to prevent pollution
or contamination of the water supply due to the reverse flow of water from
the irrigation system.
4. “Certificate of Completion” means the document required under
Section 20.300.008(1)(4)).
5. “Certified irrigation designer” means a person certified to design irrigation
systems by an accredited academic institution, a professional trade
organization or other program such as the US Environmental Protection
Agency’s WaterSense irrigation designer certification program and Irrigation
Association’s Certified Irrigation Designer program.
6. “Certified landscape irrigation auditor” means a person certified to perform
landscape irrigation audits by an accredited academic institution, a
professional trade organization or other program such as the US
Environmental Protection Agency’s WaterSense irrigation auditor certification
program and Irrigation Association’s Certified Landscape Irrigation Auditor
program.
7. “Check valve” or “anti-drain valve” means a valve located under a sprinkler
head, or other location in the irrigation system, to hold water in the system to
prevent drainage from sprinkler heads when the sprinkler is off.
8. “Common interest developments” means community apartment projects,
condominium projects, planned developments, and stock cooperatives
per Civil Code Section 1351.
9. “Compost” means the safe and stable product of controlled biologic
decomposition of organic materials that is beneficial to plant growth.
10. “Conversion factor (0.62)” means the number that converts acre-inches per
acre per year to gallons per square foot per year.
11. “Distribution uniformity” means the measure of the uniformity of irrigation
water over a defined area.
12. “Drip irrigation” means any non-spray low volume irrigation system utilizing
emission devices with a flow rate measured in gallons per hour. Low volume
irrigation systems are specifically designed to apply small volumes of water
slowly at or near the root zone of plants.
13. “Ecological restoration project” means a project where the site is intentionally
altered to establish a defined, indigenous, historic ecosystem.
14. “Effective precipitation” or “usable rainfall” (Eppt) means the portion of total
precipitation which becomes available for plant growth.
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15. “Emitter” means a drip irrigation emission device that delivers water slowly
from the system to the soil.
16. “Established landscape” means the point at which plants in the landscape have
developed significant root growth into the soil. Typically, most plants are
established after one or two years of growth.
17. “Establishment period of the plants” means the first year after installing the
plant in the landscape or the first two years if irrigation will be terminated after
establishment. Typically, most plants are established after one or two years of
growth. Native habitat mitigation areas and trees may need three to five years
for establishment.
18. “Estimated total water use” (ETWU) means the total water used for the
landscape as described in Section 20.300.008(D)(4).
19. “ET adjustment factor” (ETAF) means a factor of 0.55 for residential areas and
0.45 for non residential areas, that, when applied to reference
evapotranspiration, adjusts for plant factors and irrigation efficiency, two
major influences upon the amount of water that needs to be applied to the
landscape. The ETAF for new and existing (non-rehabilitated) special landscape
areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes
is 0.8.
20. “Evapotranspiration rate” means the quantity of water evaporated from
adjacent soil and other surfaces and transpired by plants during a specified
time.
21. “Flow rate” means the rate at which water flows through pipes, valves and
emission devices, measured in gallons per minute, gallons per hour, or cubic
feet per second.
22. “Flow sensor” means an inline device installed at the supply point of the
irrigation system that produces a repeatable signal proportional to flow rate.
Flow sensors must be connected to an automatic irrigation controller, or flow
monitor capable of receiving flow signals and operating master valves. This
combination flow sensor/controller may also function as a landscape water
meter or submeter.
23. “Friable” means a soil condition that is easily crumbled or loosely compacted
down to a minimum depth per planting material requirements, whereby the
root structure of newly planted material will be allowed to spread unimpeded.
24. “Fuel modification plan guideline” means guidelines from a local fire authority
to assist residents and businesses that are developing land or building
structures in a fire hazard severity zone.
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25. “Graywater” means untreated wastewater that has not been contaminated by
any toilet discharge, has not been affected by infectious, contaminated, or
unhealthy bodily wastes, and does not present a threat from contamination
by unhealthful processing, manufacturing, or operating wastes. “Graywater”
includes, but is not limited to, wastewater from bathtubs, showers, bathroom
washbasins, clothes washing machines, and laundry tubs, but does not include
wastewater from kitchen sinks or dishwashers. Health and Safety
Code Section 17922.12.
26. “Hardscapes” means any durable material (pervious and non-pervious).
27. “Hydrozone” means a portion of the landscaped area having plants with
similar water needs and rooting depth. A hydrozone may be irrigated or
nonirrigated.
28. “Infiltration rate” means the rate of water entry into the soil expressed as a
depth of water per unit of time (e.g., inches per hour).
29. “Invasive plant species” means species of plants not historically found in
California that spread outside cultivated areas and can damage environmental
or economic resources. Invasive species may be regulated by county
agricultural agencies as noxious species. Lists of invasive plants are
maintained at the California Invasive Plant Inventory and USDA invasive and
noxious weeds database.
30. “Irrigation audit” means an in-depth evaluation of the performance of an
irrigation system conducted by a Certified Landscape Irrigation Auditor. An
irrigation audit includes, but is not limited to: inspection, system tune-up,
system test with distribution uniformity or emission uniformity, reporting
overspray or runoff that causes overland flow, and preparation of an irrigation
schedule. The audit must be conducted in a manner consistent with the
Irrigation Association’s Landscape Irrigation Auditor Certification program or
other U.S. Environmental Protection Agency “Watersense” labeled auditing
program.
31. “Irrigation efficiency” (IE) means the measurement of the amount of water
beneficially used divided by the amount of water applied. Irrigation efficiency
is derived from measurements and estimates of irrigation system
characteristics and management practices. The irrigation efficiency for
purposes of this ordinance are 0.75 for overhead spray devices and 0.81 for
drip systems.
32. “Irrigation survey” means an evaluation of an irrigation system that is less
detailed than an irrigation audit. An irrigation survey includes, but is not
limited to: inspection, system test, and written recommendations to improve
performance of the irrigation system.
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33. “Irrigation water use analysis” means an analysis of water use data based on
meter readings and billing data.
34. “Landscape architect” means a person who holds a license to practice
landscape architecture in the State of California Business and Professions
Code, Section 5615.
35. “Landscape area” means all the planting areas, turf areas, and water features
in a landscape design plan subject to the maximum applied water allowance
calculation. The landscape area does not include footprints of buildings or
structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone
walks, other pervious or nonpervious hardscapes, and other nonirrigated
areas designated for nondevelopment (e.g., open spaces and existing native
vegetation).
36. “Landscape contractor” means a person licensed by the State of California to
construct, maintain, repair, install, or subcontract the development of
landscape systems.
37. “Landscape documentation package” means the documents required under
Section 20.300.008(D)(c).
38. “Landscape project” means total area of landscape in a project as defined in
“landscape area” for the purposes of this section, meeting requirements under
Section 20.300.008(B).
39. “Landscape water meter” means an inline device installed at the irrigation
supply point that measures the flow of water into the irrigation system and is
connected to a totalizer to record water use.
40. “Lateral line” means the water delivery pipeline that supplies water to the
emitters or sprinklers from the valve.
41. “Local agency” means a city or county, including a charter city or charter
county, that is responsible for adopting and implementing the ordinance
codified herein. The local agency is also responsible for the enforcement of
said ordinance, including, but not limited to, approval of a permit and plan
check or design review of a project.
42. “Local water purveyor” means any entity, including a public agency, city,
county, or private water company that provides retail water service.
43. “Low volume irrigation” means the application of irrigation water at low
pressure through a system of tubing or lateral lines and low-volume emitters
such as drip, drip lines, and bubblers. Low volume irrigation systems are
specifically designed to apply small volumes of water slowly at or near the root
zone of plants.
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44. “Main line” means the pressurized pipeline that delivers water from the water
source to the valve or outlet.
45. “Master shut-off valve” is an automatic valve installed at the irrigation supply
point which controls water flow into the irrigation system. When this valve is
closed water will not be supplied to the irrigation system. A master valve will
greatly reduce any water loss due to a leaky station valve.
46. “Maximum applied water allowance” (MAWA) means the upper limit of annual
applied water for the established landscaped area as specified in
Section 20.300.008(D)(d). It is based upon the area’s reference
evapotranspiration, the ET Adjustment Factor, and the size of the landscape
area. The estimated total water use shall not exceed the maximum applied
water allowance. Special landscape areas, including recreation areas, areas
permanently and solely dedicated to edible plants such as orchards and
vegetable gardens, and areas irrigated with recycled water are subject to the
MAWA with an ETAF not to exceed 1.0. MAWA = (ETo) (0.62) [(ETAF x LA)+ ((1-
ETAF) x SLA)].
47. “Median” is an area between opposing lanes of traffic that may be unplanted
or planted with trees, shrubs, perennials, and ornamental grasses.
48. “Microclimate” means the climate of a small, specific area that may contrast
with the climate of the overall landscape area due to factors such as wind, sun
exposure, plant density, or proximity to reflective surfaces.
49. “Mined-land reclamation projects” means any surface mining operation with a
reclamation plan approved in accordance with the Surface Mining and
Reclamation Act of 1975.
50. “Mulch” means any organic material such as leaves, bark, straw, compost, or
inorganic mineral materials such as rocks, gravel, or decomposed granite left
loose and applied to the soil surface for the beneficial purposes of reducing
evaporation, suppressing weeds, moderating soil temperature, and
preventing soil erosion.
51. “New construction” means, for the purposes of this section, a new building
with a landscape or other new landscape, such as a park, playground, or
greenbelt without an associated building.
52. “Non-residential landscape” means landscapes in commercial, institutional,
industrial and public settings that may have areas designated for recreation or
public assembly. It also includes portions of common areas of common
interest developments with designated recreational areas.
53. “Operating pressure” means the pressure at which the parts of an irrigation
system are designed by the manufacturer to operate.
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54. “Overhead sprinkler irrigation systems” or “overhead spray irrigation
systems” means systems that deliver water through the air (e.g., spray heads
and rotors).
55. “Overspray” means the irrigation water which is delivered beyond the target
area.
56. “Parkway” means the area between a sidewalk and the curb or traffic lane. It
may be planted or unplanted, and with or without pedestrian egress.
57. “Permit” means an authorizing document issued by local agencies for new
construction or rehabilitated landscapes.
58. “Pervious” means any surface or material that allows the passage of water
through the material and into the underlying soil.
59. “Plant factor” or “plant water use factor” is a factor, when multiplied by ETo,
estimates the amount of water needed by plants. For purposes of this section,
the plant factor range for very low water use plants is 0 to 0.1, the plant factor
range for low water use plants is 0.1 to 0.3, the plant factor range for moderate
water use plants is 0.4 to 0.6, and the plant factor range for high water use
plants is 0.7 to 1.0. Plant factors cited in this section are derived from the
publication “Water Use Classification of Landscape Species.” Plant factors may
also be obtained from horticultural researchers from academic institutions or
professional associations as approved by the California Department of Water
Resources (DWR).
60. “Project applicant” means the individual or entity submitting a landscape
documentation package required under Section 20.300.008(D)(c), to request a
permit, plan check, or design review from the City. A project applicant may be
the property owner or his or her designee.
61. “Rain sensor” or “rain sensing shutoff device” means a component which
automatically suspends an irrigation event when it rains.
62. “Record drawing” or “as-builts” means a set of reproducible drawings which
show significant changes in the work made during construction and which are
usually based on drawings marked up in the field and other data furnished by
the contractor.
63. “Recreational area” means areas, excluding private single family residential
areas, designated for active play, recreation or public assembly in parks, sports
fields, picnic grounds, amphitheaters or golf course tees, fairways, roughs,
surrounds and greens.
64. “Recycled water,” “reclaimed water,” or “treated sewage effluent water” means
treated or recycled waste water of a quality suitable for nonpotable uses such
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as landscape irrigation and water features. This water is not intended for
human consumption.
65. “Reference evapotranspiration” or “ETo” means a standard measurement of
environmental parameters which affect the water use of plants. ETo is
expressed in inches per day, month, or year as represented in Appendix A, and
is an estimate of the evapotranspiration of a large field of four- to seven-inch
tall, cool-season grass that is well watered. Reference evapotranspiration is
used as the basis of determining the maximum applied water allowances so
that regional differences in climate can be accommodated.
66. “Regional Water Efficient Landscape Ordinance” means a local ordinance
adopted by two or more local agencies, water suppliers and other
stakeholders for implementing a consistent set of landscape provisions
throughout a geographical region. Regional ordinances are strongly
encouraged to provide a consistent framework for the landscape industry and
applicants to adhere to.
67. “Rehabilitated landscape” means any relandscaping project that requires a
permit, plan check, or design review, meets the requirements of
Section 20.300.008(B), and the modified landscape area is equal to or greater
than 2,500 square feet.
68. “Residential landscape” means landscapes surrounding single or multifamily
homes.
69. “Run off’ means water which is not absorbed by the soil or landscape to which
it is applied and flows from the landscape area. For example, run off may result
from water that is applied at too great a rate (application rate exceeds
infiltration rate) or when there is a slope.
70. “Soil moisture sensing device” or “soil moisture sensor” means a device that
measures the amount of water in the soil. The device may also suspend or
initiate an irrigation event.
71. “Soil texture” means the classification of soil based on its percentage of sand,
silt, and clay.
72. “Special Landscape Area” (SLA) means an area of the landscape dedicated
solely to edible plants, recreational areas, areas irrigated with recycled water,
or water features using recycled water.
73. “Sprinkler head” or “spray head” means a device which delivers water through
a nozzle.
74. “Static water pressure” means the pipeline or municipal water supply pressure
when water is not flowing.
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75. “Station” means an area served by one valve or by a set of valves that operate
simultaneously.
76. “Swing joint” means an irrigation component that provides a flexible, leak-free
connection between the emission device and lateral pipeline to allow
movement in any direction and to prevent equipment damage.
77. “Submeter” means a metering device to measure water applied to the
landscape that is installed after the primary utility water meter.
78. “Turf” means a ground cover surface of mowed grass. Annual bluegrass,
Kentucky bluegrass, Perennial ryegrass, Red fescue, and Tall fescue are cool-
season grasses. Bermudagrass, Kikuyugrass, Seashore Paspalum, St.
Augustinegrass, Zoysiagrass, and Buffalo grass are warm-season grasses.
79. “Valve” means a device used to control the flow of water in the irrigation
system.
80. “Water conserving plant species” means a plant species identified as having a
very low or low plant factor.
81. “Water feature” means a design element where open water performs an
aesthetic or recreational function. Water features include ponds, lakes,
waterfalls, fountains, artificial streams, spas, and swimming pools (where
water is artificially supplied). The surface area of water features is included in
the high water use hydrozone of the landscape area. Constructed wetlands
used for on-site wastewater treatment or stormwater best management
practices that are not irrigated and used solely for water treatment or
stormwater retention are not water features and, therefore, are not subject to
the water budget calculation.
82. “Watering window” means the time of day irrigation is allowed.
83. “WUCOLS” means the Water Use Classification of Landscape Species published
by the University of California Cooperative Extension and the Department of
Water Resources 2014.
Public Education.
1. Publications. Education is a critical component to promote the efficient use of
water in landscapes. The use of appropriate principles of design, installation,
management and maintenance that save water is encouraged in the
community.
a. City shall provide information to owners of permitted renovations and
new, single-family residential homes regarding the design, installation,
management, and maintenance of water efficient landscapes based on
a water budget.
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2. Model Homes. All model homes that are landscaped shall use signs and
written information to demonstrate the principles of water efficient
landscapes described in this section or engage in other activities that are
equally as effective at demonstrating the principles described herein to the
satisfaction of the City. To the extent that project applicants comply with the
above requirements through signage and to the extent permitted by law, such
signs shall comply with the following standards:
a. Signs shall be used to identify the model as an example of a water
efficient landscape featuring elements such as hydrozones, irrigation
equipment, and others that contribute to the overall water efficient
theme. Signage shall include information about the site water use as
designed per the local ordinance; specify who designed and installed
the water efficient landscape; and demonstrate low water use
approaches to landscaping such as using native plants, graywater
systems, and rainwater catchment systems.
Environmental Review. Projects subject to this section must comply with the
California Environmental Quality Act (CEQA), as appropriate.
Provisions for Existing Landscapes.
1. Designate Separate Agency. City may by mutual agreement, designate
another agency, such as a water purveyor, to implement some or all of the
requirements contained in this section. City may collaborate with water
purveyors to define each entity’s specific responsibilities relating to this
section.
2. Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis.
a. This section shall apply to all existing landscapes that were installed
before December 1, 2015 and are over one acre in size.
i. For all landscapes described in subsection (a) that have a water
meter, the City shall administer programs that may include, but
not be limited to, irrigation water use analyses, irrigation
surveys, and irrigation audits to evaluate water use and provide
recommendations as necessary to reduce landscape water use
to a level that does not exceed the maximum applied water
allowance for existing landscapes. The maximum applied water
allowance for existing landscapes shall be calculated as: MAWA=
(0.8) (ETo) (LA) (0.62).
ii. For all landscapes described in subsection (a), that do not have
a meter, the City shall administer programs that may include,
but not be limited to, irrigation surveys and irrigation audits to
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evaluate water use and provide recommendations as necessary
in order to prevent water waste.
b. All landscape irrigation audits shall be conducted by a certified
landscape irrigation auditor.
3. Water Waste Prevention.
a. To prevent water waste resulting from inefficient landscape irrigation,
runoff is prohibited from leaving the target landscape due to low head
drainage, overspray, or other similar conditions where water flows onto
adjacent property, non-irrigated areas, walks, roadways, parking lots,
or structures. Penalties for violation of these prohibitions may be
assessed pursuant to subsection Q of this section.
b. Restrictions regarding overspray and runoff may be modified if:
i. The landscape area is adjacent to permeable surfacing and no
runoff occurs; or
ii. The adjacent non-permeable surfaces are designed and
constructed to drain entirely to landscaping.
Effective Precipitation. City may consider Effective Precipitation (25% of annual
precipitation) in tracking water use and may use the following equation to calculate
maximum applied water allowance:
1. MAWA = (ETo - Eppt) (0.62) [(0.55 x LA) + (0.45 x SLA)] for residential areas.
2. MAWA = (ETo - EPPT) (0.62) [(0.45 x LA) + (0.55 x SLA)] for nonresidential areas.
Penalties. Violations of this section are subject to the penalties and enforcement
procedures set forth in Chapter 20.580 (“Enforcement and Abatement Procedures”)
of this Ordinance.
20.300.009 Lighting and Illumination
Purpose. This section establishes regulations that allow outdoor lighting for uses and
activities consistent with the need for utility, safety, and nighttime attractiveness
while minimizing:
1. Light escaping directly from fixtures or indirectly after reflection from surfaces
into the atmosphere which causes increased artificial sky brightness;
2. Glare arising directly from fixtures or from over-illuminated outdoor areas
which interferes with effective vision;
3. Energy waste which increases impacts on the environment through energy
production byproducts;
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4. Light trespass across property lines; and
5. Potential disruption to nocturnal ecosystems including human health.
Applicability. The standards of this section apply to all new development and
additions where existing gross floor area is expanded by 10 percent or more.
General Standards.
1. Conformance with Applicable Codes. All outdoor lighting fixtures must be
installed and maintained in conformance with the provisions of this Division
and applicable Building Codes
2. Multiple-Unit Residential Buildings. Aisles, passageways, and recesses related
to and within the building complex shall be illuminated with an intensity of at
least 0.25 foot-candles at the ground level during the hours of darkness.
Lighting devices shall be protected by weather and vandal-resistant covers.
3. Nonresidential Buildings. All exterior doors, during the hours of darkness,
shall be illuminated with a minimum of one foot-candle of light.
4. Maximum Height. Lighting fixtures shall not exceed the maximum heights
specified in the following table.
Table 20.300.009 Maximum Height of Lighting Fixtures
District Maximum Height (ft.)
Residential and Downtown
Residential zoning districts 16
Downtown/Caltrain Station
Area and Form-Based zoning
districts
16 feet within 100 feet of any street frontage; 20 feet in any
other location.
CC and BPO zoning districts 20 feet within 100 feet of any street frontage; 25 feet in any
other location.
All other zoning districts 25
5. Shielding. All lighting fixtures shall be fully shielded and located, aimed, and
shielded so that the direct illumination from the fixture shall be confined to the
property boundaries of the source. Further, any light fixture located within 50
feet of a residential district or public right-of-way must utilize an internal or
external shield, with the light fixture and shield oriented to minimize light
trespass onto adjacent property or right-of-way line. If an external shield is
used, its surface must be painted black to minimize reflections.
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Figure 20.300.009 Shielding Configurations
No Shield
Internal Shield
External Shield
6. Motion Sensing Light Fixtures. All motion sensing light fixtures must conform
to all applicable standards of this Division, including the shielding standards.
7. Required Documentation. Photometric data from lighting manufacturers shall
be submitted to the City by the project applicant to demonstrate that the
lighting requirements have been satisfied.
Prohibited Outdoor Lighting. The following types of outdoor lighting are prohibited:
1. Outdoor floodlighting.
2. Search lights, flood lights, laser lights, or similar high intensity light, except as
necessary for official emergency services or for meteorological data gathering
purposes.
3. Any lighting device located on the exterior of a building or on the inside of a
window which is visible beyond the property boundaries of the lot or parcel
with intermittent fading, flashing, blinking, rotating, or strobe light
illumination.
4. Lighting that results in glare to motor vehicles on public rights-of-way.
20.300.010 Performance Standards
Purpose. The specific purposes of this section are to:
1. Establish permissible limits and permit objective measurement of nuisances,
hazards, and objectionable conditions;
2. Ensure that all uses will provide necessary control measures to protect the
community from nuisances, hazards, and objectionable conditions;
3. Protect any industry from arbitrary exclusion; and
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4. Protect and sustain the natural environment by promoting conservation of
energy and natural resources, improving waste stream management, and
reducing emission of greenhouse gases.
Applicability. The minimum requirements in this section apply to all land uses in all
zoning districts, unless otherwise specified.
General Standard. Land or buildings shall not be used or occupied in a manner
creating any dangerous, injurious, or noxious fire, explosive or other hazard which
would adversely affect the surrounding area.
Location of Measurement for Determining Compliance. Measurements necessary
for determining compliance with the standards of this chapter shall be taken at the
lot line of the establishment or use that is the source of a potentially objectionable
condition, hazard, or nuisance.
1. Hours of Operation. Hours of operation are limited to between 6:00 a.m. and
midnight seven days a week for all districts except employment. See Chapter
20.490 (Use Permits) and Section 20.490.002 (“Applicability”) for additional
restrictions.
2. Noise.
a. Noise Limits. No use or activity shall create ambient noise levels that
exceed the standards established in Chapter 8.32 (“Noise Regulation”)
of the South San Francisco Municipal Code.
b. Noise Exposure—Land Use Requirements and Limitations. Table
20.300.010 below describes the requirements and limitations of
various land uses within the listed Community Noise Equivalent Level
(CNEL) ranges as measured in decibels (dB).
Table 20.300.010 Noise Exposure – Land Use Requirements and Limitations
Land Use CNEL Range (dB) Requirements and Limitations
Residential and other noise
sensitive uses (e.g., schools,
hospitals, and churches)
Less than 65 Satisfactory
65 to 70 Acoustic study and noise attenuation
measures required
Over 70
Not allowed, with the exception of
projects deemed appropriate by the
City Council, and to the extent
necessary, approved through the Local
Agency Override process, consistent
with Public Utilities Code Ordinance
Section 21670 et seq.
Commercial Less than 70 Satisfactory
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Table 20.300.010 Noise Exposure – Land Use Requirements and Limitations
Land Use CNEL Range (dB) Requirements and Limitations
70 to 80 Acoustic study and noise attenuation
measures required
Over 80 Airport-related development only; noise
attenuation measures required
Industrial
Less than 75 Satisfactory
75 to 85 Acoustic study and noise attenuation
measures required
Over 85 Airport-related development only; noise
attenuation measures required
Open Spaces
Less than 75 Satisfactory
Over 75 Avoid uses involving concentrations of
people or animals
c. Noise Attenuation Measures. Noise attenuation measures identified in
an acoustic study shall be incorporated into the project to reduce noise
impacts to satisfactory levels.
d. Maximum Acceptable Interior Noise Levels. New noise-sensitive uses (e.g.
schools, hospitals, churches, and residences) shall incorporate noise
attenuation measures to achieve and maintain and interior noise level
of CNEL 45 dB.
e. Residential Interior Noise Level Reduction. New dwellings exposed to
CNEL above 65 dB shall incorporate the following noise reduction
design measures unless alternative designs that achieve and maintain
an interior noise level of CNEL 45 dB are incorporated and verified by a
Board Certified Acoustical Engineer.
i. All façades must be constructed with substantial weight and
insulation;
ii. Sound-rated windows providing noise reduction performance
similar to that of the façade must be included for habitable
rooms;
iii. Sound-rated doors or storm doors providing noise reduction
performance similar to that of the façade must be included for
all exterior entries;
iv. Acoustic baffling of vents is required for chimneys, fans, and
gable ends;
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v. Installation of a mechanical ventilation system affording
comfort under closed-window conditions; and
vi. Double-stud construction, double doors, and heavy roofs with
ceilings of two layers of gypsum board on resilient channels.
f. Airport Noise Evaluation. See Chapter 20.300.003 (“Airport Land Use
Compatibility Plan Consistency”) for airport noise evaluation and
mitigation requirements based on the San Francisco International
Airport Land Use Compatibility Plan.
3. Vibration. No vibration shall be produced that is transmitted through the
ground and is discernible without the aid of instruments by a reasonable
person at the lot lines of the site.
a. Vibration Analysis Required. A vibration analysis prepared by a qualified
acoustical consultant is required for the following activities:
i. All construction-related activities located within 100-feet of
residential or other sensitive receptors that require the use of
pile driving or other construction method that has the potential
to produce high vibration levels.
ii. All new land use development located within 200-feet of existing
rail lines.
iii. Exemptions. Vibrations from temporary construction,
demolition, and vehicles that enter and leave the subject lot
(e.g., construction equipment, trains, trucks, etc.) are exempt
from this standard.
b. Historic Structure Protection.
i. For any development project that is located within 150 feet of a
historic structure and requires either: (1) pile driving within 150
feet; or (2) utilization of mobile construction equipment within
50 feet of the historic structure, the property owner/developer
shall retain an acoustical engineer to conduct a vibration
analysis for potential impacts from construction-related
vibration impacts onto the historic structure. The vibration
analysis shall determine the vibration levels created by
construction activities at the historic structure, and if necessary,
develop mitigation to reduce the vibration levels to within the
Caltrans threshold of 0.12 inches per second peak particle
velocity (PPV) for historic buildings.
ii. Require vibration analysis for historic structure protection. Prior
to issuance of grading permits for any development project that
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is located within 150 feet of a historic structure and, if
construction activities will require either: (1) pile driving within
150 feet; or (2) utilization of mobile construction equipment
within 50 feet of the historic structure, the property
owner/developer shall retain an acoustical engineer to conduct
a vibration analysis for potential impacts from construction-
related vibration impacts onto the historic structure. The
vibration analysis shall determine the vibration levels created by
construction activities at the historic structure, and if necessary,
develop mitigation to reduce the vibration levels to within
Caltrans threshold of 0.12 inches per second PPV for historic
buildings
4. Light and Glare. Activities, processes, and uses shall be operated in
compliance with the following provisions:
a. Mechanical or Chemical Processes. Light or glare from mechanical or
chemical processes, high-temperatures processes including
combustion or welding, or from reflective materials on buildings or
used or stored on a site, shall be shielded or modified to prevent
emission of adverse light or glare onto other properties.
b. Glare. No use shall be operated such that significant, direct glare,
incidental to the operation of the use is visible beyond the boundaries
of the lot where the use is located.
5. Odors. No use, process, or activity shall produce objectionable odors that are
perceptible without instruments by a reasonable person at the lot lines of a
site. Odors from temporary construction, demolition, and vehicles that enter
and leave the subject lot (e.g., construction equipment, trains, trucks, etc.) are
exempt from this standard.
6. Heat and Humidity. Uses, activities, and processes shall not produce any
emissions of heat or humidity that cause distress, physical discomfort, or
injury to a reasonable person, or interfere with ability to perform work tasks
or conduct other customary activities. In no case shall heat emitted by a use
cause a temperature increase in excess of five degrees Fahrenheit on another
property.
7. Air Contaminants. Uses, activities, and processes shall not operate in a
manner that emit excessive dust, fumes, smoke, or particulate matter.
a. Compliance. Sources of air pollution shall comply with rules identified
by the Environmental Protection Agency (Code of Federal Regulations,
Title 40), the California Air Resources Board, and the Bay Area Air
Quality Management District (BAAQMD).
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b. BAAQMD Permit. Operators of activities, processes, or uses that require
“approval to operate” from the BAAQMD, shall file a copy of the permit
with the Planning Division within 30 days of permit approval.
8. Liquid or Solid Wastes.
a. Discharges to Water or Sewers. Liquids and solids of any kind shall not
be discharged, whether directly or indirectly, into a public or private
body of water, sewage system, watercourse, or into the ground, except
in compliance with applicable standards of the California Regional
Water Quality Control Board (California Administrative Code, Title 23,
Chapter 3 and California Water Code, Division).
b. Solid Wastes. Solid wastes shall be handled and stored so as to prevent
nuisances, health, safety and fire hazards, and to facilitate recycling.
There shall be no accumulation outdoors of solid wastes conducive to
the breeding of rodents or insects, unless stored in closed containers.
9. Fire and Explosive Hazards. All activities, processes and uses involving the use
of, or storage of, flammable and explosive materials shall be provided with
adequate safety devices against the hazard of fire and explosion. Firefighting
and fire suppression equipment and devices standard in industry shall be
approved by the Fire Department. All incineration is prohibited with the
exception of those substances including, chemicals, insecticides, hospital
materials and waste products, required by law to be disposed of by burning,
and those instances wherein the Fire Department deems it a practical
necessity.
10. Hazardous and Extremely Hazardous Materials. The use, handling, storage
and transportation of hazardous and extremely hazardous materials shall
comply with the provisions of the California Hazardous Materials Regulations
and the California Fire and Building Code, as well as the laws and regulations
of the California Department of Toxic Substances Control and the County
Environmental Health Agency. Activities, processes, and uses shall not
generate or emit any fissionable or radioactive materials into the atmosphere,
a sewage system or onto the ground.
11. Electromagnetic Interference. No use, activity or process shall cause
electromagnetic interference with normal radio and television reception in any
Residential district, or with the function of other electronic equipment beyond
the lot line of the site in which it is situated. All uses, activities and processes
shall comply with applicable Federal Communications Commission
regulations.
12. Radioactivity. No radiation of any kind shall be emitted that is dangerous to
humans.
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20.300.011 Projections into Required Yards
Building projections may extend into required setbacks, subject to the following standards
and all applicable requirements of the California Building Code:
Maximum Projection Allowed. Except as provided in any other subsection of this
section, no projection may extend closer than three feet to an interior lot line or into
a public utility easement.
Architectural Projections. Cornices, canopies, eaves or other architectural features
may project up to two feet into any yard, provided that such projection shall not
exceed onehalf the otherwise required yard width or depth.
Fire Escapes. Fire escapes, required by law, Ordinance, or standards of a public
agency may project up to four feet into any required yard.
Bay Windows and Chimneys. Bay windows and chimneys may project up to two feet
into any interior side yard and three feet into any front, rear, or street side yard,
provided that they do not occupy, in the aggregate, more than one-third of the length
of the building wall on which they are located.
Stairways, Stair Landings, and Balconies. Stairways, stair landings, and balconies
that service above the first floor level of the building may project up to two feet into
any interior side yard and three feet into any front, rear, or street side yard, provided
that all such structures shall be open, unenclosed and without roofs, except for lattice
type guard railings. Structural supports for stairways and landings may be enclosed.
Decks, Porches, and Stairs. Decks, porches, and stairs which do not extend above
the first floor level of the building may be built to within three feet of interior side and
rear lot lines, to within 10 feet of the front and to within seven feet of comer side lot
lines. If exceeding 18 inches above ground elevation, the maximum project into any
yard is three feet. Within the Downtown Residential Districts (DRL, DRM, and DRH),
porches, decks and stairs may be built to within five feet of the lane frontage lot line.
Depressed Ramps or Stairways and Supporting Structures. Depressed ramps or
stairways and supporting structures, when designed to allow access to parts of
buildings below average ground level, may extend into any required yard not more
than 42 inches.
Ramps and Similar Structures for Disabled Person's Accommodation. Any
building projections beyond those of this section that are required to accommodate
accessibility in accordance with the Americans with Disabilities Act will be reviewed
by the Chief Planner. See Chapter 20.510 (“Waivers and Modifications”).
20.300.012 Screening
Applicability. The standards of this section apply to any of the following:
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1. New development and additions that expand existing floor area by 10 percent
or more.
2. All new exterior equipment and the replacement of exterior equipment where
the new equipment is larger than the equipment being replaced.
Screening of Mechanical and Electrical Equipment. All exterior mechanical and
electrical equipment shall be screened or incorporated into the design of buildings so
as not to be visible from the public right-of-way or public open spaces. Equipment to
be screened includes, but is not limited to, all roof-mounted equipment, air
conditioners, heaters, utility meters, cable equipment, satellite dishes, telephone
entry boxes, backflow preventions, irrigation control valves, electrical transformers,
pull boxes, and all ducting for air conditioning heating, and blower systems. Screening
materials shall be either dense landscaping or constructed of materials that are
consistent with the exterior colors and materials of the building.
Common Property Lines. A minimum six-foot high screening wall shall be provided
on the interior lot lines of any lot that contains any commercial use, employment use,
public or semi-public use (except Cemetery, Community Garden, Day Care Centers,
or Public Park and Recreation Facility), or transportation, communication and utilities
use, as defined in Chapter 20.620 (“Use Classifications”) and abuts a Residential
district. Such screening wall shall be provided at the time of new construction or
expansion of buildings, or changes from one use classification to another
nonresidential use classification.
1. Location. Screening walls shall follow the lot line of the lot to be screened or
shall be so arranged within the boundaries of the lot so as to substantially hide
from adjoining properties the building, facility, or activity required to screened.
2. Materials. Employment uses must provide a solid screening wall of stucco,
decorative block, or concrete panel. Screening walls for other uses may be
constructed of stucco, decorative block, concrete panel, wood or other
substantially equivalent material. Chain-link fencing does not fulfill the
screening wall requirement.
3. Berms. An earth berm may be used in combination with the above types of
screening walls, but not more than two-thirds of the required height of such
screening may be provided by the berm.
4. Maintenance. Screening walls shall be maintained in good repair, including
painting, if required, and shall be kept free of litter or advertising. Where
hedges are used as screening, trimming or pruning shall be employed as
necessary to maintain the maximum allowed height.
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20.300.013 Swimming Pools and Spas
Swimming pools and spas shall comply with the following standards:
If located in a residential district, the swimming pool or spa is to be solely for the use
and enjoyment of residents and their guests.
The swimming pool or spa, or the entire property on which it is located, shall be walled
or fenced from the street or from adjacent properties; and where located less than
30 feet to any lot line, shall be screened by a masonry wall or solid fence not less than
six feet in height on the side facing the lot line.
Swimming pool or spa filtration equipment shall not be closer than 15 feet to the main
building on an adjoining lot.
Swimming pools, spas and associated filtration equipment and pumps shall not be
located in the front or street side yard. All equipment shall be mounted and enclosed
so that its sound is not audible from any other lot.
The outside wall of the water-containing portion of any swimming pool or spa shall
be located at least five feet from all interior side and rear lot lines.
20.300.014 Trash and Refuse Collection Areas
All trash and refuse collection enclosures shall comply with the California Fire Code,
California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional
Stormwater NPDES Permit, the City of South San Francisco Source Control Measures, and
the City of South San Francisco Site Design Standards Checklist and shall meet the following
requirements unless it is demonstrated that they are infeasible as determined by the Chief
Planner.
Applicability. The standards of this section apply to all new development and
additions that expand existing floor area by 10 percent or more.
General Requirements and Alternatives.
1. General Requirements. Solid waste and recycling-container enclosures are
required for all new development.
2. Alternatives. Projects with 10 or fewer residential units may have individual
trash and recycling containers for each unit, provided that there is a
designated screened location for each individual trash container adjacent to
the dwelling unit and provided that each unit brings solid waste and recycling
containers to the curbside for regular weekly or bi-weekly collection.
Location.
1. The solid waste and recycling storage area shall not be visible from a public
right-of-way and shall not be located within any required front yard, street side
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yard, any required parking and landscaped areas, or any other area required
by this Ordinance to be constructed or maintained unencumbered according
to fire and other applicable building and public safety codes.
2. Outdoor solid waste and recycling areas shall be consolidated to minimize the
number of collection/pick-up sites and located so as to reasonably equalize
the distance from the building spaces they serve. There should be a minimum
of one outdoor solid waste and recycling enclosure per 50 units.
3. Solid waste and recycling storage areas shall be accessible to haulers. Storage
areas shall be located so that the trucks and equipment used by the City of
South San Francisco or its contracted solid waste and recycling collector(s)
have sufficient maneuvering areas and, if feasible, so that the collection
equipment can avoid backing. Project applicants are responsible for procuring
current equipment size and turning radius from the City of South San
Francisco or its contracted solid waste and recycling collector(s).
Materials, Construction, and Design.
1. Minimum Height of Screening. Solid waste and recycling storage areas located
outside or on the exterior of any building shall be screened with at least a six
foot high solid enclosure.
2. Enclosure Material. Enclosure material shall be solid masonry or concrete tilt-
up with decorated exterior-surface finish compatible to the main structure(s).
3. Gate Material. Gate material shall be decorative, solid, heavy-gauge metal or
a heavy-gauge metal frame with a covering of a view-obscuring material.
4. Access to Enclosure from Residential Projects. Each solid waste and recycling
enclosure serving a residential project shall be designed to allow walk-in
access without having to open the main enclosure gate.
5. Enclosure Pad. Pads shall be a minimum of four-inch-thick concrete.
6. Bumpers. Bumpers shall be two inches by six inches thick and made of
concrete, steel, or other suitable material and shall be anchored to the
concrete pad.
7. Protection for Enclosures. Concrete curbs or equivalent shall protect
enclosures from adjacent vehicle parking and travel ways.
8. Landscaping. The perimeter of the recycling and trash enclosure shall be
planted, if feasible, with drought resistant landscaping, including a
combination of shrubs and/or climbing evergreen vines.
9. Clear Zone. The area in front of and surrounding all enclosure types shall be
kept clear of obstructions, and shall be painted, striped, and marked “No
Parking.”
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10. Drainage. The floor of the enclosure shall have a drain that connects to the
sanitary sewer system. If food preparation activities are performed, this drain
must first connect to a grease trap/interceptor prior to discharging to sanitary
sewer.
11. Travelways and Area in Front of Enclosure. An adequate base to support a
truck weight of 62,000 pounds.
12. Enclosure Cover. A roof or canopy must cover the entire enclosure.
20.300.015 Underground Utilities
All exterior utilities, including but not limited to drainage systems, sewers, natural gas lines,
water, electrical, telephone, cable television, and similar distribution lines providing direct
service to a development site shall be installed and maintained underground within the site.
All on-site underground utilities shall be designed and installed to minimize the
disruption of off-site utilities, paving and landscaping during construction and
maintenance.
See Chapter 13.16, (“Underground Utility Installations”) for all additional standards
relating to the undergrounding of utilities.
20.300.016 Visibility at Intersections and Driveways
Street Intersections. The maximum height of vegetation or structures is 30 inches
within 35 feet from the curb return. This restriction does not apply to
1. Permanent buildings;
2. Utility poles;
3. Trees trimmed to the trunk and to a line at least eight feet above the level of
the intersection;
4. Saplings or plant species of open growth habits and not planted in the form of
a hedge that are so planted and trimmed as to leave at all seasons a clear and
unobstructed cross view;
5. City signage or signals; or
6. Places where the contour of the ground is such that there can be no cross
visibility at the intersection.
Driveways. Visibility of a driveway approach to a public street shall not be blocked
above a height of three feet by vegetation or structures for a depth of 12 feet as
viewed from the edge of the right-of-way on either side of the driveway at a distance
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of 12 feet, in accordance with the Public Works Engineering standards for Sight
Triangles Driveway Visibility. This restriction does not apply to:
1. Permanent buildings;
2. Utility poles;
3. Trees trimmed to the trunk and to a line at least eight feet above the level of
the intersection;
4. Saplings or plant species of open growth habits and not planted in the form of
a hedge that are so planted and trimmed as to leave at all seasons a clear and
unobstructed cross view;
5. City signage or signals; or
6. Places where the contour of the ground is such that there can be no cross
visibility at the intersection.
Site and Building Design Standards
20.310.001 Purpose
The purpose of this chapter is to prescribe general citywide site and building design
standards. The standards of this chapter shall be used in conjunction with the standards for
the applicable zoning district located in Division II, Base and Overlay District Regulations or
Division III, Form-Based Zoning Districts. In any case of conflict, the standards specific to the
zoning district shall override these regulations.
20.310.002 General Site and Building Design
Applicability. This section applies to all development throughout the City.
Grading.
1. Slopes of Cut/Fill Areas.
a. Cut surfaces may not exceed 40 percent (two horizontal to one vertical).
b. Fill slopes may not be constructed on natural slopes steeper than 50
percent and fill surfaces may not exceed 50 percent.
c. Grading requires conditional approval from the Review Authority
where:
i. Slopes created by grading of the site exceed 30 percent; or
ii. The grading is within 100 feet of a watercourse (top of bank) or
any other water body.
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2. Height of Cut/Fill Areas.
a. Where the height of the fill area is greater than five feet, new fill shall
be benched into sound bedrock or other material as determined by a
soils engineer or engineering geologist.
b. Cut and fill banks shall not exceed 30 feet in height, vertically. In the
cases of arterial streets, they may exceed 30 feet with the approval of
the City Engineer.
Figure 20.310.002(A): Slopes and Height of Cut/Fill Areas
3. Fill Design Requirements.
a. All ground surface to be filled must be prepared to receive the fill by
removing vegetation, noncomplying fill, topsoil and other unsuitable
materials, and scarifying to provide a bond with the new fill.
b. No soils containing hazardous or toxic material of any kind may be used
as fill. No rock, broken concrete, asphalt, or similar irreducible
materials shall be used for fill.
4. Slope Stabilization. The faces of cut-and-fill slopes shall be prepared and
maintained to control against erosion. This consists of planting, use of armor
rock, terracing, water breaks, dams, cribbing, rip rap, or combinations thereof.
Protection for the slopes shall be installed prior to final inspection. The
Building Official may require installation of temporary measures as required
to protect exposed areas until permanent measures can be taken.
5. Terraces. Terraces a minimum four feet in width shall be established at not
more than 15-foot intervals on all cut or fill slopes to control surface drainage
and debris. Where only one terrace is required, it shall be at mid-height.
6. Dust Control. Contractors performing grading operations within the City
where dry conditions or dry admixtures are encountered shall adequately and
effectively control dust to prevent spread off-site or onto existing structures
on-site. Prior to commencement of grading operations, the contractor shall
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furnish details of proposed dust control measures to the building official for
approval.
7. Protection of Trees. Construction vehicles and equipment and excavated soils
shall be kept away from under the canopy of any trees on the site which are
to be preserved.
8. Grading Plan Required. For any grading on a site with a natural slope of 15
percent or greater, a grading plan is required.
Drainage.
1. All drainage plans that alter the slope of contour of a site’s existing drainage
pattern are required to obtain approval from the City Engineer.
2. Where possible, sites must drain directly into the Bay through drainage
outfalls.
3. Cut-and-fill slopes shall be provided with subsurface drainage as necessary for
stability. Paved interceptor drains shall be installed along the top of all cut
slopes where the tributary drainage area above the slopes toward the cut has
a drainage path greater than forty feet measured horizontally.
4. All drainage facilities shall be designed to carry waters to the nearest drainage
way approved by the appropriate jurisdiction.
Hillsides. All development on sites with an average grade of 15 percent or more is
subject to the following standards:
1. Height. The maximum height of any building face is 20 feet from finished
grade. The exterior wall of any portion of the building that is more than 20 feet
above finished grade shall be set back a minimum of five feet from the face of
the floor below.
Figure 20.310.002(B): Height of Building Faces on Hillsides
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2. Articulation. Building articulation (bays, recesses, overhangs, or setbacks)
shall be incorporated at the downhill side of the structure to reduce the visual
impact of the vertical mass.
3. Roof Design. To encourage buildings with multi-level foundations, the
maximum horizontal dimension on a roof plan shall be limited to 50 feet, and
no more than 25 percent of the total roof may be less than 2.5 percent in pitch.
Figure 20.310.002(C): Roof Design on Hillsides
4. Screening of Underfloors. Areas between the lowest floor and finished grade
shall be enclosed with finished walls or architectural screening. Exterior
structural supports and undersides of floors and decks not enclosed by walls
or otherwise screened may be approved only if the Review Authority finds that
no alternative type of construction is feasible, and fire-safety and design
considerations have been adequately addressed.
5. Driveways. Driveways shall follow natural terrain contours to the maximum
extent feasible to minimize grading and the finished driveway grade shall not
exceed an average grade of 18 percent.
6. Impervious Surfaces. On sites with an average slope of 15 percent of more,
the maximum lot coverage by impervious surfaces shall not exceed 40 percent
of the gross land area.
Block Lengths. Where a project includes the construction of new rights-of-way,
resulting block sizes shall conform to the following standards:
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1. Prohibition on Consolidation of Existing Blocks. Existing block configurations
shall not be consolidated to create larger blocks.
2. Large Site Development. Sites larger than three acres shall be developed into
uninterrupted blocks with block faces longer than 350 feet in length. Where
blocks are interrupted by or a publicly-accessible pedestrian path or paseo,
block lengths may be a maximum 500 feet.
Building Entrances.
1. Building entrances shall be emphasized with landscape treatments and
architectural treatments.
2. All building and dwelling units located in the interior of a site shall have direct
entrances from the sidewalk that are designed as an extension of, and that
connect to, a public sidewalk.
Figure 20.310.002(D): Building Entrances
3. Entrances located at corners shall have a distinct architectural treatment to
create interest at the intersection and facilitate pedestrian flow around the
corner. Treatments may include angled or rounded corners, columns, arches,
and other architectural elements
Open Space Design and Orientation.
1. Open spaces shall be accessible, visible and well lit. Benches, light standards,
kiosks, trash receptacles, and other street furniture shall be provided in open
spaces and shall be designed in a coordinated fashion to enhance the
appearance and function of the site and open space
2. Seating areas in open spaces shall be protected and oriented for maximum
sun exposure and protected from the wind.
3. Creek Access. Unless it is demonstrated to the satisfaction of City staff that no
feasible alternative exists, any property with frontage on Colma Creek or San
Bruno Creek shall be required to provide, as a part of the on-site landscaping
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plan, a paved public-access trail along the top of the bank for the portion of
the creek bank on the site. The trail shall be compliant with specifications of
the City Public Works Department and the Bay Conservation and Development
Commission as applicable. Each such trail segment shall connect directly to
the creek bank on each adjacent property or a trail segment along the
Shoreline (e.g., the Bay Trail).
On-Site Circulation and Parking.
1. Pedestrian and Bicycle Pathways.
a. A system of pedestrian walkways shall connect all primary buildings
entrances on a site to each other, to on-site automobile and bicycle
parking areas, and to any on-site open space areas, pedestrian
amenities, and transit stops.
b. Walkways shall be the shortest practical distance between the main
entry and sidewalk, generally no more than 125 percent of the straight-
line distance.
c. Walkways must link the residential units with recreational and other
internal facilities and with other residential units.
d. Sidewalks and/or walkways shall be provided at a minimum on at least
one side of all private and public roadways to residential groupings
within a project.
e. Walkways shall be a minimum of five feet wide, hard-surfaced, and
paved with permeable materials.
f. Where a required walkway crosses driveways, parking areas, or loading
areas, it must be clearly identifiable through a raised crosswalk, a
different paving material, or similar method.
g. Where a required walkway is parallel and adjacent to a vehicle travel
lane, it must be raised or separated from the vehicle travel lane by a
raised curb at least four inches high, bollards, or other physical barrier.
2. Parking Lot Access and Design.
a. Shared access drives to parking areas are allowed in order to minimize
curb cuts and potential conflicts with pedestrians.
b. Where a project side abuts an alley or lane, access to parking shall be
provided from the alley or lane.
c. On corner lots, curb cuts shall be located on the street frontage with
the least pedestrian activity whenever feasible.
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d. On sites fronting local and collector streets, surface parking areas shall
be located on the interior side or rear of the site and behind buildings.
Parking may be located between a building and a street on sites
fronting an arterial street only.
e. Curb cuts shall be allowed only to provide access to approved garages,
carports and parking spaces.
f. Curb cuts shall be located at least 10 feet from any intersection curb
return or pedestrian crosswalk.
g. Surface parking areas must be separated from on-site buildings by a
minimum distance of five feet, which may be occupied by landscaping
or walkways.
3. Parking Structure Access and Design.
a. Access stairs for parking structures or stackers must directly access a
sidewalk or pedestrian alley and must be well-lit and secure.
b. Pedestrian entries and stairwells for parking structures or stackers
must be located adjacent to public streets and along major pedestrian
connections, except for a campus environment.
c. In the Downtown Residential and Downtown/Caltrain Station Area
zoning districts, all building floors used as garages and other enclosed
or covered parking facilities must be designed with at least one of the
following:
i. Punched openings with spacing and proportions typical of a
habitable space; or
ii. Screening that obscures the view of vehicles. Screening may
take the form of plants, living walls, wire or metal mesh, fabric,
or other durable screening material.
Building Materials and Textures.
1. Building elevations must incorporate at least three materials and textures:
primary, secondary, and detail. A primary material or color comprises 60
percent or more of the façade excluding transparent surfaces; a secondary
color comprises no more than 30 percent of the façade excluding transparent
surfaces; and a detail is used on trim and architectural details, comprising no
more than 10 percent of the façade excluding transparent surfaces.
2. Primary Building Materials. Primary shall mean 50 percent or more of a
façade surface area excluding transparent surfaces. The following primary
cladding materials are allowed:
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a. Glass;
b. Brick/masonry;
c. Steel;
d. Concrete/concrete block;
e. Metal/painted metal clapboard;
f. Wood;
g. Stucco; and
h. Stone.
i. Other quality, durable materials may be approved by the Review
Authority as part of the project review.
3. Secondary Materials. The following secondary materials are allowed:
a. Metal (wrought iron, copper, bronze) with a non-reflective finish
b. Wood
c. Split-face CMU
d. Terra cotta tile
e. Brick or brick veneer
f. Tile
g. Other quality, durable materials may be approved by the Review
Authority as part of the project review.
4. Prohibited Building Materials. Plywood, corrugated metal, and aluminum are
prohibited.
5. Ground Floor Building Materials.
a. Building materials used on the ground floor shall be high quality
durable materials such as concrete, stone, tile, masonry, or other
equivalent quality materials.
b. The portion of the building measured from grade to two feet above
grade that front the public sidewalk shall be constructed of such
materials, rather than glass, wood, or stucco.
6. Glazing for Bird Safety.
a. The use of bird-safe glazing is required for a minimum 90 percent all
glazing up to 60 feet in height for the following:
i. Glazing within 300 feet of an Urban Bird Refuge; and
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ii. Glazing used in uninterrupted glazed segments 24 square feet
or larger.
b. Bird-safe glazing includes the following:
i. Glass that reflects the ultraviolet light (which birds can see);
ii. Glass which has photovoltaic cells embedded;
iii. Dichroic glass;
iv. Fritted glass;
v. Etched Glass;
vi. Translucent glass; and
vii. Film
c. When glazing incorporates patterns, the pattern must uniformly cover
the entire window and consist of elements separated by a minimum 2
inches wide and a minimum 4 inches tall (the “2x4 Rule”).
d. Exceptions.
i. Residential-zoned buildings less than 45 feet tall with less than
50 percent glazing are exempt from glazing requirements.
However, the requirement for bird-safe glazing applies to
uninterrupted glazed segments 24 square feet or larger.
ii. A minimum 95 percent bird-safe glazing is required for
residential-zoned buildings less than 45 feet tall with more than
50 percent glazing.
iii. Requirements may be modified or waived in accordance with a
documented recommendation from a qualified biologist.
Architectural Integrity and Unified Palette. All buildings shall be designed with
“360-degree design” where each exterior wall is designed equivalent to the primary
facade in the extent of building articulation, level of detail, and quality of exterior
materials, and consistent with the color scheme of the primary facade. Details include
but are not limited to window and door trim, window and door recesses, cornices,
belt courses, columns/piers, posts/beams, brackets, columns/arches, and roof forms.
Additions/remodels. Notwithstanding the design standards of this chapter,
additions to and remodels of existing buildings, including porches, balconies and
decks, must match the architectural design and detail of the existing building.
Sustainability Standards. All development shall comply with all applicable
requirements of the Chapter 15.22 (“California Green Building Code”).
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20.310.003 Single-Family and Duplex Residential Design
Applicability. This section applies to all single-family and duplex development
throughout the City.
Upper-Story Wall Planes. No upper-story wall shall run in a continuous plane of
more than 20 feet without a window or a projection, offset, or recess of the building
wall at least one foot in depth.
Figure 20.310.003(A): Upper-Story Wall Planes
Roofline. Roof design must include a minimum of two forms and slopes. Forms may
include but are not limited to hips, gables, sheds, dormers, and parapets.
1. Parapet Length. Parapet segments may not exceed 25 feet in length without
interruption in height or form.
2. Pitch. The pitch of the roof must be 3:12 to 5:12 ratio.
3. Eaves. Where eaves exceed 18 inches in depth, exterior brackets or beams are
required.
Windows. Trim at least two inches in depth must be provided around all windows, or
windows must be recessed at least four inches from the plane of the surrounding
exterior wall.
Entrances.
1. Orientation. All units located along public rights-of-way, BART rights-of-way,
or internal paseos/pathways must have the primary entrance, either individual
or shared, facing the public street, BART right-of-way, or a paseo/pathway.
Exceptions to this requirement may be approved for projects where multiple-
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unit housing is located on four-lane streets carrying high traffic volumes
and/or streets that do not allow on-street parking.
2. Entry protection. The principal entry shall be located in a visible location facing
the street and shall incorporate a projection, recess, or combination of
projection and recess at least 40 square feet in area, with a minimum depth of
five feet. Alternative designs that create a welcoming entry feature facing the
street, such as a trellis or landscaped courtyard entry, may be approved by the
Chief Planner or the Design Review Board.
Figure 20.310.003(B): Entry Protection
Manufactured Homes. All manufactured home shall meet the following standards:
1. Foundation. A manufactured home and any addition to a manufactured home
shall be built and securely fastened to a permanent foundation system
approved by the Chief Building Official and designed to meet the following
requirements:
a. All manufactured homes and additions to manufactured homes shall
be securely anchored to resist flotation, collapse, or lateral movement.
b. The lowest floor shall be at or above the base flood elevation.
2. Date of Construction. Each manufactured home shall have been
manufactured within 10 years of the date of issuance of a permit to install the
manufactured home and must be certified under the National Manufactured
Home Construction and Safety Act of 1974.
3. Roof Overhang. The roof overhang shall not be less than 12 inches around the
entire perimeter of the manufactured home as measured from the vertical
side of the home. The overhang requirement may be waived at the point of
connection where an accessory structure is attached to the manufactured
home.
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4. Roof Material. Roof material shall consist of material customarily used for
conventional one-family dwellings, such as tile, composition shingles, and
wood shakes and shingles. If shingles and/or wood shakes are used, the pitch
of the roof shall be not less than three inches vertical to 12 inches horizontal.
5. Siding Material. Siding material shall consist of exterior material customarily
used for conventional single-unit dwellings, such as stucco, wood, brick, stone
or decorative concrete. Metal siding, if utilized, shall be non-reflective and
horizontally lapping. Siding material utilized as skirting shall be the same as
the material used on the exterior wall surface of the manufactured home.
6. Skirting. The unit’s skirting must extend to the finished grade.
Parking Design and Access.
1. Carports and Detached Garages. Carports and detached garages must be
constructed of the same materials and in the same style as the main building.
2. Garage Frontage and Location.
a. Where garage doors face a street or lane on lots 30 feet wide or more,
the total width of the garage door or doors shall not exceed 50 percent
of the lot width.
b. The front wall of a garage must be either set at least five feet behind
the primary façade of the building or occupy less than 50 percent of the
width of the building façade.
c. Garages with three or more doors, or garages designed to
accommodate three or more non-tandem parked cars, are allowed
only on lots 85 feet wide or greater, and at least one garage front must
be separated from the remaining garage fronts by at least two feet.
Driveways accessing three-car garages are limited to 20 feet in width at
the point of intersection with a public right-of-way.
3. Maximum Number of Driveways per Lot and Maximum Driveway
Width. Driveway approaches (curb cuts) shall be allowed 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 allowed 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.
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20.310.004 Multi-Family Residential and Residential Mixed-Use Design
Applicability. This section applies to all multi-family and residential mixed-use
development throughout the City.
Building Modulation/Articulation.
1. Up to 75 Feet. Building façades up to 75 feet in length along a right-of-way
must incorporate at least one of the following on all upper floors:
a. Window bays a minimum 30 inches in depth from building facade;
b. At least two recesses a minimum three feet in depth from building
facade; or
c. A regular pattern of balconies.
Figure 20.310.004(A): Building Modulation for Street-Facing Facades Up
to 75 Feet in Length
2. Between 75 and 300 Feet. When a building facade is between 75 feet and 300
in length along a right-of-way, it must be:
a. Separated into facade bays no greater than 50 feet in width defined by
a recess a minimum of four feet in depth; and
b. Include a change in building height with a minimum of eight-foot
difference.
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Figure 20.310.004(B): Building Modulation for Street-Facing Facades 75
to 300 Feet in Length
3. 300 Feet or Greater. When a building facade is 300 feet or greater in length
along a right-of-way, it must be separated into volumes by:
a. Recesses a minimum of 40 feet in width and 40 feet depth that extend
the full height of the building; and
b. A change in building height with a minimum of eight-foot difference.
Figure 20.310.004(C): Building Modulation for Street-Facing Facades 300
Feet in Length
4. Maximum Façade Length. The maximum dimension of any single building
shall not exceed 500 feet; exceptions may be granted with approval of a
Conditional Use Permit based on the finding that adequate design features
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have been incorporated to create visual variety and avoid a large-scale, bulky,
or monolithic appearance.
5. Transitional Standards. Where a development abuts another district with a
lower maximum height, the following standards apply:
a. The maximum height within 40 feet of the abutting district is equal to
that of the abutting district.
Figure 20.310.004(C): Maximum Height in a District Within 40 Feet
of an Abutting District with a Lower Maximum Height
b. The maximum height within 50 feet of the abutting district is an
addition 10 feet or the maximum allowed height for that district,
whichever is lower.
Figure 20.310.004(D): Maximum Height in a District Within 40 Feet
of an Abutting District with a Lower Maximum Height
6. Transect Abutting an RL Districts. Where building in a transect zone faces an
RL district, the building façade plane may not exceed 40 feet in length without
a break of minimum 10 feet in depth and 10 feet in length.
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Figure 20.310.004(E): Transect Zones Abutting an RL District
7. Transect Zones Abutting an RM Districts. Where building in a transect zone
faces an RL district, the building façade plane may not exceed 48 feet in length
without a break of minimum 6 feet in depth and 10 feet in length.
Figure 20.310.004(F): Transect Zones Abutting an RM District
8. Corner Treatment. Accentuate building massing at street intersections with at
least one of the following elements.
a. A tower or dome element at least 80 square feet in area;
b. A decorative parapet;
c. A rounded corner with enhanced transparency;
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d. Columns or other columnar features; or
e. Bay windows within six feet of the building corner.
9. Roofline Form and Variation. Roof designs shall be limited to:
a. Hip roofs.
i. Hip roof design may not exceed 50 feet in horizontal length at
the eave.
ii. Hip roofs may be minimum 4:12 slope.
b. Gables. Gabled roofs may be minimum 4:12 slope.
i. Gables must be open in design. Box gables are not allowed.
ii. Gables may be minimum 3:12 slope.
c. Mansard. Mansard roofs are allowed only for buildings three stories or
greater in height.
d. Dormers.
e. Parapet.
i. When used on the first or second floor, a parapet longer than
50 feet in length must include a steps, curves, angles, or other
motif to break up the length of the parapet.
ii. At the third floor and above, break up roof lines at intervals no
greater that 50 linear feet by changes in direction, pitch, or
similar approaches.
Zero Lot Line Facades. Any building façade built at the property line must include a
mural or a wall with climbing vines or other vertical live planting.
Windows. Trim at least two inches in width and one inch in depth must be provided
around all windows, or windows must be recessed at least three inches from the
plane of the surrounding exterior wall.
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Figure 20.310.004(G): Window Design
Entrances.
1. Orientation. All units located along public rights-of-way, BART rights-of-way,
or internal paseos/pathways must have the primary entrance, either individual
or shared, facing the public street, BART right-of-way, or a paseo/pathway.
Exceptions to this requirement may be approved for projects where multiple-
unit housing is located on four-lane streets carrying high traffic volumes
and/or streets that do not allow on-street parking.
2. Entry Protection.
a. Conventional Zones. All building entrances shall incorporate a projection
(e.g., porch or stoop) or recess at least 40 square feet in area, with a
minimum depth of 5 feet. Alternative designs that create a welcoming
entry feature facing the street, such as a trellis or landscaped courtyard
entry, may be approved by the Chief Planner or Design Review Board.
Figure 20.310.004(H): Entry Protection
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b. Form-based Zones. All building entrances shall comply with the
standards of the applicable base zone and allowable building type and
frontage type.
3. Dwelling Unit Access. Exterior entrances to units shall be in the form of
individual or shared entrances at the ground floor of the building. Unit
entrances located above the ground floor are also allowed; however, no
exterior access corridor located above the ground floor may provide access to
five or more units.
4. Separation of Residential and Non-Residential Entrances. Entrances to
residential units shall be physically separated from the entrance to the allowed
commercial uses and clearly marked with a physical feature incorporated into
the building or an appropriately scaled element applied to the facade.
Residential Unit Design.
1. Residential signifiers. Residential facades shall incorporate at least one
element that signals habitation, such as bay windows, or balconies.
2. Units Adjacent to Highways.
a. Sound-abatement windows shall be installed for all windows on the
third story and above that are facing and within 200 feet of Highway
101 or Interstate-380.
b. All elevated private open spaces within 200 feet of Highway 101 or
Interstate-380 shall face away from the highway or interstate.
3. Affordable unit design. Affordable units and market rate units in the same
development shall be constructed of the same or similar exterior materials
and details such that the units are not distinguishable.
4. Universal Design. For residential projects with at least 10 dwelling units, 10
percent of the units must adhere to the following principles of Universal
Design:
a. At least one entrance without steps and a flat threshold.
b. Living space on one floor or stair landings big enough to accept lifts.
c. Wide interior doors (32-inch clear, typically provided with 36-inch door),
hallways, and alcoves with 60- by 60-inch turning space at doors, in
kitchens, and dead ends.
d. A 30- by 48-inch clear space at appliances and fixtures in bathrooms
and kitchens.
5. Private Storage Space.
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a. For every ten units, a minimum of one 200 cubic foot enclosed weather-
proofed and lockable private storage space with a minimum horizontal
dimension of four feet shall be provided within the project common
area.
b. The total number of private storage spaces may be reduced up to 25
percent by the Chief Planner to address operational characteristics that
are incompatible with the storage requirement; the total number of
private storage spaces may be reduced up to 50 percent by the Chief
Planner if the storage is located proximate to the residential unit.
Open Space Design.
1. Required Private Open Space Design.
a. Required private open space may take the form of balconies, decks,
patios, fenced yards, and other similar areas outside the residence.
b. Required private open space shall be accessible to only one living unit
by a doorway to a habitable room.
2. Required Common Open Space Design.
a. Required common areas may take be designed as landscaped areas,
walks, patios, swimming pools, barbeque areas, playgrounds, turf, or
other such improvements that enhance the outdoor environment of
the development.
b. Required common open space shall be accessible to all living units on
the development site by a stairway or other accessway qualifying as an
egress facility from a habitable room.
c. Common open spaces may be at-grade, elevated, on parking podiums,
or on rooftops.
d. A surface shall be provided that allows convenient use for outdoor
living and/or recreation. Such surface may be any combination of lawn,
garden, flagstone, wood planking, concrete, or other dust-free
surfacing.
e. Slope shall not exceed 10 percent.
3. Required Public Open Space.
a. Conventional Zones. New buildings on lots greater than 15,000 square
feet shall provide a plaza, widened sidewalk, or outdoor dining area
which provides public seating and is accessible from the public
sidewalk.
(a) Minimum Size: 600 square feet.
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(b) Minimum Dimensions: 15 feet.
(c) Parking Lot Buffering. The required public area shall be
separated from any parking area with a minimum 10 foot
wide landscaped buffer area and screened with a
decorative wall or berm 2.5 to 3.5 feet high.
Figure 20.310.004(I): Public Open Space Orientation
and Dimensions
b. Form-Based Zones. All development shall comply with the standards of
the applicable base zone and required open space types.
4. Required Public Open Space Design.
a. Surfaces. Surfaces must be visually distinguishable from areas for
vehicular travel. Materials may include turf, landscaping, flagstone,
wood planking, textured pavement, pavers, concrete, or other dust-
free surfacing.
b. Slope. Slope shall not exceed 5 percent.
c. Visibility and Accessibility. Public open spaces shall be visible from a
public street or from on-site areas normally frequented by customers
and shall be accessible during business hours. Areas within required
setbacks may count toward the public space requirement.
d. Separation from Loading Areas. Plazas and courtyards shall be separated
from loading areas with the placement of plazas and courtyards
intended to further public access and use of these facilities.
Parking Design and Access.
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1. Maximum Frontage. The total frontage of parking areas visible from the street,
including open parking, carports, and garages, but excluding underground
parking and parking located behind buildings, shall not exceed 30 percent of
the lot frontage and may not exceed 120 feet of lot frontage.
2. Access.
a. One driveway or access per 120 feet of linear frontage is allowed.
b. Driveway or accessway widths shall not exceed 25 feet unless an
enlarged width is approved by the City Engineer.
3. Structured Parking.
a. Where ground level structured parking or stackers occupies more than
30 percent of a building facade facing a right-of-way or paseo, the
finished floor of the parking level must be a minimum four vertical feet
below the finished grade at the building facade. This standard does not
apply to parking structures or stackers within the SLR Overlay.
Figure 20.310.004(J): Ground-Level Structured Parking
b. Development of architectural elements as visual cues (such as stair
towers) to promote site orientation and provide visual interest are
strongly recommended.
c. Where buildings are designed with uses directly abutting or “lining” or
“wrapping” above-ground parking structures or stackers, the portions
of structured parking or stackers facing a street or paseo/pathways
must be:
i. Limited to 30 percent of the building facade; and
ii. Either set back a minimum five feet from the building facade;
screened with a living wall; or designed with punched openings
to simulate habitable space.
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Figure 20.310.004(K): “Wrapped” Structured Parking
Nonconforming Uses, Structures, and
Lots
20.320.001 Purpose and Applicability
This chapter is intended to permit continuation of uses and continued occupancy and
maintenance of structures that were legally established but do not comply with all of the
standards and requirements of this Ordinance in a manner that promotes the public health,
safety, and general welfare and does not conflict with the goals and objectives of the General
Plan. The provisions of this chapter apply to structures, land, and uses that have become
nonconforming by adoption of this Ordinance as well as structures, land, and uses that
become nonconforming due to subsequent amendments to its text or to the zoning map.
More specifically, the purpose of these regulations is to distinguish between nonconforming
uses that are detrimental to public health, safety, and general welfare and those uses that
are economically productive and compatible with surrounding development despite being
inconsistent with applicable regulations and requirements.
Nonconforming structures and uses include:
1. Those made nonconforming by the addition of a standard or requirement
previously not required for such use or structure; and
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2. Uses and structures reclassified from permitted to being subject to a
discretionary permit.
Nothing contained in this Ordinance shall be deemed to require any change in the
plans, construction, or designated use of any building or structure for which a
Building Permit has properly been issued, in accordance with the provision of
ordinances then in effect and upon which actual construction has been started prior
to the effective date of this Ordinance, provided that in all such cases, actual
construction shall be diligently carried on until completion of the building or
structure.
20.320.002 Establishment of Lawful Nonconforming Uses, Structures and
Lots
Any lawfully established use, structure, or lot that is in existence on the effective date of this
Ordinance or any subsequent amendment but does not comply with all of the standards and
requirements of this Ordinance shall be considered nonconforming. Nonconforming uses
and structures may only be continued subject to the requirements of this chapter.
Nonconformities. A nonconformity may result from any inconsistency with the
requirements of this Ordinance including, but not limited to, location, density, floor
area, height, yard, usable open space, buffering, performance standards, or the lack
of an approved Use Permit or other required authorization. A use or structure shall
not be deemed nonconforming solely because it does not conform with the parking
dimension standards, overnight vehicle parking limitations, loading, planting area, or
screening regulations of the district in which it is located or does not conform to the
standards for the following building features: garage door location; garage door
width; cornices, eaves, and other ornamental features that exceed maximum
projections into required yards; or bay windows, balconies, and terraces above the
second floor that exceed maximum projections into required yards. Also see
20.330.003(B) Nonconforming Parking and Loading.
Nonconforming Uses and Structures—Right to Continue. Any use or structure
that was lawfully established prior to the effective date of this Ordinance or of any
subsequent amendments to its text or to the Official Zoning Map may only be
continued and maintained provided there is no alteration, enlargement, or addition
to any building or structure; no increase in occupant load; nor any enlargement of the
area, space, or volume occupied by or devoted to such use, except as otherwise
provided in this chapter. The right to continue a nonconforming use or structure shall
attach to the land and shall not be affected by a change in ownership. No substitution,
expansion, or other change in use and no alteration or other change in structures is
permitted, except as otherwise provided in this chapter.
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Nonconforming Lots. Any lot that is smaller than the minimum lot size required by
this Ordinance or does not meet any of the applicable dimensional requirements shall
be considered a lawful nonconforming lot if it is described in the official records on
file in the office of the San Mateo County Recorder as a lot of record under one
ownership. A nonconforming lot may be used as a building site subject to compliance
with all applicable requirements, unless a variance or other modification or exception
is approved as provided for in this Ordinance.
Airport Hazards. No permit shall be granted that would allow the establishment or
creation of an airport hazard or permit a nonconforming structure or nonconforming
use to be made or become higher or become a greater hazard to air navigation than
it was when the applicable regulation was adopted or than it is when the application
for a permit is made.
20.320.003 Continuation and Maintenance of Nonconforming Structures
Lawful nonconforming structures may be continued and maintained in compliance with the
requirements of this section unless deemed to be a public nuisance because of health or
safety conditions.
Maintenance and Repairs. Maintenance, repairs and structural interior alterations
to a nonconforming structure are permitted if the changes and improvements do not
enlarge or extend the structure except as provided in Section 20.320.004 (“Alterations
and Enlargements to Nonconforming Structures”).
Expansion of Area Occupied by Nonconforming Use. The physical improvement of
a nonconforming building or structure containing a nonconforming uses shall not
increase the area occupied by a nonconforming use.
Nonconforming Signs. Lawfully established signs that do not conform to the
requirements of this Ordinance may only be maintained in compliance with the
requirements of Chapter 20.360 (“Signs”).
20.320.004 Alterations and Enlargements to Nonconforming Structures
Nonconforming structures may be enlarged, extended, structurally altered, or repaired in
compliance with all applicable laws subject to the following provisions:
Additions to and/or enlargements of nonconforming structures are allowed, and no
Use Permit is required, if the addition or enlargement complies with all applicable
laws and if the existing use of the property is conforming except as provided for in
this chapter.
Additions or enlargements may be made to a building that is designed for and used
as a residence without requiring any additional parking space or changes to an
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existing driveway provided that such alterations or enlargements neither trigger the
need for additional parking pursuant to Chapter 20.330 (“On-Site Parking and
Loading”), nor occupy the only portion of a lot that can be used for required parking
or access to parking.
Notwithstanding the requirements of subsection A above, an accessory dwelling unit
in compliance with Section 20.350.035 (“Accessory Dwelling Units”) and State law may
be developed on a lot that contains a single-unit or multiple unit residential dwelling
that is nonconforming with respect to standards. If the single-unit dwelling is
nonconforming because it does not meet parking standards, an accessory dwelling
unit may be established when parking for the primary dwelling unit is provided to
meet the applicable requirements of Chapter 20.330 (“On-Site Parking and Loading”).
Notwithstanding the requirements of Chapter 20.330, parking for the primary
dwelling unit may be located in any configuration on the site, such as covered spaces,
uncovered spaces, or tandem spaces, or mechanical parking lifts.
Additions or enlargements that horizontally extend a nonconforming yard or height
or an alteration of a portion of a residential building that encroaches into a
nonconforming yard or which extends above the permitted height may be authorized
subject to the approval of a Minor Use Permit. The Chief Planner may only approve
such alterations or enlargements if the use of the property is conforming and if the
alteration/enlargement would not:
1. Further reduce any existing nonconforming yard provided that no setback
shall be less than three feet in a residential district;
2. Exceed applicable building height limits;
3. Further reduce existing nonconforming lot coverage or floor area ratio
requirements;
4. Occupy the only portion of a lot that can be used for required parking or access
to parking when existing parking does not meet the requirements of this
Ordinance for the current or proposed use of the structure; and
5. Be detrimental to the light, views, or privacy of the adjacent neighbor.
Substandard Side or Rear Setbacks in the Downtown. Substandard side and/or
rear yard setbacks in the Downtown 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.
Within the Floodplain/Sea Level Rise Overlay.
1. Demolition, Renovation, and Replacement. Where proposed demolition,
renovation, or replacement occupies more than 50 percent of the gross floor
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area, additions and improvements are permitted provided the entire structure
is brought into conformance with all applicable standards.
2. Damaged Properties. Redevelopment of properties that have sustained
damage and for which a flood insurance claim has been filed may be brought
into conformance with all applicable standards.
Additions to or enlargements of nonconforming structures that exceed the maximum
allowable lot coverage require approval of a variance pursuant to the provisions of
Chapter 20.500 (“Variances”) if the addition or enlargement would increase the
coverage of the subject property.
20.320.005 Changes and Substitutions of Nonconforming Uses
No lawful nonconforming use shall be changed to a different use type or subclassification
without the approval of a Use Permit unless the new use is permitted by right. This
requirement shall not apply to a change of ownership, tenancy, or management where the
new use is of the same use type and use classification, if applicable, as the previous use, as
defined in Chapter 20.620 (“Use Classifications”), and the use is not expanded or intensified.
For the purposes of this section, intensification includes an increase in the number of vehicle
trips generated by a use, parking demand, number of employees on a site, hours of
operation, and other similar characteristics as determined by the Chief Planner.
Change from Nonconforming to Permitted Use. Any nonconforming use may be
changed to a use that is allowed by right in the district in which it is located and
complies with all applicable standards for such use.
Absence of Permit. Any use that is nonconforming solely by reason of the absence
of a Use Permit may be changed to a conforming use by obtaining a Minor Use Permit
pursuant to the requirements in Chapter 20.490 (“Use Permits”).
Substitutions. The Chief Planner may allow substitution of a nonconforming use with
another nonconforming use, subject to approval of a Minor Use Permit in accordance
with the provisions of this section. In addition to any other findings required by this
Ordinance, approval of a Minor Use Permit under this section shall be based on
findings that:
1. The existing nonconforming use was legally established;
2. The proposed new use would not be detrimental to public health, safety, or
welfare;
3. The proposed new use would not preclude or interfere with implementation
of the General Plan or any applicable adopted specific, area, or community
plan;
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4. The proposed new use will not depress the value of nearby properties or
create conditions that would impede their redevelopment or use in
compliance with the General Plan;
5. The proposed new use will be no less compatible with the purposes of the
district and surrounding uses that comply with the requirements of this
Ordinance than the nonconforming use it replaces;
6. The proposed new use will not result in an average daily trip increase based
on a Parking Management and Monitoring Study and the unique operational
characteristics;
7. The proposed new use will not be detrimental to the health, safety, peace,
comfort, or general welfare of persons residing or working in the surrounding
area or be detrimental or injurious to property and improvements of adjacent
properties, the surrounding area, or the neighborhood because of noise,
odors, dust, glare, vibrations, or other effects; and
8. The proposed new use will comply with all applicable standards of the district
and Citywide standards, there are special circumstances peculiar to the
property and its relation to surrounding uses or to the district itself that would
justify modification to applicable standards, or the impacts of the new use will
be mitigated.
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.
20.320.006 Expansion of Nonconforming Uses
Nonconforming uses shall not be expanded.
20.320.007 Repair and Replacement of Damaged or Destroyed
Nonconforming Buildings
A lawful nonconforming building or structure that is damaged or partially destroyed by fire,
explosion, earthquake, or other unintentional act may be restored or rebuilt subject to the
following provisions.
If the cost of repair or reconstruction does not exceed 50 percent of the appraised
value of the building or structure replacement of the damaged portions of the
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building is allowed by right provided that the replaced portions are the same size,
extent, and configuration as previously existed. The determination of the appraised
value shall be the higher of:
1. The records of the Assessor of the County of San Mateo for the fiscal year
during which the application is received; or
2. An appraisal performed by a certified appraiser.
If the cost of repair or reconstruction exceeds 50 percent of the appraised value of
the building or structure replacement determined pursuant to subsection A above,
the land and building shall be subject to all of the requirements of this Ordinance.
However, the Chief Planner may approve a Minor Use Permit for the structure to be
rebuilt to the same size, extent, and configuration as previously existed. In such cases
any expansion or change to the previous use must conform to the requirements of
this chapter.
The previous subsections notwithstanding, when the cost of repair or reconstruction
of a nonconforming residential building destroyed or damaged by an unintentional
act exceeds 50 percent of the appraised value of the building at the time the damage
occurs and the building is located in any district where residential uses are allowed,
the building may be restored to the same size, extent, and configuration as previously
existed subject to the approval of a Minor Use Permit and the following requirements:
1. The minimum number of standard, open and accessible covered parking
spaces required by this chapter shall be provided;
2. The number of units to be reconstructed shall be the number of units legally
existing at the time of the building’s partial destruction, or one unit for each
950 square feet of lot area, whichever is less; and
3. There may be no increase in the intensity of any nonconforming condition.
20.320.008 Abandonment of Nonconforming Uses
If the nonconforming use of a building or structure, or a portion of a building or structure
ceases for a continuous period of one year, it shall be considered abandoned and shall
thereafter be used only in accordance with the regulations for the district in which it is
located except as provided below. Abandonment includes the establishment of a conforming
use pursuant to the requirements of this Ordinance in any space that was previously
occupied by a nonconforming use. It is the responsibility of the applicant to provide evidence
demonstrating to the satisfaction of the Chief Planner that the use was legally established
and has not been abandoned.
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No nonconforming use may be resumed, reestablished, reopened, or replaced by any
other nonconforming use after it has ceased for a period of one year subject to the
following exceptions:
1. No lawful residential use can lapse regardless of the length of time of non-use;
2. A nonconforming use of a portion of a building may be resumed or changed
as provided for in Section 20.320.005 (“Changes and Substitutions of
Nonconforming Uses”) subject to the approval of a Minor Use Permit.
3. In any zoning district except a Downtown Residential or Downtown/Caltrain
Station Area zoning district, the Chief Planner may approve an additional one-
year time period during which the use will not be considered abandoned;
provided, that the Chief Planner finds that economic conditions warrant the
additional time. In the event that such additional time period is approved, the
total period during which the use will not be considered abandoned shall not
exceed two years from the date the use ceased to operate unless an additional
one-year time period is approved by the Planning Commission in accordance
with paragraph 4 below.
In any zoning district except a Downtown Residential or Downtown/Caltrain Station
Area zoning district, the Planning Commission may approve an additional one-year
time period during which the use will not be considered abandoned; provided, that
the Commission finds that economic conditions warrant the additional time. In the
event that such additional time period is approved, the total period during which the
use will not be considered abandoned shall not exceed three years from the date the
use ceased to operate. The one-year period shall commence when the use ceases and
any one of the following occurs:
1. The site is vacated;
2. The business license lapses;
3. Utilities are terminated; or
4. The lease is terminated.
On-Site Parking and Loading
20.330.001 Purpose
The specific purposes of the on-site parking and loading regulations are to:
Ensure that parking is provided for new land uses and major alterations to existing
uses to meet the parking needs created by such uses.
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Compliment pedestrian-oriented development and promote the use of alternative
modes of transportation by providing bicycle parking and parking reductions for
development near transit.
Establish standards and regulations for the developer, owner, or operator of any
specific use occurring outdoors or within an existing, newly constructed, or relocated
building to provide well-designed, on-site parking areas.
Ensure that on-site parking and loading areas are designed and located to protect the
public safety; minimize congestion and conflict points on travel aisles and public
streets; and where appropriate, buffer surrounding land uses from their impact.
Require that parking areas are designed to reduce potential environmental impacts,
including minimizing stormwater run-off and the heat-island effect.
20.330.002 Applicability
The requirements of this chapter apply to the establishment, alteration, expansion, or
change in any use or structure, as provided in this section.
New Buildings and Land Uses. On-site parking shall be provided according to the
provisions of this chapter at the time any main building or structure is erected or any
new land use is established.
Reconstruction, Expansion and Change in Use of Existing Non-Residential
Buildings.
1. When a change in use, expansion of a use, or expansion of floor area creates
an increase of 25 percent or more in the number of required on-site parking
or loading spaces, on-site parking and loading shall be provided according to
the provisions of this chapter. The existing parking shall be maintained and
additional parking shall be required only for such addition, enlargement, or
change in use and not for the entire building or site. If the number of existing
parking spaces is greater than the requirements for such use, the number of
spaces in excess of the prescribed minimum may be counted toward meeting
the parking requirements for the addition, enlargement, or change in use. 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. In the
Downtown Parking District, a fee may be paid in lieu of providing parking
pursuant to subsection 20.330.006(D) (“In-Lieu Fees”).
2. The threshold of 25 percent may be increased at the discretion of Chief
Planner and with submittal of a Parking Study.
Additions and Alterations to Existing Dwelling Units. Parking shall be provided
according to the provisions of this chapter based on the total resultant square
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footage. When an addition is proposed to an existing dwelling unit that does not
provide parking in compliance with this chapter, the following regulations apply:
1. Single Unit Dwellings.
a. If there are no off-street parking spaces existing, an addition of less
than 100 square feet that increases the total habitable floor area of a
dwelling unit to no more than 1,500 square feet of gross habitable floor
area and not more than three bedrooms may be permitted.
b. If there is one off-street space per unit existing, then an addition
resulting in a total of up to 1,800 hundred square feet of gross habitable
floor area and a maximum of three bedrooms per dwelling unit shall
be permitted.
c. Required parking may limit additions to single-unit dwellings where
existing parking has been converted to an accessory dwelling unit in
accordance with Section 20.350.002 (Accessory Dwelling Units”).
2. Multiple-Unit Residential Dwellings.
a. If there are no off-street parking spaces existing, an addition of less
than 100 square feet that increases the total habitable floor area of a
dwelling unit to no more than 800 square feet of gross habitable floor
area and not more than one bedroom may be permitted.
b. If there is one off-street space per unit existing, then an addition
resulting in a total of up to 1,100 hundred square feet of gross habitable
floor area and a maximum of two bedrooms per dwelling unit shall be
permitted.
Alterations that Increase the Number of Dwelling Units. The creation of
additional dwelling units through the alteration of an existing building or construction
of an additional structure or structures requires the provision of on-site parking to
serve the new dwelling units in compliance with the provisions of this chapter. This
requirement does not apply when sufficient on-site parking exists to provide the
number of spaces required for the existing and new dwelling units in compliance with
all applicable requirements.
When Constructed. On-site parking facilities required by this chapter shall be
constructed or installed prior to the issuance of a Certificate of Occupancy for the
uses that they serve.
20.330.003 General Provisions
Existing Parking and Loading to be Maintained. No existing parking and/or loading
serving any use may be reduced in amount or changed in design, location or
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maintenance below the requirements for such use, unless equivalent substitute
facilities are provided.
Nonconforming Parking or Loading. An existing use of land or structure shall not
be deemed to be nonconforming solely because of a lack of on-site parking and/or
loading facilities required by this chapter, provided that facilities used for on-site
parking and/or loading as of the date of adoption of this chapter are not reduced in
number to less than what this chapter requires.
Accessibility. Parking must be accessible for its intended purpose during all business
hours.
20.330.004 Required Parking Spaces
Maximum Number of Spaces Required. Each land use shall provide no more than
the number of on-site parking spaces stated in Table 20.330.004. These parking ratios
should not be exceeded unless the land use states a minimum parking requirement.
However, the Planning Commission may allow parking in excess of the spaces
required pursuant to Table 20.330.004 subject to a Conditional Use Permit and based
on a finding that the amount of parking provided is supportive of the
recommendations and requirements of a Transportation Demand Management
(TDM) plan prepared for the project in accordance with Chapter 20.400
(“Transportation Demand Management”).
Calculation of Required Spaces. The number of required parking spaces shall be
calculated according to the following rules:
1. Fractions. If the calculation of required parking or loading spaces results in the
requirement of a fractional space, such fraction, if one-half or greater, shall be
considered one additional space; if the fraction is less than one-half, it shall
result in no additional spaces.
2. Floor Area. Where an on-site parking or loading requirement is stated as a
ratio of parking spaces to floor area, the floor area is assumed to be gross floor
area, unless otherwise stated.
3. Employees. Where an on-site parking or loading requirement is stated as a
ratio of parking spaces to employees, the number of employees shall be based
on the largest shift that occurs in a typical week.
4. Bedrooms. Where an on-site parking requirement is stated as a ratio of
parking spaces to bedrooms, any rooms having the potential of being a
bedroom and meeting the standards of the California Building Code as a
sleeping room shall be counted as a bedroom.
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5. Students or Clients. Where a parking or loading requirement is stated as a
ratio of parking spaces to students, the number is assumed to be the number
of students or clients at the state-certified capacity or at Building Code
Occupancy where no state-certification is required.
6. Seats. Where parking requirements are stated as a ratio of parking spaces to
seats, each 24 inches of bench-type seating at maximum seating capacity is
counted as one seat.
Sites with Multiple Uses. If more than one use is located on a site, a parking
management plan shall be submitted to demonstrate that the total number of
parking spaces required for all uses is available on the site.
Uses Not Specified. The parking requirement for any use not listed in Table
20.330.004 shall be determined by the Chief Planner based upon the requirements
for the most similar comparable use, the particular characteristics of the proposed
use, and any other relevant data regarding parking demand. In order to make this
determination, the Chief Planner may require a parking demand study or other
information, at the applicant’s cost. Where a Conditional Use Permit is required for
the use, the Planning Commission shall establish the parking requirement based on
the parking study and other information in the record as part of the Conditional Use
Permit application process.
Parking Management and Monitoring Study. Where the parking requirement in
Table 20.330.004 is listed as “As provided in the Parking Management and Monitoring
Study required pursuant to Section 20.330.004.D,” the Chief Planner shall establish
the parking requirement based on the particular characteristics of the proposed use
and the results of a parking management and monitoring study. 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 ultimate parking requirement
will be established by Planning Commission during the Conditional Use Permit
application process. Parking Management and Monitoring Studies shall, at minimum,
include the following:
1. Total square footage of all uses within existing and proposed development
and the square footage devoted to each type of use.
2. Parking demand estimates using parking generation studies from
professionally recognized and/or comparable studies and from
development(s) similar to the proposed use(s).
3. Survey of existing on-street and on-site parking within proximity of the project
site.
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4. Management procedures for peak demand periods, including the potential of
shared parking, remote parking, wayfinding signage, attendants, or valet, and
the anticipated effects on vehicle queues and on-street parking.
5. Description of other characteristics of the project that could result in reduced
or increased parking demand, such as staggered work shifts, telecommuting,
employee per square foot or customer/visitor trips compared to the accepted
industry standard for that use.
6. For “Freight/Truck Terminal and Warehouse” and “Parcel Hubs”, a description
of the type of freight to be distributed and radius of delivery map.
7. Occupancy surveys if requested by the City (not to exceed once every three
years).
Transit Station Areas. In accordance with AB 2097, no off-street parking is required
for any use located within a Transit Station Area as defined in Chapter 20.621,
Definitions of Terms. A project shall be considered to be within one-half mile of a
Transit Station Area or high-quality transit corridor if all parcels within the project
have no more than 25 percent of their area farther than one-half mile from the stop
or corridor and if not more than 10 percent of the residential units or 100 units,
whichever is less, in the project are farther than one-half mile from the stop or
corridor.
Queuing Area. The number of parking spaces required by Table 20.330.004 does not
include queuing space that may be required for vehicles and customers waiting in
vehicles for service, pump stations, auto service bays, or similar uses.
Table 20.330.004 Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Residential Use Classifications
Single-Unit, Detached or Attached
Less than 900 sq. ft and less
than 3 bedrooms
1 space min. per unit.
In Transit Station Areas: No min., 1 space
max. per unit. Requirements for all Single-Unit
Residential Parking:
At least one required space must
be within a covered space.
A driveway space measuring a
minimum of 8’ x 18’ shall count
as an off-street parking space.
Less than 2,500 sq. ft. and 4 or
fewer bedrooms
2 spaces min. per unit.
In Transit Station Areas: No min., 1.5
spaces max. per unit.
2,500 sq. ft. or more or 5 or
more bedrooms
3 spaces min. per unit.
In Transit Station Areas: No min., 2 spaces
max. per unit.
Accessory Dwelling Unit
1 space for each accessory dwelling unit or bedroom, whichever is less,
except accessory dwelling units which meet the criteria set forth in Section
20.350.035(G) are exempted from the parking requirement.
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Table 20.330.004 Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Multiple-Unit Residential
Studio and one-bedroom (up to
1,100 sq. ft.)
1 space min. per unit.
In Transit Station Areas: No min., 1.0
spaces max. per unit. Requirements for all Multiple-
Unit Residential Parking:
One covered space shall be
designated for each unit.
An unencumbered driveway
space measuring a minimum of
8’ x 18’ shall count as an off-
street parking space.
Two-bedroom (up to 1,100 sq.
ft.)
1 spaces min. per unit.
In Transit Station Areas: No min., 1.5
spaces max. per unit.
Three or more bedrooms and
1,101 sq. ft. or larger
1.5 spaces min. per unit.
In Transit Station Areas: No min., 2.0
spaces max. per dwelling unit.
Caretaker Unit 1 space per dwelling unit
Domestic Violence Shelter As determined by the Chief Planner pursuant to Section 20.350.015,
Domestic Violence Shelter.
Family Day Care, Small and
Large None in addition to what is required for the residential use.
Group Residential As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.D.
Live-Work 1.5 per unit or for every 1,000 sq. ft. of floor area, whichever is greater.
Mobile Home Park 2 on-site spaces for each dwelling unit. At least one required space must be
in a carport or garage.
Residential Care Facility,
General
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Residential Care Facility, Limited None in addition to what is required for the residential use.
Residential Care Facility for the
Elderly
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Public and Semi-Public Use Classifications
Colleges and Trade Schools,
Public or Private
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Community Assembly, Small
and Large
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Cultural Institutions As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Day Care Center 1 per employee plus additional parking as provided in the Pick-up/Drop-off
Plan required pursuant to Section 20.350.014, Day Care Centers.
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Table 20.330.004 Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Elderly and Long-Term Care As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Emergency Shelter 1 per 300 sq. ft. of floor area.
Government Offices 1 per 300 sq. ft. of floor area.
Hospitals and Clinics As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Schools, Public or Private As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Social Service Facilities 1 per 300 sq. ft. of floor area.
Commercial Use Classifications
Adult-Oriented Business As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Animal Care, Sales and Services
Kennels As provided in the Pick-up/Drop-off Plan required pursuant to Section
20.350.005, Animal Care, Sales, and Services.
Pet Day Care As provided in the Pick-up/Drop-off Plan required pursuant to Section
20.350.005, Animal Care, Sales, and Services.
Pet Store 1 per 300 sq. ft. of floor area.
Veterinary Services 1 per 300 sq. ft. of floor area.
Artists’ Studios 1 per 1,000 sq. ft. of floor area.
Automobile/Vehicle Sales and Services
Automobile/Vehicle Rentals As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Automobile/Vehicle Sales and
Leasing
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Automobile/Vehicle Repair,
Major or Minor
1 space plus 4 spaces per service bay. 1 per 300 sq. ft. of any retail or office
on site.
Automobile/Vehicle Washing As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Vehicle Parts, Sales, Repair and
Installations
1 space plus 4 spaces per service bay. 1 per 300 sq. ft. of any retail or office
on site.
Service Station As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Banks and Financial Institutions
(All subclassifications) 1 per 300 sq. ft. of floor area.
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Table 20.330.004 Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Building Materials Sales and
Services
1 per 500 sq. ft. of floor area; 1 per 1,000 sq. ft. of outdoor display area, plus
1 space for each fleet vehicle.
Business Services 1 per 300 sq. ft. of floor area.
Commercial Cannabis Uses (all
subclassifications) 1 per 300 sq. ft. of floor area.
Commercial Recreation (all
subclassifications)
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Crop Production, Limited As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Eating and Drinking Establishments
Bars/Night Clubs/Lounges 1 per 100 sq. ft. of customer seating area.
Coffee Shops/Cafés 1 per 150 sq. ft. of customer seating area.
Restaurants, Full Service
1 per 100 sq. ft. of customer seating area; no parking is required for outdoor
seating when seats provided equal to 50 percent or less of total indoor
seating.
Restaurants, Limited Service 1 per 150 sq. ft. of floor area.
Food and Beverage Sales (all
subclassifications) 1 per 00 sq. ft. of floor area.
Funeral Parlors and Mortuaries As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Lodging
Bed and Breakfast 1 per room for rent in addition to parking required for residential use.
Hotels and Motels As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Short-Term Vacation Rental
1 off-street parking space required for use by the short-term vacation rental
transient occupants. The required parking for the existing residential use or
driveway parking may be used to provide this parking space.
Maintenance and Repair
Services
1 per 500 sq. ft. of floor area, 1 per 1,000 sq. ft. of outdoor display area plus 1
space for each fleet vehicle.
Maker’s Space 1 per 1,000 sq. ft. of floor area.
Nurseries and Garden Centers As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Offices
All Subclassifications
1 per 300 sq. ft. of floor area up to 10,000 sq. ft. 2 per 1,000 sq. ft. of floor
area over 10,000 sq. ft. Requirement may be adjusted based on anticipated
employee density at discretion of City and excluding carpool/visitor spaces.
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Table 20.330.004 Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Parking, Public or Private As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Personal Services (all
subclassifications) 1 per 300 sq. ft. of floor area.
Retail Sales
1 per 300 sq. ft. of floor area. For appliance and furniture stores, and for
large format retail, as provided in the Parking Management and Monitoring
Study required pursuant to Section 20.330.004.E;
Shopping Center
All Subclassifications As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Employment Use Classifications
Clean Technology 1 per 2,000 sq. ft. of use area plus 1 per 300 sq. ft. of office area plus 1 truck
parking space for each delivery vehicle on-site during the peak time.
Construction and Materials
Yards
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Contractor Shop As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Food Preparation 1 per 2,0000 sq. ft. of use area plus 1 per 300 sq. ft. of office area.
Handicraft/Custom
Manufacturing 1 per 2,000 sq. ft. of floor area, plus one per 300 sq. ft. of office.
Industry, General and Industrial,
Limited
1 per 2,000 sq. ft. of use area plus 1 per 300 sq. ft. of office area plus 1 truck
parking space for each delivery vehicle on-site during the peak time.
Recycling Facility
Collection Facility As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.350.032 Recycling Facilities.
Intermediate Processing Facility As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Research and Development 1.5 per 1,000sq. ft.
Salvage and Wrecking As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Warehousing and Storage
Chemical, Mineral, and
Explosives Storage
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Freight/Truck Terminals and
Warehouses
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
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Table 20.330.004 Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Indoor Warehousing and
Storage
1 per 2,000 square feet of area up to 10,000 square feet, 1 per 5,000 square
feet over 10,000 square feet, plus 1 per 300 square feet of office.
Outdoor Storage 1 per 2,000 square feet of area up to 10,000 square feet, 1 per 5,000 square
feet over 10,000 square feet, plus 1 per 300 square feet of office.
Parcel Hub As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Personal Storage As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Wholesaling, Distribution, and
Logistics
1 per 2,000 sq. ft. of use area up to 10,000 sq. ft.; 1 per 5,000 sq. ft. over
10,000 square feet, plus 1 per 300 sq. ft. of office plus 1 truck parking space
for each delivery vehicle on-site during the peak time.
Transportation, Communication, and Utilities Use Classifications
Airports and Heliports As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E.
Communication Facilities
Antennae and Transmission
Towers
1 space for maintenance and servicing. Additional spaces to be determined
by the Chief Planner.
Facilities within Buildings To be determined by the Chief Planner.
Fleet-Based Services As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Transportation Passenger
Terminals
As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
Utilities, Major 1 for each employee on the largest shift plus 1 for each vehicle used in
connection with the use. Minimum of 2.
Utilities, Minor None
Waste Transfer Facility As provided in the Parking Management and Monitoring Study required
pursuant to Section 20.330.004.E
20.330.005 Location of Required Parking
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.
Existing residences on through-lots where the residence faces Grand Avenue and
Miller Avenue shall not be required to off-street parking, after subdivision of lot. Off-
street parking space(s) in the driveway within the front yard setback may be used to
satisfy the dwelling unit’s parking requirement, subject to the following standards:
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1. The parking space(s) shall be surfaced with concrete, grasscrete, pervious
pavement, or other approved materials with a minimum dimension of eight
feet wide by 18 feet deep;
2. The driveway and any curb cut shall comply with the City’s Public Works
standards and be designed in accordance with applicable standards in Section
20.310.002.G.2 (“Parking lot Access and Design”).
a. There shall be a minimum 18-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. Parking in the required setback area is restricted to passenger vehicles only;
and
4. The Chief Planner may approve open (uncovered) parking spaces with
dimensions of not less than eight feet wide by 18 feet deep.
Unbundling Parking from Residential Uses.
1. Condominium or other Multiple-Unit Ownership Projects. Parking in excess of
one space per unit may be sold or rented separate from the residential unit.
2. Rental Apartment Developments. All of the provided parking for units that are
not deed-restricted affordable units may be unbundled, subject to approval of
a parking management and monitoring plan by the Planning Commission.
3. Deed-Restricted Affordable Units. Parking for deed-restricted units may be
unbundled at the same prorated cost as the units (i.e., a 50 percent
unbundling discount for a unit at 50 percent AMI).
Required Setback Limitation. No required setback in any zoning district shall be
utilized for required parking, except for approved driveways and accessory
structures.
Nonresidential Uses. Required parking spaces serving commercial, employment,
and other nonresidential uses shall be located on the same lot as the use they serve,
unless an alternative parking plan is approved as provided in subsection E below.
Alternative Parking Plan. An alternative parking plan serving one or more uses
located on a site may be approved with a Conditional Use Permit.
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1. Off-Site Parking Facilities. The alternative parking plan may allow off-site
parking serving one or more uses subject to the following standards:
a. Location. Any off-site parking facility must be located within reasonable
walking distance, along a paved handicap accessible walk, of the
principal entrance containing the use(s) for which the parking is
required.
b. Parking Agreement. A parking agreement subject to review and
approval by the City Attorney shall be submitted. The parking
agreement shall be in one of the two following forms:
i. A covenant running with the land or an easement, subject to the
approval of the City Attorney, recorded in the County Recorder’s
Office. The owner of record of the proposed off-site parking
facility shall submit a title report for the parcel and a covenant
running with the land, or an easement, which describes the
parcel and obligates it for parking purposes free and clear of
exceptions which would interfere with the use, describes the
obligation of the party to maintain the parking facility, and
describes the parking facility by a parking diagram; or
ii. A parking lease agreement for the proposed off-site parking
facility signed by both the permittee and property owner or
agent of the property owner authorized to bind the owner and
shall be subject to the approval of the City Attorney and
recorded in the County Recorder’s Office. The parking lease
agreement shall run with the use and state the number of
spaces subject to the lease and the days and hours of operation
when the parking will be leased, term/duration of the lease, and
include a description of the facility, including a parking diagram.
2. Valet Parking. The alternative parking plan may allow valet parking as a
means of satisfying all or a portion of the off-street parking proposal. Valet
parking may be used to accommodate more parking spaces on the site of the
principal use served by the parking than could be accommodated in
conformance with the applicable parking area design and development
standards of Section 20.330.010. Any valet parking shall not use on-street
parking or imperil public safety.
20.330.006 Parking Reductions
Density Bonus. Parking standards may vary for residential development projects
receiving a density bonus pursuant to Chapter 20.390 (“Bonus Residential Density”)
and California Government Code Section 65915(p).
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Higher TDM Tier. For projects that commit to a higher TDM tier than is otherwise
required (for example, a Tier 2 project commits to Tier 3 monitoring), the number of
required parking spaces may be reduced by 25 percent of the normally required
number of spaces stated in Table 20.330.004 with Conditional Use Permit approval.
See Chapter 20.400 (“Transportation Demand Management”).
In-Lieu Fees in the Downtown. 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.
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
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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.
Other Parking Reductions. Required parking for any use may be reduced through
approval of a Conditional Use Permit.
1. Criteria for Approval. The Planning Commission may only grant a Conditional
Use Permit for reduced parking if it finds that:
a. Special conditions—including but not limited to the nature of the
proposed operation; proximity to frequent transit service;
transportation characteristics of persons residing, working, or visiting
the site; or because the applicant has undertaken a transportation
demand management program—exist that will reduce parking demand
at the site;
b. The use will adequately be served by the proposed on-site parking; and
c. Parking demand generated by the project will not exceed the capacity
of or have a detrimental impact on the supply of on-street parking in
the surrounding area.
20.330.007 Bicycle Parking
Short-Term Bicycle Parking. Short-term bicycle parking shall be provided, according
to the provisions of this Section, in order to serve shoppers, customers, messengers,
guests and other visitors to a site who generally stay for a short time.
1. Parking Spaces Required. Short-term bicycle parking spaces shall be provided
for the following uses at a rate of 5 percent of the number of required
automobile parking spaces, with a minimum of four parking spaces provided
per establishment.
a. Multiple-Unit Residential with eight or more units;
b. All uses in the Public and Semi-Public Land Use Classification except
Cemeteries and Community Gardens; and
c. All uses in the Commercial Land Use Classification except Animal Care,
Sales, and Services, Artist’s Studios, Maker’s Spaces, Crop Production,
and Live-Work.
2. Standards for Short-Term Bicycle Parking.
a. Location. Short-term bicycle parking must be located outside of the
public right-of-way and pedestrian walkways and within 50 feet of a
main entrance to the building it serves.
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i. Commercial Center. In the case of a commercial center, bicycle
parking must be located within 50 feet of an entrance to each
anchor store. Bicycle parking shall be visible from the street or
from the main building entrance, or a sign must be posted at the
main building entrance indicating the location of the parking.
ii. Downtown. Bicycle parking in the Downtown districts may be
located within the public right-of-way subject to review and
approval from the Chief Planner and City Engineer provided an
unobstructed sidewalk clearance of four feet shall be
maintained for pedestrians at all times.
b. Anchoring and Security. For each bicycle parking space required, a
stationary, securely anchored object shall be provided to which a
bicycle frame and one wheel can be secured with a high-security U-
shaped shackle lock if both wheels are left on the bicycle. One such
object may serve multiple bicycle parking spaces.
c. Size and Accessibility. Each bicycle parking space shall be a minimum of
two feet in width and six feet in length and shall be accessible without
moving another bicycle. Two feet of clearance shall be provided
between bicycle parking spaces and adjacent walls, poles, landscaping,
street furniture, drive aisles, and pedestrian ways and at least five feet
from vehicle parking spaces.
Long-Term Bicycle Parking. Long-term bicycle parking shall be provided, according
to the provisions of this section, in order to serve employees, students, residents,
commuters, and others who generally stay at a site for four hours or longer.
1. Parking Required.
a. Residential Uses. A minimum of one bicycle parking space shall be
provided for every four units for multi-unit residential and group
residential projects.
b. Other Uses. Any establishment with 10 or more employees shall provide
long-term bicycle parking in an amount equivalent to five percent of
required vehicular spaces.
c. Parking Structures. Long-term bicycle parking shall be provided at a ratio
of one space per 50 vehicle spaces.
2. Standards for Long-Term Bicycle Parking. Long-term bicycle parking must
meet the following standards:
a. Location. Long-term bicycle parking must be located on the same lot as
the use it serves. In parking garages, long-term bicycle parking must be
located near an entrance to the facility.
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b. Covered Spaces. At least 50 percent of required long-term bicycle
parking must be covered. Covered parking can be provided inside
buildings, under roof overhangs or awnings, in bicycle lockers, or within
or under other structures.
c. Security. Long-term bicycle parking must be in at least one of the
following facilities:
i. An enclosed bicycle locker;
ii. A fenced, covered, locked or guarded bicycle storage area; or
iii. A rack or stand inside a building that is within view of an
attendant or security guard or visible from employee work
areas.
Size and Accessibility. Each bicycle parking space shall be a minimum of two feet in
width and six feet in length and shall be accessible without moving another bicycle.
Two feet of clearance shall be provided between bicycle parking spaces and adjacent
walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at
least five feet from vehicle parking spaces.
20.330.008 Electric Vehicle Charging Station
Electric vehicle (EV) charging stations and EV-capable parking spaces shall be provided for all
new buildings erected as required by this section. All such spaces shall be included in the
calculation of parking demands of Section 20.330.004 (“Required Parking Spaces”).
Required EV Charging Stations. The total number of required EV charging stations
spaces are specified in Table 20.330.008 or in accordance with the most current
California Green Building Standards Code, whichever standard is greater.
Table 20.330.008: Required EV Charging Spaces
Total Number of Required Parking Spaces Minimum EV Charging Stations
0 – 9 0
10 – 25 1
26 -50 2 for residential uses; 2 for nonresidential uses
51+ 6% of total
Size. The size of EV charging station parking spaces and EV-capable parking spaces
shall be as specified in Section 20.330.010 (“Parking Area Design Standards”). EV
supply equipment shall not reduce the size of the parking space.
Accessible EV Spaces. Where accessible parking requirements are required, at least
one EV space or EV charging station shall meet current van accessible dimensions, as
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defined by the California Building Code, and be connected to a barrier-free accessible
route of travel to the building. No accessible markings shall be made on the EV space
or EV charging station with van accessible dimensions. The EV space with van
accessible dimensions shall be the first EV charging station established on the
property.
EV Charging Stations. EV charging stations shall be allowed within any zoning district
subject to all applicable requirements of the Municipal Code in addition to the
following:
1. EV parking spaces shall be equipped with electric vehicle supply equipment
(EVSE), which shall be Level 2 or higher and installed in accordance with the
requirements of the California Green Building Standards Code.
2. The EV charging station shall be protected as necessary to prevent damage by
automobiles.
3. Any EV charger shall be listed and labeled by an approved testing agency.
4. The EV charging station shall have complete instructions and appropriate
warnings posted in an unobstructed location next to each EV charging station.
5. EV Stations for Public Use. EV charging stations for public use must be visible
from the right-of-way and illuminated during nighttime business hours.
a. One standard non-illuminated sign, not to exceed four square feet in
area and eight feet in height, may be posted for the purpose of
identifying the location of each cluster of EV charging stations.
b. The EV charging station may be on a timer that limits the use of the
station to the normal business hours of the use(s) that it serves to
preclude unauthorized use after business hours.
c. The following information shall be posted at a public EV charging
station:
i. Voltage and amperage levels;
ii. Hour of operations if time limits or tow-away provisions are to
be enforced by the property owner;
iii. Usage fee;
iv. Safety information; and
v. Contact information for reporting when the equipment is not
operating or other problems.
Construction and Installation. Construction shall comply with Section 5.106.5.3.1
or Section 5.106.5.3.2 of the California Green Building Standards Code to facilitate
future installation of EV supply equipment.
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20.330.009 On-Site Loading
Loading Spaces Required. Every new building, and every building enlarged by more
than 5,000 square feet that is to be occupied by a manufacturing establishment,
storage facility, warehouse facility, parcel hub, live-work development, retail store,
eating and drinking, wholesale store, market, hotel, hospital, mortuary, laundry, dry-
cleaning establishment, or other use similarly requiring the receipt or distribution by
vehicles or trucks of material or merchandise shall provide off- street loading and
unloading areas as indicated in Table 20.330.009. Such on-site loading space shall be
maintained during the existence of the building or use that it is required to serve.
1. Reduction in Number of Loading Spaces Required. The loading space
requirement may be waived upon a finding by the Chief Planner and City
Engineer that the applicant has satisfactorily demonstrated that due to the
nature of the proposed use, such loading space will not be needed.
2. Additional Loading Spaces Required. The required number of loading spaces
may be increased to ensure that trucks will not be loaded, unloaded, or stored
on public streets. Such requirement shall be based on the anticipated
frequency of truck pickups and deliveries and of the truck storage
requirements of the use for which the on-site loading spaces are required.
Table 20.330.009: Required Loading Spaces
Building Square
Footage
Required Loading Spaces
0 – 6,999 0
7,000 – 30,000 1; Not required if the use is located in the Downtown and is
accessible by an alley or lane
30,001 – 90,000 2; 1 if the use is located in the Downtown and is accessible by an
alley or lane
90,001 – 150,000 3
150,001 – 230,000 4
230,001 + 1 per each additional 100,000 gross square feet or portion thereof.
Common Loading Areas. A common loading area may be provided if each tenant
space is not provided a separate loading area.
Drive-In Roll-up Doors. Drive-in roll-up doors for multi-tenant industrial projects
may be substituted for required loading areas.
Minimum Size. Each on-site loading space required by this chapter shall not be less
than 12 feet wide, 50 feet long, and 14 feet high, exclusive of driveways for ingress
and egress, maneuvering areas and setbacks. The minimum size requirement may be
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modified upon a finding by the Chief Planner and City Engineer that the applicant has
satisfactorily demonstrated that due to the nature of the proposed use, such size will
not be needed.
Driveways for Ingress and Egress and Maneuvering Areas. Each on-site loading
space required by this section shall be provided with driveways for ingress and egress
and maneuvering space of the same type and meeting the same criteria required for
on-site parking spaces. Truck-maneuvering areas shall not encroach into required
parking areas, travelways, or street rights-of-way. This requirement may be modified
upon a finding by the Chief Planner and City Engineer that sufficient space is provided
so that truck-maneuvering areas will not interfere with traffic and pedestrian
circulation.
20.330.010 Parking Area Design and Development Standards
Accessible Parking. Each lot or parking structure where parking is provided for the
public as clients, guests, or employees shall include parking accessible to
handicapped or disabled persons as near as practical to a primary entrance and in
accordance with the standards for the number of spaces, size, location, signing, and
markings/striping set for in Chapter 71, “Site Development Requirements for
Handicapped Accessibility” of Title 24 of the California Code of Regulations.
Shoreline Access Parking. Parking spaces required for public shoreline access shall
be convenient to the shoreline and shall be properly and clearly marked and posted
consistent with the California Vehicle Code.
Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking
requirement in accordance with the following.
1. No more than two vehicles shall be placed one behind the other.
2. Both spaces shall be assigned to a single dwelling unit or to employees of the
same non-residential establishment.
3. The tandem parking bay shall be a minimum 40 feet by 10 feet in dimension.
4. Tandem spaces with a width greater than 10 feet (i.e., side-by-side tandem)
shall use decorative pavers or “grasscrete.”
5. Tandem parking to meet required parking for multi-unit development shall be
located within an enclosed structure and the number of tandem parking
spaces shall not exceed 50 percent of the total number of spaces.
6. Tandem parking shall not be used to satisfy the parking requirement for guest
parking.
Parking Lifts. Parking may be permitted in parking lifts provided that, if it is necessary
to remove one vehicle from the lift to access another vehicles, the parking shall be
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subject to the provisions of subsection C. above applicable to tandem parking.
Parking lifts allowing each vehicle to be independently accessed have no such
restrictions. Exterior parking lifts are not allowed.
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 ½ 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. Parking Space Dimensions. Table 20.330.010 and Figure 20.330.010.D.1
provide 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 Conditional 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, Fence, or Column. Each parking space adjoining
a wall, fence, column, or other obstruction higher than 0.5 feet shall be
increased by one foot 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 nonconditioned
storage space.
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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 multi-
space 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 ½ 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.
Surfacing. All parking areas shall be paved and improved and all sites shall be
properly drained, consistent with California Regional Water Quality Control Board San
Francisco Bay Region Municipal Regional Stormwater NPDES Permit, the City of South
San Francisco Source Control Measures, and the City of South San Francisco Site
Design Standards Checklist and subject to the approval of the City Engineer. No
unpaved area shall be used for parking.
1. Cross-Grades. Cross-grades shall be designed for slower stormwater flow and
to direct stormwater toward landscaping, bio-retention areas, or other water
collection/treatment areas.
2. Landscaping Alternative. Up to two feet of the front of a parking space as
measured from a line parallel to the direction of the bumper of a vehicle using
the space may be landscaped with ground cover plants instead of paving.
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3. Permeable Paving. Permeable paving shall be used in all overflow parking
areas and installed in accordance with manufacturer recommended
specifications.
4. Turf Grids/Grassy Pavers. Turf grids/grassy pavers shall be installed in areas
of low traffic or infrequent use wherever feasible.
Table 20.330.010: Standard Parking Space and Aisle Dimensions
Angle of Parking Stall Width Curb Length Per
Stall
Stall Depth Aisle Width
Parallel 8′6″ 20′0″ 8′0″ 12′
30° 8′6″ 16′0″ 16′0″ 12′
45°* 8′6″ 12′0″ 18′0″ 13′
60°* 8′6″ 9′6″ 19′6″ 18′
75° 8′6″ 9′0″ 19′6″ 21′
90°* 8′6″ 8′0″ 18′0″ 24′
*Most frequently used.
Parking Lot Striping. All parking stalls shall be clearly outlined with striping, and all
aisles, approach lanes, and turning areas shall be clearly marked with directional
arrows and lines as necessary to provide for safe traffic movement.
Wheel Stops. Concrete bumper guards or wheel stops shall be provided for all
unenclosed parking spaces on a site with 10 or more unenclosed parking spaces. A
six-inch high concrete curb surrounding a landscape area at least six feet wide may
be used as a wheel stop, provided that the overhang will not damage or interfere with
plant growth or its irrigation. A concrete sidewalk may be used as a wheel stop
provided the overhang will not reduce the minimum required walkway width.
Perimeter Curbing. A six-inch wide and six-inch high concrete curb shall be provided
along the outer edge of the parking facility pavement, except where said pavement
abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be
designed to allow stormwater runoff to pass through.
Heat Island Reduction. A heat island is the increase in ambient temperature that
occurs over large, paved areas compared to natural landscape. In order to reduce
ambient surface temperatures in parking areas, at least 50 percent of the areas not
landscaped shall be shaded, of light colored materials with a Solar Reflectance Index
(SRI) of at least 29, or a combination of shading and light colored materials. Shade
may be provided by canopies, shade structures, trees, or other equivalent
mechanism. Trees shall be selected from a list maintained by the Planning Division. If
shade is provided by trees, the amount of required shading is to be reached within
15 years. The amount of shade provided by a given tree is determined by using the
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approximate square footage of the tree crown as indicated on the approved shade
tree list.
Figure 20.330.010.D(1) Standard Parking Spaces
Lighting.
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1. Parking lots, driveways, circulation areas, aisles, passageways, recesses and
ground contiguous buildings shall be provided with sufficient wattage to
provide make clearly visible the presence of any person on or about the
premises during the hours of darkness. Such lighting shall be equipped with
vandal-resistant covers. The following minimum levels of illumination shall be
achieved:
a. Open parking lots: One to two foot-candles at ground level.
b. Pedestrian path/bike path: One-half to one foot-candle at ground level.
c. Covered parking: Five foot-candles at ground level.
2. Parking lot lighting shall be designed and installed so that light and glare is not
directed onto residential use areas or adjacent public rights-of-way, consistent
with Section 20.300.010 (“Performance Standards”).
Separation from On-Site Buildings. Parking areas must be separated from the front
and side exterior walls of on-site buildings by walkways a minimum of four feet in
width. Commercial buildings with 80,000 square feet or more of gross floor area must
be separated from on-site parking on all sides by a walkway a minimum of five feet in
width, as well as a planter area at least three feet in width. These requirements do
not apply to parking areas containing five or fewer spaces.
Landscaping. Landscaping of parking areas shall be provided and maintained
according to the general standards of Section 20.300.008 (“Landscaping”), as well as
the standards of this subsection. The provisions of this subsection apply to all uses
except Single-Unit Dwellings and Duplexes.
1. Landscape Area Required. A minimum of 10 percent of any parking lot area
shall be landscaped. For the purpose of calculating required parking lot
landscaping, parking lot areas are deemed to include parking and loading
spaces as well as aisles, vehicle entry and exit areas, and any adjacent paved
areas. Parking lot area does not include enclosed vehicle storage areas.
2. Minimum Planter Dimension. No landscape planter that is to be counted
toward the required landscape area shall be smaller than 25 square feet in
area, or four feet in any horizontal dimension, excluding curbing.
3. Layout. Landscaped areas shall be well-distributed throughout the parking lot
area. Parking lot landscaping may be provided in any combination of:
a. Landscaped planting strips at least four feet wide between rows of
parking stalls;
b. Landscaped planting strips between parking areas and adjacent
buildings or internal pedestrian walkways;
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c. Landscaped islands located between parking stalls or at the ends of
rows of parking stalls; and
d. On-site landscaping at the parking lot perimeter.
4. Required Landscaped Islands. A landscaped island at least six feet in all
interior dimensions and containing at least one 15-gallon-size tree shall be
provided at each end of each interior row of parking stalls and between every
six consecutive parking stalls.
5. Landscaped Buffer for Open Parking Adjacent to Right-of-Way. A landscaped
area at least five feet wide shall be provided between any surface parking area
and any property line adjacent to a public street, unless a different dimension
is specified in the base district standards applicable to a site.
6. Landscaped Buffer for Open Parking Abutting Interior Lot Line. A landscaped
area at least three feet wide shall be provided between any surface parking
area and any adjacent lot for the length of the parking area.
7. Landscaped Buffer for Parking Garages. A parking garage that does not
incorporate ground-floor nonresidential or residential use or is not otherwise
screened or concealed at street frontages on the ground level, must provide a
landscaped area at least 10 feet wide between the parking garage and public
street.
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.
9. Trees.
a. Number Required. Trees shall be provided at a rate of one tree for each
five parking spaces.
b. Distribution. Trees shall be distributed relatively evenly throughout the
parking area.
c. Species. Required trees for parking lots shall be selected from a list of
recommended trees maintained by the Planning Division.
d. Size. All trees shall be a minimum 15-gallon size with a one-inch
diameter at breast height (dbh).
e. Minimum Planter Size. Any planting area for a tree must have a
minimum interior dimension of five feet. Additional space may be
required for some tree species.
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10. Protection of Vegetation.
a. Clearance from Vehicles. All required landscaped areas shall be designed
so that plant materials, at maturity, are protected from vehicle damage
by providing a minimum two-foot clearance of low-growing plants
where a vehicle overhang is permitted, or by wheel stops set a
minimum of two feet from the back of the curb.
Figure 20.330.010(L)(10)(a) Clearance from Vehicles
b. Planters. All required parking lot landscaping shall be within planters
bounded by a concrete curb at least six inches wide and six inches high.
Curbs separating landscaped areas from parking areas shall be
designed to allow stormwater runoff to pass through.
11. Irrigation. All landscaped areas shall be provided with an automatic sprinkler
system.
12. Visibility and Clearance. Landscaping in planters at the end of parking aisles
may not obstruct driver’s vision of vehicular and pedestrian cross-traffic.
Mature trees shall have a foliage clearance maintained at eight feet from the
surface of the parking area. Other plant materials located in the interior of a
parking lot should not exceed 30 inches in height.
Screening. Parking and loading areas shall be screened from view from public streets
and adjacent properties in a more restrictive district, according to the following
standards.
1. Height. Screening of parking lots from adjacent public streets shall be three
feet in height. Screening of parking lots along interior lot lines that abut
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residential districts shall be six feet in height, except within the required front
setback of the applicable zoning district, where screening shall be three feet in
height.
2. Materials. Screening may consist of one or any combination of the methods
listed below.
a. Walls. Low-profile walls consisting of brick, stone, stucco, or other
quality durable material approved by the Chief Planner and including a
decorative cap or top finish as well as edge detail at wall ends. Plain
concrete blocks are not allowed as a screening wall material unless
capped and finished with stucco or other material approved by the
Chief Planner.
b. Fences. An open fence of wrought iron or similar material combined
with plant materials to form an opaque screen. This option does not
include the use of chain-link or vinyl fencing.
c. Planting. Plant materials consisting of compact evergreen plants that
form an opaque screen. Such plant materials must achieve a minimum
height of two feet within 18 months after initial installation.
d. Berms. Berms planted with grass, ground cover, or other low-growing
plant materials.
Circulation and Safety.
1. Visibility shall be assured for pedestrians, bicyclists, and motorists entering
individual parking spaces, circulating within a parking facility, and entering or
leaving a parking facility.
2. Off-street parking and loading areas shall be provided with sufficient
maneuvering room so that all vehicles can enter and exit from a public street
by forward motion only. This standard does not apply to parking areas serving
Single-Unit Dwellings or duplexes served by individual driveways.
3. Parking lots shall be designed so that sanitation, emergency, and other public
service vehicles can provide service without backing unreasonable distances
or making other dangerous or hazardous turning movements.
4. Multi-unit residential developments of five or more units must provide
pedestrian access that is separate and distinct from driveways. Parking areas
for commercial and mixed-use developments that are 80 feet or more in depth
and/or include 50 or more parking spaces must have distinct and dedicated
pedestrian access from the commercial use to parking areas and public
sidewalks, according to the following standards:
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a. Connection to Public Sidewalk. An on-site walkway shall connect the main
building entry to a public sidewalk on each street frontage. Such
walkway shall be the shortest practical distance between the main
building entry and sidewalk, generally no more than 125 percent of the
straight-line distance.
b. Materials and Width. Walkways shall provide at least five feet of
unobstructed width and be hard-surfaced.
c. Identification. Pedestrian walkways shall be clearly differentiated from
driveways, parking aisles, and parking and loading spaces through the
use of elevation changes, a different paving material, or similar
method.
d. Separation. Where a pedestrian walkway is parallel and adjacent to an
auto travel lane, it must be raised and separated from the auto travel
lane by a raised curb at least four inches high, bollards, or other
physical barrier.
Figure 20.330.010(N) Circulation and Safety
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Alternative Parking Area Designs. Where an applicant can demonstrate to the
satisfaction of the Chief Planner that variations in the dimensions otherwise required
by this section are warranted in order to achieve to environmental design and green
building objectives, including but not limited to achieving certification under the
LEED™ Green Building Rating System, a specific alternative parking area design may
be approved.
Maintenance. Parking lots, including landscaped areas, driveways, and loading
areas, shall be maintained free of refuse, debris, or other accumulated matter and
shall be kept in good repair at all times.
20.330.011 Private Residential Handicap Parking
One handicap, off-street parking space and its driveway may be allowed within the front yard
setback of residential properties where no other feasible location exists on the property
subject to approval by the Chief Planner and the following standards:
The space shall be used by a resident of the dwelling entitled to display a handicap
parking placard only for parking vehicles displaying a handicap parking placard;
The space shall be paved;
The driveway and any curb cut shall comply with City standards;
A covenant or other instrument in a form acceptable to the City Attorney requiring
removal and restoration to the original or better condition of the space within 60 days
of the date of either the sale of the property or when said space is no longer required
by a resident of the property, whichever occurs first, shall be recorded in the county’s
recorder’s office;
The space shall not be included when calculating the property’s required parking; and
Any necessary encroachment permits have been attained.
Temporary Uses
20.340.001 Purpose
This chapter establishes standards for certain uses that are intended to be of limited
duration of time and that will not permanently alter the character or physical facilities of the
property where they occur.
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20.340.002 Temporary Uses Not Requiring a Temporary Use Permit
The following types of temporary uses may be conducted without a temporary use permit.
Other permits, such as Building Permits, may be required.
Garage Sales. Garage sales of personal property conducted by a resident of the
premises for no more than three consecutive days twice a year.
Live Music. Temporary live music performances that do not require a temporary use
permit include:
1. Non-amplified music performances, indoor or outdoor.
2. Indoor amplified music performances accessory to a commercial use,
provided the temporary use complies with the Performance Standards of
Section 20.300.010 (“Performance Standards”).
Mobile Vendor Services. Mobile vendor services as described in Chapter 20.350.
Real Estate Sales. Real estate sales from a manufactured or mobile unit office for the
temporary marketing, sales, or rental of residential, commercial, or industrial
development.
Temporary Construction Office Trailers. On-site temporary construction offices
during the period of construction. Screening may be required by the Chief Planner.
Seasonal Sales. The annual sales of holiday related items such as Christmas trees,
pumpkins, and similar items may be permitted in accordance with the following
standards:
1. Time Period. Seasonal sales associated with holidays are allowed up to a
month preceding and one week following the holiday. Christmas tree sales are
allowed from Thanksgiving Day through December 31st.
2. Goods, Signs and Temporary Structures. All items for sale, as well as signs and
temporary structures, shall be removed within 10 days after the end of sales,
and the appearance of the site shall be returned to its original state.
Special Events Exempt. Special events, as defined and regulated by Chapter 6.48,
are exempt from the requirements of this chapter.
20.340.003 Temporary Uses Requiring a Temporary Use Permit
Other temporary uses may be permitted pursuant to Chapter 20.520 (“Temporary Use
Permits”), subject to the following standards. Additional or more stringent requirements may
be established through the Temporary Use Permit process in order to prevent the use from
becoming a nuisance with regard to the surrounding neighborhood or the City as a whole.
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Temporary Commercial Uses. Short-term temporary commercial uses, such as
business promotions, outdoor sales, and displays that do not exceed three
consecutive days, may be permitted in accordance with the following standards:
1. Location. Limited to nonresidential districts.
2. Frequency. No more than four temporary commercial uses at one site shall be
allowed within any 12-month period.
3. Signs. Temporary signs for temporary commercial uses are subject to the
temporary sign regulations of Chapter 20.360 (“Signs”).
4. Existing Parking. The available parking shall not be reduced to less than 75
percent of the minimum number of spaces required by Chapter 20.330 (“On-
Site Parking and Loading”).
5. Outdoor Sales. Temporary outdoor sales—including, but not limited to, grand
opening events, and other special sales events—are also subject to the
following standards:
a. Temporary outdoor sales shall be part of an existing business on the
same site.
b. Outdoor display and sales areas must be located on a paved or
concrete area on the same lot as the structure(s) containing the
business with which the temporary sale is associated.
c. Location of the displayed merchandise must not disrupt the normal
circulation of the site, nor encroach upon driveways, pedestrian
walkways, or required landscaped areas, or obstruct sight distances or
otherwise create hazards for vehicle or pedestrian traffic.
Amplified Outdoor Live Entertainment. Outdoor live entertainment accessory to a
primary use is allowed subject to base district regulations. A Temporary Use Permit is
required for amplified outdoor live entertainment events subject to the following
standards;
1. An application shall be made no less than 15 days prior to the date of
commencement of the live entertainment event;
2. The duration of use shall not exceed one day;
3. There shall be a minimum of 30 days between events;
4. Events lasting more than one day or occurring more frequently than every 30
days shall require a Minor Use Permit.
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20.340.004 Temporary Uses Requiring a Minor Use Permit
Temporary uses, such as business promotions, outdoor sales, and displays that
either: (1) exceed three consecutive days, but not more than one month; or (2) do not
exceed three consecutive days but exceed the frequency standards stated in Section
20.340.003(A)(2) (“General Provisions”) of more than four distinct occurrences at one
site may be allowed with the approval of a Minor Use Permit by the Chief Planner so
long as the temporary use is determined to not impact neighboring uses or otherwise
create significant impacts. Further, temporary uses that exceed the frequency
standards stated in Section 20.340.003(A)(2) (“General Provisions”) of more than four
distinct occurrences at one site may be permitted with the approval of a Minor Use
Permit, provided that no more than 12 distinct occurrences take place within a 12-
month period.
Permitted uses that need to be temporarily relocated due to construction activities
may be allowed with the approval of a Minor Use Permit by the Chief Planner. Such
uses may utilize a temporary nonresidential structure and/or compatibly zoned site
for use as office, retail, or storage space, subject to appropriate screening, security,
trash management, parking, and other relevant performance standards, as
determined by the Chief Planner.
1. Time Period. Permitted uses that are temporarily relocated due to
construction may commence no more than two weeks prior to start of related
permitted construction activity and shall terminate concurrent with issuance
of a certificate of occupancy or within two years from initiation, whichever
occurs earlier, and the appearance of the site shall be returned to its original
state, unless the Minor Use Permit stipulates differently.
Standards and Requirements for Specific
Uses and Activities
20.350.001 Purpose
The purpose of this chapter is to establish standards for specific uses and activities that are
permitted or conditionally permitted in several or all districts. These provisions are
supplemental standards and requirements to minimize the effect of these uses and activities
on surrounding properties and to protect the health, safety, and welfare of their occupants
and of the general public.
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20.350.002 Applicability
Each land use and activity covered by this chapter shall comply with the requirements of the
sections applicable to the specific use or activity, in addition to any applicable standard this
Ordinance requires in the district where the use or activity is proposed and all other
applicable provisions of this Ordinance.
The uses that are subject to the standards in this chapter shall be located only where
allowed by base district or overlay district use regulations.
Planning Permit Requirements. The uses that are subject to the standards in this
chapter are allowed only when authorized by the planning permit required by base
district regulations, such as a Conditional Use Permit, except where this chapter
establishes a different planning permit requirement for a specific use.
20.350.003 Accessory Dwelling Units
A permit shall be issued as a ministerial matter without discretionary review or hearing for
an accessory dwelling unit within 60 days of receiving a complete application if there is an
existing single-unit or multiple-unit residential dwelling on the lot and if the requirements of
this chapter, other requirements of the Zoning Ordinance, and other applicable City codes
are met. If the permit application to create an accessory dwelling unit is submitted with a
permit application to create a new single-unit or multiple-residential unit dwelling on the lot,
the application for the accessory dwelling unit shall not be acted upon until the application
for the new single-unit or multipleunit dwelling is approved.
Location. Accessory dwelling units may be established on any lot in any district where
single-unit and/or multiple-unit residential dwellings are permitted or conditionally
permitted, and a single-unit or multiple-unit residential dwelling has been previously
established or is proposed to be established in conjunction with construction of an
accessory dwelling unit.
Type of Unit. An accessory dwelling unit shall provide separate, independent living
quarters for one or more persons. An accessory dwelling unit may be one of the
following:
1. Attached accessory dwelling unit: Added to a primary single-unit dwelling
unit, typically to the side or rear that is either newly constructed or an
expansion of existing structure that is not a converted accessory dwelling unit
as defined herein.
2. Detached accessory dwelling units: A freestanding structure that is newly
constructed, demolished and reconstructed, or an expansion of an existing
freestanding structure that is not a converted accessory dwelling unit as
defined herein. Detached accessory dwelling units may be located on a single-
unit or multiple-unit residential low, as provided in subsection I below.
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3. Converted accessory dwelling unit: Located within the physical dimensions of
an existing or proposed single-unit dwelling (with exterior access therefrom)
existing accessory structure, or within the non-livable area in an existing
multiple-unit residential dwelling structure. Modifications to building
footprints and physical dimensions are not permitted for converted accessory
dwelling units within an existing or proposed single-unit dwelling or existing
accessory structure, except where necessary to accommodate ingress and
egress or habitability requirements under applicable building code provisions.
In such instances, an expansion of up to 150 square feet would be permitted
as long as the side and rear setbacks are sufficient for fire and safety.
Number of Units Allowed.
1. Single-Unit Lot: On a lot with an existing or proposed single-unit dwelling, one
accessory dwelling units, of any type, and one junior accessory dwelling unit.
2. Multiple-Unit Residential Lot.
a. Up to two detached accessory dwelling units are permitted on a lot with
an existing or proposed multiple-unit residential dwelling. Within an
existing multiple-unit residential dwelling structure, converted
accessory dwelling units shall be permitted up to 25 percent of the
existing number of units or one unit, whichever is greater. Such
converted accessory dwelling unit shall only be permitted within the
portions of the structure that is not used as livable pace provided that
the unit complies with the California Building Standards Code as set
forth in Title 15.
b. If there are existing accessory structures on a lot with an existing or
proposed multiple-unit residential dwelling, converted accessory
dwelling units may be permitted within all such existing accessory
structures provided that the lot does not otherwise contain one or
more proposed or existing accessory dwelling unit permitted under
subsection (C)(2)(a) above, and that the converted accessory dwelling
units meet the requirements of subsection (B)(3) above, the
development standards of the zoning district in which the property is
located, and all other applicable requirements of this chapter.
c. One attached accessory dwelling unit, provided that there is no existing
or proposed accessory dwelling units on the same lot utilizing
subsection (a) or (b) above.
Development Standards. Accessory dwelling units shall conform to the specific
development standards set forth below, and unless specified otherwise below, shall
comply with the landscaping, lot coverage, and other zoning requirements of the
zoning district in which the site is located; other applicable development standards in
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this chapter; other requirements of the Zoning Ordinance; and other applicable City
building, electrical, fire, utility and structural safety codes.
1. Setbacks. The minimum street side, interior side, and rear yard setbacks for
accessory dwelling units shall be as follows:
a. Detached accessory dwelling unit: 4 feet
b. Attached accessory dwelling unit: 4 feet
2. Separation Between Units. The distance between an accessory dwelling unit
to the rear of the primary dwelling and any other existing proposed structures
on the lot, inclusive of eaves, as applicable, shall be as follows:
a. Detached accessory dwelling unit: 6 feet
b. Attached accessory dwelling unit: 6 feet
3. Height. The maximum height for an accessory dwelling unit shall be as follows:
a. Detached accessory dwelling unit:
one story, up to 16 feet
b. Attached accessory dwelling unit: the height requirements of the
zoning district where the site is located
4. Entry and Exterior Access. Each accessory dwelling unit shall have a separate
entry or exterior door access from the primary unit. Where possible, the
exterior entry for an attached accessory dwelling unit or an accessory dwelling
unit located within an existing single-unit dwelling shall not be located
adjacent to the primary front door of the primary dwelling unit.
5. Exceptions. Development standards described in this chapter and elsewhere
in the Zoning Ordinance shall be waived for:
a. Converted accessory dwelling units located on single-unit dwelling lots;
b. Attached or Detached accessory dwelling units that have a maximum
size of 800 square feet with at most 16 feet in height, does not exceed
4-foot side and rear yard setbacks, and located on single-unit dwelling
lots;
c. Converted accessory dwelling units located on a lot with one or more
existing multiple-unit residential dwelling as set forth in subsection
(C)(2)(a) above; and
d. Detached accessory dwelling units located on a lot with one or more
existing multiple-unit residential dwelling as permitted by subsection
(C)(2)(a) above, provided that such units have a maximum height of 16
feet and 4-foot rear and side yard setbacks.
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However, the foregoing accessory dwelling units under subsections 5(a)-(d)
shall continue to comply with applicable building, electrical, fire, utility and
structural safety codes for the issuance of a City building permit.
Maximum Floor Area.
1. Attached Accessory Dwelling Unit. The total floor area of an attached
accessory dwelling unit shall not exceed 50 percent of the floor area of the
primary unit or 800 square feet, whichever is greater, with a maximum
allowable floor area of 1,000 square feet.
2. Detached Accessory Dwelling Unit. The total floor area of a detached
accessory dwelling unit shall not exceed 1,000 square feet.
Architectural Compatibility. Except as provided in subsection (D) above, an
accessory dwelling unit shall be designed and constructed according to the follow:
1. Detached accessory dwelling unit: the design shall incorporate the same
aesthetic and structural design of the existing or proposed single-unit or unit
multipleunit residential dwelling in terms of roofing, siding materials and
color, as applicable.
2. Attached accessory dwelling unit: the design shall be integrated with the
design of the existing or proposed single-unit dwelling by use of similar
exterior wall materials, identified color tones, window types and styles, door
and window trims, roofing materials and roof pitch, as applicable.
Parking. One independently usable on-site parking space shall be provided for each
accessory dwelling unit or bedroom, whichever is less, unless the accessory dwelling
unit meets any of the following criteria, in which case no parking spaces shall be
required:
1. Within a half-mile walking distance of public transit;
2. Within an architecturally and historically significant historic district, as
determined by the Chief Planner;
3. Is an accessory dwelling unit described in Section 20.350.035 (“Personal
Storage”);
4. Is in an area where on-street parking permits are required, but not offered to
the occupant of the accessory dwelling unit; or
5. Within one block of a car share area.
If a space is required, it shall be provided in addition to the required parking for the
primary single-unit or multiple-unit residential dwelling and shall comply with all
development standards set forth in Chapter 20.330 (“On-Site Parking and Loading”).
Required parking may be provided as tandem parking on a driveway or in setback
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areas unless the Chief Planner makes specific findings that tandem parking and
parking in setback areas is not feasible because of specific topographical conditions
and/or conditions that would pose a risk to health and safety or violate any fire or
building code provisions. Replacement parking shall not be required when existing
off-street parking for the primary single-unit or multiple-unit residential dwelling is
converted to an accessory dwelling unit or demolished in conjunction with the
construction of an accessory dwelling unit.
Code Compliance. An accessory dwelling unit shall comply with all applicable
provisions of the South San Francisco Municipal Code relating to health, welfare,
public peace and safety, in effect at the time of approval of the Building Permit, and
as follows:
1. If the proposed accessory dwelling unit is attached or within the primary
dwelling unit, the primary unit must comply with all building, electrical,
plumbing, and housing code requirements in effect at the time the Building
Permit is issued for the accessory dwelling unit.
2. Products of combustion detectors shall be required for each primary and
accessory dwelling unit.
3. Delay of Enforcement of Building Standards.
a. Prior to January 1, 2030, the owner of an accessory dwelling unit that
was built before January 1, 2020 may submit an application to the Chief
Building Official requesting that correction of any violation of building
standards be delayed for five years. For purposes of this section,
“building standards” refers to those standards enforced by local
agencies under the authority of Section 17960 of the California Health
and Safety Code.
b. The Chief Building Official shall grant the application if the Chief
Building Official determines that enforcement of the building standard
is not necessary to protect health and safety. In making this
determination, the Chief Building Official shall consult with the Fire
Chief.
c. No applications pursuant to this section shall be approved on or after
January 1, 2030. However, any delay that was approved before January
I, 2030, shall be valid for the full term of the delay that was approved at
the time of the approval of the application.
d. Until January l, 2030, any notice to correct a violation of building
standard that is issued to the owner of an accessory dwelling unit built
before January l, 2020 shall include a statement that the owner has a
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right to request a delay in enforcement of the building standard for an
accessory dwelling unit pursuant to this section.
e. This section shall remain in effect until January 1, 2035 or, if such date
is further extended by state law, until that extended date, and
thereafter is repealed.
Use Limitation.
1. An accessory dwelling unit may be rented separate from a primary single-unit
or multiple-unit residential dwelling but may not be sold or otherwise
conveyed separately from the primary unit, unless specifically authorized
under California Government Code Section 65852.26.
2. An accessory dwelling unit shall not be used for rentals of terms shorter than
31 consecutive days.
Deed Restrictions. Prior to obtaining a Building Permit for an accessory dwelling unit,
a deed restriction, approved as to form and content by the City Attorney, shall be
recorded with the County Recorder’s office, which shall include the pertinent
restrictions and limitations of an accessory dwelling unit identified in this chapter.
Said deed restriction shall run with the land, and shall be binding upon any future
owners, heirs, or assigns. A copy of the recorded deed restriction shall be filed with
the City stating that:
1. The accessory dwelling unit cannot be sold separately. However, this clause
shall be omitted from a deed restriction for an accessory dwelling unit that is
specifically authorized under California Government Code Section 65852.26.
2. The accessory dwelling unit cannot be used for rentals for terms shorter than
31 consecutive days.
3. The accessory dwelling unit is restricted to the maximum size allowed per the
requirements of this chapter.
4. The restrictions shall be binding upon any successor in ownership of the
property, the City may enforce these provisions at the cost of the owner, and
enforcement may include legal action against the property owner including
revocation of any right to maintain an accessory dwelling unit on the property.
Junior Accessory Dwelling Units. A junior accessory dwelling unit is a unit that is no
more than 500 square feet in size and contained entirely within an existing or
proposed single-unit dwelling within the existing footprint. A junior accessory
dwelling unit may include separate sanitation facilities, or may share sanitation
facilities with the existing structure.
1. Development Standards. Junior accessory dwelling units shall comply with the
following standards:
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a. Number of Units Allowed. Only one junior accessory dwelling unit may
be located on any lot in any district where single-unit dwellings are
permitted or conditionally permitted. A junior accessory dwelling unit
may only be combined with an accessory dwelling unit that conforms
to the development standards in this chapter.
b. Location. A junior accessory dwelling unit may only be located on a lot
where a single-unit dwelling has been previously constructed or is
proposed to be constructed in conjunction with construction of a junior
accessory dwelling unit. A junior accessory dwelling units must be
created within the walls of an existing or proposed single-unit dwelling.
c. Separate Entry Required. A separate exterior entry shall be provided to
serve a junior accessory dwelling unit. Where possible, the exterior
entry for a junior accessory dwelling unit shall not be located adjacent
to the primary front door of the primary dwelling unit.
d. Interior Entry Required. If a junior accessory dwelling unit is constructed
without a separate sanitation facility, the unit shall have interior
doorway access to the primary dwelling unit.
e. Kitchen Requirements. The junior accessory dwelling unit shall include
an efficiency kitchen, requiring and limited to the following
components:
i. A sink;
ii. A cooking facility with appliances; and
iii. A food preparation counter and storage cabinets that are of
reasonable size in relation to the size of the unit.
f. Minimum and Maximum Floor Area. The minimum total floor area of a
junior accessory dwelling unit shall be at least the minimum area of an
efficiency unit as described in Section 17958.1 of the California Health
and Safety Code but shall not exceed a maximum of 500 square feet of
floor area.
2. Parking. No additional parking shall be required.
3. Owner Occupancy. The owner of a parcel proposed for a junior accessory
dwelling unit shall occupy as a principal residence either the primary dwelling
unit or the accessory dwelling unit.
4. Sale Prohibited. A junior accessory dwelling unit shall not be sold
independently of the primary dwelling on the parcel.
5. No Short Term Rental. A junior accessory dwelling unit shall not be used for
rentals of terms shorter than 31 consecutive days.
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6. Deed Restriction. Prior to obtaining a Building Permit for a junior accessory
dwelling unit, a deed restriction, approved by the City Attorney, shall be
recorded with the County Recorder’s office, which shall include the pertinent
restrictions and limitations of a junior accessory dwelling unit identified in this
section. Said deed restriction shall run with the land, and shall be binding upon
any future owners, heirs, or assigns. A copy of the recorded deed restriction
shall be filed with the City stating that:
a. The junior accessory dwelling unit shall not be sold separately from the
primary dwelling unit;
b. The junior accessory dwelling unit is restricted to the maximum size
allowed per the development standards;
c. The junior accessory dwelling unit shall be considered legal only so long
as either the primary dwelling unit, or the junior accessory dwelling
unit, is occupied by the owner of record of the property;
d. The restrictions shall be binding upon any successor in ownership of
the property and lack of compliance with this provision may result in
legal action against the property owner, including revocation of any
right to maintain a junior accessory dwelling unit on the property.
Utilities and Impact Fees.
1. No accessory dwelling unit shall be permitted if it is determined that there is
not adequate water or sewer service to the property.
2. For all utility services other than sewer services, only an accessory dwelling
unit constructed with a new single-unit or multiple-unit residential dwelling
shall be required to have a new or separate utility connection, including a
separate sewer lateral, between the accessory dwelling unit and a utility. If a
new or separate utility connection is required pursuant to this section or
installed upon request of the property owner, a connection fee or capacity
charge shall be charged that is proportionate to the size in square feet of the
accessory dwelling unit or its drainage fixture unit (DFU) values. Separate
electric and water meters shall be required for the accessory dwelling unit. For
sewer services, the number of sewer laterals/connections to the City’s
wastewater collection system shall comply with Section 14.14.040 (“Building
Drain and Building Sanitary Sewer Lateral”) of this Ordinance and only an
accessory dwelling unit constructed with a new single-unit or multiple-unit
residential dwelling shall be required to pay a sewer capacity charge, the
amount of which shall be proportionate to the size in square feet of the
accessory dwelling unit or its DFU values.
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3. Impact Fees. No impact fees may be imposed on an accessory dwelling unit
that is less than 750 square feet in size. For purposes of this section, “impact
fees” include the fees specified in Sections 66000 and 66477 of the
Government Code, but do not include utility connection fees or capacity
charges. For accessory dwelling units that have a floor area of 750 square feet
or more, impact fees shall be charged proportionately in relation to the square
footage of the primary dwelling unit in accordance with the then most current
applicable fee schedule as adopted by the City Council.
20.350.004 Accessory Uses
An accessory use shall be secondary to a primary use and shall be allowed only in
conjunction with a primary use permitted in the applicable zone. The accessory use
may be subject to specific standards found in this Chapter or within each zone, as
specified in the use tables. Accessory uses are also subject to citywide standards
found in Chapter 20.300 (“Lot and Development Standards”),
Commercial accessory uses shall encompass no more than 30 percent of the business
floor area. Any expansion of the building footprint or business floor area to
accommodate an accessory use shall require a minor use permit and/or design
review as appropriate.
A business may have more than one accessory use, but each accessory use must
comply with the limitations on floor space, and the total combined area of accessory
uses shall not exceed 30 percent of the business floor area.
20.350.005 Adult-Oriented Businesses
Purpose. It is the intent of this section to prevent community-wide adverse economic
impacts, increased crime, decreased property values, and the deterioration of
neighborhoods, which can be brought about by the concentration of adult-oriented
businesses in close proximity to incompatible uses such as schools for minors,
churches, and residentially zoned districts or uses. The City Council finds that it has
been demonstrated in various communities that adult-oriented businesses can cause
an increase in the number of transients in the area, and an increase in crime, and in
addition to the effects described above can cause other businesses and residents to
move elsewhere. It is, therefore, the purpose of this article to establish reasonable
and uniform regulations to prevent the close proximity of adult-oriented businesses
to incompatible uses, while permitting the location of adult-oriented businesses in
certain areas.
Applicability. This section applies to the establishment of any Adult-Oriented
Business, including the operating of such a business as a new business, the relocating
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of such business, or the conversion of an existing business location to any sex
oriented entertainment business use as follows:
1. The opening or commencement of any adult-oriented business as a new
business;
2. The conversion of an existing business, whether or not an adult-oriented
business, to any adult-oriented business defined herein;
3. The addition of any of the adult-oriented businesses defined herein to any
other existing adult-oriented business;
4. The relocation of any such adult-oriented business; or
5. The opening or commencement of any adult-oriented business as an
accessory use of an existing business.
Standards. The following standards apply to Adult-Oriented Businesses.
1. Location. No adult-oriented business shall be established or located in any
district in the City other than the Business Commercial or Mixed Industrial
districts east of South Airport Boulevard and the Bayshore Freeway, or within
certain distances of certain specified land uses or districts as set forth below:
a. No such business shall be established or located within 300 feet from
any existing residential district or use, park, religious facility, school, or
public facilities serving children, or within 600 feet of any other Adult-
Oriented Business.
b. The distances set forth above shall be measured as a radius from
property line to property line without regard to intervening structures.
2. Loitering. No loitering or consumption of alcoholic beverages shall be allowed
in Adult-Oriented Business parking lots. Parking lots shall contain signage
stating that loitering and consumption of alcoholic beverages are prohibited
in parking lots.
3. Screening. All windows, doors or other apertures shall be architecturally
screened or otherwise obscured so as to prevent public viewing of the interior
of the Adult-Oriented Business from a public street or sidewalk.
4. Security. All Adult-Oriented Businesses shall provide security personnel (at a
ratio of one per 10 parking spaces) to control behavior of both indoor and
outdoor patrons so they do not violate any laws.
5. Signs. No advertisement displays or merchandise available for sale or rent that
includes or depicts specified sexual activities or specified anatomical areas
shall be visible from any public right-of-way. Total wall sign area shall not
exceed 20 square feet. Businesses located on a corner lot may have a
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maximum of 25 square feet. No signage associated with the business,
including monument signs, shall be visible from a State highway.
6. Time Limits. Hours of operation of the business shall be limited to the time
period between 10:00 a.m. and midnight daily.
Definitions. Unless otherwise specifically provided, the terms used in this section
shall have the following meanings:
1. “Adult-oriented business” means any of the following:
a. “Adult arcade” means an establishment where, for any form of
consideration, one or more still or motion picture projectors, or similar
machines, for viewing by five or fewer persons each, are used to show
films, computer generated images, motion pictures, video cassettes,
slides or other photographic reproductions as part of its regular course
and scope of conduct of its business and which are distinguished or
characterized by an emphasis upon the depiction or description of
specified sexual activities or specified anatomical areas.
b. “Adult bookstore” means an establishment that a result as part of the
regular course and scope of conduct of its business has its stock in
books, magazines, periodicals or other printed matter, or of
photographs, films, motion pictures, video cassettes, slides, tapes,
records or other form of visual or audio representations which are
distinguished or characterized by an emphasis upon the depiction or
description of specified sexual activities and/or specified anatomical
areas, or in goods specifically designed to be used to achieve sexual
gratification and constituting a substantial portion of the adult
bookstore’s revenues.
c. “Adult cabaret” means a nightclub, restaurant, or similar business
establishment which:
i. Regularly features live performances which are distinguished or
characterized by an emphasis upon the display of specified
anatomical areas or specified sexual activities; and/or
ii. Which regularly features live performances by persons who
appear semi-nude; and/or
iii. Shows films, computer generated images, motion pictures,
video cassettes, slides, or other photographic reproductions
that are distinguished or characterized by an emphasis upon the
depiction or description of specified sexual activities or specified
anatomical areas as part of the regular course and scope of
conduct of its business.
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d. “Adult hotel/motel” means a hotel or similar business establishment
offering public accommodations for any form of consideration which:
i. Provides patrons with closed-circuit television transmissions,
films, computer generated images, motion pictures, video
cassettes, slides, or other photographic reproductions that are
distinguished or characterized by an emphasis upon the
depiction or description of specified sexual activities or specified
anatomical areas as part of the regular course and scope of
conduct of its business constituting a substantial portion of the
adult hotel/motel’s revenues, and/or
ii. Rents, leases, or lets any room for less than a six-hour period,
or rents, leases, or lets any single room more than twice in a 24-
hour period.
e. “Adult motion picture theater” means a business establishment where,
for any form of consideration, films, computer generated images,
motion pictures, video cassettes, slides or similar photographic
reproductions are shown, which are distinguished or characterized by
an emphasis upon the depiction or description of specified sexual
activities or specified anatomical areas as part of the regular course
and scope of conduct of its business.
f. “Adult theater” means a theater, concert hall, auditorium, or similar
establishment which, for any form of consideration regularly features
live performances which are distinguished or characterized by an
emphasis on the display of specified anatomical areas or specified
sexual activities or which features live performances by persons who
are semi-nude.
g. “Modeling studio” means a business which provides, for pecuniary
compensation, monetary or other consideration, hire or reward, figure
models who, for the purposes of sexual stimulation of patrons, display
specified anatomical areas or are semi-nude to be observed, sketched,
photographed, painted, sculpted or otherwise depicted by persons
paying such consideration. “Modeling studio” does not include schools
maintained pursuant to standards set by the State Board of Education.
“Modeling studio” further does not include a studio or similar facility
owned, operated, or maintained by an individual artist or group of
artists, and which does not provide, permit, or make available specified
sexual activities.
h. “Outcall service” means any establishment, business, or person that
provides an outcall service consisting of individuals leaving a premises
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upon request or by appointment to visit other premises for a period of
time for the purpose of providing any service during which time
specified anatomical areas are displayed, specified sexual activities
occur, or semi-nude live performances or activities occur.
i. “Sexual encounter establishment” means an establishment, other than
a hotel, motel or similar establishment offering public accommodations
which, for any form of consideration, provides a place where two or
more persons may congregate, associate or consort in connection with
specified sexual activities or the exposure of specified anatomical areas
or live semi-nude displays. This definition does not include an
establishment where a medical practitioner, psychologist, psychiatrist
or similar professional person licensed by the state engages in sexual
therapy.
j. “Distinguished or characterized by an emphasis upon” means and
refers to the dominant or essential theme of the object described by
such phrase. For instance, when the phrase refers to films “which are
distinguished or characterized by an emphasis upon” the depiction or
description of specified sexual activities or specified anatomical areas,
the films so described are those whose dominant or predominant
character and theme are the depiction of specified sexual activities or
anatomical areas. See Pringle v. City of Covina, 115 Cal. App.3d 151 (1981).
2. “Figure model” means any person who, for pecuniary compensation,
consideration, hire or reward, poses in a modeling studio to be observed,
sketched, painted, drawn, sculptured, photographed or otherwise depicted.
3. “Regularly features” with respect to an adult theater or adult cabaret, means
a regular and substantial course of conduct. The fact that live semi-nude
performances or other activities occur on two or more occasions within a 30-
day period; three or more occasions within a 60-day period; or four or more
occasions within a 180-day period, shall to the extent permitted by law be
deemed to be a regular and substantial course of conduct.
4. “Semi-nude” or “semi-nudity” means a state of dress in which clothing covers
no more than the genitals, pubic region, buttocks, areola of the female breast,
as well as portions of the body covered by supporting straps or devices.
5. “Specified anatomical areas” means and includes any of the following:
a. Less than completely and opaquely covered human genitals or pubic
region, buttocks or female breast below a point immediately above the
top of the areola;
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b. Human male genitals in a discernibly turgid state, even if completely
and opaquely covered;
c. Any device, costume or covering that simulates any of the body parts
included in subsections A or B of this definition.
6. “Specified sexual activities” means and includes any of the following, whether
performed semi-nude or directly or indirectly through clothing or other
covering:
a. The fondling or other erotic touching of human genitals, pubic region,
buttocks, anus, or female breast;
b. Sex acts, actual or simulated, including intercourse, oral copulation, or
sodomy;
c. Masturbation, actual or simulated;
d. Excretory functions as part of or in connection with any of the other
activities described in subsections A through C of this definition.
20.350.006 Animal Care, Sales, and Services
Animal care, sales, and services facilities, including shall be located, developed, and operated
in compliance with the following standards:
Noise. Noise produced by animal care, sales, and services activities shall be
attenuated as necessary by interior noise insulation or other measures so that it does
not exceed 60 dB at the interior lot lines of the site.
Waste. Animal waste shall be properly disposed of, consistent with California
Regional Water Quality Control Board and City requirements; and
Operating Procedures. Applicants must submit written operating procedures, such
as those recommended by the American Boarding and Kennel Association. Such
procedures must include provisions for identifying and correcting behavior that may
adversely affect surrounding uses including excessive barking.
Animal Boarding Facilities. Animal boarding facilities, including kennels, pet day
care facilities and veterinary services, are also subject to the following standards:
1. Location.
a. Separation from Other Facilities. An animal boarding facility shall be
separated by at least 300 feet in all directions from any other animal
boarding facility. This spacing requirement may be reduced with Minor
Use Permit approval if the Chief Planner first finds that adjacent
businesses and neighborhoods are not adversely impacted.
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b. Separation from Residential Areas. An animal boarding facility shall not
be located within 200 feet from any residential district or an existing
residential use.
c. Outdoor Facilities. Outdoor animal boarding facilities must be located at
least 200 feet from any lot line.
d. Street Type. Animal boarding facilities shall be located on a highway or
arterial street.
2. Pick-up/Drop-off Plan. A plan for employee and client parking and the pick-up
and drop-off of animals shall be provided for review and approval by the Chief
Planner. The plan shall demonstrate that adequate parking and loading are
provided on-site to prevent excessive on-street parking and to minimize
congestion and conflict points on travel aisles and public streets. The plan shall
take into consideration such factors as the number of animals that may be
boarded and the anticipated number of employees on the largest shift.
3. Animals must be kept in an enclosed area or on a leash no longer than six feet.
20.350.007 Animal Keeping
Animal keeping is allowed as an accessory use to a primary residential use. To permit the
keeping of animals and ensure that their presence does not create an undue burden on
neighboring residents, the following standards apply:
Household Pets. Small domestic household pets such as cats, dogs, and birds, fish
and hamsters kept for non-commercial purposes is permitted.
Domestic Animals. Other animals may be kept as an accessory to a primary single-
family detached dwelling unit subject to the following standards:
1. Lots of One Half Acre or Less. The keeping of chicken, hens, rabbits, guinea
pigs, or similar small animals, not exceeding a combined total of six (excluding
the offspring thereof, up to the age of six months), may be kept for home
enjoyment or consumption, subject to the provisions of other applicable laws.
No hoofed animals or roosters are permitted, except up to two potbellied pigs
are allowed as pets.
2. Lots Exceeding One Half Acre. The keeping of more than six chickens, hens,
rabbits, guinea pigs or similar small animals or keeping of roosters, hoofed
animals, or other types of livestock is allowed with an approved Conditional
Use Permit. Such animals must be housed in pens or buildings set back at least
35 feet from any lot line and 40 feet from any residence.
Beekeeping. Beekeeping is permitted subject to the following standards:
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1. It shall be the duty of every person on whose property bees are kept to adhere
to good management practices and maintain bees in a condition that will
reasonably prevent swarming and aggressive behavior.
2. It shall be the responsibility of the person on whose property the bees are kept
to provide adequate water for the bees to prevent bees from seeking water in
neighboring swimming pools, birdbaths, ponds or other community bodies of
water.
3. A maximum of two beehives per lot are permitted on a parcel of land less than
10,000 square feet.
4. A maximum of four beehives per lot are permitted on a parcel of land with an
area over 10,000 square feet.
5. Beehives are restricted to rear yards.
6. In order to ensure the appropriate height of the honeybee flight path:
a. The beehive entrance will be directed away from the neighboring
property and situated behind a solid fence or hedge that is six feet in
height running parallel to the property line; or
b. A beehive will be located a minimum of 25 feet away from the
neighboring property line.
7. Registration. Beekeeping registration is required prior to establishment of an
apiary, as follows:
a. The applicant must submit and the Planning Director must review plans
demonstrating compliance with the standards of this section.
b. The applicant must register the apiary with the San Mateo County
Agricultural Commissioner to receive notification of pesticide
applications, pursuant to Section 29101 of the California Food and
Agricultural Code.
c. The applicant must submit plans and a signed statement showing and
agreeing to compliance with all obligations imposed by this section and
holding the City harmless if the owner does not so comply.
8. Nuisance. Bees or hives shall be considered a public nuisance and subject to
Chapter 20.580 (“Enforcement and Abatement Procedures”) when any of the
following occurs:
a. Colonies of bees exhibit defensive or objectionable behavior or
interfere with the normal use of neighboring properties.
b. Colonies of bees swarm.
c. Bees or hives do not conform to this Section.
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d. Hives become abandoned by resident bees or by the owner.
20.350.008 Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Sales and Leasing shall be located, developed and operated in
compliance with the following standards:
Landscaping. At least 10 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. All
landscaped areas shall be permanently maintained in compliance with Section
20.300.008 (“Landscaping”), and the following standards:
1. A minimum six-foot wide inside dimension and a six-inch high curbed
landscaped planter area shall be provided along the front and street property
lines, except for vehicular circulation openings. A three-foot wide landscaping
buffer shall be provided along all other property lines.
2. A 600-square-foot planter with a minimum dimension of 20 feet shall be
provided at the corner of intersecting streets unless a building is located at the
corner.
3. Additional landscaping may be required where necessary to prevent visual
impacts on adjacent properties.
Lighting. In addition to the lighting standards required in Section 20.300.009
(“Lighting and Illumination”), all exterior light sources, including canopy, perimeter,
and flood, shall be energy-efficient, stationary, and shielded or recessed within the
roof canopy to ensure that all light is directed away from adjacent properties and
public rights-of-way. Lighting shall not be of a high intensity so as to cause a traffic
hazard, be used as an advertising element, or adversely affect adjacent properties.
Signs. The use of flag banners, vertical banners, feather banners, and other signs may
be permitted for occasional special events or temporary sales, subject to the
requirements of Chapter 20.360 (“Signs”).
20.350.009 Automobile/Vehicle Service and Repair, Major and Minor
Major and Minor Automobile/Vehicle Service and Repair uses must comply with the following
standards.
Landscaping. A minimum six-foot wide inside dimension and a six-inch high curbed
landscaped planter area shall be provided along the front and street property lines,
except for vehicular circulation openings. A three-foot wide landscaping buffer shall
be provided along all other property lines. Additional landscaping may be required
where necessary to prevent visual impacts on adjacent properties. All landscaped
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areas shall be permanently maintained in compliance with Section 20.300.008
(“Landscaping”).
Noise. All body and fender work or similar noise-generating activity shall be
conducted within an enclosed masonry or similar building with sound-attenuating
construction to absorb noise. Air compressors and similar equipment shall be located
inside a building.
Litter. The premises shall be kept in an orderly condition at all times. No used or
discarded automotive parts or equipment or permanently disabled, junked, or
wrecked vehicles may be stored outside a building.
Work Areas.
1. All work shall be conducted within an enclosed building except: pumping
motor vehicle fluids, checking and supplementing various fluids, and
mechanical inspection.
2. Work activities conducted outdoors must meet the following conditions:
a. The work must be is performed within 20 feet of the primary structure;
b. The work is performed entirely within a clearly marked area that is at
least 40 feet from the property line of the nearest residence or within
a clearly marked area that is not visible from the nearest residence
c. The work area does not exceed 50 percent of the facility’s existing
outdoor area or 400 square feet, whichever is greater;
d. The work does not involve the use of pneumatic tools or power tools
unless battery-powered;
e. The work is not audible at the property line of the nearest residence;
and
f. The work is performed between the hours of 8:00 a.m. and 5:00 p.m.
Monday through Friday and between 9:00 a.m. and 5:00 p.m. Saturday.
Vehicle Storage. Vehicles being worked on or awaiting service or pick-up shall be
stored within an enclosed building or in a parking lot on the property that is screened
in compliance with Section 20.300.012 (“Screening”). Unattended vehicles may not be
parked or stored on the sidewalk adjoining the property, in the street, or in any
portion of the public right-of-way within the City.
20.350.010 Automobile/Vehicle Washing and Service Stations
Service stations, automobile/vehicle washing facilities, and any other commercial use that
includes fuel pumps for retail sales of gasoline shall be located, developed, and operated in
compliance with the following standards. Such uses warrant special consideration because
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of potential traffic hazards, the physical appearance of outdoor facilities, hours of operation,
noise, use of hazardous materials, and potential effects on adjacent uses and properties in
the surrounding area.
Landscaping. At least 10 percent of the site shall be landscaped. All landscaped areas
shall be permanently maintained in compliance with Section 20.300.008
(“Landscaping”), and the following standards:
1. A minimum six-foot wide inside dimension and a six-inch high curbed
landscaped planter area shall be provided along the front and street property
lines, except for vehicular circulation openings. A three-foot wide landscaping
buffer shall be provided along all other property lines.
2. A 600-square-foot planter with a minimum dimension of 20 feet shall be
provided at the corner of intersecting streets unless a building is located at the
corner.
3. Additional landscaping may be required where necessary to prevent visual
impacts on adjacent properties.
Lighting. In addition to the lighting standards required in Section 20.300.009
(“Lighting and Illumination”), all exterior light sources, including canopy, perimeter,
and flood, shall be energy-efficient, stationary, and shielded or recessed within the
roof canopy to ensure that all light is directed away from adjacent properties and
public rights-of-way. Lighting shall not be of a high intensity so as to cause a traffic
hazard, be used as an advertising element, or adversely affect adjacent properties.
Pump Islands. Pump islands shall be located a minimum of 15 feet from any property
line to the nearest edge of the pump island. A canopy or roof structure over a pump
island may encroach up to 10 feet within this distance.
Washing Facilities. No building or structure shall be located within 30 feet of any
public street or within 20 feet of any interior lot line of a residential use or residential
district. Car wash openings shall be screened from public streets to a height of 40
inches. Screening devices shall consist of walls and/or berms with supplemental plant
materials.
Hours of Operation. Automobile/vehicle washing facilities are limited to 7:00 a.m. to
10:00 p.m., seven days a week unless additional hours are allowed subject to Minor
Use Permit approval. When abutting a residential district, the hours of operation shall
be between 8:00 a.m. to 8:00 p.m., seven days a week.
Application Review and Findings for Approval. In reviewing proposals, emphasis
shall be placed on quality design of building materials and landscape features. The
decision-making authority shall only approve a Conditional Use Permit for a service
station or washing facility if it finds that:
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1. The project is designed so that form and scale are harmonious and consistent
with the character of the specific site, the adjacent uses and structures, and
the surrounding neighborhood.
2. The site design, including the location and number of driveways, will promote
safe and efficient on-site and off-site traffic circulation.
3. Service bay openings are designed to minimize the visual intrusion on
surrounding streets and properties.
4. Lighting is designed to be low-profile, indirect or diffused, and avoid adverse
impacts on surrounding uses.
5. The washing facility will not have an adverse impact on water supply and
quality.
Conditions of Approval. Conditions of approval may address operational
characteristics of the use; impose restrictions on outdoor storage and display,
location of pump islands, canopies and service bay openings; and/or require
buffering, screening, lighting, planting areas, or other site elements, in order to avoid
adverse impacts on properties in the surrounding area.
Abandonment. Any service station shall in the case of abandonment or non-
operation of the primary use be dismantled and the site cleared within twelve months
subsequent to the close of the last business day.
20.350.011 Bed and Breakfast Lodging
Bed and breakfast establishments shall be located, developed, and operated in compliance
with the following standards:
Type of Residence. Must be located, developed and operated in a single-unit
dwelling and is and is not allowed in any accessory dwelling unit or junior accessory
dwelling unit as defined under Chapters 20.620 (“Use Classifications”) and 20.630
(“Terms and Definitions”), and Section 20.350.035 (“Accessory Dwelling Units”).
Number of Rooms. A Minor Use Permit is required for Bed and Breakfast uses with
three or more rooms.
Owner Occupancy. The primary residence of a Bed and Breakfast owner/operator
must be on-site.
Duration. Bed and breakfast inns must be rented for periods of less than 30 days.
Appearance. In all residential districts, the exterior appearance of a structure
housing a bed and breakfast establishment shall not be altered from its original
single-unit character.
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Parking. Parking spaces shall be provided according to the standards of Chapter
20.330 (“On-Site Parking and Loading”), at a ratio of one space per room for rent in
addition to parking required for the residential use. Such spaces shall not encumber
access to a required parking space for the residential use.
Limitation on Services Provided. Meals and rental of bedrooms shall be limited to
registered guests. Separate or additional kitchens for guests are prohibited.
20.350.012 Community Assembly, Small and Large
All community assembly uses shall be located, developed, and operated in compliance with
the following standards:
Location. Community assembly uses with more than 2,000 square feet of gross floor
area shall be located on a corner lot, not at mid-block, unless the site area is greater
than 20,000 square feet.
Access. Community assembly uses shall take primary access from a public street with
a minimum of 50 feet in width and improved with curbs, gutters, sidewalks and
streetlights.
Buffer, Where Required. A minimum 20-foot perimeter buffer shall be included
adjacent to any residential district or use. This buffer area may be used for parking or
landscaping but shall not be used for structures or outside activities.
Amplified Sound. Sound amplification equipment shall be operated in compliance
with the requirements of Chapter 8.32 (“Noise Regulations”) of the South San
Francisco Municipal Code.
Outdoor Recreation. Outdoor recreation areas shall be at least 50 feet from any
residential district or use. Sound amplification equipment may not be used in outdoor
areas.
Parking Area Screening. In addition to the standards of Section 20.330.10 (“Parking
Areas Design and Development Standards”), parking areas for Large Community
Assembly uses adjacent to any residential district or use, including within the front
setback, shall be screened with a wall, opaque fence, or hedge six feet in height.
Outdoor Lighting.
1. Outdoor lighting shall be shielded to direct light and glare only onto the
community assembly facility premises. Such lighting shall be deflected,
shaded, and focused away from all adjoining property.
2. Outdoor lighting shall not exceed an intensity of one foot-candle of light
throughout the facility.
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20.350.013 Convenience Markets
Convenience markets shall be located, developed, and operated in compliance with the
following standards:
Maximum Size. 2,500 square feet. Additional floor area requires approval of a
Conditional Use Permit.
Setbacks. No building or structure shall be located within 20 feet of an interior lot
line abutting a residential district or use.
Landscaping. Landscaping shall comprise a minimum 10 percent of the site area,
exclusive of required setbacks. All landscaped areas shall be permanently maintained
in compliance with Section 20.300.008 (“Landscaping”).
Litter. One permanent, non-flammable trash receptacle shall be installed in the
parking area adjacent to the entrance/exit.
Alcoholic Beverage Sales. Convenience markets which sell alcoholic beverages are
also subject to the following standards:
1. Location—Minimum Distances Required.
a. From a Residential District Boundary. Convenience markets that sell
alcoholic beverages shall be located at least 500 feet from any
residential district boundary, unless part of a shopping center with at
least 50,000 square feet of floor area.
b. From Specified Public Uses. Convenience markets that sell alcoholic
beverages shall be located at least 500 feet from any Community
Assembly Facility, Cultural Institution, Day Care Center, Public Park and
Recreation Facility, or Public or Private School.
c. From Other Retail Sales that Sell Alcoholic Beverages for Off-Site
Consumption. A convenience market that sells alcoholic beverages shall
be located at least 1,000 feet from any other retail establishment selling
alcoholic beverages for off-site consumption unless there is a finding of
public convenience or necessity pursuant to State law.
2. Hours of Operation. Convenience markets that sell alcoholic beverages may
only be operated between 9:00 a.m. and 9:00 p.m., seven days per week.
Additional hours may be allowed subject to the approval of a Minor Use
Permit.
20.350.014 Day Care Centers
Adult and child day care centers other than family childcare homes shall be located,
developed and operated in compliance with the following standards:
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License. The operator shall secure and maintain a license from the State of California
Department of Social Services.
Hours of Operation. Day care centers shall operate only between the hours of 6:00
a.m. to 8:00 p.m., Monday through Friday. Additional hours may be allowed subject
the approval of a Minor Use Permit.
Noise. Outdoor activities shall not occur before 8:00 a.m., when the site is located
within or adjacent to a residential district or a residential use. Day care centers shall
comply with the requirements of the City’s noise ordinance limits.
Pick-up/Drop-off Plan. A plan and schedule for the pick-up and drop-off of children
or clients shall be provided for review and approval by the Chief Planner. The plan
shall demonstrate that adequate parking and loading are provided on-site to
minimize congestion and conflict points on travel aisles and public streets. The plan
shall also demonstrate that increased traffic will not cause traffic levels to exceed
those levels customary in residential neighborhoods except for higher traffic levels
during the morning and evening commute. The plan shall include an agreement for
each parent or client to sign which includes, at minimum:
1. A scheduled time for pick-up and drop-off with allowances for emergencies.
2. Prohibitions of double-parking, blocking driveways of neighboring houses, or
using driveways of neighboring houses to turn around.
20.350.015 Domestic Violence Shelter
Domestic violence shelters shall be located, developed, and operated in compliance with the
following standards.
Maximum Occupancy. No more than 30 adult residents, not including staff, shall be
allowed at one time, if such shelter is located on a lot or parcel of land of less than
two acres.
Off-Street Parking. The number of required parking spaces, plus adequate access
thereto, shall be determined by the Chief Planner for each shelter, in an amount
adequate to prevent excessive on-street parking, and with such factors as the number
of adult beds to be provided by the shelter, the anticipated number of employees on
the largest shift, and the distance from the closest transit stop taken into
consideration. In no case shall the number of required spaces be less than the
number of such spaces required for a group residential facility specified by Chapter
20.330 (“On-Site Parking and Loading”).
Land Use Compatibility. The land uses and developments in the immediate vicinity
of the shelter shall not constitute an immediate or potential hazard to occupants of
the shelter.
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Useable Open Space. Minimum 20 square feet per resident.
20.350.016 Drive-Through Facilities
Drive-through facilities shall be located, developed and operated in compliance with the
following standards:
Permit Required. A Conditional Use Permit is required for all drive-through facilities.
Traffic Study Required. A traffic study is required for all proposed drive-through
facilities.
Maximum Number per Shopping Center. A maximum of one drive-through facility
shall be permitted per shopping center.
Drive-Through Aisles. Drive-through aisles shall be designed to allow safe,
unimpeded movement of vehicles at street access points and within the travel aisles
and parking space areas.
1. Drive aisles are prohibited between the building and street unless no
alternative exists.
2. A minimum 15-foot interior radius at curves and a minimum 12-foot width is
required.
3. Each drive-through entrance and exit shall be at least 100 feet from an
intersection of public rights-of-way, measured at the closest intersecting
curbs, and at least 25 feet from the nearest curb cut on an adjacent property.
4. Each entrance to an aisle and the direction of flow shall be clearly designated
by signs and/or pavement markings or raised curbs outside of the public right-
of-way.
Landscaping. Each drive-through aisle shall be screened with a combination of
decorative walls and landscape to a height of 20 inches to prevent headlight glare and
direct visibility of vehicles from adjacent streets and parking lots.
Pedestrian Walkways. Pedestrian walkways shall not intersect drive-through aisles,
unless no alternative exists. In such cases, pedestrian walkways shall have clear
visibility, emphasized by enhanced paving or markings.
20.350.017 Emergency Shelters
Emergency shelters shall be located, developed, and operated in compliance with the
following standards:
Number of Residents. The number of adult residents, not including staff, who may
be housed on a lot that is smaller than one acre shall not exceed the number of
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persons that may be accommodated in any hospital, convalescent home, residential,
transient occupancy, or similar facility allowed in the same district.
Limitation On Time of Occupancy. Occupancy by an individual or family may not
exceed 180 consecutive days unless the management plan provides for longer
residency by those enrolled and regularly participating in a training or rehabilitation
program.
Outdoor Activities. All functions associated with the shelter, except for children’s
play areas, outdoor recreation areas, parking, and outdoor waiting must take place
within the building proposed to house the shelter. Outdoor waiting for clients, if any,
may not be in the public right-of-way, must be physically separated from the public
right-of-way, and must be large enough to accommodate the expected number of
clients.
Hours of Operation. To limit outdoor waiting, the facility must be open for at least
eight hours every day between 7:00 a.m. and 7:00 p.m.
Supervision. On-site supervision must be provided at all times.
Toilets. At least one toilet must be provided for every 15 shelter beds.
Management Plan. The operator of the shelter must submit a management plan for
approval by the Chief Planner. The Plan must address issues identified by the Chief
Planner, including transportation, client supervision, security, client services, staffing,
and good neighbor issues.
20.350.018 Family Day Care Homes
Family Day Care Homes (including small and large facilities) shall be located, developed, and
operated in compliance with the applicable requirements of State law and shall comply with
all applicable requirements of the underlying residential zoning district where the day care
home is located. Family Day Care Homes shall also comply with all requirements of this Code
applicable to single-family residential homes in their respective zoning districts, including the
requirements of the City’s noise ordinance limits.
20.350.019 Freight/Truck Terminal, Warehouses and Parcel Hubs
Freight/Truck Terminals, Warehouses and Parcel Hubs shall provide adequate
parking, loading, queuing, and circulation areas on-site and shall not have a
detrimental impact on the circulation or on-street parking in the surrounding area.
Parking Management and Monitoring Study. A parking management and
monitoring study shall be submitted for review and approval by the Chief Planner and
City Engineer which demonstrates compliance with the above criteria. The study shall,
at minimum, include the following:
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1. Description of the type of freight to be distributed.
2. Size of trucks and shipping containers.
3. Number and schedule of deliveries.
4. Trip generation.
5. Threshold for TDM required per Chapter 20.400 (“Bonus Residential Density”)
and demonstration of required compliance.
6. Amount and duration of storage.
7. Loading and unloading procedures.
8. Circulation plan.
9. Radius of delivery map.
10. Demonstration of compliance with Climate Action Plan requirements.
11. Other information as required by the City.
20.350.020 Gated Communities
Gated residential communities are prohibited within the City of South San Francisco. Existing,
nonconforming communities are subject to the requirements of Chapter 20.320
(“Nonconforming Uses, Structures, and Lots”).
20.350.021 Group Residential
Group residential facilities shall be located, developed and operated in compliance with the
following standards:
Location. Minimum distance from any other group residential facility shall be 300
feet.
Screening. A minimum six-foot high solid wall or fence shall be provided for purposes
of securing outdoor recreational areas and screening the site. Chain metal fencing
and barbed wire are prohibited.
Usable Open Space. At least 20 square feet of usable open space shall be provided
for each person who resides in the facility.
Licensing. Group residential facilities that provide permanent living accommodations
and 24-hour primarily nonmedical care of persons in need of personal services,
supervision, or assistance essential for sustaining the activities of daily living or for
the protection of the individual shall be licensed and certified by the State of California
and shall be operated according to all applicable State and local regulations.
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No Drug or Alcohol Use. Residents and staff shall sign an agreement affirming that
use of drugs or alcohol on the premises is prohibited and acknowledging that drug or
alcohol use will result in termination or eviction.
20.350.022 Home Occupations
A resident of a dwelling unit may conduct a Home Occupation that is incidental to the
residential use of the structure and within the habitable area of the dwelling in compliance
with the following standards.
The home occupation may not occupy more than 450 square feet.
The home occupation must be located in the principal dwelling, attached garage
and/or detached accessory buildings. An attached or detached garage may be used
for storage or workspace as long as one garage parking space is maintained at all
times for the dwelling and as long as the required on-site parking spaces are provided.
No person not residing on the premises may be employed, either for pay or as an
independent contractor or a volunteer, at the site of the home occupation.
No sign or advertising shall be published or displayed on the premises, unless
required by State law. If applicable, the applicant shall provide the necessary evidence
that identification is required by State law.
Sale of goods on the premises shall be limited to the products of the home
occupations, and no other merchandise or goods shall be sold, kept or displayed for
the purposes of sale on the premises. Mail order of products of home occupations
are permitted.
The home occupation shall not attract or generate excessive auto or foot traffic,
require additional off-street parking spaces, or involve the use of commercial vehicles
for delivery of materials or supplies to or from the premises in excess of that which is
customary for a dwelling unit.
No tractor-trailer or similar heavy-duty delivery or pickup, no other vehicle of more
than three-quarter ton capacity, and no limousine or other vehicle for hire used in
connection with the home-based business shall be kept on the site or parked in the
public right-of-way in the vicinity of the site.
Any trailer, wheeled equipment, or any vehicle displaying or advertising the home
occupation shall not be visible from off the premises.
No customer or client visits are permitted except for instructional services for not
more than two students at a time.
No stock in trade, inventory, or display of goods or materials shall be kept on the
premises except for incidental storage that is confined to the dwelling or an accessory
building.
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No dwelling shall be built, altered, finished, or decorated externally for the purposes
of conducting the home occupation in such a manner as to change the residential
character and appearance of the dwelling, or in such a manner as to cause the
structure to be reasonably recognized as a place where a home occupation is
conducted.
No equipment or process shall be used which creates noise, vibration, glare, fumes,
odor, or electrical interference detectable to the normal senses off the lot if the
occupation is conducted in a single-unit detached residence, or outside the dwelling
unit if conducted in other than a single-unit detached residence.
The home occupation shall not involve the use of power equipment on the premises
using motors exceeding one horsepower combined capacity.
No equipment or process shall be used which creates visual or audible electrical
interference in any radio or television receiver off the premises, or causes fluctuations
in line voltage off the premises. There shall be no storage or use of toxic or hazardous
materials other than the types and quantities customarily found in connection with a
dwelling unit.
If any home occupation becomes dangerous or unsafe; presents a safety hazard to
the public, pedestrians on public sidewalks, or motorists on a public right-of-way; or
presents a safety hazard to adjacent or nearby properties, residents, or business, the
Chief Planner shall issue an order to the dwelling owner and/or tenant on the
property on which the home occupation is being undertaken, directing that the home
occupation immediately be made safe or be terminated.
The property owner and/or tenant shall take the necessary corrective steps or
measures but, in the event of a failure to do so by the owner and/or tenant, after
notice and a reasonable period of time, the City may initiate any enforcement action
available under this Ordinance or Municipal Code to render the home occupation and
dwelling safe.
Costs incurred by the City to take enforcement actions, shall be borne by the property
owner and shall be treated as a zoning violation.
The following uses are not permitted as a home occupation:
1. Adult business;
2. Ambulance service;
3. Automotive repair, painting, body/fender work, upholstering, detailing,
washing, including motorcycles, trucks, trailers and boats;
4. Beautician or barber services on-site for more than one client at a time;
5. Commercial food preparation, food handling, processing or packing, other
than specialized cooking or baking;
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6. Firearms manufacture, sales, or repair;
7. Furniture refinishing or upholstery;
8. Gymnastic facilities;
9. Repair, reconditioning, servicing or manufacture of any internal combustion
or diesel engine or of any motor vehicle, including automobiles, trucks,
motorcycles, or boats;
10. Repair, fix-it or plumbing shops;
11. Medical services except as a secondary office that does not involve patient
visits as an adjunct to a principal office located elsewhere;
12. Restaurant;
13. Retail sales;
14. Spa retreat center;
15. Tattoo studio;
16. Tow truck service;
17. Veterinary services and other uses that entail the harboring, training, care,
breeding, raising or grooming of dogs, cats, birds, or other domestic animals
on the premises, except those that are owned by the resident or otherwise
permitted by this article;
18. Welding or machine shop; and
19. Yoga or exercise studio for more than two clients at a time.
20.350.023 Hotels and Motels
Hotels and Motels shall provide adequate parking, loading, queuing, and circulation areas
on-site and shall not have a detrimental impact on the circulation or on-street parking in the
surrounding area
Parking Management and Monitoring Study. A parking management and
monitoring study per Subsection 20.330.004.D (“Use Not Specified”) shall be
submitted for review and approval by the Chief Planner and City Engineer which
demonstrates compliance with the above criteria.
B. Automobile Rental Facilities in Hotels. Automobile rental agencies located in hotels
are accessory uses. Automobile rental agencies that include the storing of vehicles on
the hotel site are subject to the following criteria:
1. The use is intended to serve hotel guests;
2. The rental facility point of sale must be in the City of South San Francisco.
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3. Adequate parking is available, as determined by a parking demand study
approved by the Planning Commission;
4. No preparation, maintenance or cleaning of rental vehicles occurs on-site; and
5. No more than 10 vehicles are stored on the hotel site.
20.350.024 Large Format Retail
Large Format Retail establishments with 80,000 square feet of floor area or more must
comply with the following standards:
Surety Bond. As a condition of approval for a Large Format Retail establishment, the
applicant shall be required to post a cash or surety bond in a form and amount
acceptable to the City Manager to cover the cost of complete building demolition and
maintenance of the vacant building site if the primary building is ever vacated or
abandoned, and remains vacant or abandoned for a period of more than 12
consecutive months following primary business closure.
Vacated Facility. If the facility is vacated, the owner or operator, within 12 months,
shall submit, to the Planning Commission, a plan contemplating the removal or reuse
of the facility. If the owner or operator is unable to provide a plan which is acceptable
to the Planning Commission, the City may utilize the surety bond to take whatever
action is permitted by law to assure appropriate demolition, redevelopment, or reuse
of the facility.
20.350.025 Live-Work Units
Applicability. The provisions of this subsection apply to the design, development,
and operation of live-work units, including new live-work units, conversions of existing
residential and nonresidential buildings to live-work buildings, and any change of use
or occupancy in a live-work unit.
Establishment.
1. Live-work units may be established through the conversion of existing
commercial and industrial buildings or by new construction.
2. The work activity must be permitted by-right in the zone where the use is
proposed.
3. No work activity shall be permitted that contains those uses which the review
authority finds would, by virtue of size, intensity, hours of operation, number
of employees or the nature of the operation, have the potential to adversely
affect others living or working in or nearby the live-work development by
reason of dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration
or other impacts, or would be hazardous by way of materials, process, product
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or wastes including. Such uses include but are not limited to:
automobile/vehicle sales and services, bars/lounges/night clubs, adult
businesses, animal sales and services, liquor stores, funeral parlors and
mortuaries, outdoor storage as a primary use, salvage and wrecking, and
unenclosed kitchens.
Uses that may, depending on how they are operated, have the potential to
generate impacts or would constitute a change in occupancy under the
Building Code shall not be approved unless the review authority finds that as
proposed to be conducted, or as modified by conditions of approval, they
would not conflict with or adversely affect others living or working in or nearby
the live-work development.
Design of Live-Work Units.
1. Floor Area. Each live-work unit shall include at least 1,000 square feet of gross
floor area.
2. Improvements. Live-work units shall be designed to accommodate
commercial or industrial uses as evidenced by the provision of ventilation,
interior storage, flooring, and other physical improvements of the type
commonly found in exclusively commercial or industrial facilities used for the
same work activity.
3. Separation Required. In a multi-unit live-work building, each live-work unit
shall be separated from other live-work units or other uses in the building.
Access to each live-work unit shall be provided from common access areas,
common halls or corridors, or directly from the exterior of the building.
4. Mixed Occupancies. If a building contains mixed occupancies of live-work units
and other nonresidential uses, occupancies other than live-work shall meet all
applicable requirements for those uses, and proper occupancy separations
shall be provided between the live-work units and other occupancies, as
determined by the Building Official.
5. Parking and Loading.
a. Required Parking. Parking requirements are established in Chapter
20.330 (“Parking and Loading”).
b. Required Loading. Each live-work unit shall have at least one off-street
loading area for every 50,000 gross square feet of space occupied by
live-work units. No additional loading areas are required if the loading
requirements for industrial or commercial occupants of a live/work
building exceed the loading requirements for the live-work use.
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c. Requirements for parking and parking spaces may be waived or
modified through the Minor Use Permit if the Review authority finds
that:
i. That the proposed parking will be adequate to meet the
demand created by the project given the character of the
proposed uses; and
ii. That a waiver or modification of parking requirements will not,
under the circumstances of the particular project, either conflict
with nor adversely affect commercial or industrial uses or
residential districts in the area where the project is proposed.
Business License Required. At least one occupant of each live-work unit shall
maintain a current City of South San Francisco business license for a business located
in that unit.
Nonresident Employees. Up to two persons who do not reside in the live-work unit
may work in the unit.. The employment of three or more persons who do not reside
in the live-work unit may be permitted subject to a Conditional Use Permit based on
additional findings that such employment will not adversely affect traffic, parking, or
other conditions in the area where the live-work unit is located.
On-Premise Sales. On-premises sales of goods is limited to those produced within
the live-work unit. Sales of goods produced within the live-work unit shall be
incidental to the primary work use in any building used exclusively for live-work
occupancy. These provisions shall permit participation in occasional open studio
programs and gallery shows.
Notice to Occupants Required. The owner or developer of any building containing
live-work units shall provide written notice to all live-work occupants and users that
the surrounding area may be subject to levels of noise, dust, fumes, or other effects
associated with commercial and industrial uses at higher levels than would be
expected in residential areas. State and federal health regulations notwithstanding,
noise and other standards shall be those applicable to commercial or industrial
properties in the district where the project is located. For purposes of noise control,
live-work units shall be classified as commercial property.
No Separate Sale or Rental of Portions of Unit. No portion of a live-work unit may
be separately rented or sold as a commercial space for a person or persons not living
in the premises or as a residential space for a person or persons not working in the
same unit.
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20.350.026 Massage Businesses
Massage businesses, including massage businesses conducted as accessory uses, are
subject to the requirements in Municipal Code Chapter 10.16 (“Regulation of Massage
Businesses”), and the following standards.
Exceptions. The provisions of this subsection do not apply to the following classes of
individuals or businesses while engaged in the performance of their duties:
1. Physicians, surgeons, chiropractors, osteopaths, nurses or any physical
therapists who are duly licensed to practice their respective professions in the
state of California and persons working directly under the supervision of such
licensed persons;
2. Barbers and beauticians who are duly licensed under the laws of the state of
California while engaging in practices within the scope of their licenses;
3. Hospitals, nursing homes, sanitariums, or any other similar health facilities
duly licensed by the state of California;
4. Accredited high schools, junior colleges, medical schools, schools of
chiropractic, and colleges or universities whose coaches, trainers, or medical
or chiropractic students are acting within the scope of their employment or
instruction;
5. Trainers of amateur, semi-professional or professional athletes or athletic
teams while engaging in their training responsibilities for and with athletes;
and trainers working in conjunction with a specific athletic event;
6. Massage practitioners who perform massages which are clearly incidental to
the operation of a personal fitness training center, gymnasium, athletic facility
or health club, when the giving of massage for compensation is not a principal
function of such businesses. In determining whether massage constitutes a
principal or incidental function of personal fitness training centers,
gymnasiums, athletic facilities or health clubs, the police chief shall consider
the percent of income derived from massages, the amount of floor space
devoted to and the number of employees assigned to massage services, as
well as the manner in which the business advertises and holds itself out to the
public;
7. Individuals administering massages or health treatment involving massage to
persons participating in single-occurrence athletic, recreational or festival
events, such as health fairs, road races, track meets, triathlons and other
similar events; provided, that all of the following conditions are satisfied:
a. The massage services are made equally available to all participants in
the event,
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b. The event is open to participation by the general public or a significant
segment of the public such as employees of sponsoring or participating
corporations,
c. The massage services are provided at the site of the event and either
during, immediately preceding or immediately following the event,
d. The sponsors of the event have been advised of and have approved the
provisions of massage services,
e. The persons providing the massage services are not the primary
sponsors of the event;
8. Individuals providing out-call massage services.
City Registration Certificates/Use Permit Required. All massage businesses are
required to obtain either a Conditional Use Permit or a Minor Use Permit pursuant to
Chapter 20.490 (“Use Permits”) and a City registration certificate pursuant to Section
10.16.040 (“Massage businesses registration”) of the South San Francisco Municipal
Code.
Location. No such business shall be established or located within 500 feet from any
other massage business.
Hours. Massage shall be provided or given only between the hours of 7:00 a.m. and
9:00 p.m. No massage business shall be open and no massage shall be provided
between 9:00 p.m. and 7:00 a.m. A massage commenced prior to 9:00 p.m. shall
nevertheless terminate at 9:00 p.m., and all clients shall exit the premises at that time.
Facility Requirements. Every massage business shall maintain facilities meeting the
following requirements:
1. A list of the services available and the cost of such services shall be posted in
the reception area within the massage premises, and shall be described in
readily understandable language.
2. A copy of the California Massage Therapy Council (CAMTC) certificate of each
and every massage practitioner employed in the business shall be displayed
in the reception area or similar open public place on the premises. CAMTC
certificates of former employees and/or contractors shall be removed as soon
as those massage practitioners are no longer employed by or offering services
through the massage business.
3. Massage businesses shall at all times be equipped with an adequate supply of
clean sanitary towels, coverings, and linens. Clean towels, coverings, and
linens shall be stored in enclosed cabinets.
4. Where the business has staff available to assure security for clients and
massage staff are behind closed doors, the entry to the reception area of the
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massage business shall remain unlocked during business hours when the
business is open for business or when clients are present.
5. No massage business located in a building or structure with exterior windows
fronting a public street, highway, walkway, or parking area shall, during
business hours, block visibility into the interior reception and waiting area
through the use of curtains, closed blinds, tints, or any other material that
obstructs, blurs, or unreasonably darkens the view into the premises. For the
purpose of this sub-section, there is an irrebuttable presumption that the
visibility is impermissibly blocked if more than 10 percent of the interior
reception and waiting area is not visible from the exterior window.
6. All signs shall be in conformance with Chapter 20.360 (“Signs”).
7. Minimum lighting consisting of at least one artificial light of not less than 40
watts shall be provided and shall be operating in each room or enclosure
where massage services are being performed on clients, and in all areas where
clients are present.
8. Minimum ventilation shall be provided in accordance with the Uniform
Building Code and any other applicable regulations.
9. Hot and cold running water shall be provided at all times.
10. Adequate dressing, locker and toilet facilities shall be provided for patrons.
11. A minimum of one wash basin for employees shall be provided at all times.
The basin shall be located within or as close as practicable to the area devoted
to performing of massage services. Sanitary towels shall also be provided at
each basin.
12. All massage businesses shall comply with all state and federal laws and
regulations for handicapped clients.
13. Other than custodial or maintenance staff, no persons shall be permitted
within the premises of a massage business between the hours of 11:00 p.m.
and 6:00 a.m.
20.350.027 Mobile Home Parks
Mobile home parks shall be located, developed, and operated in compliance with the
following standards:
Maximum Density. The maximum density is as allowed by the base zoning district
in which the manufactured home park is located.
Maximum Allowable Height. Maximum building or structural height of any buildings
appurtenant to mobile home or trailer courts or subdivisions shall be 28 feet.
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Setback from Adjacent Streets. All manufactured home spaces shall be set back a
minimum of 20 feet from all public street rights-of-way adjacent to the site, and the
setback area shall be landscaped.
Setbacks for Individual Units. Minimum setbacks for individual units are as follows:
1. Front: Five feet.
2. Side: Five feet.
3. Rear: Ten feet.
4. Awnings and carports may not be closer than three feet from any
manufactured home space boundary.
Access. Access to internal private streets is required for all manufactured home lots
or spaces within the manufactured home park. Direct access from a manufactured
home lot or spaces to a public street or alley is not permitted. All points of vehicular
access to and from public streets shall be approved by the City Engineer.
Internal Streets. All private internal streets within the mobile home or trailer park
shall not be less than 30 feet in width and shall be surfaced and maintained with not
less than two-inch of plant mix placed on four inches of aggregate base or equivalent.
Walkways. Walkways linking the manufactured homes with recreational and other
internal facilities and other manufactured homes shall be provided.
Walls and Screening. Exterior boundaries of a manufactured home park must be
screened with a six-foot high solid wall. Such walls shall be composed of decorative
block, concrete panels or similar materials and include architectural relief through
variations in height, the use of architectural “caps,” columns, or similar measures. All
trash and garbage collection areas shall be surrounded on at least three sides by a
five foot block wall, and shall have adequate access for collection vehicles.
Common Open Space. Recreation, or common open spaces, shall be provided for
each mobile home park or subdivision. An area of at least 300 square feet for each
mobile home space must be provided. This open space may be used in more than
one location, but no location shall contain less than 1,000 square feet in the
aggregate. Each recreational space shall be accessible to all of the mobile home
spaces in the park and shall not be used for any other purpose.
Landscaping. Landscaping as prescribed in Section 20.300.008 (“Landscaping”) is
required for all common open space areas, exterior front and street side yards, and
common parking areas. A 15-foot landscaped buffer shall be provided along streets
adjoining the park.
Certification. All manufactured houses shall be certified under the National
Manufactured Home Construction and Safety Act of 1974.
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Compliance. Mobile home parks must comply with all applicable federal and State
regulations; the mobile home park regulations as contained and from time to time
amended in the California Code of Regulations, Title 25, Division 1, Chapters 2 and 2.2
relating to the maintenance, use and occupancy of mobile homes, seismic bracing,
and the construction and operation of mobile home parks; and all other applicable
State and local regulations.
20.350.028 Mobile Vendor Services
Mobile Vendor Services that provide temporary personal and support services to employees
from a readily moveable unit shall be located and operated in compliance with the following
requirements and development standards:
Location. All activities must be conducted entirely on private property and wholly
within an approved vehicle.
General Standards. All mobile vending operations must have a South San Francisco
business license and must comply with all applicable State and county health codes,
including any required restroom agreement letter.
Alteration of Site Prohibited. Mobile vendor services shall not permanently alter
the character or physical facilities of the property where they occur.
Automobile/Vehicle Services. Automobile/vehicle services are prohibited as mobile
vendor services, except car washing which shall be subject to a Minor Use Permit.
Parking. Mobile vendor services shall not:
1. Park or be located within 20 feet of a fire hydrant or public safety alarm box.
2. Obstruct any walkways, drive aisles, sidewalks or path of travel.
3. Park on any unimproved (unpaved) surface.
Duration of Stay. Mobile vendor services shall not be on-site in the approved
location for more than 16 consecutive hours, nor more than twice during any given
week. Upon request, the Chief Planner may approve additional hours to
accommodate Special Events of limited duration.
Vehicle Type. Mobile vendor services shall be limited to vans, mobile homes, trailers,
or similar contained vehicles.
Procedures. Mobile vendor services that comply with all of the standards and
requirements in subsections A through F may be approved by the Chief Planner
subject to the requirements of Chapter 20.470 (“Site Clearance”) and a Business
License. The Chief Planner may approve a Minor Use Permit to allow car washing or
a mobile vendor service that does not comply with the standards and requirements
in subsections E through I subject to the following:
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1. Automobile/Vehicle Services. Automobile/vehicle services are prohibited as
mobile vendor services except car washing conducted in compliance with the
California Regional Water Quality Control Board San Francisco Bay Regional
Municipal Regional Stormwater NPDES Permit, the City of South San Francisco
Source Control Measures, and all other applicable stormwater control
requirements.
2. Other. Any reasonable conditions the Chief Planner deems necessary to
ensure compliance with the purposes of the district and to make the findings
required by Section 20.490.004 (“Required Findings”) based on the information
contained in the application, public records, and/or recommendations from
departmental staff.
20.350.029 Other Financial Services
Other financial services subject to this section, which includes alternative loan businesses
and pawnbrokers, shall be located, developed, and operated in compliance with the
following:
Maximum Size. Limited to 2,500 square feet in size.
Location. Other financial services shall be located on a major arterial or higher
classification street, and at least 1,000 feet from any other financial services business.
Queuing Area. Adequate queuing area shall be provided within the building. Queuing
on the sidewalk is prohibited.
Security. A security plan shall be provided for review and approval by the Chief
Planner and the City of South San Francisco Police Department. The plan shall provide
for adequate security, including a central station alarm system to the Police
Department. Bars on the windows, exterior phones and roll up doors are prohibited.
Hours of Operation. The business shall not open prior to 7:00 a.m. or close for
business after 7:00 p.m., daily. Any alteration to these hours of operation may be
granted with approval of a Conditional Use Permit.
Pawnbrokers. Pawnbrokers subject to this section shall be located, developed, and
operated in compliance with the following standards:
1. Customer Circulation and Display. The business shall dedicate at least 25
percent of the gross floor area to customer circulation and the display of goods
for sale to the public. The display of firearms is prohibited and any firearm
sales shall be an accessory use to the operation of the Pawnbroker business.
2. Compliance with Chapter 6.92. Pawnbrokers shall comply with all
regulations and requirements contained in Chapter 6.92
(“Pawnbroker/Secondhand Dealer”).
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20.350.030 Outdoor Market
Outdoor sales shall be located, developed, and operated in compliance with the standards
of this section.
Temporary Outdoor Display and Sales. The temporary outdoor display and sale of
merchandise shall comply with Chapter 20.340 (“Temporary Uses”).
Produce Displays. The outdoor display of produce associated with an existing Food
and Beverage Retail Sales establishment on the same site is allowed, subject to the
following standards:
1. The display does not disrupt the normal function of the site or its circulation
and does not encroach upon parking spaces, driveways, pedestrian walkways,
or required landscaped areas; and
2. All produce is removed or enclosed at the close of each business day.
Permanent Outdoor Display/Sales. The permanent outdoor display of merchandise
requires approval of a Minor Use Permit in accordance with Chapter 20.490 (“Use
Permits”), and shall comply with the following minimum standards:
1. Location. Outdoor sales shall be located entirely on private property outside
any required setback, fire lane, fire access way, or landscaped planter in zoning
districts that do not have required setbacks. A minimum setback of 15 feet
from any public right-of-way is required.
2. Screening. All outdoor sales and activity areas shall be screened from adjacent
public rights-of-way and residential districts by decorative solid walls, solid
fences, or landscaped berms pursuant to Section 20.300.008 (“Landscaping”).
3. Location of Merchandise. Displayed merchandise shall occupy a fixed,
specifically approved and defined location that does not disrupt the normal
function of the site or its circulation and does not encroach upon parking
spaces, driveways, pedestrian walkways, or required landscaped areas. These
displays shall also not obstruct sight distances or otherwise create hazards for
vehicle or pedestrian traffic.
20.350.031 Outdoor Seating
Eating and drinking establishments with outdoor seating areas shall be located, developed,
and operated in compliance with the following standards:
Size. Outdoor seating areas shall not exceed 50 percent of the total building floor
area occupied by the eating and drinking establishment, or 300 square feet of
outdoor seating area, whichever is greater, unless approved with a Minor Use Permit.
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Minor Use Permit. A Minor Use Permit is required for outdoor dining when the
outdoor seating area:
1. Abuts the property line of a residential district outside of the Downtown /
Caltrain Station Area Zoning District.
2. Is located in an on-street parking lane.
Barriers. The use of barriers around the outdoor seating area may be permitted,
provided they are in a manner acceptable by the City and the design is approved by
the Chief Planner. Barriers must be integrated into the design of the outdoor seating
area and shall not encroach into the adjacent travel lane or pedestrian path of travel.
Hours of Operation. Hours of operation shall be limited to the hours of operation of
the associated eating and drinking establishment, but in no case shall be permitted
earlier than 7:00 a.m. or later than 10:00 p.m.
Refuse Storage Area. No structure or enclosure to accommodate the storage of
trash or garbage shall be erected or placed on, adjacent to, or separate from an
outdoor seating area on the public sidewalk or right-of-way. Refuse areas shall be
screened with a solid masonry wall at least six feet in height.
Permitted Locations. Outdoor seating areas within the public right-of-way are
allowed in commercial and mixed-use areas subject to the requirements listed above
and the following standards.
1. Procedure. Any permit to allow dining within the right-of-way is
nontransferable and, unless revoked, shall remain valid for one year from the
date of issuance. In order to continue operation of an outdoor dining area
beyond the term of the permit, the owner/operator shall submit a new
application for an outdoor dining area.
2. Sidewalk Dining Areas. The following standards shall be met for the
establishment and maintenance of a sidewalk dining area within the public
right-of-way.
a. An unobstructed sidewalk clearance of four feet shall be maintained
for pedestrians at all times from the edge of any table, chair, bench,
planter, or other appurtenances used as part of a sidewalk dining area
(see Figure 20.350.030(F)(2)).
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Figure 20.350.030(F)(2) Sidewalk Dining Physical Requirements
b. Where the sidewalk dining area is located adjacent to the street, and in
addition to the requirements stated in subparagraph 1 above, an 18-
inch clearance shall be maintained from the face of the curb to the
sidewalk dining area unless there is parking parallel to the street, in
which case a two-foot clearance is required (see Figure
20.350.030(F)(2)).
c. No sidewalk dining area shall obstruct any points of building ingress
and/or egress.
d. On a corner lot, no sidewalk dining area shall be located within the area
bound by the extensions of the corner building walls between the
building and the curb.
e. All sidewalk dining furniture and appurtenances shall be removed at
the close of each business day. No storage of materials on sidewalks is
allowed.
f. No portion of a sidewalk dining area shall be permanently attached to
the sidewalk or building.
g. Sidewalk seating is exempt from the parking requirements of Chapter
20.330 (“On-Site Parking and Loading”).
3. Parking Lane Dining Areas. The following standards shall be met for the
establishment and maintenance of dining areas within on-street parking lanes
within the right-of-way.
a. Dining areas in parking lanes are permitted only in the Downtown
within on-street parking lanes directly facing a property.
b. Dining areas must be located on constructed dining platforms.
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c. Dining platforms shall not encroach into the adjacent travel lane and
shall be located a minimum of six inches from lines marking a parking
space.
d. A dining platform shall not be closer than 25 feet from the intersection
of corner property lines or driveways.
e. Dining platforms shall have a flush transition to the sidewalk to avoid
tripping hazards.
f. Dining areas shall not include cords, wires or any elements between
the dining area and the building.
g. Dining areas shall incorporate vertical elements that enhance visibility
from traffic, and the corners of the structure fencing shall be fitted
with reflectors.
h. Platforms shall not interfere with utility access, bus zones, or curbside
drainage. Every platform shall meet accessibility standards of the
Americans with Disabilities Act Accessibility Guidelines.
i. The sub-structure of the dining platform shall ensure a level surface
and a minimum of 12-inch drainage for the adequate passage and use
of the curb and storm drain.
j. All parking lane dining furniture shall be removed or secured at the
close of each business day. No storage of materials on sidewalks is
allowed when outdoor dining space is not used.
k. Traffic barricades: If establishing a dining area in the parking lane for
seating, retail, or other business activity, applicant must install
barricades between the parking area and the traffic lane or any active
parking. Barricades must be:
i. 36 inches to 42 inches high
ii. Not easily moved, altered or stolen
iii. Stable and sturdy enough not to fall over or be pushed over (like
when leaned against)
iv. Marked with yellow high intensity retroreflective tape or
reflectors to be visible at night
4. Design Requirements.
a. Any umbrella, heater, or similar feature used in a sidewalk dining area
shall be safely secured during use.
b. The design and appearance of all proposed improvements or furniture,
including, but not limited to, tables, chairs, benches, umbrellas and
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planters, to be placed in the sidewalk dining area shall present a
coordinated theme and be compatible with the appearance and design
of the building, as determined by the Chief Planner.
c. The design of all improvements and furniture shall be of a quality to
sustain weather and wear, shall be of a material other than molded
plastic.
d. Planters and planter boxes, if used as temporary dividers, must be
planted and maintained with live plants.
e. The establishment shall utilize the same utensils and dishes for
sidewalk dining as used for indoor dining areas to minimize the amount
of disposable service ware.
f. No signs shall be permitted in a sidewalk dining area (including sign
copy on umbrellas) except as may be required by the City or
Department of Alcoholic Beverage Control for reasons of public health
or safety.
g. All entertainment use, operation, or playing of musical instruments,
loudspeakers, sound amplifiers, or other machine for the production
or reproduction of sound is subject to the standards of Chapter 20.340
(“Temporary Uses”).
h. No electrical appliances, heating or cooking of food or open flames
shall be allowed in the outdoor dining area. Use of portable heating
devices may be permitted with approval from the Fire Chief.
i. Overhead coverings of an outdoor dining area shall have a minimum
clear height of 8 feet and a maximum overall height of 25 feet.
5. Maintenance of Outdoor Dining Areas.
a. The permittee and the property owner shall maintain the outdoor
dining area and the adjoining street, curb, gutter and sidewalk in a neat,
clean and orderly condition at all times, regardless of the source of the
refuse and litter. This shall include all tables, chairs, benches, planters,
or other appurtenances placed in the public right-of-way. Provisions
shall be made for trash receptacles to serve the sidewalk dining area,
subject to the approval of the Chief Planner.
b. Activities involving the outdoor dining area shall be conducted in a
manner that does not interfere with pedestrians, parking or traffic.
c. The permittee shall ensure that the outdoor dining area is limited to
business patrons.
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d. The permittee and the property owner shall be responsible for
preventing excessive noise to ensure minimal or no intrusion on
surrounding merchants and inhabitants.
e. If necessary, the permittee or the property owner shall clean the
surface of the outdoor dining area by washing or buffing to remove any
stains, marks, or discoloration to the satisfaction of the Department of
Public Works and in accordance with prevailing storm water and water
quality regulations.
f. Umbrellas, canopies, or other shade elements shall be kept clean and
in good condition, secure in windy conditions, and fire-treated.
6. Special Standards for Outdoor Dining Areas with Alcoholic Beverage Service.
a. A Minor Use Permit shall be required for all outdoor dining areas
serving alcoholic beverages.
b. Alcoholic beverages may only be served in outdoor dining areas which
are established in conjunction with a full service restaurant as defined
in Chapter 20.620 (“Use Classifications”).
c. Design of outdoor dining areas shall comply with the standards of
Section 20.350.031.F.2, F.3, and F4.
d. All entrances/exits of the sidewalk dining area shall be posted with
signs stating that alcoholic beverages must be kept within the sidewalk
dining area at all times. In addition, small cards shall be placed on each
table giving notice that removal of alcoholic beverages from the
sidewalk dining area is not allowed.
e. The capacity of the sidewalk dining area shall be limited to the number
of seats approved in the Sidewalk Dining Permit or Parking Lane Dining
Area Permit.
f. Provisions for the storage and/or preparation of alcoholic beverages
shall not be permitted in the sidewalk dining area.
g. Alcoholic beverages shall be served with glasses. Transportation by
patrons of any alcoholic beverage beyond the sidewalk dining area or
the interior of the restaurant shall be a violation of the proprietor’s
Sidewalk Dining Permit or Parking Lane Dining Area Permit. Empty
beverage containers shall be removed from the outdoor dining area as
soon as possible.
h. A license shall be obtained from the Department of Alcoholic Beverage
Control (ABC) prior to the operation of an outdoor dining area serving
alcoholic beverages and shall be maintained continuously as long as
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alcoholic beverages are served in the sidewalk dining area. Loss of such
license shall automatically constitute termination of the City permit to
serve alcoholic beverages in the outdoor dining area.
7. Indemnification/Insurance. The permittee shall defend, indemnify and hold
harmless the City and its officers and employees from and against all claims,
losses, damage, injury and liability for damages arising from the permittee’s
use of the public right-of-way. The permittee shall provide to the City, in a form
and in amounts acceptable to the City Attorney, certificates of insurance
substantiating the existence of a general liability policy covering the area
subject to the permit.
8. Temporary Suspension of Permit. The Director of Public Works shall have the
right to suspend or prohibit the operation of an outdoor dining area at any
time because of anticipated or actual problems or conflicts in the use of the
sidewalk area. Such problems or conflicts may arise from, but are not limited
to, scheduled festivals, parades, marches and similar special events; repairs to
the street, sidewalk or other public facility; or from demonstrations or
emergencies occurring in the area. To the extent possible, the City will give
prior written notice of any time period during which the operation of the
outdoor dining area must be suspended.
20.350.032 Outdoor Storage
Outdoor storage shall be located, developed and operated in compliance with the following
standards.
Applicability. Open storage of goods, materials, machines, equipment, and vehicles
or parts outside of a building for more than 72 hours must conform to the standards
of this section. The regulations of this section do not apply to temporary storage of
construction materials reasonably required for construction work on the premises
pursuant to a valid Building Permit.
Permitted Locations. The table below states the districts where outdoor storage is
permitted and prohibited.
Table 20.350.030 Outdoor Storage Regulations by District and Location
Base Districts Permissibility of Open Storage
Residential Districts Not permitted. (All storage must be within an enclosed building.)
Non-residential Districts
Permitted as an accessory use outside of required yards, parking
and circulation areas, and required landscaped areas subject to the
standards of this section.
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Table 20.350.030 Outdoor Storage Regulations by District and Location
Base Districts Permissibility of Open Storage
Downtown Residential
Districts and Downtown /
Caltrain Station Area Districts
Permitted as an accessory use outside of required yards, parking
and circulation areas, and required landscaped areas with Minor
Use Permit approval and subject to the standards of this section.
Fencing and Screening. Outdoor storage areas shall be screened so as not to be
visible from any public street or highway; residential or downtown district; or publicly
accessible open space area, parking area, access driveway, or similar thoroughfare.
1. All screening walls and fences visible from any public street or highway;
residential or downtown district; or publicly accessible open space area,
parking area, access driveway, or similar thoroughfare shall be architecturally
compatible with the main structure on the site and shall not have chain-link
fencing, barbed wire or razor wire.
2. Screening walls and fences shall not exceed maximum fence heights in
required yards, and in other areas shall not exceed 10 feet in height. A
screening wall or fence up to 15 feet in height may be allowed outside of
required setback areas with Minor Use Permit approval.
3. All fences and walls, excluding masonry and approved permanent-finish
panels, shall be painted a uniform, neutral color, excluding black, which blends
with the surrounding terrain, and improvements shall be maintained in a neat,
orderly condition at all times.
4. Exemptions. The following uses are exempt from the fencing and screening
requirement:
a. Automobile service stations, limited to automobile accessories and
facilities necessary to dispensing petroleum products only.
b. Automobile and vehicle sales, limited to automobiles and vehicles held
for sale or rental only.
c. Mobilehome sales.
d. Parking lots.
5. Modification. The Chief Planner may modify the standards for fencing and
screening for outdoor storage areas not open to view from any public street
or highway, or any area in a residential, downtown, commercial, or form-based
zoning district:
a. Where adjoining property is located in a non-residential and is
developed with another outside storage use; or
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b. Where fences, walls or buildings are located adjacent to lot lines on
surrounding property which serve to enclose such yard as well or better
than the wall or fence required by this section.
c. Should the use, fence, wall or building providing justification for such
modification be removed, such wall or fence shall be provided in
compliance with this section within six months from the date of such
removal.
Landscaping Requirements.
1. All required fencing and screening which are open to view from any street or
highway, or any area in a residential, downtown or commercial district, shall
be provided with at least one square foot of landscaping for each linear foot
of such frontage, and this landscaping shall meet the following standards:
a. Landscaping shall be distributed along said frontage in accordance with
the site plan approved by the Chief Planner.
b. No planting area shall have a horizontal dimension of less than three
feet.
c. Landscaping shall be maintained in a neat, clean and healthful
condition, including proper pruning, weeding, and removal of litter,
fertilizing and replacement of plants when necessary.
d. A permanent watering system shall be provided which irrigates all
planted areas. Where the watering system consists of hose bibs alone,
these bibs shall be located not more than 50 feet apart within the
required landscaped area. Sprinklers used to satisfy the requirements
of this provision shall be spaced to assure complete coverage of the
required landscape area.
2. The Chief Planner may approve alternative methods of providing landscaping
where the criteria provided herein would cause unnecessary hardship or
constitute an unreasonable requirement and an alternative plan will, in his or
her opinion, provide as well or better for landscaping within the intent of this
provision.
Surfacing. Outdoor storage areas shall be surfaced with a minimum thickness of two
inches of Type A asphalt concrete over 95 percent relative compaction native soil, or
a minimum thickness of six inches of Class B concrete. Such surfacing shall be
permanently maintained free of structural defects. A waiver or exception may be
granted to allow outdoor storage of non-hazardous materials on other surfacing only
if the following findings can be made:
1. The proposed surfacing is appropriate to the type of product displayed; and
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2. The proposed surfacing will conform to all applicable federal and State air and
water quality standards.
Storage Restrictions. All portions of outside storage and display areas shall have
adequate grading and drainage and shall be continuously maintained, and all raw
material, equipment or finished products stored or displayed pursuant to the
provisions of this section:
1. No stored goods may exceed the height of the screening wall or fence;
2. Shall be stored in such manner that it cannot be blown from the enclosed
storage area; and
3. Shall not be placed or allowed to remain outside the enclosed storage area.
20.350.033 Personal Services
Personal Services shall be located, developed, and operated in compliance with the following
standards:
Hours of Operation. Hours of operation shall be limited to 7:00 a.m. to 10:30 p.m.
Business License Required. All Personal Services establishments shall maintain a
current City of South San Francisco business license.
20.350.034 Personal Storage
Personal storage facilities shall be located, developed and operated in compliance with the
following standards.
Business Activity. All personal storage facilities shall be limited to storage only. No
retail, repair, or other commercial use shall be conducted out of the individual rental
storage units. No activities other than rental of storage units and pick-up and deposit
of storage shall be allowed on the premises. Examples of activities prohibited in said
facilities include, but are not limited to the following:
1. Auctions, commercial wholesale or retail sales, or miscellaneous garage sales.
Excepting auctions required by law to comply with lien sale requirements.
During the course of said lien sales, customer vehicles shall not be allowed to
obstruct travelways within the self-service storage facility.
2. The servicing, repair, or fabrication of motor vehicles, boats, trailers, lawn
mowers, appliances, or other similar equipment.
3. The operation of power tools, spray-painting equipment, table saws, lathes,
compressors, welding equipment, kilns, or other similar equipment.
4. The establishment of a transfer and storage business.
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5. Any use that is noxious or offensive because of odors, dust, noise, fumes, or
vibrations.
Notice to Tenants. As part of the rental process, the facility manager shall inform all
tenants of conditions restricting storage of hazardous materials and limitation on the
use of the storage units. These restrictions shall be included in rental contracts and
posted at a conspicuous location within the front of each rental unit.
Size Limitations. Total lot coverage by any and all structures shall be limited to 50
percent of the total lot area.
Circulation. Driveway aisles shall be a minimum of 20 feet wide.
Screening. Where exterior wall are required or proposed, they shall be constructed
of decorative block, concrete panel, stucco, or similar material. The walls shall include
architectural relief through variations in height, the use of architectural “caps,”
attractive posts, or similar measures. A gate(s) shall be decorative iron or similar
material. Chain link or wood is not appropriate.
Fencing. A six-foot-high security fence shall be provided around the perimeter of the
development at locations where the solid façades of the storage structures do not
provide a perimeter barrier.
Open Storage. Open storage, outside an enclosed building, shall be limited to
vehicles and trailers and screened from public view by building façades or solid
fences.
Outdoor Lighting. All outdoor lights shall be shielded to direct light and glare only
onto the personal storage premises and may be of sufficient intensity to discourage
vandalism and theft. Said lighting and glare shall be deflected, shaded, and focused
away from all adjoining property.
Signs. Outdoor advertising displays besides those for the personal storage facility
itself shall not be permitted on the premises.
Fire Protection. One hour rated construction fire walls shall be provided to separate
every 3,000 square feet within any personal storage structure.
Portable Storage Buildings. Movable storage buildings shall be allowed if they are
constructed to appear as conventional storage buildings and adhere to all applicable
Building and Fire Codes.
20.350.035 Recycling Facilities
Purpose. The purpose of these provisions is to promote recycling in compliance with
the requirements of the California Beverage Container Recycling and Litter Reduction
Act (Public Resources Code Section 14500 et seq.).
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Criteria and Standards. Those recycling facilities permitted by right and design
review approval shall meet all of the applicable criteria and standards listed below.
Those recycling facilities permitted with a Conditional Use Permit shall meet the
applicable criteria and standards, provided that the Chief Planner, Planning
Commission or City Council, as the case may be, may relax such standards or impose
stricter standards as an exercise of discretion upon a finding that such modifications
are reasonably necessary in order to implement the general intent of this section and
the purposes of this Ordinance.
If the zoning district in which the facility is located has a provision requiring all
activities to be conducted completely within an enclosed structure, recycling
collection facilities are exempt from that requirement.
1. Reverse Vending Machines. Reverse vending machines located within a
commercial structure do not require discretionary permits. Reverse vending
machines must comply with the following standards:
a. Shall be established in conjunction with a commercial use or
community service facility which is in compliance with the Zoning
Ordinance and Building and Fire Codes of the City;
b. Shall be located within 30 feet of the entrance to the commercial
structure and shall not obstruct pedestrian or vehicular circulation;
c. Shall not occupy parking spaces required by the primary use;
d. Shall occupy no more than 50 square feet of ground or floor space per
installation, including any protective enclosure, and shall be no more
than eight feet in height;
e. Shall be constructed and maintained with durable waterproof and
rustproof material;
f. Shall be clearly marked to identify the type of material to be deposited,
operating instructions, and the identity and phone number of the
operator or responsible person to call if the machine is inoperative;
g. Shall have a sign area of a maximum of four feet per machine, exclusive
of operating instructions;
h. Shall be maintained in a clean, litter-free condition on a daily basis;
i. Shall have operating hours at least the equivalent of the operating
hours of the host use;
j. Shall be illuminated to ensure comfortable and safe operation if
operating hours are between dusk and dawn.
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2. Small Collection Facilities. Small collection facilities shall meet all the following
standards:
a. Shall be established in conjunction with an existing commercial use or
community service facility which is in compliance with the Zoning
Ordinance, Building and Fire Codes of the City;
b. Shall be no larger than 500 square feet and occupy no more than five
parking spaces not including space that will be periodically needed for
removal of materials or exchange of containers;
c. Shall be set back at least 10 feet from any property line and shall not
obstruct pedestrian or vehicular circulation;
d. Shall accept only glass, metals, plastic containers, papers and reusable
items. Used motor oil may be accepted with permission of the local
health official;
e. Shall use no power-driven processing equipment except for reverse
vending machines;
f. Shall use containers that are constructed and maintained with durable
waterproof and rustproof material, covered when site is not attended,
secured from unauthorized entry or removal of material and shall be
of a capacity sufficient to accommodate materials collected and
collection schedule;
g. Shall store all recyclable material in containers or in the mobile unit
vehicle, and shall not leave materials outside of containers when
attendant is not present;
h. Shall be maintained free of litter and any other undesirable materials,
and mobile facilities, at which truck or containers are removed at the
end of each collection day, shall be swept at the end of each collection
day;
i. Shall not exceed noise levels of 60 dBa as measured at the property line
of a residential district or residential use, otherwise shall not exceed 70
dBa;
j. If the facility is located within 100 feet of a residential district or
residential use it shall operate only during the hours between 9:00 a.m.
and 7:00 p.m.;
k. Containers for the 24-hour donation of materials shall be at least 30
feet from any residential district or residential use unless there is a
recognized service corridor or acoustical shielding between the
containers and the residential use;
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l. Containers shall be clearly marked to identify the type of material which
may be deposited; the facility shall be clearly marked to identify the
name and telephone number of the facility operator and the hours of
operation, and display a notice stating that no material shall be left
outside the recycling enclosure or containers;
m. Signs may be provided as follows:
i. Recycling facilities may have identification signs with a
maximum of 20 percent per side or 16 square feet, whichever is
larger, in addition to informational signs required in subsection
(B)(1)(f) above. In the case of a wheeled facility, the side will be
measured from the pavement to the top of the container,
ii. Signs must be consistent with the character of the location,
iii. Traffic signs may be installed with the approval of the City
Engineer and Police Department if necessary to facilitate traffic
circulation, or if the facility is not visible from the public right-of-
way;
n. The facility shall not impair the landscaping required by local
ordinances for any concurrent use of this Ordinance or any permit
issued pursuant thereto;
o. No additional parking spaces will be required for customers of a small
collection facility located at the established parking lot of a host use.
One space will be provided for the attendant, if needed;
p. Mobile recycling units shall have an area clearly marked to prohibit
other vehicular parking during hours when the mobile unit is scheduled
to be present;
q. Occupation of parking spaces by the facility and by the attendant may
not reduce available parking spaces below the minimum number
required for the primary host use unless all of the following conditions
exist:
i. The facility is located in a convenience zone or a potential
convenience zone as designated by the California Department
of Conservation, and
ii. A parking study shows that existing parking capacity is not fully
utilized during the time the recycling facility will be on the site,
and
iii. The permit will be reconsidered at the end of 18 months;
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r. A reduction in available parking spaces in an established parking facility
may then be allowed as follows:
i. For a Commercial Host Use. As shown in Table 20.350.034.
Table 20.350.034 Commercial Host Parking Reduction
Number of Parking
Spaces Available
Maximum Reduction
0 — 25 0
26 — 35 2
36 — 49 3
50 — 99 4
100+ 5
ii. For a Community Facility Host Use. A maximum five spaces
reduction may be allowed when not in conflict with parking
needs of the host use;
s. If the permit expires without renewal, the collection facility shall be
removed from the site on the day following permit expiration.
3. Large Collection Facilities. Large collection facilities shall meet all the
following standards:
a. Facility shall not abut a property zoned or planned for residential use;
b. Facility shall be screened from the public right-of-way by operating in
an enclosed building, or:
i. Within an area enclosed by an opaque fence at least six feet in
height with landscaping as specified in Section 20.300.008
(“Landscaping”), and
ii. At least 150 feet from property zoned or planned for residential
use;
c. Setback requirements shall be those required in the zoning district in
which the facility is located;
d. All exterior storage of material shall be in sturdy containers which are
covered, secured and maintained in good condition. Storage containers
for flammable material shall be constructed of nonflammable material
and approved by the fire department. Oil storage must be in containers
approved by the Fire Department and Health Official. No storage,
excluding truck trailers and overseas containers shall be visible above
the height of the fencing;
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e. Site shall be maintained free of litter and any other undesirable
materials, and shall be cleaned of loose debris on a daily basis;
f. Space shall be provided on site for six vehicles or the anticipated peak
customer load, whichever is higher, to circulate and to deposit
recyclable materials, except where it is determined that allowing
overflow traffic above six vehicles is compatible with surrounding
businesses and public safety;
g. One parking space shall be provided for each commercial vehicle
operated by the recycling facility;
h. Noise levels shall not exceed 55 dBa as measured at the boundary of a
residential district, or otherwise shall not exceed 70 dBa;
i. If the facility is located within 50 feet of a residential district or property
planned or occupied for residential use, it shall not be in operation
between 7:00 p.m. and 7:00 a.m.;
j. Any containers provided for the donation of recyclable materials after
hours shall be at least 50 feet from any residential district or residential
use, shall be sturdy, rustproof construction, shall have sufficient
capacity to accommodate materials collected, and shall be secure from
unauthorized entry or removal of materials. Containers shall be at least
ten feet from any building;
k. Donation areas shall be kept free of litter and any other undesirable
material. The containers shall be clearly marked to identify the type of
material that may be deposited. A notice stating that no material shall
be left outside the recycling containers must be displayed;
l. Facility shall be clearly marked with the name and phone number of
the facility operator and the hours of operation; identification and
informational signs shall meet the standards of the district; and traffic
signs may be installed with the approval of the City Engineer and Police
Department, if necessary, to facilitate traffic circulation or if the facility
is not visible from the public right-of-way; and
m. Power-driven processing, including aluminum foil and can compacting,
baling, plastic shredding, or other light processing activities necessary
for efficient temporary storage and shipment of material, may be
approved through the Minor Use Permit process if noise and other
conditions are met.
4. Processing Facilities. A light processing facility may be sited in an MI district
with a Minor Use Permit, provided the facility meets all the following
standards:
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a. Facility shall not abut a residential district or residential use;
b. Processors shall operate in a wholly enclosed building except for
incidental storage, or:
i. Within an area enclosed on all sides by an opaque fence or wall
not less than eight feet in height and landscaped according to
the provisions of Section 20.300.008 (“Landscaping”), and
ii. Located at least 150 feet from a residential district or residential
use;
c. Power-driven processing shall be permitted, provided all noise level
requirements are met. Light processing facilities are limited to baling,
briquetting, crushing, compacting, grinding, shredding and sorting of
source-separated recyclable materials and repairing of reusable
materials;
d. A light processing facility shall be no larger than 45,000 square feet and
shall have no more than an average of two outbound truck shipments
of material per day and may not shred, compact or bale ferrous metals
other than food and beverage containers;
e. A processing facility may accept used motor oil for recycling from the
generator in accordance with Section 25250.11 of the California Health
and Safety Code;
f. Setback requirements shall be those required in the MI district;
g. All exterior storage of material shall be in sturdy containers or
enclosures which are covered, secured and maintained in good
condition. Storage containers for flammable material shall be
constructed of nonflammable material. Oil storage must be in
containers approved by the fire department and health official. No
storage excluding truck trailers and overseas containers shall be visible
above the height of the fencing;
h. Site shall be maintained free of litter and any other undesirable
materials, and shall be cleaned of loose debris on a daily basis and will
be secured from unauthorized entry and removal of materials when
attendants are not present;
i. Space shall be provided on site for the anticipated peak load of
customers to circulate, park and deposit recyclable materials. If the
facility is open to the public, space will be provided for a minimum of
10 customers except where it is determined that allowing overflow
traffic above six vehicles is compatible with surrounding businesses
and public safety;
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j. One parking space shall be provided for each commercial vehicle
operated by the processing center. Parking requirements will
otherwise be as mandated by the district in which the facility is located;
k. Noise levels shall not exceed 60 dBa as measured at the property line
of residentially zoned or occupied property, or otherwise shall not
exceed 70 dBa;
l. If the facility is located within 500 feet of a residential district or
residential use, it shall not be in operation between 7:00 p.m. and 7:00
a.m. The facility will be administered by on-site personnel during the
hours the facility is open;
m. Any containers provided for the donation of recyclable materials after
hours will be at least 50 feet from any residential district or residential
use; shall be of sturdy, rustproof construction; shall have sufficient
capacity to accommodate materials collected; and shall be secure from
unauthorized entry or removal of materials;
n. Donation areas shall be kept free of litter and any other undesirable
material. The containers shall be clearly marked to identify the type of
material that may be deposited. A notice stating that no material shall
be left outside the recycling containers must be displayed;
o. Sign requirements shall be those provided for the MI zoning district. In
addition, facility shall be clearly marked with the name and phone
number of the facility operator and the hours of operation; and
p. No dust, fumes, smoke, vibration or odor above ambient level may be
detectable on neighboring properties.
20.350.036 Short-Term Vacation Rentals
Short-term vacation rental uses shall be located, developed, and operated in compliance
with the following standards:
Type of Residence. Must be located and operated in a single-unit dwelling and is not
allowed in any accessory dwelling unit or junior accessory dwelling unit as defined
under Chapters 20.620 and 20.630 and Section 20.350.035 (“Accessory Dwelling
Units”).
Number of Uses. Short-term vacation rental uses shall be permitted in no more than
one single-unit dwelling per lot.
Permit Required and Duration of Permit. Any short-term vacation rental must
apply for a short-term vacation rental permit on a form approved by the Chief
Planner. The short-term vacation rental permit for a short-term vacation rental is
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permits a rental term of fewer than 30 consecutive days and is valid for one year from
date of issuance.
Residency Requirements. Only permanent residents (owner or tenant) of the
dwelling unit are eligible to operate a short-term vacation rental use.
Transient Occupancy Limits.
1. Hosted Rentals. If the host is onsite, the number of transient occupants must
be limited to two or fewer.
2. Non-hosted Rentals. If the host is offsite, the number of transient occupants
must be limited to two persons/bedroom, plus two additional persons.
Limit on Duration. The aggregate number of days for transient occupancy of a non-
hosted short-term vacation rental is capped at 90 per term of the permit. There is no
annual cap for hosted short-term vacation rentals.
Local Contact Information. The permit holder shall keep on file with the City the
name, telephone number, and email address of a local contact person who shall be
responsible for responding to questions or concerns regarding the operation of a
short-term vacation rental. This information shall be posted in a conspicuous location
within the rental dwelling. The local contact person shall be available 24 hours a day
to accept telephone calls and respond physically to the short-term vacation rental
within one hour when the unit is occupied.
Noise. The short-term vacation rental use must comply with the adopted noise
standards for the district in accordance with Section 8.32.030 (“Maximum Permissible
Sound Levels”).
Conduct. The permit holder must ensure that transient occupants of the short-term
vacation rental do not engage in disorderly conduct or violate code provisions or state
law.
Safety. All short-term vacation rentals must comply with all applicable building laws,
including, but not limited to, providing working smoke detectors, carbon monoxide
detectors, contain working heating, and otherwise satisfy all applicable requirements
of the California Building Standards Code.
Health and Safety Information. Hosts shall provide local health and safety
information to renters, including locations of local hospitals and clinics, and non-
emergency police contact information.
Commercial Activities. Any commercial use beyond a permitted short-term vacation
rental is prohibited. No Special Event as defined by Chapter 6.48 (“Special Event
Permits”) can be conducted as part of a short-term vacation rental.
Advertising. All advertising (print or digital) for a short-term vacation rental shall
include the number of the permit granted for the use.
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Business License. The permit holder shall obtain a city business license in
accordance with Chapter 6.12 (“Licensing Procedures”).
Applicable Taxes. The permit holder shall collect and remit all applicable City Taxes,
including, but not limited to, Transient Occupancy Taxes and Conference Center
Taxes in accordance with Chapter 4.20 (“Transient Occupancy Tax”), as required.
Consistency with Other Agreements. A short-term vacation rental use must be
permitted by applicable HOA bylaws; Covenants, Conditions and Restrictions (CC&Rs);
and rental agreements.
20.350.037 Social Service Facilities
All Social Service Facilities shall provide the following:
Adequate and accessible sanitary facilities, including lavatories, rest rooms and refuse
containers;
Sufficient patron seating facilities for waiting and/or dining, whether indoor or
outdoor;
Effective screening devices such as landscaping and masonry fences in conjunction
with outdoor activity areas;
A plan of operation, including, but not limited to, patron access requirements, hours
of operation, control of congregate activity, security measures, litter control, and
noise attenuation; and
Evidence of compliance with all Building and Fire Safety regulations and any other
measures determined by the Review Authority to be necessary and appropriate to
ensure compatibility of the proposed use or uses with the surrounding area.
20.350.038 Tattoo or Body Modification Parlor
Purpose and Intent. It is the purpose and intent of this section to regulate the
operation of facilities that perform tattooing and body modification to provide for the
health, safety and welfare of the public and ensure compliance with California Health
and Safety Code Section 119300 et seq.
Location. Tattoo and body modification parlors shall be located a minimum of 500
feet from any other such establishment, any public park and any school for students
in any grade from kindergarten through 12th grade.
Registration Required. Any person who is engaged in the business of tattooing or
body modification shall provide evidence of registration with the San Mateo County
Department of Health.
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No Persons Under 18. A sign shall be posted on the door or in view of the entrance
stating that no person under the age of 18 is allowed on site, unless accompanied by
his or her parent or documented legal guardian. The operator of the establishment
shall require all customers to show proof of age.
20.350.039 Taxi and Limousine Services
Taxi and limousine services shall provide one off-street parking space for every
employee working during the largest shift in addition to one adequately sized parking
space for each fleet vehicle.
No unattended fleet vehicles shall be parked on a lot or in the public right-of-way
within a residential district.
The legal resident of a dwelling unit may operate a taxi or limousine dispatch service
as a home occupation so long as no fleet vehicles are parked on the residential
property, in the vicinity of the subject dwelling unit, or in the public right-of-way.
Property used for storing taxis and limousines shall be located, developed and
operated in compliance with the standards applicable to Automobile/Vehicle Sales
and Leasing in Section 20.350.008 (“Automobile/Vehicle Sales and Leasing”).
Signs
20.360.001 Purpose
This chapter has been adopted to ensure that all signs installed in the City are compatible
with the unique character and environment of the community, and in compliance with the
General Plan. This chapter promotes the public health, safety, and welfare through a
comprehensive system of reasonable, effective, consistent, content neutral, and
nondiscriminatory sign standards and requirements. More specifically, this chapter is
intended to:
Ensure that all signs are compatible with the unique character and environment of
the City, and that they support the desired ambience and development patterns of
the various districts and historic areas within the City;
Balance public and private objectives by allowing adequate avenues for both
commercial and non-commercial messages;
Ensure pedestrian and traffic safety by promoting the flow of traffic and the
protection of pedestrians and motorists from injury and property damage caused by,
or which may be fully or partially attributable to, cluttered, distracting, and/or illegible
signage;
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Prevent property damage, personal injury, and litter caused by signs that are
improperly constructed or maintained;
Protect and improve property values, the local economy, and quality of life by
preserving and enhancing the appearance of the streetscape;
Provide clear and unambiguous sign design standards that enable the fair and
consistent enforcement of these sign regulations; and
Ensure that the constitutionally guaranteed right of free speech is protected.
20.360.002 Applicability
This chapter applies to all signs in all zoning districts regardless of their nature or
location, unless otherwise specifically exempted in Section 20.360.002.F (“Exempt
Signs”) or specified, constructed or physically altered on or after the Effective Date.
1. Standards for permanent signs are found in Section 20.360.006 (“Standards
for Permanent Signs”).
2. Standards for temporary signs are found in Section 20.360.008 (“Standards for
Temporary Signs”).
The provisions of this chapter shall be applied in a content-neutral manner.
Noncommunicative aspects of all signs, not related to the content of the sign, shall
comply with the provisions of this chapter. “Non-communicative aspects” include the
time, place, manner, location, size, height, illumination, spacing, and orientation of
signs.
Nothing in this chapter shall be construed to prohibit a person from holding a sign
while picketing or protesting on public property that has been determined to be a
traditional or designated public forum, so long as the person holding the sign does
not block ingress and egress from buildings, create a safety hazard by impeding travel
on sidewalks, in bicycle or vehicle lanes, or on trails, or violate any other reasonable
time, place, and manner restrictions adopted by the City.
Substitutions and Interpretations.
1. This chapter is not intended to, and does not, restrict speech on the basis of
its content, viewpoint, or message. No part of this chapter shall be construed
to favor commercial speech over non-commercial speech. A non-commercial
message may be substituted for any commercial or non-commercial message
displayed on a sign, or the content of any non-commercial message displayed
on a sign may be changed to a different noncommercial message, without the
need for any approval or permit, provided that the size of the sign is not
altered and the sign otherwise complies with the provisions of this chapter. To
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the extent any provision of this chapter is ambiguous, the term will be
interpreted not to regulate on the basis of the content of the message.
2. This chapter applies to all signs within the City.
3. When there is any question regarding the interpretation of a provision of this
chapter, or its application to any specific case or situation, the Chief Planner
shall interpret the intent of this chapter.
4. All regulations included in this chapter shall apply unless a master sign
program is approved by the Planning Commission; see Subsection
20.360.003.B (“Master Sign Program”). Entry into agreement between the City
and a developer for a master sign program may supersede this chapter except
for matters of public safety.
Conflicting Regulations. Exceptions to this chapter may be made for signs subject
to federal or state government regulations that may be in conflict with this chapter.
Exempt Signs. The following signs are not regulated under this chapter, do not count
toward the maximum total sign area for all permanent signs, and do not require a
Sign Permit:
1. Government Signs. Any sign, posting, notice or similar signs placed, installed,
or required by law by a city, county, or a federal or state governmental agency
in carrying out its responsibility to protect the public health, safety, and
welfare, including the following:
a. Numerals and letters identifying an address from the street to facilitate
emergency response and compliant with City requirements;
b. Emergency and warning signs necessary to warn of dangerous and
hazardous conditions and that serve to aid public safety or civil
defense;
c. Traffic signs erected and maintained by an authorized public agency;
d. Signs required to be displayed by any applicable federal, state, or local
law, regulation, or ordinance;
e. Signs directing the public to points of interest; and
f. Signs showing the location of public facilities.
2. Incidental signs. Incidental signs not to exceed an total of three-square feet in
sign area for all permanent signs in all single-family residential zoning districts
and six square feet in all other zoning districts;
3. Bulletin Boards. One bulletin board not exceeding 20 square feet in area or
five feet above existing grade, if located on the premises of a public, or quasi-
public agency, community facility, or institution
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4. Signs not readable from the public right-of-way. Signs not readable from the
public right-of-way, including:
a. Signs or displays located entirely inside of a building, within a
courtyard, open-air pedestrian space or similar open area and not
visible from the building’s exterior;
b. Signs intended to be readable from within a parking area or City park
but not readable beyond the boundaries of the lot or parcel upon which
they are located or from any public right-of-way; and
5. Historic Plaques and Commemorative Signs. Historic plaques, memorial signs
or tablets either attached to or cut into the surface of buildings, provided that
no such sign exceeds three square feet in area;
20.360.003 Administration and Procedures
Permits Required; Review Process.
1. Sign Permit Type. The physical classification of signs and the review criteria
are as follows:
a. Type A. Temporary wall banner signs and permanent signs that have a
maximum freestanding height of six feet or less and have a maximum
surface area of 25 square feet or less.
b. Type B. Signs that have a freestanding height of more than six feet and
less than 10 feet and have a maximum surface area of more than 25
square feet and less than 100 square feet.
c. Type C. Signs that have a freestanding height of 10 feet or more, and
less than 20 feet and have a maximum surface area of 100 square feet
or more and less than 300 square feet.
d. Master Sign Program. See Subsection 20.360.003.B (“Master Sign
Program”).
e. Special Circumstances Sign Permit. See Subsection 20.360.003.C (“Special
Circumstances”).
2. Authority. The Chief Planner shall review and approve all Type A, Type B and
Type C sign applications. The Planning Commission shall review and approve
all Master Sign Program and Special Circumstances Sign applications.
3. Design Review Required. All signs 100 square feet or more in size are subject
to the design review provisions of Chapter 20.480 (“Design Review”).
4. Sign Permit Required. No sign shall be erected, re-erected, constructed, or
altered (including change of copy or face change excluding Digital Billboards
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approved subject to Subsection 20.360.003.D.6 (“Relocation Agreements”),
except as provided by this section), unless a Sign Permit has been issued by
the Chief Planner and a Building Permit issued by the Building Division, except
for those signs exempted in compliance with Section 20.360.002
(“Applicability”) and the temporary signs established in See Section 20.360.007
(“Standards for Temporary Signs”), except for temporary wall banner signs.
5. Applications for Filing, Processing and Review.
a. Filing and Filing Fee. Application for a Sign Permit shall be made upon
forms furnished by the Chief Planner and accompanied by the required
fee and working drawings adequate to show the location, construction
and design, including colors, materials, lighting, electrical elements,
and advertising copy, of the sign in accordance with applicable sign
design guidelines.
b. Compliance with Standards.
i. Upon acceptance of a sign application, the Chief Planner shall
review the request for compliance with the standards and
requirements of this chapter, and with any standards
established in a Master Sign Program pursuant to Subsection
20.360.003.B (“Master Sign Program”).
ii. The Chief Planner’s decision shall clearly state any conditions of
approval or reasons for disapproval and applicable appeal
provisions.
iii. All signs must meet the requirements of the Building and
Electrical Code. No permit for construction will be issued until
design review, if required, has been granted and the application
has been found in conformance with the approved design.
6. Appeals. Decisions by the Chief Planner may be appealed subject to the
provisions of Chapter 20.570 (“Appeals and Calls for Review”).
Master Sign Program.
1. Purpose. The purpose of a Master Sign Program is to provide a method for an
applicant to integrate the design and placement of signs within a project with
the overall development design to achieve a more unified appearance.
2. Applicability. A Master Sign Program is required whenever any of the following
circumstances exist:
a. New nonresidential developments of two or more separate tenants
that share either the same parcel or structure and use common access
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and parking facilities (e.g., shopping centers, malls, office complexes
and industrial parks);
b. New multi-family residential developments of 100 or more units; or
c. Whenever five or more signs are proposed for a building or site with
one or more tenants.
3. Application. Master Sign Program applications shall contain all written and
graphic information needed to fully describe the proposed sign program,
including the proposed location and dimension of each sign, as well as
proposed color schemes, font types, materials, methods of attachment or
support, and methods of illumination. A Master Sign Program application shall
also include calculation of total allowed sign area, and total proposed sign
area, for the site.
4. Allowable Modifications. A Master Sign Program may provide for additional
sign area and other deviations from the standards of this chapter, provided
that the Master Sign Program is consistent with Subsection 20.360.004.G (“Sign
Structure and Installation”).
5. Review Authority. All Master Sign Programs are subject to review and approval
of the Review Authority for the project with which the signs are associated, but
at a minimum require approval by the Planning Commission. A Master Sign
Program may be submitted as part of the Use Permit application for the
project.
6. Required Findings. In order to approve a Master Sign Program, the Review
Authority must find that all of the following are met, in addition to other
applicable regulations in this section:
a. The proposed signs are compatible in style and character with any
building to which the signs are to be attached, any surrounding
structures and any adjoining signage on the site;
b. Future tenants will be provided with adequate opportunities to
construct, erect or maintain a sign for identification; and
c. Traffic signage and building addressing is adequate for pedestrian and
vehicular circulation and emergency vehicle access.
7. Lessees to Be Informed of Master Sign Program. Lessees within developments
subject to the requirements of an approved Master Sign Program shall be
made aware of the Master Sign Program in their lease.
8. Revisions to Master Sign Programs. Revisions to an approved Master Sign
Program may be approved by the Chief Planner, or the Chief Planner may refer
the matter to the Planning Commission.
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Special Circumstances.
1. Purpose. Unusual site conditions, locations, particular unique signing
requirements, or other design factors may warrant types, heights, and sizes of
signs not otherwise permitted by the regulations of this chapter. Such signs,
including, but not limited to, the following, shall require a Special
Circumstances Sign Permit and shall be processed in accordance with
Subsection 20.360.003.A (“Permits Required; Review Process”).
a. Roof signs which extend above the highest point on the roof or of the
type not allowed by Section 20.360.006 (“Standards for Permanent
Signs”).
b. Any individual sign, or combination of all signs on any one property,
which exceeds the height, area, or location limitations prescribed in this
chapter.
c. Signs in the Grand Avenue Core (GAC) Zoning District which are of a
classic design style, consistent with those designed and erected in the
1940s and 1950s.
d. Signs in the Airport/South Airport Boulevard and Highway 101 corridor
areas which have special sign needs due to the regional nature of the
use, the traveler-oriented nature of the use, or other special
requirements.
e. Employee-oriented signs for multi-building campus-like facilities in the
east of 101 area, of which at least 400,000 total square feet of
development is occupied by a single tenant. Signs approved pursuant
to this subsection shall:
i. Be architecturally integrated with the buildings to which they are
attached;
ii. Be oriented toward the interior of the campus and not a public
area, including public rights of way and public open space;
iii. Hide from view or disguise any separate structure or apparatus
required to attach the signs to buildings; and
iv. Only contain copy that is directly associated with the entity for
which the Sign Permit is issued.
f. Electronic changeable copy signs for uses located in other zoning
designations not specified by Subsection 20.360.004.F.6 (“Electronic
Changeable Copy Signs”).
2. Review Authority. All Special Circumstances Signs are subject to review and
approval by the Planning Commission. An application for a Special
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Circumstances sign may be submitted as part of the Conditional Use Permit
application for the project.
3. Required Findings. In order to approve a Special Circumstances Sign, the
Review Authority must find that all of the following are met, in addition to
other applicable regulations in this section.
a. The proposed signs are compatible in style and character with any
building to which the signs are to be attached, any surrounding
structures and any adjoining signage on the site.
b. Special circumstances exist that warrant consideration for exceeding
the prescribed standards.
Relocation Agreements.
1. The regulatory provisions of this chapter are designed to accomplish the
purposes included in Section 20.360.001 (“Purpose”) with respect to all signs
reviewed and allowed in accordance with this chapter.
2. However, State law substantially limits the City’s ability to eliminate signs
legally established prior to the adoption of this chapter, thereby frustrating the
accomplishment of the purposes included in Section 20.360.001 (“Purpose”).
Therefore, it is advantageous to utilize relocation agreements as authorized
by Business and Professions Code Section 5412 to accomplish the purposes of
this chapter with respect to such signs.
3. In order to facilitate the use of relocation agreements to accomplish the
purposes of this chapter, signs expressly allowed by relocation agreements
shall be exempt from design limitations under this chapter but shall be subject
to staff-level design review to ensure compliance with any provisions in the
relocation agreement as well as to ensure the best possible design consistent
therewith. Except as set forth in this section, signs authorized by relocation
agreements shall not be subject to any other design-related limitations not set
forth within the relocation agreement itself.
4. No relocation agreement may be approved unless the City Council determines
that it will accomplish the purposes of this chapter better than the status quo
that it replaces.
5. No relocation agreement may provide for the construction or expansion of a
sign in a residential district or for automatic changeable copy in which copy
can be changed or altered by electric, electromechanical, electronic, or any
other artificial energy means, except as set forth in Subsection 20.360.003.D.6
below.
6. A relocation agreement may provide for the installation of a digital billboard
provided that the City Council finds that all of the following are met:
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a. The digital billboard is located in a nonresidential district, adjacent to
U.S. Highway 101.
b. Installation of the digital billboard, containing up to two billboard faces,
will result in a reduction of at least two billboard faces in the City for
every digital billboard face installed. If a billboard applicant does not
have sufficient existing billboard faces to remove within the City, the
billboard applicant may request the City enter into a development
agreement that will set forth the terms and conditions under which the
billboard installation will be allowed to operate. The terms and
conditions of such a development agreement may include, but are not
limited to, the payment of fees, charges, and contributions as mutually
agreed, and any such other terms which promote the public health,
safety, and welfare in-lieu of applicant removing existing billboard(s) in
order to satisfy the 2:1 removal-to-placement ratio requirement, as set
forth in this subsection.
c. Installation of the digital billboard will advance adopted policies
contained in the General Plan, and any applicable specific plan or area
plan.
d. The digital billboard is operated in accordance with the operating
standards set forth in Subsection 20.360.004.F.7 (“Digital Billboards”).
20.360.004 General Standards for All Signs
Sign Message. Any allowed sign may contain, in lieu of any other message or copy,
any lawful non-commercial message, so long as the sign complies with the size,
height, area, location, and other requirements of this chapter.
Prohibited Location Standards. All signs may not be placed in the following
locations or manner, except where specifically authorized in this chapter:
1. Architectural Features. Areas where a sign would cover the architectural
features of a building, such as dormers, insignias, pilasters, soffits, transoms,
trims, or another architectural feature;
2. Accessory Structures. Tacked, painted, pasted or otherwise affixed, to the
walls of any building, barn or shed, accessory structure, or on trees, poles,
posts, fences, ladders or other structures that are visible from a public way.
Permanent signs may be attached to a fence or freestanding wall only when a
monument is not present in the development and must be maximum three
square feet in sign area;
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3. Clearance Standards. Within the horizontal or vertical clearance standards
from communications lines and energized electrical power lines prescribed by
the laws of the State of California;
4. Conflict with Traffic Signs. Any location that obstructs the view of any
authorized traffic sign, signal, or other traffic control device or which by reason
of shape, color, or position interferes with or could be confused with any
authorized traffic signal or device;
5. Exits and Entrances. Any sign which is placed in a manner that would prevent
or inhibit free ingress to or egress from any door, window, vent, or any exit
way required by the Building Code, or by Fire Department regulations
(currently in effect);
6. Fuel Tanks, Storage Containers, and Solid Waste Receptacles. Painted,
attached or mounted on fuel tanks, storage containers and/or solid waste
receptacles or their enclosures, except for a manufacturer’s or installer’s
identification, appropriate warning signs and placards, and information
required by law;
7. Intersections and Site Visibility Triangle. Any sign erected or maintained at or
near any street intersection or within the site visibility triangle as defined in
Section 20.300.016 (“Visibility at Intersections and Driveways”) that will
obstruct the free and clear vision of drivers, bicycles, and pedestrians;
8. Obstruction of Pedestrian and Bicycle Ways. Any sign mounted or displayed
in such a manner that impede, obstruct or create hazards with respect to
pedestrian or bicycle traffic. A minimum width of four feet must be maintained
on sidewalks at all times;
9. Off-premises. Off-the-premises to which the sign refers, except as provided in
Section 20.360.007 (“Standards for Temporary Signs”). Legally established off-
premises signs are subject to the nonconforming sign provisions of Section
20.360.008 (“Nonconforming Signs”).
10. Public Utilities and Infrastructure. Any sign attached to any public utility pole,
structure or streetlight, tree, fence, fire hydrant, bridge, curb, sidewalk, park
bench, statue, memorial, or other location on public property, except those
signs approved as part of a special event permit on City property or banner
signs allowed by the City on light poles within the City;
11. Right-of-Way. Signs located within the public right-of-way including any sign or
handbill attached to a utility pole or street sign pole except those required or
allowed by federal, State or local law;
12. Vehicles. Mounted, attached, or painted on a trailer, boat, or motor vehicle
when parked, stored, or displayed conspicuously on private premises in a
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manner intended to attract attention of the public for the purpose of
advertising or identifying the business premises. This provision excludes signs
indicating the name of the owner or business that are permanently painted or
wrapped on the surface of the vehicle, adhesive vinyl film affixed to the interior
or exterior surface of a vehicle window, or signs magnetically attached to
motor vehicles or rolling stock that are actively used in the daily conduct of the
business. Vehicles must be operable and parked in a lawful or authorized
manner.
Display Standards. This subsection regulates the manner in which signs convey their
messages by specifying prohibited display features that create distractions to the
traveling public and create visual clutter that mar the natural and architectural
aesthetics of the City. Signs with the following display features are prohibited:
1. Devices Affected by Movement. Any sign animated by any means, including
fixed aerial displays, airborne balloons, balloon bobbers, feather banners ,
pennants, propellers, spinners, streamers, lights, string of flags, tubes or other
devices affected by movement of the air or other atmospheric or mechanical
means;
2. Exposed Light Source. Any sign with an exposed light source, except for neon
or LED strip lights incorporated into the design of the sign;
3. Flashing Lights. Any sign or lighting device, whether on the exterior of a
building or on the inside of a window which is visible beyond the boundaries
of the lot or parcel, or from any public right-of-way, with intermittent, flashing,
rotating, blinking, or strobe light illumination, including search lights;
4. Fluorescent Colors. Any sign which uses florescent colors;
5. Rotating Signs and Barber Poles. Any sign in which the sign body or any
portion of the sign body or any portion of the sign rotates, moves up and
down, or any other type of action involving a change in position of the sign
body or any portion of the sign, whether by mechanical or any other means.
Barber poles no larger than three feet high and 10 inches in diameter, and
clocks, are excepted from this restriction;
6. Visible Matter and Motion Picture Projection. Any sign which emits sound,
odor, smoke, laser light display, hologram lights, or other visible matter,
including any sign that uses motion picture projection.
Prohibited Sign Types. The following signs are prohibited within the City:
1. Any sign which advertises a business that is a prohibited use or no longer in
existence or a product or service no longer being sold, except as provided in
Section 20.360.008 (“Nonconforming Signs”) and historic signs;
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2. Any signs that produce noise in excess of 40 decibels and signs that emit odor
or visible smoke, vapor, or particles;
3. A-frame signs;
4. Billboards;
5. Cabinet signs;
6. Pole Signs;
7. Sign walkers; and
8. Stuffed or inflated animals or characters used as signs
Rules of Measurement.
1. Measuring Sign Area. Sign area includes the entire face of a framed sign, but
does not include the supporting structure. Individual letters attached to a
building shall be measured by the area enclosed by a continuous line outlining
the perimeter of the words, emblems, and logos.
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Figure 20.360.004.A: Measuring Sign Area
a. Double-Faced Signs. For double-faced signs with less than 18 inches
between faces, and less than a 30-degree interior angle between faces,
only one side shall be counted as the total area. Where the faces are
not equal in size, the larger sign face shall be used as the basis for
calculating sign area.
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Figure 20.360.004.B: Double-Faced Signs
b. Multi-Faced Signs. The sign area of signs with three or more sign faces,
or signs with two sign faces with a distance greater than 18 inches apart
or that have an interior angle greater than 30 degrees, shall be
calculated as the sum of all the sign faces.
c. Three-Dimensional Signs. Signs that consist of, or have attached to them,
one or more three-dimensional objects (i.e. balls, cubes, clusters of
objects, sculpture, or statue-like trademarks), shall have a sign area of
the sum of two adjacent sides or sign faces.
Figure 20.360.004.C: Three-Dimensional Signs
2. Measuring Sign Height. The height of a sign is the vertical distance from the
uppermost point used to measure sign area to the existing grade immediately
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below the sign or to the top of the nearest curb of the street on which the sign
fronts, whichever measurement is the greatest.
3. Measuring Sign Clearance. Sign clearance shall be measured as the smallest
vertical distance between finished grade and the lowest point of the sign,
including any framework or other embellishments.
4. Building Frontage. A building’s frontage is considered continuous if
projections or recesses in a building wall do not exceed 10 feet in any direction.
For buildings with two or more frontages, the length of the wall and allowable
sign area shall be calculated separately for each building frontage.
Figure 20.360.004.D: Building Frontage
Sign Illumination.
1. Internal Illumination. Internal illumination is allowed on single- or two-color
LED signs, signs constructed with pan channel letters, or signs constructed
with indirect halo illuminated channel letters (i.e. reverse pan channel letters)
on an unlit or otherwise indistinguishable background on a freestanding sign
or building wall.
2. External Illumination.
a. Externally illuminated signs must be illuminated only with steady,
stationary, fully shielded light sources directed solely onto the sign
from above without causing glare. Bottom or side-mounted light
fixtures may be approved with a Minor Use Permit.
b. The light source for externally illuminated signs must be arranged and
shielded to substantially confine all direct light rays onto the sign face
and away from streets and adjacent properties as illustrated in Figure
20.360.004.
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Figure 20.360.004.E: External Illumination
3. Neon.
a. Exposed neon sign lighting on permanent signs and single-color or two-
color LED signs are allowed in all non-residential zones..
b. Neon signs placed in a window are counted toward the total aggregate
area for all window signs (Refer to Subsection 20.360.006.D (“Standards
for Permanent Building-Mounted and Freestanding Sign Types”)).
4. Single-Color or Two-Color LED Signs.
a. Single-color or two-color LED signs are exempt from the sign area
limitations for wall signs and window signs established in Subsection
20.360.006.D.5 (“Wall Signs”) and Subsection 20.360.006.D.6 (“Window
Signs”).
b. Any individual single-color or two-color LED sign must not exceed four
square feet in area.
5. Direct Illumination.
a. Direct illumination is limited to marquee signs and is limited to letters,
numbers, symbols and accents.
b. All direct illumination must be turned off daily at the close of business
or 10 p.m., whichever occurs last.
c. Exposed lamps may only be animated to create an effect of patterned
illusionary movement provided the alternate or sequential activation of
illuminated elements occurs on a cycle that exceeds two seconds.
6. Electronic Changeable Copy Signs.
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a. Changeable copy shall cover no more than 25 percent of the total sign
area, and be no larger than 75 square feet, except as otherwise
provided in this chapter.
b. Electronic changeable copy signs are allowed for uses located in the
Freeway Commercial zoning district, in accordance with the following
standards:
i. Electronic changeable copy signs are only allowed as on-site
premises signs.
ii. Maximum Number of Signs per Property. Where permitted, one
electronic changeable copy sign is allowed per property.
iii. Operational Limitations. Electronic changeable copy signs shall
contain static messages only, and shall not contain any display
with movement, or the appearance or optical illusion of
movement during the static display period, or any part of the
sign structure, including the movement or appearance of
movement. Every static message contained on an electronic
changeable copy sign shall not include flashing or the varying of
light intensity. The content of an electronic changeable copy sign
must transition by changing instantly, with no transition
graphics.
iv. Minimum Display Time. Each message on the electronic
changeable copy sign must be displayed for a minimum of 15
seconds.
v. Light Level. Lighting levels will not increase by more than 0.3 foot
candles (over ambient levels) as measured using a foot candle
meter at a distance of 150 feet.
vi. Light Sensor. Each display must have a light sensing device that
will adjust the brightness as ambient light conditions change.
vii. Hours of Operation. Electronic changeable copy signs may be
illuminated from 6am until 11pm, or one half hour past the close
of business that the electronic changeable copy sign is allowed
for, whichever is later.
viii. Alternative Lighting Technology. The technology currently being
deployed for digital billboards is LED (light emitting diode), but
there may be alternate, preferred and superior technology
available in the future. Any other technology that operates
under the maximum brightness stated in this subsection shall
not require a text amendment for approval, unless the Planning
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Commission finds it in the best interest of the public to do so.
The City shall expedite any required approvals for technology
that is superior in energy efficiency over previous generations
or types.
ix. Malfunction. Electronic changeable copy signs shall be operated
with systems and monitoring in place to either turn the display
off or show a “full black” image on the display in the event of a
malfunction.
x. Emergency Information. Owners of electronic changeable copy
signs are encouraged to coordinate with law enforcement and
emergency management authorities to display, when
appropriate, regional emergency information important to the
traveling public including, but not limited to, Amber Alerts or
emergency management information.
xi. Prohibited. The following are prohibited: addition of an
electronic changeable copy sign to a nonconforming sign, an
orientation of the electronic changeable copy sign towards
Highway 101, and an electronic changeable copy sign located
off-premises.
xii. Fuel Pricing Displays. Automobile Service Station fuel pricing
displays are allowed as an Electronic Changeable Copy Sign.
c. Uses located in other zoning designations may be allowed an electronic
changeable copy sign if granted a Type C Sign Permit pursuant to the
Special Circumstances Section 20.360.003.C, subject to compliance
with appropriate environmental review under CEQA.
7. Digital Billboards. Digital billboards are allowed in accordance with a
relocation agreement under subsection A of this section. Digital billboards
shall have the following operational limitations:
a. Maximum Number of Signs and Faces. Not more than three digital
billboards, with two faces each, may be allowed within the City, and
must be pursuant to the approval of a relocation agreement under
subsection 20.360.003.A (“Permits Required; Review Process”).
b. Operational Limitations. Digital billboards shall contain static messages
only, and shall not contain any display with movement, or the
appearance or optical illusion of movement during the static display
period, or any part of the sign structure, including the movement or
appearance of movement. Every static message contained on a digital
billboard shall not include flashing or the varying of light intensity.
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c. Minimum Display Time. Each message on the digital billboard must be
displayed for a minimum of eight seconds.
d. Face Size/Area. The maximum allowable face size for a digital billboard
shall be 1,200 square feet, excluding any cabinetry, framing or trim.
e. Light Level. Lighting levels will not increase by more than 0.3 foot
candles (over ambient levels) as measured using a foot candle meter at
a pre-set distance.
i. Pre-set distances to measure the foot candles impact vary with
the expected viewing distances of each size sign. Measurement
distance criteria:
Table 20.360.004-1: Measurement Distance Criteria
Nominal Face Size Distance to be Measured From
Up to 14 feet x 48 feet 250 feet
Up to 20 feet x 60 feet 350 feet
f. Light Sensor. Each display must have a light sensing device that will
adjust the brightness as ambient light conditions change.
g. Alternative Lighting Technology. The technology currently being
deployed for digital billboards is LED (light emitting diode), but there
may be alternate, preferred and superior technology available in the
future. Any other technology that operates under the maximum
brightness stated in Subsection 20.360.004.F.6.b.v (“Light Level”) shall
not require a text amendment for approval, unless the Planning
Commission finds it in the best interest of the public to do so. The City
shall expedite any required approvals for technology that is superior in
energy efficiency over previous generations or types.
h. Malfunction. Digital billboards shall be operated with systems and
monitoring in place to either turn the display off or show a “full black”
image on the display in the event of a malfunction.
i. Emergency Information. Owners of digital billboards are encouraged to
coordinate with law enforcement and emergency management
authorities to display, when appropriate, regional emergency
information important to the traveling public including, but not limited
to, Amber Alerts or emergency management information.
j. Location. Digital billboards shall only be allowed in a non-residential
district south of Sister Cities Boulevard and north of the City’s southern
boundary, and shall be located on parcels immediately adjacent to U.S.
Highway 101. Notwithstanding the foregoing, digital billboards shall not
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be allowed on parcels adjacent to San Bruno Mountain or in a location
that significantly blocks views of San Bruno Mountain.
Sign Structure and Installation.
1. The installation of signs shall be enforced and administered by the Building
Official. All signs and sign structures must be designed to comply with the
provisions of this chapter, the applicable provisions of Title 15 (Building and
Construction), and constructed to withstand wind loads, dead loads, and
lateral forces.
a. Where electrical service is provided to freestanding signs or landscape
wall signs, the electrical service shall be placed underground and
concealed. Electrical service to building mounted signs, including
conduit, housings, and wire, shall be concealed or, when necessary,
painted to match the surface of the structure upon which they are
mounted. A Building Permit shall be issued prior to installation of any
new signs requiring electrical service.
b. All permanent signs allowed by this chapter shall be constructed of
durable materials capable of withstanding continuous exposure to the
elements and the conditions of a built-up environment, and shall be
permanently attached to the ground, a building or another structure by
direct attachment to a rigid wall, frame, or structure.
2. Signs shall be designed so that the support frameworks for the sign are an
integral part of the design of the sign or within the structure of the building to
which it is attached in such a manner as to not be visible. Any angle iron,
bracing, guy wires, or similar features used to support a sign shall not be visible
to the extent technically feasible.
3. Raceway cabinets, as illustrated in Figure 20.360.004.F, must only be used in
building mounted signs when access to the wall behind the sign is not feasible,
or when the Chief Planner determines that a benefit exists to preserve a
historic or architectural feature of a building. In such cases, the raceway
cabinet must not extend in width and height beyond the area of the sign and
must match the color of the building to which it is attached. Where a raceway
cabinet provides a contrast background to sign copy, the colored area is
counted in the total allowable sign area allowed for the site or business.
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Figure 20.360.004.F: Raceway Cabinet
Sign Maintenance. Each sign displayed within the City, including exempt signs, shall
be maintained to comply with the following standards:
1. All signs shall be maintained by any property owner, lessor, lessee, manager,
agent, or other person having lawful possession or control over a sign,
building, structure, or parcel of land, in a condition or state of equivalent
quality to which it was approved or required by the City.
2. All signs together with their supports and appurtenances must be maintained
in good structural condition, in compliance with applicable Building Codes, and
in conformance with this chapter. Maintenance of a sign includes annual
cleaning; replacement of flickering, burned out or broken light bulbs or
fixtures; repair or replacement of any faded, peeled, cracked, or otherwise
damaged or broken parts of a sign; replacement of broken or removed
components of the sign; and any other activity necessary to restore the sign
so that it complies with the requirements and contents of the Sign Permit
issued for its installation and the provisions of this chapter.
3. The Building Official is authorized to order the repair, maintenance, or removal
of any sign or sign structure that has not been maintained and is dangerous
or in disrepair, or which is erected or maintained contrary to the requirements
of this section.
4. Failure to maintain a sign constitutes a violation of this chapter and will be
subject to enforcement action, in which case the Building Official may order
the removal of any sign that is determined to be in disrepair or dangerous.
5. Any owner of a sign victimized by graffiti shall remove, repair, or repaint sign(s)
within two days of notice of the graffiti’s placement on the sign..
6. Abandoned signs shall be removed in compliance with the following
requirements. Any sign not removed within the required period shall
constitute a nuisance and shall be removed pursuant to the procedures set
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forth in Division 3, Chapter 2.6 of the Business and Professions Code (Section
5499.1 et seq.).
20.360.005 Sign Design Standards
Applicability. The standards established in this section apply to all permanent signs.
These standards complement the mandatory sign regulations established in Section
20.360.006 (“Standards for Permanent Signs”).
General Sign Design Standards. These general sign design standards will be utilized
during the review of all permanent signs for which a Type A, Type B, or Type C Sign
Permit (see Subsection 20.360.003.A (“Permits Required; Review Process”)) is required
to ensure the highest level of design quality, while at the same time providing the
flexibility necessary to encourage creativity on the part of the sign designer. However,
unless there is a compelling reason, these design standards must be observed.
Use a Brief Message. Signs must be designed with a brief message because the fewer
words used, the more effective the sign. A sign with a brief message is quicker and
easier to read, looks cleaner, is more effective in conveying its message, and is more
attractive.
Avoid Overly Intricate or Unusual Fonts. Simple, easy-to-read fonts must be
utilized in signs to enhance their readability. Signs that include very intricate font
styles are generally difficult to read and reduce a sign's ability to communicate
effectively. Signs with unusual fonts may look good today, but soon go out of style,
and the image conveyed may quickly become that of a dated and unfashionable
business.
Figure 20.360.005.A: Examples of Signs with a Brief Message and Simple Font
Style
Emphasize One Line of Text. Signs with more than one line of text must emphasize
one line over the others to enhance the message conveyed.
Limit the Number of Fonts. The number of fonts used in a sign must be limited
because the use of more than two font styles makes the sign harder to read. The
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primary purpose of a sign is to quickly convey information to motorists and
pedestrians.
Sign Colors and Materials. Sign colors and materials must contribute to sign
legibility and design integrity. Signs with poor color selection are generally
unattractive and unsuccessful at communicating the message. Too many different
colors compete with the sign’s content for a viewer’s attention and makes the sign
less effective. Sign materials must be durable and weather-resistant.
Provide Contrast Between Background and Letters/Symbols. Signs must be
designed with high contrast between the sign's letter/symbol color and its
background color to be most effective. Signs with little contrast in the hue (shade or
tint) and/or intensity (brightness) between the background and letter/symbol colors
are difficult to read.
Figure 20.360.005.B: Examples of Signs with a Simple Color Palette, Limited
Fonts, and Good Contrast
Graphic Relief. Signs must utilize individual lettered business and logo design, or
where appropriate, sign copy, logo, and/or decorative embellishments in relief on the
face of the sign to enhance readability and project a positive image of the business or
use. Signs must be designed to provide three-dimensional relief, i.e. be raised above,
or set below the sign background.
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Figure 20.360.005.C: Examples of Raised Letters
Sign Placement. Signs must be placed at or near the entrance of a site or building to
show the most direct access to the business.
Figure 20.360.005.D: Examples of a Well-placed Sign Emphasizing a Building
Entrance
Proportion, Scale and Rhythm of Sign Placement. Signs must be placed consistent
with the proportions and scale of building elements within a building's façade:
1. A large sign may fit well on a large, plain wall area, but could overpower the
finer scale and proportion if placed above a small storefront.
2. Signs must establish rhythm, scale, and proportion on a façade where these
elements are weak in the building design. On buildings with plain façade, signs
must establish or continue appropriate design rhythm, proportion, and scale.
3. The proportion of letter area to sign background area must be carefully
considered. Letters must not appear to occupy more than 70 percent of the
sign's background area. Signs where the letters take up too much of the
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background area are harder to read. Generally, large letters are not
necessarily more legible than smaller ones.
Figure 20.360.005.E: Examples of Signs with Good Proportion, Scale, and
Rhythm
Complementary Sign Design. Where there is more than one sign for a business (e.g.,
single tenant buildings) or group of businesses (e.g., multiple tenant buildings,
commercial centers, or business or industrial parks), all signs must be designed to
ensure consistency of sign design and be complementary to one another in the
following ways:
1. Type of construction materials used in the sign body, sign copy, sign base,
supports, etc.;
2. Letter size and style of copy;
3. Method and design of sign support (wall mounting or monument base);
4. Configuration of sign area; and
5. Proportion of sign copy area to background.
Artistry and Innovation. The use of artistry and innovation in sign design will make
the sign stand out and draw attention to the use or activity it is advertising. It can also
improve the overall appearance of a building or neighborhood.
Sign Scale. Signs must be designed and placed relative to who the intended viewer
will be. Signs intended to be read by pedestrians (i.e. usually read from a distance of
15 to 20 feet) must be smaller in scale than a vehicle-oriented sign which is designed
to be viewed from a much greater distance. In general, the closer the sign's viewing
distance, the smaller the sign needs to be.
Freestanding Signs. Freestanding signs must incorporate the materials and
architectural features used in the building(s) they serve. Freestanding signs are most
effective when placed perpendicular to approaching vehicular traffic.
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Figure 20.360.005.F: Example of a Freestanding Sign Incorporating the
Architectural Details of the Main Building
20.360.006 Standards for Permanent Signs
Applicability.
1. This section establishes the standards for permanent building-mounted and
freestanding signs that are applicable in all zoning districts. Standards for each
allowed sign type are provided in Subsection 20.360.006.D (“Standards for
Permanent Building-Mounted and Freestanding Sign Types”). All permanent
signs must comply with the standards for sign area, height, number, type, and
the other requirements provided in these tables.
2. A sign type not specifically included in this section may be allowed by the Chief
Planner provided the sign meets the intent of the zone in which it is proposed.
Sign Standards for Residential Uses and Districts. The following regulations shall
apply to all Residential districts, as well as residential dwellings located in
nonresidential district.
1. Nonresidential Uses in Residential Districts. One building-mounted sign per
each allowable nonresidential use, not exceeding eight square feet in area.
Community Assembly Facilities in Residential districts are allowed one
building-mounted sign or monument sign not exceeding 20 square feet in
area.
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2. Residential Uses. One building-mounted sign or monument sign per street
frontage with a maximum area of 72 square inches.
3. Illumination. Wall signs and bulletin boards may be illuminated provided that
the light source thereof is not visible and the illumination is nonintermittent.
No other signs shall be illuminated.
Sign Standards for Non-Residential Districts. Signage in nonresidential districts
shall comply with the standards in Table 20.360.005-. All properties in nonresidential
districts shall be allowed a minimum sign area of 25 square feet. The area of all
building-mounted signs is included in the maximum total sign area, except when
specifically exempted. Digital Billboards are exempt from this section and are
governed by Subsection 20.360.004.F.7 (“Digital Billboards”). Further, Off-Premises
signs allowed in accordance with a relocation agreement under Subsection
20.360.003.D (“Relocation Agreements”) and a Master Sign Program under subsection
20.360.003.B (“Master Sign Program”) are exempt from this section.
Table 20.360.005-1: Sign Standards for Non-Residential Zoning Districts
Zoning
Districts
(Frontage)
Sign Area
Allowed
(sq. ft. per
linear ft.
building
frontage)
Total
Maximum
Sign Area
(sq. ft.)
Allowed Sign
Types
Maximum
Number of Signs
Maximum Sign Area
per Sign Type (sq. ft.)
DRL
DRM
DRH
1.5 300
Awning and Canopy n/a 60
Marquee 1 per site 1 per linear ft. of
building frontage
Projecting 1 per building or
tenant space
16; 8 under a canopy
of awning 6
Shingle 1 per building or
tenant space 6
Wall 1 per building or
tenant space 25
Window n/a
15% of window space,
up to 30% of window
space with MUP
approval
Monument 1 per site 25
LNC
GAC
1.5 300
Awning and Canopy n/a 100
Marquee 1 per site 1.5 per linear ft. of
building frontage
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Table 20.360.005-1: Sign Standards for Non-Residential Zoning Districts
Zoning
Districts
(Frontage)
Sign Area
Allowed
(sq. ft. per
linear ft.
building
frontage)
Total
Maximum
Sign Area
(sq. ft.)
Allowed Sign
Types
Maximum
Number of Signs
Maximum Sign Area
per Sign Type (sq. ft.)
DTC
DRC
ETC
CC
BPO
OPSPD
T3N
T3C
T4C
T4M
T5C
T6C
Projecting 1 per building or
tenant space
16; 8 under a canopy
or awning 6
Shingle 1 per building or
tenant space 6
Wall 1 per building or
tenant space 100
Window n/a
15% of window space,
up 30% of window
space with MUP
approval
Monument 1 per site 60
Skyline
2 per building
with at least 4
stories
1 per linear ft. of
building frontage
GMP
BTM
BTH
MIM
MIH
1.5 300
Awning and Canopy n/a 100
Marquee 1 per site 1.5 per linear ft. of
building frontage
Projecting 1 per building or
tenant space
16; 8 under a canopy
or awning 6
Shingle 1 per building or
tenant space 6
Wall 1 per building or
tenant space 100
Monument 1 per site 60
Skyline
2 per building
with at least 4
stories
1 per linear ft. of
building frontage
P 1.0 70
Wall 1 per building or
tenant space 25
Monument 1 per site 60
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Standards for Permanent Building-Mounted and Freestanding Sign Types.
1. Awning and Canopy Signs. Awning and canopy signs may be attached to or
painted on the vertical edges of awnings, canopies, arcades, or similar features
or structures. Awning and canopy signs are also subject to the specific zoning
district standards in Subsection 20.360.006.B (“Sign Standards for Residential
Uses and Districts”) and Subsection 20.360.006.C (“Sign Standards for Non-
Residential Districts”) and the following standards:
a. Sign Height. Maximum of 25 feet.
b. Sign Clearance. Minimum of eight feet.
c. Illumination. Non-illuminated or internal illumination.
Figure 20.360.006.A: Awning and Canopy Signs
2. Projecting Signs. A sign may project horizontally from the exterior wall of a
building provided that such projection conforms to the specific zoning district
standards in Subsection 20.360.006.B (“Sign Standards for Residential Uses
and Districts”) and Subsection 20.360.006.C (“Sign Standards for Non-
Residential Districts”) and the following standards:
a. Sign Height. Maximum of 20 feet above the surface of the sidewalk or
street or no higher than the eave line or parapet wall, whichever is
lower.
b. Sign Clearance. Minimum of eight feet.
c. Width. A projecting sign shall be no more than one foot thick.
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d. Projection. The outer edge of a projecting sign shall not extend more
than four feet from the building to which it is attached. Projecting signs
shall be designed and located so as to cause no harm to street trees.
Signs projecting into the public right-of-way are subject to an
Encroachment Permit.
e. Illumination. Non-illuminated, internal illumination or external
illumination.
3. Shingle Signs. Signs suspended beneath an overhead structure, covered
walkway, or canopy in conjunction with pedestrian walkways, are allowed,
subject to the specific zoning district standards in Subsection 20.360.006.B
(“Sign Standards for Residential Uses and Districts”) and Subsection
20.360.006.C (“Sign Standards for Non-Residential Districts”), the
requirements for projecting signs in Subsection 20.360.005.D.2 above, and the
following standard:
a. Sign Clearance. Minimum of eight feet.
b. Illumination. Non-illuminated, internal illumination, or external
illumination.
Figure 20.360.006.B: Shingle Signs
4. Marquee Signs. Marquee signs are subject to the specific zoning district
standards in Subsection 20.360.065.B (“Sign Standards for Residential Uses
and Districts”) and Subsection 20.360.006.C (“Sign Standards for Non-
Residential Districts”) and the following standards:
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a. Sign Height. No portion of a marquee sign shall be higher than the eave
line or parapet wall of a building.
b. Sign Clearance. Minimum of 12 feet.
c. Projections. A marquee sign may extend from the building to which it is
attached subject to approval of an Encroachment Permit from the City
Engineer provided the marquee is designed and located so as to cause
no harm to street trees.
d. Changeable Copy. Changeable copy may occupy up to 75 percent of the
area of a marquee sign.
e. Illumination. Direct or internal illumination.
5. Wall Signs. Wall signs include any sign attached to, erected against or painted
upon the wall of a building or structure, the face of which is in a single plane
parallel to the plane of the wall. Wall signs also include signs on a false or
mansard roof. No wall sign may cover wholly or partially any required wall
opening. Wall signs are also subject to the specific zoning district standards in
Subsection 20.360.006.B (“Sign Standards for Residential Uses and Districts”)
and Subsection 20.360.006.C (“Sign Standards for Non-Residential Districts”)
and the following standards:
a. Height. Wall signs shall not be mounted or placed higher than the
second story and shall not extend higher than the building wall upon
which they are attached except on a peaked, mansard, or shed roof
where the sign may be placed in such a manner that the highest point
on the sign shall be no higher than the lowest two-thirds of the roof
height and providing that the vertical dimension of the sign shall be no
greater than one-third the vertical dimension of the roof.
b. Coverage. Wall sign copy shall not occupy more than 75 percent of the
length of the wall to which the sign is attached.
c. Projection. Wall signs cannot extend more than 12 inches beyond the
face of the wall to which they are attached.
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Figure 20.360.006.C: Wall Signs on Sloped Roofs
6. Window Signs. Permanent window signs painted or otherwise adhered directly
onto a window are subject to the specific zoning district standards in
Subsection 20.360.006.B (“Sign Standards for Residential Uses and Districts”)
and Subsection 20.360.006.C (“Sign Standards for Non-Residential Districts”)
and the following standards:
a. Height. Window signs shall not be mounted or placed on windows
higher than the second story.
b. Visibility. Window signs shall allow visibility into the inside of building.
See also Table 20.360.006.2 for standards for temporary and
permanent window signs.
7. Monument Signs. Freestanding signs erected on the ground or on a
monument base designed as an architectural unit are allowed, subject to the
specific zoning district standards in Subsection 20.360.006.B (“Sign Standards
for Residential Uses and Districts”) and Subsection 20.360.006.C (“Sign
Standards for Non-Residential Districts”) and the following standards:
a. Height. A maximum of 10 feet.
b. Sign Base. The monument sign’s base must be at least 60 percent of the
width of the sign. The sign base must be maximum four feet in height.
c. Landscape. All monument signs shall require automatic irrigated
landscape at the base equivalent to two times the area of the sign copy.
d. Illumination. Non-illuminated, internal illumination, or external
illumination.
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Figure 20.360.006.D: Monument Signs
8. Monument Signs – Developments with a Minimum Floor Area of 20,000
Square Feet. The following standards apply to a developments containing a
minimum of 20,000 square feet with an integrated site and design plan
creating a single unified development with one or more uses.
a. Non-Residential Districts. The maximum sign area in nonresidential
districts may be no more than one foot for each linear foot of street
frontage, but in no case shall the total sign area exceed 200 square feet.
If more than one entrance to the lot exists, the maximum sign area
allowed will be divided among the number of entryways and signs
requested.
b. Residential Districts and Subdivisions. For subdivisions and other
residential area entry signs, the maximum sign area allowed is 20
square feet. Signs shall be mounted on a fence, wall, or other similar
entry feature. If more than one entrance exists, the sign area allowed
will be divided between the number of entryways and signs requested.
c. Sign Base. The sign base must be located within a planter box or
planting area, the design and location of which is to be approved by the
Chief Planner.
d. Area Not Counted. The area of the sign shall not count towards the
permissible sign area of the individual lot.
Figure 20.360.006.E: Monument Signs
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9. Skyline Signs. The following standards apply to buildings of at least four
stories located in the commercial and employment districts.
a. Location. The skyline sign shall be located within the upper 25 percent
of the building face and the top of the sign must be placed within 10
feet of the top of the wall surface to which the sign is attached.
b. Number. Only one skyline sign is allowed per building elevation.
c. Sign Type. Signs shall be composed of individual, internally illuminated
pan channel letters.
20.360.007 Standards for Temporary Signs
Purpose. The Council finds that the proliferation of temporary signs is a distraction
to the traveling public and creates aesthetic blight and litter that threatens the public’s
health, safety, and welfare. In addition to the purpose provisions of Section
20.360.001 (“Purpose”), these regulations ensure that temporary signs do not create
a distraction to the traveling public by eliminating the aesthetic blight and litter
caused by temporary signs and that certain types of temporary signs are allowed to
ensure that residences are not left vacant for extended periods of time.
General to All Temporary Signs. Temporary signs are allowed only in compliance
with the provisions of this section.
1. Permits.
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a. A Type A Permit is required to display a Temporary Wall Banner Sign
that is less than 32 square feet in area.
b. Wall Banners larger than 32 square feet in area and less than 100
square feet in area require a Type B permit (see Section 20.360.003
(“Administration and Procedures”)).
c. All other temporary sign types do not require a permit (see Section
20.360.003 (“Administration and Procedures”)).
d. Each tenant in a multi-tenant building is entitled to a temporary wall
banner sign in accordance with this section.
2. Not Included in Permanent Sign Allowances. Temporary signs are not counted
toward the maximum total sign area established in Section 20.360.006
(“Standards for Permanent Signs”).
3. General Time, Place, and Manner Restrictions.
a. Location Standards. Temporary signs must be placed in compliance with
Subsection 20.360.004.B (“Prohibited Location Standards”), unless
specifically exempted by this section.
b. Time Limit. Temporary signs shall be removed within 45 days after they
are placed, erected or installed. In no case shall a temporary sign be
allowed more than twice per year.
c. Display Standards. Temporary signs must comply with Subsection
20.360.004.C (“Display Standards”).
d. Design and Construction. Temporary signs must be of sufficient weight
and durability to withstand wind gusts, storms, etc. and must be
professionally crafted.
Additional Standards for Temporary Signs.
1. Temporary signs are allowed in compliance with the provisions in Table
20.360.006-1.
Table 20.360.006-1: Standards for Temporary Signs
Standard Requirement
“sf” = square feet; “lf” = linear feet
Residential Districts
Total Area of all Temporary Signs at Any
One Time Max. 6 sf
Number of Signs Unlimited except that the total sign area of all
temporary signs must not exceed 6 sf.
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Table 20.360.006-1: Standards for Temporary Signs
Standard Requirement
Distance between Signs Min. 2 ft
Nonresidential Districts
Total Area of all Temporary Signs at Any
One Time Max. 24 sf
Number of Signs
Unlimited except that the total sign area of all
temporary signs (excludes temporary wall
banner signs) must not exceed 24 sf per
business.
Exception: Multi-tenant shopping centers or
offices—Max. 2 temporary banner signs per
150 linear feet of property frontage not to
exceed 64 sf combined.
Distance between Signs Min. 2 ft
2. Standards for Specific Temporary Signs. Temporary signs must comply with
the standards provided in Table 20.360.006.2.
Table 20.360.006-2: Standards for Specific Temporary Signs
Temporary Sign Type1 Standards Other
Requirement Height
(Max.)
Width
(Max.)
Area (Max.)
“sf” = square feet; “lf” = linear feet
Wall Banner
25 ft to
top of
banner
3 ft
Type A
Permit –
max. 32 sf
Type B
Permit –
max. 100 sf
Prohibited in
residential
zoning districts.
Must be
mounted on a
building wall or
on T-posts or
stakes installed
≤ 6” from a wall
on which the
wall banner
would be hung.
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Table 20.360.006-2: Standards for Specific Temporary Signs
Temporary Sign Type1 Standards Other
Requirement Height
(Max.)
Width
(Max.)
Area (Max.)
Window Sign See End
Note2
Must be placed
no higher than
first story
windows.
Inside mounting
required.
Not included in
the total sign
area for all
temporary
signs.
Yard Sign Type I 4 ft 2 ft 3 sf All yard signs
must be
installed
securely in the
ground.
Yard Sign Type II 6 ft 2 ft 5 sf
Yard Sign Type III 7 ft 8 ft 32 sf
End Notes:
1 Other temporary sign types may be allowed (e.g. fuel pump topper signs, wraps around waste receptacles, or
balloon bobbers) provided the max. area limitation for all temporary signs is not exceeded. The max. height of
tether and string support shall be 3 feet.
2 The area of temporary and permanent window signs combined (including signs constructed of perforated vinyl
or painted on the window) must not exceed 40% of the area of the window on or within which they are displayed.
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20.360.008 Nonconforming Signs
A nonconforming sign is a sign lawfully constructed and maintained prior to the
Effective Date, but which does not conform to the provisions of this chapter, or
because of a district change after the Effective Date affecting the property upon which
the sign is located, ceases to comply with the applicable zoning district regulations.
This chapter is intended to limit the number and extent of nonconforming signs by
prohibiting the alteration or enlargement of nonconforming signs, thereby reducing
the discrepancy between existing conditions and the standards and requirements of
this chapter, and to provide for the elimination of nonconforming signs in residential
districts, in compliance with State law.
No nonconforming sign shall be altered, enlarged, relocated, and/or reconstructed,
except in such manner as to comply with the requirements of this chapter or as
authorized under a Relocation Agreement in compliance with Subsection
20.360.003.D. (“Relocation Agreements”). A nonconforming sign may be maintained
or its text changed without affecting its nonconforming status.
Repair or Reconstruction of Damaged or Destroyed Signs. A nonconforming sign
destroyed or damaged to the extent of 75 percent or greater of its fair market value
as of the date of such destruction or damage is not a nonconforming sign pursuant
to this chapter and shall be removed or repaired to conform with all applicable
provisions of this chapter.
Alteration. Except as provided below, no nonconforming sign shall be altered or
moved unless such alteration or moving reduces the degree of nonconformity.
1. A nonconforming sign may be removed from the building or structure to which
it is attached for purposes of repair providing it is returned to the same place
from which it was removed within 14 days after removal, and further providing
there is no increase in size or change of copy.
2. Signs which reflect the unique historical characteristics of the development
and heritage of South San Francisco may remain, subject to continued
maintenance, until the use of the site on which the sign is located changes,
subject to Planning Commission approval based on the following findings:
a. The sign existed at the Effective Date and was originally erected at least
30 years prior to the date of the application.
b. Based on a report from the Chief Building Official, the sign is
structurally sound and complies with the provisions of the current
building and associated codes.
c. The design of the sign is common to the period in which it was built, is
consistent with the structures on the site, and complements the unique
characteristics of South San Francisco.
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d. The sign is maintained in compliance with provisions of Subsection
20.360.004.H (“Sign Maintenance”). Continued maintenance shall be a
condition of approval of the permit.
e. Retaining the sign will not result in visual clutter or blight and will not
adversely affect the adjoining properties.
Removal or Replacement of a Nonconforming Sign. Removal of a nonconforming
sign, or replacement of a nonconforming sign with a conforming sign, is required
when:
1. A building is renovated and the cost of the renovation is 50 percent of more of
the value of the building as determined by the Building Official or the building
is demolished and rebuilt; or
2. The use of the sign and/or the property on which the sign is located has been
abandoned, ceased operations, become vacant, or been unoccupied for a
period of 90 consecutive days or more as long as the period of non-use is
attributable at least in part to the property owner, tenant, or other person or
entity in control of the use. For purposes of this section, rental payments or
lease payments and taxes shall not be considered as a continued use. In the
event this should occur, such conditions will be considered as evidence of
abandonment, requiring removal of the sign by the owner of the property,
his/her agent, or person having the beneficial use of the property, building or
structure upon which such sign or sign structure is erected within 30 days after
written notification from the Chief Planner. If, within the 30-day period, such
sign(s) is (are) not removed, enforcement action shall be pursued.
20.360.009 Enforcement, Liability, and Penalty
Liability for Damages. The provisions of this chapter shall not be construed as
relieving or limiting in any way the responsibility or liability of any person erecting or
owning any sign for personal injury or property damage resulting from the placing of
such signs, or resulting from the negligence or willful acts of such persons, their
agents, employees or workers in the construction, maintenance, repair or removal of
any sign. Nor shall this chapter be construed as imposing upon the City, or its officers,
or employees any responsibility or liability by reason of the approval of any signs,
materials or devices under the provisions of this chapter.
Enforcement. It shall be the duty of the Code Enforcement Officer to enforce the
provisions of this Ordinance; referrals may be made by the Planning Division, Building
Division, or Police Department.
Violations. If the Code Enforcement Officer finds any sign not complying with the
regulations of this Ordinance, written notice shall be given to the sign owner and to
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the property owner. The notice shall specify the time period within which compliance
must be achieved. If the sign owner or the property owner fails to remove or alter the
sign so as to comply with the standards herein set forth after such notice, the Code
Enforcement Officer may cause such sign to be removed, or altered to comply, at the
expense of the sign owner or owner of the property upon which it is located.
Removal. Notwithstanding the foregoing, the Chief Building Official, Code
Enforcement Officer, Director of Public Works or Police Department may have
removed without prior notice any sign which is an immediate threat to persons or
property or which is located on public property in violation of this chapter. Once such
a sign is removed the Code Enforcement Officer shall immediately attempt to notify
the owner of the sign, if ascertainable. If the sign is not retrieved within 15 days after
removal, it shall be deemed abandoned and may be disposed of by the City.
Penalty for Violation. Any person violating a provision of this chapter or failing to
comply with a mandatory requirement of this chapter shall be guilty of a
misdemeanor and, upon conviction, such person shall be punished as set forth in
Chapter 1.24 (“General Penalty”) of the South San Francisco Municipal Code.
Antennas and Wireless Communications
Facilities
No changes recommended to this chapter.
Chapter 20.375 Small Cell Wireless Communications
Facilities
No changes recommended to this chapter.
Inclusionary Housing Regulations
Chapter to be updated in accordance with final BAE Inclusionary Housing study.
Bonus Residential Density
No changes recommended to this chapter.
Chapter 20.395 Community Benefits Program
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20.395.001 Purpose
This Chapter establishes the South San Francisco Community Benefits Program by which the
City may increase the value of private property by granting additional development capacity
(i.e. a floor area ratio (FAR) bonus) in exchange for community benefits. The Program is a way
for the City to derive greater benefit for the broader community from the granting of
planning entitlements than would be otherwise possible through base zoning district
standards. Community benefits include enhanced open spaces, enhanced connectivity,
green buildings, social service uses, expanded transportation demand management, on-site
and off-site affordable housing, or sea level rise adaptation measures.
20.395.002 Applicability
The Community Benefits Program allows bonus FAR for non-residential projects in the
zoning districts and amounts indicated in Chapter 20.100 (“Non-Residential Districts”) and in
the East of 101 Transit Core (“ETC”) zoning district in Chapter 20.090 (“Downtown/ Caltrain
Station Area Zoning Districts”).
20.395.003 Review and Approval
Review.
1. Up to 1.0 FAR. An increase in FAR up to 1.0 may be granted on a ministerial
basis without a Community Benefits Agreement, provided the following:
a. The proposed increase does not exceed the maximum amount
indicated by the applicable base zoning district standard; and
b. The project complies with the requirements of this Chapter and all
other applicable requirements and standards of South San Francisco
Municipal Code.
2. 1.0 to 2.5 FAR. An increase in FAR greater than 1.0 but not exceeding 2.5 may
be granted provided the following:
a. The proposed increase does not exceed the maximum amount
indicated by the applicable base zoning district standard;
b. The project complies with the requirements of this Chapter and all
other applicable requirements and standards of South San Francisco
Municipal Code; and
c. The applicant satisfies one of the following two options:
i. Community Benefits Fee. The increase may be granted on a
ministerial basis if the applicant pays the fee required in
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accordance with the Community Benefit Fee Schedule as
adopted by separate resolution.
ii. Community Benefits Agreement. The increase may be granted by
City Council approval of a Community Benefits Agreement which
may include payment of Community Benefits fees to satisfy part
of the benefit.
3. More than 2.5 FAR. An increase of FAR in excess of 2.5 requires City Council
approval of a Community Benefits Agreement, which may include payment of
Community Benefits fees to satisfy part or all of the benefit.
4. Community Benefits Program Community Benefits Agreement Requirements.
Requirements of the Community Benefits Agreement include the following:
a. Valuation Study. An applicant seeking to provide a community benefit
in-lieu of paying the Community Benefit Fee or seeking an FAR in excess
of 2.5 through the Community Benefit Program is required to submit
the following as part of the Community Benefits Agreement:
i. A calculation of the applicable Community Benefit Fee that
would apply, against which the value of the development's
public benefits will be credited in accordance with Section
20.395.003.A.4.ii below;
ii. An assessment of the economic and/or intrinsic value of the
proposed public benefit as compared with the economic value
of the proposed development incentives requested by the
applicant. In this case, the benefit provided must be described
in Section 20.395.004 (“Community Benefit Priorities”); or
iii. An assessment of the proposed fee as compared with the
economic value of the proposed development incentives
requested by the applicant. In this case, the fee provided will
fund a benefit described in Section 20.395.004 (“Community
Benefit Priorities”). The City may request an independent third-
party review, by a qualified appraisal expert, hired by the City at
the applicant’s expense, to validate the valuation submitted by
the applicant. This requirement is not intended to imply a need
for the applicant to provide or disclose a complete project pro
forma. Only the marginal costs of the proposed public benefit
and incentive are required to be disclosed in the analysis.
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20.395.004 Community Benefit Priorities
This section establishes the City’s community benefit priorities. Community benefit fees
collected in accordance with Section 20.395.003 (“Review and Approval”) may fund one or
more of the benefits described below. Should an applicant provide a community benefit
proposed as a part of a Development Agreement, the benefit must be consistent with the
City’s priorities as established in this Section.
Public Spaces. Public spaces beyond the requirements of the base zoning district and
applicable design standards as identified in Chapter 20.310 (“Site and Building Design
Standards”) may qualify as a community benefit.
1. Qualifying spaces may include active or passive parks, plazas, community
gardens, rooftop gardens, or other publicly accessible open spaces.
2. Spaces should include amenities that support its intended use. Such amenities
may include landscaping beyond the requirements of Chapter 20.300 (“Lot and
Development Standards”), furniture, special paving, special lighting, public
restrooms, water fountains, public art beyond the requirements of Chapter
8.76 (“Public Art Requirement”), or other public amenities that enhance the
comfort and usability of the space.
3. Spaces should be accessible and open during business hours. Where spaces
are not visible from the public right-of-way, signage should be provided to
clearly indicate that the space is available for public use.
Enhanced Connectivity. Provision of enhanced connectivity beyond the
requirements of the base zoning district standards and applicable design standards
as identified in Chapter 20.310 (“Site and Building Design Standards”) may qualify as
a community benefit.
1. Enhancements include new through streets, bicycle/pedestrian paths, or other
connections to existing trails. Priorities for new connectivity are identified in
the General Plan’s Mobility Element or applicable Specific Plan and shall be
completed to the specifications of the General Plan and Engineering/Public
Works.
2. Signage and appropriate public access to all new connections shall be
provided to clearly indicate that the roadway or path is available for public use.
3. Connectivity improvements required as part of a CEQA mitigation shall not be
considered a community benefit.
4. A public access easement shall be recorded against the property that ensures
public access to the portion of the project which qualifies it for the FAR Bonus.
5. A property owner or applicant who completes and develops an existing rail
spur that is or will be abandoned as a publicly accessible open space
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connection consistent with the General Plan’s Mobility Element or applicable
Specific Plan qualifies for the FAR Bonus. The open space connection shall be
completed to the specifications of the General Plan and Engineering/Public
Works and shall either be dedicated to the City or a public access easement
shall be recorded against the owner of the rail spur.
Public and Social Services. On-site provision of non-profit social services and/or
public facilities may qualify as a community benefit.
1. Qualifying uses include senior center, child care facility, public safety facilities,
community meeting rooms, after-school center, or other non-profit
organization.
2. Qualifying spaces should be a minimum of 1,400 square feet in area including
any outdoor space required of the use.
Where approval is conditioned upon the provision of a specific use, the permit shall
include a covenant that the use may not be terminated or otherwise altered without
the approval of the Chief Planner.
Support for Local Businesses. Support for local businesses may qualify as a
community benefit. This may include:
1. Tenant space for local small businesses in need of relocation.
2. Building frontage devoted to active walk-in uses such as retail, restaurant, or
café.
3. Participation in a local hire program.
4. Façade improvements or enhancement.
Where approval is conditioned upon the provision of a specific use, the permit shall
include a covenant that the use may not be terminated or otherwise altered without
the approval of the Chief Planner.
On-Site or Off-Site Affordable Housing. Development of on-site or off-site
affordable housing (very low, low, and moderate-income units) that is consistent with
the standards set forth in Section 20.380.006 (Affordable Housing Standards) may
qualify as a community benefit. The applicant may develop the units or otherwise
cause them to be constructed, such as through a partnership with a reputable
affordable housing developer or non-profit organization.
District Transportation Demand Management (TDM) Measures. TDM measures
beyond those required in accordance with Chapter 20.400 (“Transportation Demand
Management”) and beyond applicable requirements of a Transportation
Management Association (TMA) may qualify as a community benefit.
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District Sea Level Rise Mitigation Measures. Contributions to or construction of
district-wide sea level rise mitigation measures may qualify as a community benefit.
Measures may include construction of levees or sea walls; creek restoration and
improvements; construction of detention basins; landscaping efforts aimed at
supporting creating biodiversity and improving resilience in impacted areas.
Transportation Demand Management
20.400.001 Purpose
The specific purposes of this chapter are intended to:
Reduce the number of vehicle miles traveled generated by new development, in
accordance with the City’s police power necessary to protect the public health, safety,
welfare, and environment.
Manage traffic congestion, especially congestion associated with drive-alone
commute trips during peak traffic periods by using a combination of services,
incentives, and facilities.
Promote more efficient utilization of existing transportation facilities and ensure that
new developments maximize transit, active transportation, carpooling, and
vanpooling usage.
Establish an ongoing monitoring and enforcement program to ensure that the
desired performance targets are achieved.
Achieve compliance with the City/County Association of Governments of San Mateo
County’s (C/CAG) Congestion Management Program.
20.400.002 Applicability
The following new development types shall be subject to this Ordinance and grouped
into the following four tiers of compliance based on their anticipated effects on the
City’s transportation network.
1. Tier 1. Tier 1 includes residential land uses with 20 or more units (excluding
senior housing developments and affordable housing developments with
greater than 50 percent of units below market rate).
2. Tier 2. Tier 2 includes all hotels, retail, warehouse/distribution, and industrial
uses anticipated to generate greater than 100 daily trips; and small office and
R&D uses greater than 10,000 square feet but less than 50,000 square feet.
3. Tier 3. Tier 3 includes office and research and development uses between
50,000 and 400,000 square feet of gross floor area, and any Tier 2 land uses
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found to have a significant impact to vehicle miles traveled during
environmental review.
4. Tier 4. Tier 4 includes office and research and development uses with at least
400,000 square feet of gross floor area.
Project tiers shall be calculated cumulatively for adjoining parcels with the same
property owner or employer. For example, a phased project with three 150,000
square foot (Tier 3) office and research and development buildings shall cumulatively
constitute a Tier 4 land use upon completion of all phases. Modifications to existing
nonresidential developments shall be required to comply with this ordinance if the
modification adds at least 100 daily trips.
20.400.003 Requirements by Tier
All projects subject to the requirements of this chapter, as indicated in Section 20.400.002
(“Applicability”), shall incorporate measures that have a demonstrable effect on reducing the
number of vehicle trips generated. Measures shall be selected from the list described in
Section 20.400.004 (“Trip Reduction Measures”) and shall achieve the total number of points
required. Certain measures are required, but required measures vary by land use. Required
points are intended to align with the approximate level of auto travel reductions to achieve
consistency with city, regional, and state environmental goals based on applicable industry
research. Requirements for each tier are as follows:
Tier 1 Requirements.
1. A total of 20 points; and
2. An annual self-certification form is required for the first five years after
occupancy.
Tier 2 Requirements.
1. A total of 30 points; and
2. An annual self-certification form is required for the first 20 years after
occupancy.
Tier 3 Requirements.
1. A total of 40 points; and
2. Annual monitoring to achieve a maximum of 60 percent of employees
commuting via driving alone.
Tier 4 Requirements.
1. A total of 50 points;
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2. Annual monitoring to achieve a maximum of 50 percent of employees
commuting via driving alone; and
3. Annual monitoring of a site-specific trip cap.
A complete table of the points associated with each measure, detailed descriptions of each
measure, and applicability of measures are available from the Planning Department.
Previously approved projects would continue to be measured according to the performance
standards specified in their respective conditions of approval.
20.400.004 Trip Reduction Measures
The following measures may be incorporated into a project’s Transportation Demand
Management (TDM) program to meet its Tier requirements (see Section 20.400.003,
(“Requirements by Tier”)). This section represents the menu of options, but not all items are
required.
Participation in Commute.org or Transportation Management Association.
1. Sites that participate in Commute.org programs shall partner with
Commute.org or join a Transportation Management Association (TMA) or
other qualified shared transportation consortium with comparable TDM
services, whose role is to coordinate transportation-related programs and
services in specific geographic areas.
2. Office and employment-based projects must satisfy the following components
of an applicant to satisfactorily implement this measure:
a. Obtain certification of participation with Commute.org, or equivalent
program.
b. Provide commute assistance and ride-matching program.
c. Participate in or provide a dedicated shuttle program/consortium or
equivalent transit service unless located within ½ mile of a Caltrain or
BART station.
d. Provide Guaranteed Ride Home.
e. Supply orientation, education, and promotional programs and/or
materials for tenants.
Transit Pass Subsidies and Pre-Tax Transit Benefits.
1. Employers shall offer public transit passes or subsidies equivalent to at least
50 percent of the cost of a monthly two-zone Caltrain pass, which shall be
implemented through either a direct voucher program provided by the
property manager, or through lease terms obligating employers at the site to
provide said subsidies.
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2. Passes/subsidies provided must be valid for public transportation options,
including but not limited to BART, Caltrain, SamTrans, ferry, and vanpool
subscription (or costs).
3. Subsidies shall be administered through a pre-tax transit benefit program
allowing employees to fully fund their transit use with pre-tax dollars if they
opt into the program.
4. Employers shall adhere to goals and policies by the Bay Area Air Quality
Management District (BAAQMD), which requires employers with 50 or more
employees within the air district region to provide commuter benefits and
annual employer registration.
5. Funding contributions towards or participation in Commute.org shuttle
program shall not count for this measure.
Carpool/Vanpool Programs and Parking. Employers or property managers shall
provide carpooling and/or vanpooling options to facilitate shared work trips.
Carpooling generally uses participants’ own automobiles, and vanpooling generally
uses leased vans, often supplied by employers, non-profit organizations, car rental
businesses, or government agencies. Carpool and vanpool programs shall include
subsidies or other monetary incentives from employers (e.g., gas card after
carpooling for a given amount of time, or parking subsidies for carpools), as well as
ride-matching services to help facilitate these shared trips.
Bicycle Storage, Showers, and Lockers.
1. Employers and offices shall offer showers, changing rooms, and lockers to
accommodate employees arriving by bicycle or other active transportation
forms and employees who exercise during breaks.
2. Safe and convenient bicycle parking must be provided in accordance with
Chapter 20.330.008 (“Bicycle Parking”) which provides for two categories of
bicycle parking:
a. Long-term (Class I) bicycle parking shall offer protection from weather
and convenient access to and from the street, without the need to use
stairs and with doorways and corridors that are sufficiently wide to
navigate with a bicycle.
b. Short-term (Class II) bicycle parking shall be near pedestrian entries and
may be in the public right-of-way (i.e., on sidewalks). Short-term bicycle
parking may be used for visitors, couriers, or customers, typically for
less than two hours.
Designated TDM Coordinator. Employers shall provide a TDM coordinator or
contact person to provide oversight and management of the program’s
implementation. The individual must either be an employee or contracted through a
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third-party provider. In addition, for sites leasing space to multiple employers or
businesses. The TDM Coordinator designated by the property owner shall be
responsible for providing lists of mandatory and optional measures to all individual
businesses. Tenants should be obligated (via lease language) to provide a main point
of contact for the Designated TDM Coordinator.
Bicycle and Pedestrian-Oriented Site Access. On-site circulation shall be designed
to enable safe bicycle and pedestrian-oriented access for all users of all ages and
abilities, increasing the overall capacity of the transportation network and improving
pedestrian and cyclist safety and comfort. Examples include:
1. Non-motorized pathways internal to the project.
2. Orienting the project’s main entrance toward an active transportation or
transit facility.
3. Minimizing site access barriers along paths of bicycle and pedestrian travel
such as driveways, surface parking lots, loading docks, unmarked crosswalks,
and meandering sidewalks.
Encourage Telecommuting and Flexible Work Schedules. Encourage employees
to work remotely at least one day per week to reduce overall vehicle trips. When
employees commute to work, encourage flexible work schedules that encourage
travel outside of peak hours.
Paid Parking or Parking Cash-out.
1. Motorists shall pay directly for using parking facilities (paid parking), or
employers shall offer cash equivalents to the cost of leasing a parking space
to employees who do not receive a parking permit (parking cash-out).
2. For paid parking, parking rates shall be at the market rate (minimum of five
dollars per day and not subsidized by property owners or employers.
3. If an employer provides free parking as a benefit to employees, they may
instead offer “cash-out” in the form of the equivalent value of the parking
space directly to an employee. If the employer leases parking, the cash-out
amount shall be equivalent to the cost per space for the employer to lease
parking for employees. If the employer owns and manages its own parking
facilities, the cash-out value shall be determined based on market-rate parking
at nearby locations.
Unbundled Parking.
1. Residents shall pay for a parking space separately from their rent or mortgage,
and parking spaces shall not be deeded for condominium units.
2. Parking rates shall be established based on the prevailing market rate and
shall not be subsidized by property owners or employers; however, rates for
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affordable units shall be prorated in proportion to their rent discounts. For
condominiums with non-deeded spaces, the HOA shall collect parking fees
separate from the standard HOA fee. Similarly, tenants in a multi-employer
office or retail development pay for each parking space leased from the
property that they provide as either an employee benefit or courtesy parking
for guests.
3. One hundred percent of spaces shall be unbundled to qualify for this measure.
Shared Parking Approach. Mixed-use developments, particularly multi-tenant retail
developments, shall establish a shared parking approach based on the most recent
guidance from the Urban Land Institute’s Shared Parking Model to prevent an
oversupply of parking. This measure may also be used in combination with
Unbundled Parking for multi-building office and research and development uses with
approval from the Planning Department.
Enhanced Shuttle Commitment. In addition to regular participation in a
Commute.org shuttle consortium or transportation management association, the
applicant shall contribute additional funding or a supplemental shuttle service (open
to the public) that consists of at least twice the standard contribution total (as
determined by Commute.org or a transportation management association).
Increased shuttle funding helps run service more frequently for a longer service span.
Active Transportation Gap Closure.
1. Pedestrian, bicycle, and micromobility connections shall be established from
a project site to existing trails, bikeways, or adjacent streets beyond what is
required in Chapter 20.310 (“Site and Buildings Design Standards”).
2. Contribution to off-site gap closures in the bicycle or pedestrian network that
improve access to the Project is also eligible. This improves overall access not
only for on-site employees or residents but also for other users in the area.
3. The point value of contributions will be calculated in conjunction with City Staff
based on the usage and mode shift potential of the gap closure to the City’s
overall bicycle and pedestrian network.
Fully Subsidized Transit Passes. The transit pass subsidy shall be expanded to cover
100 percent of typical transit costs for employees (up to the maximum IRS benefit for
pre-tax commuter benefits).
Transit Capital Improvements.
1. Space shall be contributed on or adjacent to the project site for transit
improvements or off-site transit improvements shall be funded.
2. Scoring for this measure will be tiered based on how many improvements are
implemented from the following list:
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a. Bus/Shuttle Stop (if warranted, including sidewalk connection and ADA
accessibility).
b. Bus/Shuttle Shelter (including a covered waiting area seating and
lighting).
c. Wayfinding signage.
d. Off-site improvements (such as bus-only lanes, transit signal priority, or
queue jumps).
On-Site Pedestrian-Oriented Amenities.
1. Active, pedestrian-oriented commercial uses shall be provided on the ground
floor designed to create more walkable and inviting areas.
2. Selected commercial uses shall promote a high level of customer use, promote
pedestrian interest, and make the street visually appealing and engaging to
pedestrians.
3. Developments shall have entrances to both the main location and commercial
uses oriented along primary street frontages, and shall not be separated from
sidewalks, bikeways, or walkways by parking lots.
Cash Reward Incentives. Employers shall incentivize employee commuting via
walking, biking, and transit with cash rewards, such as a stipend for every non-auto
trip made to promote and encourage the use of these modes.
On-Site Car-share. Employers shall provide an on-site car-share program or vehicle
fleet at employer sites.
Bicycle-share or Micromobility Program Participation. Employers shall provide an
on-site bike share or micromobility fleet (i.e., bicycles, e-bikes, and scooters) to be
rented at one location and returned to another.
Active Transportation Subsidies. Employers must either:
1. Provide an allowance for commuting via bicycling and walking at a comparable
rate to transit subsidies; or
2. Provide bike share and micromobility services for first/last mile access to
transit.
Bicycle Repair Station.
1. Employers shall offer a bicycle repair station including a toolkit and air pump
within a designated secure area of a building to encourage bicycling and
support employees and residents. Tools and supplies shall include those
necessary for fixing a flat tire, adjusting a chain, and performing other basic
bicycle maintenance.
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2. Maintenance services may also be offered to each resident or employee at
least once annually, covering basic services such as a tune-up and inspection
at a local bicycle shop.
Affordable Housing. Employment projects must provide affordable housing onsite
or residential projects that exceed inclusionary housing requirements to qualify as a
mixed-use project.
20.400.005 Submittal Requirements and Approvals
Preliminary TDM Plan. A project shall submit its TDM documentation with its
development application. Submittal requirements vary by project tier: Tier 1 and Tier
2 projects shall submit a TDM Checklist, while Tier 3 and Tier 4 projects shall submit
a TDM Checklist and a TDM plan. Both TDM Checklists and TDM plans shall constitute
an applicant’s minimum commitment toward a project’s TDM program and shall
include the following.
1. TDM Checklist (Tier 1 and Tier 2 Projects). A completed TDM checklist of the
trip reduction measures chosen by the applicant to achieve the applicable
point total and performance requirement in accordance with Section
20.400.003 (“Performance Requirements”) and Section 20.400.004 (“Trip
Reduction Measures”).
2. TDM Plan (Tier 3 and Tier 4 Projects). Provide a completed TDM Checklist of
trip reduction measures chosen by the applicant to achieve the applicable
point total and performance requirement pursuant to Section 20.400.003
(“Performance Requirements”) and Section 20.400.004 (“Trip Reduction
Measures”). Describe how the applicable performance requirements will be
achieved and maintained over the life of the project.
3. Provide a site plan that designates trip reduction design elements consistent
with measures identified in Section 20.400.004 (“Trip Reduction Measures”).
4. Provide a map identifying site access to nearby transit, bicycle, and pedestrian
facilities including identification of any proposed improvement measures
(includes new shuttle stops or pedestrian/bicycle improvements) consistent
with measures identified in Section 20.400.004 (“Trip Reduction Measures”).
Summarize the proposed monitoring practices as described in Section
20.400.006 (“Monitoring & Enforcement”).
Required Findings. Before approval of a permit for a project subject to the
requirements of this chapter, the City shall make the following findings:
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1. The proposed TDM program is feasible and appropriate for the project,
considering the proposed use or mix of uses and the project’s location, size,
and hours of operation.
2. The proposed TDM program meets the points requirements indicated for the
tier and land use of the project.
3. The TDM program is adequate to achieve the required performance measures
(Tiers 3 and 4 only).
Final TDM Plan. The applicant shall submit the final TDM Checklist or TDM Plan
including any conditions imposed by the City as part of the building permit or
business license processes. The Planning Department shall review and approve the
documentation to ensure all conditions imposed by the City have been addressed.
Tenant Concurrence Letter. Prior to approval of a permit for tenant improvements
or a business license, tenants shall submit a letter demonstrating concurrence with
the Final TDM Plan. The letter shall acknowledge how applicable TDM requirements
are identified in their lease and summarize how the tenant is implementing applicable
TDM measures. The City shall receive and review this letter to confirm the
implementation of the proposed TDM program.
Modifications. The Planning Department may approve modifications to the final
TDM Checklist or TDM Plan that are consistent with the original findings and
conditions and would result in achieving the performance targets.
Changed Plans. A change in an approved project that would add at least 100 daily
trips shall be treated as a new application.
20.400.006 Monitoring and Enforcement
All projects are subject to the following performance monitoring process.
Initial Compliance Form. When applying for a certificate of occupancy, all projects
must submit a compliance form to the Planning Department documenting that the
TDM program will be implemented before the site reaches 50 percent occupancy.
1. For Tier 3 and Tier 4 projects, the compliance form shall be accompanied by
attachments that include, at minimum, a cover letter summarizing how
individual measures will be implemented before the site reaches 50 percent
occupancy, evidence of all capital and infrastructure measures through
photographs, evidence of participation with Commute.org or an appropriate
transportation management association, and identification of a TDM
Coordinator.
Annual Compliance Form. All projects are required to prepare a compliance form
documenting the continued implementation of TDM measures.
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1. Tier 1 projects must submit a compliance form annually for the first five years
after occupancy.
2. Tier 2 projects must submit a compliance form annually for the first 20 years
after occupancy.
3. Tier 3 and 4 projects are required to submit a compliance form annually for
the project’s lifespan.
Annual Mode Share Compliance Survey. In addition to the annual compliance form,
all Tier 3 and Tier 4 projects are required to prepare an annual compliance survey.
1. Purpose. The purpose of the annual survey is to measure a project’s mode
share compliance relative to the performance targets approved in the TDM
Plan.
2. Survey Preparation and Administration. The City shall identify standard
survey requirements for participants in the program. The survey shall be
administered by the participant’s designated TDM coordinator.
3. Response Rate. The annual survey shall achieve a minimum response rate of
75 percent of the employee population, or shall use statistical sampling
techniques to achieve a 90 percent confidence level with a three percent
margin of error in survey findings. If the response rate is less than 75 percent
or if the 90 percent confidence level with a three percent margin of error is not
achieved, missing responses shall be counted as drive-alone trips.
4. Required Performance Target. Survey findings shall identify whether the
development has or has not achieved its required performance target. If the
development has not achieved the required alternative mode use, the
participant shall provide an addendum explanation of how and why the goal
has not been reached and a detailed description of corrective measures that
will be adopted in the coming year to attain the required performance target.
5. Submittal of Results. Survey findings shall be submitted to the City in a format
as specified by the Planning Department, accompanied by backup
documentation and methodology of the original survey results.
6. City Review. The Chief Planner shall review all annual surveys and confirm
compliance with required performance targets.
Annual Trip Cap Compliance. Annual trip counts are required for all Tier 4 projects.
1. Purpose. The purpose of the trip counts is to measure a project’s compliance
relative to the trip cap approved in the TDM Plan.
2. Count Preparation and Administration. Vehicle counts shall be conducted
over a period of one week during which school is in session. Counts shall be
administered by an independent vendor paid for by the participant.
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3. Submittal. Annual counts shall be included with the annual survey results in a
format specified by the Planning Department, and shall include total average
weekday trips, as well as average AM and PM peak period, peak direction trips
(6:00-10:00 AM trips in and 3:00-7:00 PM trips out, respectively).
Midday Parking Occupancy Survey. All Tier 3 and Tier 4 projects shall prepare a
midday parking occupancy survey every three years. The parking occupancy survey
shall only be for informational purposes and not be associated with a performance
target.
Penalty for Noncompliance. If the required performance targets are not being
achieved, or if the participant fails to submit required monitoring documentation, the
following penalties shall apply:
1. First Violation. The City will direct the participant to modify its TDM program
to achieve compliance. Modifications are likely to include adding or modifying
TDM measures to increase mode shift.
2. Second Violation. The City will direct the participant to coordinate with
Commute.org or retain an independent consultant to identify additional
program modifications to achieve compliance. Modifications are likely to
include adding or modifying TDM measures to increase mode shift.
3. Third Violation. The City may assess a penalty per the approved fee schedule.
Penalties shall be assessed for each additional violation in subsequent years.
The City Council shall, in a resolution adopted after a duly noticed public
hearing, set forth the amount of the fine, describe the need for the fine,
describe the reasonable relationship between the fine and the effect of
noncompliance, and set forth time for calculation and payment of the fine.
Appeal of Penalty. The participant may appeal the decision to assess a penalty to
the Planning Department. In determining whether a financial penalty is appropriate,
the City may consider whether the participant has made a good faith effort to achieve
the required alternative mode use.
Program Costs. Participants shall be required, as a condition of approval, to
reimburse the City for costs incurred in maintaining and enforcing the trip reduction
program for the approved project.
Regulation on Cannabis Activities
No changes recommended to this chapter.
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Prohibition on New Significant Tobacco
Retailers
No changes recommended to this chapter.
Prohibition on New Super Stores
20.430.001 Purpose and Intent
It is the purpose and intent of this chapter to preclude the opening, establishment, and/or
operation of new superstore uses in the City.
20.430.002 Superstores Prohibited
Superstores are not a permitted use and are prohibited in all zoning districts
throughout the City. No permit or any other applicable license or entitlement for use,
nor any business license, shall be approved or issued for the establishment,
maintenance or operation of a superstore within the City.
The establishment, maintenance or operation of a superstore within the City is
declared to be a public nuisance and may be abated by the City either in accordance
with the South San Francisco Municipal Code or any other available legal remedies,
including, but not limited to, declaratory relief and civil injunctions.
20.430.003 Violation and Enforcement
The establishment, maintenance, or operation of a superstore in violation of, or in
noncompliance with, any of the requirements of this chapter or applicable provisions of the
Zoning Code or South San Francisco Municipal Code, shall be subject to any enforcement
remedies available in accordance with the law and/or the City’s Municipal Code. In addition,
the City may enforce the violation of this chapter by means of civil enforcement through a
restraining order, a preliminary or permanent injunction or by any other means authorized
by the law.
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Chapter 20.440 Planning Agency
Purpose
The purpose of this chapter is to identify the bodies, officials, and administrators with
designated responsibilities under various divisions and chapters of the Zoning Ordinance.
Subsequent chapters of Division VI provide detailed information regarding various
procedures, applications, and permits, including zoning and General Plan text and map
amendments, establishment of fees, and enforcement. When carrying out their assigned
duties and responsibilities, all bodies, administrators, and officials shall interpret and apply
the provisions of this Ordinance as minimum requirements adopted to implement the
policies and achieve the objectives of the General Plan.
City Council
The powers and duties of the City Council under this Title include:
To consider and adopt, reject or modify amendments to the General Plan map and
text pursuant to the provisions of Chapter 20.540 (“Amendments to General Plan”),
and of the State Government Code.
To consider and adopt amendments to the Zoning Map and to the text of this Title
pursuant to the provisions of Chapter 20.550 (“Amendments to Zoning Ordinance and
Map”) and the State Government Code.
To consider and adopt Specific Plans and amendments to Specific Plans pursuant to
the provisions of Chapter 20.530 (“Specific Plans and Plan Amendments”) and the
State Government Code.
To hear and decide appeals from decisions of the Planning Commission on use
permits, variances, and any other permits that can be appealed pursuant to the
provisions of Chapter 20.570 (“Appeals and Calls for Review”) and other applicable
requirements.
To hear and decide appeals on environmental determinations by the Chief Planner
or the Planning Commission pursuant to Chapter 20.460 (“Environmental Review”),
and as provided for in the California Environmental Quality Act (CEQA).
To appoint and remove members of the Planning Commission as provided for in Title
2 (“Administration”) of the South San Francisco Municipal Code.
To establish, by resolution, a Master Fee Schedule listing fees, charges, and deposits
for various applications and services provided pursuant to this Ordinance
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Planning Commission
The Planning Commission is established and organized pursuant to Chapter 2.56 (“Planning
Commission”) of the South San Francisco Municipal Code and the requirements of the
California Government Code. The powers and duties of the Planning Commission under this
Ordinance include:
Initiate, conduct hearings, and make recommendations to the City Council on
proposed amendments to the General Plan map and text pursuant to the provisions
of Chapter 20.540 (“Amendments to General Plan”).
Annually review progress towards implementation of the General Plan and
recommend to the City Council changes needed due to new legislation, development
trends and changing economic, social and environmental conditions.
Initiate, conduct hearings, and make recommendations to the City Council on
proposed amendments to the Zoning Map and to the text of this Ordinance pursuant
to the provisions of Chapter 20.550 (“Amendments to Zoning Ordinance and Map”).
Initiate, conduct hearings, and make recommendations to the City Council on
proposed Specific Plans and plan amendments pursuant to the provisions of Chapter
20.530 (“Specific Plans and Plan Amendments”).
Approve, conditionally approve, modify or deny Conditional Use Permits, Precise
Plans and variances pursuant to the provisions of Chapter 20.490 (“Use Permits”), and
Chapter 20.500 (“Variances”).
Hear and decide on modifications to approved Conditional Use Permits and variances
pursuant to the provisions of Section 20.450.012 (“Modification”).
Approve, approve with modifications, or deny requests for modifications of the
parking standards in Chapter 20.330 (“On-Site Parking and Loading”) within
designated parking districts.
Conduct hearings and make recommendations to the City Council on applications for
preliminary development plans pursuant to the provisions of Chapter 20.140
(“Planned Development District”).
Hear and decide appeals on decisions, determinations, or interpretations made by
the Chief Planner in the enforcement of this Ordinance and any other decisions that
are subject to appeal pursuant to the procedures in Chapter 20.570 (“Appeals and
Calls for Review”).
Make environmental determinations on any approvals it grants that are subject to
environmental review under the California Environmental Quality Act and the City’s
adopted environmental review guidelines pursuant to the State law and the
procedures in Chapter 20.460 (“Environmental Review”).
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Adopt by resolution guidelines and standards for conducting design review pursuant
to Chapter 20.480 (“Design Review”).
Initiate proceedings to revoke Use Permits pursuant to the provisions of Chapter
20.580 (“Enforcement and Abatement Procedures”).
Designate historic resources pursuant to Chapter 2.56 (“Planning Commission”).
Conduct design review of applications for the demolition, relocation, alterations,
and/or modifications to a designated historic resource in accordance with the
provisions of Chapter 20.480 (“Design Review”) and the design review guidelines.
Review applications for, and issue Certificates of Alteration authorizing alteration,
demolition or construction affecting designated historic resources.
Design Review Board
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:
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,
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.
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.
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.
Compensation. The Design Review Board members shall be compensated according
to the schedule adopted by the City Council.
Chief Planner
The powers and duties of the Chief Planner under this Ordinance include the following. In
the absence of the Chief Planner, the Director of Economic and Community Development
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may assume the Chief Planner’s responsibilities and authority and/or delegate the same to
a City Planner.
Maintain and administer the Zoning Ordinance including processing of applications,
abatements and other enforcement actions.
Prepare and effect rules and procedures necessary or convenient for the conduct of
the Chief Planner’s business. The rules and procedures must be as approved by a
resolution of the City Council with the prior review and recommendation of the
Planning Commission. The rules and procedures may include the administrative
details of hearings officiated by the Chief Planner including their schedules, rules of
procedure, and recordkeeping.
Approve, conditionally approve, modify or deny Minor Use Permits pursuant to the
provisions of Chapter 20.490 (“Use Permits”).
Hear and decide applications for modifications to conditions of approved Minor Use
Permits and minor modifications to other approved permits pursuant to the
provisions of Chapter 20.510 (“Waivers and Modifications).
Conduct design review for additions to one-, two- and three-unit residential
structures and sign permits less than 300 square feet in total sign area.
Issue administrative regulations for the submission and review of applications subject
to the requirements of this Ordinance.
Review applications for permits and licenses for conformance with this Ordinance
and issue a Site Clearance when the proposed use or building is allowed as a matter
of right and conforms to all applicable development and use standards.
Review applications for discretionary permits and approvals under this Ordinance for
conformance with applicable submission requirements.
Review applications for discretionary permits and approvals that have been deemed
complete in conformance with the requirements of this Ordinance and determine
whether the application is exempt from review under CEQA and the City’s
environmental review requirements.
Review applications that are subject to review under CEQA and the City’s
environmental review requirements and notify the applicant if any additional
information is necessary to conduct review in compliance with applicable
requirements.
Grant time extensions of Use Permits for no more than one year provided that the
circumstances of the application are found to be unchanged.
Issue interpretations of the requirements of this Ordinance subject to appeal to the
Planning Commission.
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Determine whether design review is required for additions, repairs, and other
improvements based on the criteria of Chapter 20.480 (“Design Review”).
Appoint a member of the Planning Division staff to serve as Zoning Administrator with
responsibilities detailed in Section 20.440.009 (“Zoning Administrator”).
Other duties and powers as may be assigned by the City Council or established by
legislation.
Zoning Administrator
The Chief Planner may appoint a Zoning Administrator to carry out any of the powers and
duties assigned to the Chief Planner including, the following:
Review applications for permits and licenses for conformance with this Ordinance
and issues a Site Clearance when the proposed use or building is allowed as a matter
of right and conforms to all applicable development and use standards.
Approve, conditionally approve, modify or deny Minor Use Permits pursuant to the
provisions of Chapter 20.490 (“Use Permits”).
Approve, conditionally approve, modify or deny temporary Use Permits pursuant to
the provisions of Chapter 20.520 (“Temporary Use Permits”).
Other duties and powers as may be assigned by the Chief Planner.
Chief Building Official
This section designates the Chief Building Official as the official responsible for enforcing
zoning regulations pertaining to the construction and alteration of buildings and structures.
Concurrent Processing
Unless provided in any other provision of this Ordinance, whenever an application filed
pursuant to this section, 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.
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Summary of Review Authorities for Decisions and Appeals
Table 20.440.009 lists the approvals and permits addressed in this chapter and the Review
Authority responsible for making a recommendation, final decision, or in the event of an
appeal, the final appeal body.
Table 20.440.009 Review Authority
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 Planning Commission
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
Planning Commission
or City Council
Parking District Parking
Exceptions 20.330 N/A Planning Commission City Council
Short-term Rental Permit 20.350 N/A Chief Planner Planning Commission
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
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
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Table 20.440.009 Review Authority
Application or Action
Type
Found in
Chapter Advisory Body Decision Maker Appeal Body
Affordable Housing
Agreement 20.380
Department of
Economic and
Community
Development
City Manager (where
agreement is by right); City
Council (where agreement
is not by right)
City Council (where
agreement is by
right); Superior Court
(where agreement is
not by right)
Type Three: Discretionary Legislative Actions
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 the review authority for applications seeking multiple entitlements from different decision makers, see
Section 20.440.008, Concurrent Processing.
Chapter 20.450 Common Procedures
No changes are recommended to this chapter.
Chapter 20.460 Environmental Review
No changes are recommended to this chapter.
Chapter 20.470 Site Clearance
Purpose
This chapter establishes procedures to implement Section 20.010.004(B) (“Compliance with
Regulations”) and verify that each new or expanded use or structure complies with the
applicable requirements of this Ordinance.
Applicability
Site Clearance approval is required for buildings or structures erected, constructed, altered,
repaired or moved, the use of vacant land, changes in the character of the use of land or
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building, or for substantial expansions in the use of land or building, which are allowed as a
matter of right by this chapter. Site Clearance is typically performed in conjunction with
business license or permit review.
Review and Decision
General. Before the City may issue any business license, building permit, subdivision
approval, or lot line adjustment, the Chief Planner shall review the application to:
1. Determine whether the use, building, or change in lot configuration complies
with all provisions of this Ordinance or any design review, Use Permit or
Variance approval issued pursuant to the Ordinance requirements;
2. Review application for, and issue a certificate of alteration authorizing
alteration, demolition or construction affecting, historic resources; and
3. Determine that all conditions of such permits and approvals have been
satisfied.
Application. Applications and fees for site clearance review shall be submitted in
accordance with the provisions set forth in Section 20.450.002 (“Application Forms
and Fees”). The Chief Planner may request that the Site Clearance Review application
be accompanied by a written narrative, plans and other related materials necessary
to show that the proposed development, alteration, or use of the property complies
with all provisions of this Ordinance and the requirements and conditions of any
applicable Use Permit or variance approval.
Determination. The Chief Planner shall review the application to determine whether
the Ordinance allows the proposed uses or structures by right. If the Chief Planner
determines that the proposed use or building is allowed as a matter of right by this
Ordinance, and conforms to all the applicable development and use standards, the
Chief Planner shall issue a Site Clearance. An approved Site Clearance may include
attachments of other written or graphic information, including but not limited to,
statements, numeric data, site plans, floor plans and building elevations and sections,
as a record of the proposal’s conformity with the applicable regulations of this
chapter.
Exceptions. No Site Clearance shall be required for the continuation of previously
approved or permitted uses and structures, or uses and structures that are not
subject to any building or zoning regulations.
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Appeals
A decision of the Chief Planner on site clearance may be appealed to the Planning
Commission and a decision of the Planning Commission may be appealed to the City Council
as provided in Chapter 20.570 (“Appeals and Calls for Review”).
Chapter 20.480 Design Review
Purpose
This chapter establishes the procedure for design review. The purpose of these provisions is
to provide a review procedure to ensure that development is designed to support General
Plan policies to preserve the scale and character of established neighborhoods and improve
the community orientation of new development. Design review is intended to promote high-
quality design, well-crafted and maintained buildings and landscaping, the use of high-
quality building materials, and attention to the design and execution of building details and
amenities in both public and private projects.
Applicability
Design review is required for all projects that require a building permit, which involve
construction, reconstruction, rehabilitation, alteration, or other improvements to the
exterior of a structure or parking area, except for:
1. Construction, reconstruction, alterations, improvements, and landscaping
that comply with the requirements of a project developed in compliance with
a previous design review approval;
2. Ground floor additions to residential structures that constitute an increase in
floor area of less than 50 percent;
3. Signs exempted pursuant to Section 20.360.002 (“Applicability and
Exemptions”);
4. Changes in sign copy on existing signs, existing changeable copy signs or signs
designed to allow a change of copy, excluding painted signs or copy changes
which increase the sign area of coverage or which physically alter the sign
structure;
5. Alterations and improvements required in whole or part to meet federal or
State requirements to accommodate persons with disabilities;
6. Accessory Dwelling Units as defined under Section 20.350.035 of this Code;
and
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7. Residential projects proposed and developed pursuant to California
Government Code Sections 65852.21 or 66411.7, or both (collectively and
commonly known as Senate Bill No. 9 (2021)).
8. Any other development projects or work specifically mandated as only subject
to a ministerial or non-discretionary review process by applicable state
housing or land use laws, as confirmed by the Chief Planner in consultation
with the City Attorney’s Office.
Design review for new residential dwellings on individual lots which are not in planned
developments, and second units, shall be limited to compliance with development
standards of the applicable base zone and with the objective standards in Chapter
20.310 (“Site and Building Design Standards”).
Assignment of Design Review Responsibilities
Chief Planner.
1. The Chief Planner may approve, conditionally approve, or deny sign programs
with less than 300 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.
2. For items subject to review by the Design Review Board but not requiring
Planning Commission approval, the Chief Planner shall consider the
recommendations of the Design Review Board and shall approve,
conditionally approve or deny the design review application. If the Chief
Planner fails to approve, conditionally approve, or deny the application as
submitted by the applicant within 90 days following the date the final
recommendation is received from the Design Review Board, the application,
as submitted, shall be deemed approved, unless the Planning Commission
grants the Chief Planner a reasonable extension of time.
3. The Chief Planner may refer any project to the Design Review Board (See
Subsection 20.480.030.C) for review at his/her discretion because of policy
implications, unique or unusual circumstances, or the magnitude of the
project.
Design Review Board. The Design Review Board shall conduct design review of all
other projects and signs subject to design review and provide recommendations to
the Planning Commission or Chief Planner as detailed in subsection C.
Planning Commission. The Planning Commission shall have design review authority
for all projects requiring Planning Commission approval (such as Use Permits and
variances) and all new commercial, downtown, employment, mixed-use, office and
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multi-family developments. The Planning Commission shall consider the Design
Review Board’s recommendations and shall approve, conditionally approve or deny
the design review application. The Planning Commission shall also conduct design
review of all applications involving alteration, and/or modification to a designated
historic resource and may approve, conditionally approve, or deny the design review
application with the Design Review Board’s review and recommendations. When a
project proposes new construction following demolition or removal of a designated
historic resource, the Design Review Board shall conduct design review but no
approval shall be granted under this title without approval of a Certificate of
Alteration pursuant to Section 2.56.130 (“Certificate of Alteration”) of the South San
Francisco Municipal Code.
Procedures
Forms and Fees. Written applications for design review applications shall be
submitted to the Planning Division in compliance with the application procedures in
Chapter 20.450 (“Common Procedures”).
Concurrent Processing. When a development project requires a Use Permit,
variance, or any other discretionary zoning approval in addition to design review
approval, the design review application shall be submitted to the Planning Division as
a part of the application for the underlying permit, Use Permit, or variance.
Staff Action. The Planning Division shall check each application submitted for design
review for completeness and shall set the request for the review and consideration
of the Design Review Board.
Public Notice. When a development project or sign does not require any Use Permit,
variance, or other discretionary approval other than design review, notice of the
proposed action shall be posted in the Planning Division at least 10 days prior to the
date of action. The notice shall include a general description of the subject of the
application, the location of the property, the date of the decision, the procedure for
submitting comments, and the procedure for appealing the decision.
Alterations to Drawings. If alterations to the approved drawings are desired by the
applicant, said drawings shall be re-submitted and processed according to the
procedures established herein for approval of the original drawings.
Scope of Design Review
Design review shall be based on consideration of the requirements of this chapter as they
apply to the design of the site plan, structures, landscaping, and other physical features of a
proposed project including:
Building proportions, massing, and architectural details;
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Site design, orientation location, and architectural design of buildings relative to
existing structures on or adjacent to the property, topography, and other physical
features of the natural and built environment;
Size, location, design, development, and arrangement of on-site parking and other
paved areas;
Exterior colors and materials as they relate to each other, to the overall appearance
of the project, and to surrounding development;
Height, materials, colors, and variety of fences, walls, and screen plantings;
Location and type of landscaping including selection and size of plant materials,
design of hardscape, and irrigation; and
Size, location, design, color, lighting, and materials of all signs.
Design Review Criteria
Criteria. When conducting design review, the Design Review Board, Chief Planner,
Planning Commission, or City Council shall evaluate applications to ensure that they
satisfy the following criteria, conform to the policies of the General Plan and any
applicable specific plan, and are consistent with any other policies or guidelines the
City Council may adopt for this purpose. In contrast to guidelines, which are
intentionally generalized to encourage individual creativity, to obtain design review
approval, projects must satisfy these criteria to the extent they apply.
1. The site subject to design review shall be graded and developed with due
regard for the natural terrain, aesthetic quality, and landscaping so as not to
impair the environmental quality, value, or stability of the site or the
environmental quality or value of improved or unimproved property in the
area.
2. A building, structure, or sign shall:
a. Reasonably relate to its site and property in the immediate and
adjacent areas;
b. Not be of such poor quality of design as to adversely affect the
environmental quality or desirability of the immediate areas or
neighboring areas; and
c. Not unreasonably interfere with the occupancy, environmental
quality, or the stability and value of improved or unimproved real
property or have an unreasonable detrimental effect on the health,
safety, and general welfare of the community.
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3. New additions to existing residential dwellings shall be architecturally
compatible with the primary residential unit, with respect to style, massing,
roof pitch, color and materials.
4. A site shall be developed to achieve a harmonious relationship with the area
in which it is located and adjacent areas, allowing a reasonable similarity of
style or originality, which does not impair the environmental quality or value
of improved or unimproved property or prevent appropriate development
and use of such areas or produce degeneration of properties in such areas
with attendant deterioration of conditions affecting the health, safety, and
general welfare of the City.
5. Parking areas shall be designed and developed to buffer surrounding land
uses; compliment pedestrian-oriented development; enhance the
environmental quality of the site, including minimizing stormwater run-off and
the heat-island effect; and achieve a safe, efficient, and harmonious
development.
6. Open space, pedestrian walks, signs, illumination, and landscaping (including
irrigation) shall be designed and developed to enhance the environmental
quality of the site, achieve a safe, efficient, and harmonious development, and
accomplish the objectives set forth in the precise plan of design and design
criteria.
7. Electrical and mechanical equipment or works and fixtures and trash storage
areas shall be designed and constructed so as not to detract from the
environmental quality of the site. Electrical and mechanical equipment or
works and fixtures and trash storage areas shall be concealed by an
appropriate architectural structure which uses colors and materials
harmonious with the principal structure, unless a reasonable alternative is
identified.
8. Components considered in design review shall include but not be limited to
exterior design, materials, textures, colors, means of illumination,
landscaping, irrigation, height, shadow patterns, parking, access, security,
safety, and other usual on-site development elements.
Required Findings
The Chief Planner, Planning Commission, or City Council may only approve a design
review application if it finds that the application is consistent with the purposes of this
chapter and with the following:
1. The applicable standards and requirements of this Ordinance;
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2. The General Plan and any applicable specific plans the City Council has
adopted;
3. Any applicable design guidelines adopted by the City Council;
4. Any approved tentative map, Use Permit, variance, or other planning or zoning
approval that the project required; and
5. The applicable design review criteria in Section 20.480.006 (“Design Review
Criteria”) above.
On lots with an average slope of 30 percent or greater, grading may be approved by
the Review Authority only if the following findings can be made:
1. The proposed grading is part of or necessary for a project that is consistent
with the General Plan and any applicable specific plan.
2. The proposed grading and associated project substantially meet the purposes
of Section 20.310.002, General Site and Building Design, subsections A, B and
C.
3. The size, shape, or topography of the site are such that creating slopes over
30 percent is necessary to enable a design that minimizes disturbance to the
terrain and natural land features.
4. The proposed grading and associated project will not be materially
detrimental to persons residing or working in the vicinity, to adjacent property,
or the public welfare in general.
Conditions of Approval
In granting design review approval, the Chief Planner, Planning Commission, or City Council
may impose conditions that are reasonably related to the application and deemed necessary
to achieve the purposes of this chapter and ensure compliance with the applicable criteria
and standards established by this Ordinance.
Notice to the Planning Commission
The Chief Planner shall provide notice of any action by the Chief Planner to approve, modify,
or deny an application for design review to the Planning Commission within the applicable
appeal period.
Appeals; Expiration, Extensions, and Modifications
Appeals and Calls for Review. A decision by the Chief Planner shall be subject to
review by the Planning Commission either on appeal by the applicant or upon motion
of the Planning Commission. If the Planning Commission fails to make an order to
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review the Chief Planner’s determination at its next regular meeting after the
determination, then the Chief Planner’s determination shall be final. A decision of the
Chief Planner may be appealed to the Planning Commission and a decision of the
Planning Commission may be appealed to the City Council as provided in Chapter
20.570 (“Appeals and Calls for Review”).
Expiration, Extensions and Modifications. Design review approval is effective and
may only be extended or modified as provided for in Chapter 20.450 (“Common
Procedures”).
Enforcement
No building permit shall be issued for any activity subject to the provisions of this chapter
except in accordance with the terms and conditions of the design review approval. No
Certificate of Occupancy shall be granted by the Building Division or approved by the Chief
Planner unless a design review approval, if required, has been secured and the building or
structure complies with the building permit plans approved following design review unless
amendments or changes have been approved pursuant to the requirements of Section
20.450.012 (“Modification”).
Failure to comply with a design review approval condition is a violation of this chapter
subject to enforcement, penalties, and legal procedure as prescribed by Chapter
20.580 (“Enforcement and Abatement Procedures”).
Any design review approval granted in accordance with the terms of this chapter may
be revoked or modified for cause as provided by Section 20.580.006 (“Revocation of
Permits”).
Chapter 20.490 Use Permits
Purpose
This chapter describes the process and general requirements applicable to those uses for
which this Ordinance requires a Use Permit (Conditional or Minor) or a Temporary Use
Permit.
The Use Permit process is intended to apply to uses that are generally consistent with
the purposes of the district where they are proposed but require special
consideration to ensure that they can be designed, located, and operated in a manner
that will not interfere with the use and enjoyment of surrounding properties. The
process for review of all Use Permit applications is designed to evaluate possible
adverse impacts and to minimize them where possible through the imposition of
specific conditions or requirements. Approval of a Use Permit requires careful review
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of the location, design, configuration, and special impacts of a proposed use with
respect to applicable policies, standards, and criteria to determine the desirability of
permitting its establishment on a particular site.
The Temporary Use Permit review process allows for the establishment of certain
uses for a limited duration of time and that do not permanently alter the character or
physical facilities of the property where they occur.
Applicability
Use Permit and Temporary Use Permit approval is required for the following:
Conditional Use Permit. A Conditional Use Permit is required for;
1. Any use with hours of operation between 12:00 midnight and 6:00 a.m., except
for properties within the BPT-M, BPT-H, MIM or MIH zoning districts that do
not directly abut another zone district;
2. Any commercial use with live entertainment; or
3. Uses or developments specifically identified in Division II (“Conventional
District Regulations”) and Division III (“Form-Based Code”), and/or any other
section of this Ordinance which requires a Use Permit.
Minor Use Permit. A Minor Use Permit is required for any new use or change of use
from a Public and Semi-Public, Commercial, Industrial/R&D, or Transportation,
Communication & Utilities use classification category to another non-residential use
classification category 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 category than the former occupant.
Temporary Use Permit. A Temporary Use Permit is required for the review and
approval of certain uses that are intended to be of limited duration of time and that
will not permanently alter the character or physical facilities of the property where
they occur. In addition to any other license or approval required by the City, a
Temporary Use Permit is required for temporary uses pursuant to Chapter 20.340
(Temporary Uses).
Procedures
Review Authority.
1. Conditional Use Permits. Unless otherwise specified in the South San
Francisco Municipal Code, the Planning Commission shall approve,
conditionally approve, or deny applications for Conditional Use Permits based
on consideration of the requirements of this chapter.
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2. Minor Use Permits. The Chief Planner shall approve, conditionally approve, or
deny applications for Minor Use Permits based on consideration of the
requirements of this chapter. The Chief Planner may, at their discretion, refer
any application for a Minor Use Permit for a project that may generate
substantial public controversy or involve significant land use policy decisions
to the Planning Commission for a decision rather than acting on it. In that case,
the application shall be processed as a Conditional Use Permit.
3. Temporary Use Permits. An application for a temporary use shall be submitted
at least 30 days before the use is intended to commence. The application shall
be on a form approved by the Chief Planner and shall include the written
consent of the owner of the property or the agent of the owner on which the
use is to be located.
Application Requirements. Applications for Use Permits and Temporary Use
Permits shall be filed with the Planning Division on the prescribed application forms
in accordance with the application procedures in Chapter 20.450 (“Common
Procedures”). In addition to any other application requirements, the application for a
Use Permit or Temporary Use Permit shall include data or other evidence in support
of the applicable findings required by Section 20.490.004 (“Required Findings”), below.
Public Notice and Hearing.
1. Conditional Use Permits. All applications for Conditional Use Permits shall
require public notice and hearing before the Planning Commission pursuant
to Chapter 20.450 (“Common Procedures”).
2. Minor Use Permits. All applications for Minor Use Permits shall require public
notice and hearing before the Chief Planner pursuant to Chapter 20.450
(“Common Procedures”).
3. Temporary Use Permits. An application for a Temporary Use Permit does not
require a public hearing.
Required Findings
The review authority must make all of the following findings in the affirmative in order
to approve or conditionally approve a Conditional Use Permit or a Minor Use Permit
application. The inability to make one or more of the findings in the affirmative is
grounds to deny an application.
1. The proposed use is allowed within the applicable zoning district and complies
with all other applicable provisions of this Ordinance and all other titles of the
South San Francisco Municipal Code;
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2. The proposed use is consistent with the General Plan and any applicable
specific plan;
3. The proposed use will not be adverse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
4. The proposed use complies with any design or development standards
applicable to the zoning district or the use in question as may be adopted by
a resolution of the Planning Commission and/or the City Council;
5. The design, location, size, and operating characteristics of the proposed
activity would be compatible with the existing and reasonably foreseeable
future land uses in the vicinity;
6. The site is physically suitable for the type, density, and intensity of use being
proposed, including access, utilities, and the absence of physical constraints;
7. An environmental determination has been prepared in accordance with CEQA;
8. If the proposal includes a request for increased density or FAR pursuant to the
provisions of Section 20.280.004(A), in addition to any other findings this
chapter requires, the decision-making body must also make the following
findings:
a. The proposal would result in a project whose proposed public
benefits and requested development incentives are suitable to the
site and relate appropriately to adjacent uses and structures.
b. The proposed project would be consistent with the accepted list of
public benefits outlined in Section 20.280.004(A)(1), and such benefits
would not otherwise result through provisions of the City’s policies,
ordinances or other requirements.
c. The proposal reflects a fair financial balance of costs and benefits to
the applicant and the City.
The Chief Planner may approve an application for a Temporary Use Permit to allow a
temporary use for a period of time, only upon making all of the following findings:
1. The proposed use will not unreasonably affect adjacent properties, their
owners and occupants, or the surrounding neighborhood, and will not in any
other way constitute a nuisance or be detrimental to the health, safety, peace,
comfort, or general welfare of persons residing or working in the area of such
use or to the general welfare of the City; and
2. The proposed use will not unreasonably interfere with pedestrian or vehicular
traffic or circulation in the area surrounding the proposed use, and will not
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create a demand for additional parking that cannot be safely and efficiently
accommodated by existing parking areas.
Conditions of Approval
In approving a Conditional Use Permit or a Minor Use Permit, the review authority
may impose reasonable conditions deemed necessary to ensure compliance with the
findings required in Section 20.490.004 (“Required Findings”) above and may require
reasonable guarantees and evidence that such conditions are being, or will be,
complied with.
In approving a Temporary Use Permit, the Chief Planner may impose any conditions
deemed necessary to achieve the findings for a Temporary Use Permit listed above,
including: regulation of vehicular ingress and egress and traffic circulation; regulation
of lighting; regulation of hours and/or other characteristics of operation; submission
of final plans to ensure compliance with conditions of approval, and such other
conditions as the Chief Planner may deem necessary and reasonable. At minimum,
the Chief Planner shall impose the following conditions if applicable:
1. Any construction or other work shall conform to all applicable rules and
regulations. This may include documentation or demonstration that the
project complies with all applicable development and design standards.
2. Fire protection and access for fire vehicles shall be provided as specified by
the Fire Chief.
3. The site shall be completely cleaned and all trash, debris, signs, sign supports,
and temporary structures and electrical service removed within three days
following the date specified for termination of the temporary use.
4. Fencing or other security measures the Police Department deems necessary
to minimize risk.
Notice to the Planning Commission – Minor Use Permit
The Chief Planner shall provide notice of any action by the Chief Planner to approve, modify,
or deny an application for a Minor Use Permit to the Planning Commission within the
applicable appeal period. (Ord. 1432 § 2, 2010)
Appeals; Expiration, Extensions, and Modifications
Appeals. A decision of the Chief Planner may be appealed to the Planning
Commission and a decision of the Planning Commission may be appealed to the City
Council, as provided in Chapter 20.570 (“Appeals and Calls for Review”).
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Expiration, Extensions and Modifications. Use permits are effective and may only
be extended or modified as provided for in Chapter 20.450 (“Common Procedures”).
Failure to Comply with Conditions
Failure to comply with any Use Permit condition is a violation of this chapter subject to
enforcement, penalties, and legal procedure as prescribed by Chapter 20.580 (“Enforcement
and Abatement Procedures”). Any Use Permit granted in accordance with the terms of this
chapter may be revoked upon failure to comply with any of the conditions or terms of such
permit, or if any law or ordinance is violated in connection therewith.
Revocation of Use Permits
A Use Permit may be revoked as provided by Section 20.580.006 (“Revocation of Permits”).
Chapter 20.500 Variances
No changes recommended to this chapter.
Chapter 20.510 Waivers and Modifications
Purpose
The purpose of this chapter is to establish an alternate means of granting relief from the
requirements of this Ordinance when so doing would be consistent with the purposes of the
Ordinance and it is not possible or practical to approve a variance. This procedure is intended
to, facilitating compliance with the Federal Fair Housing Act, the Americans with Disabilities
Act, and the California Fair Employment and Housing Act by providing reasonable
accommodation to persons with disabilities seeking fair access to housing through
modification of the application of the City’s zoning regulations. This chapter authorizes the
Chief Planner to grant relief from this Ordinance’s dimensional requirements when
necessary to provide access to housing and to also approve limited waivers of dimensional
standards for applicants who are not entitled to reasonable accommodation under these
statutes. It also allows the Commission to grant exceptions and waivers when necessary to
accommodate religious uses protected by the Federal Religious Land Use and
Institutionalized Persons Act of 2000 (RLUIPA). The relief available under this chapter is
distinguished from grant of a Variance provided in Chapter 20.500 (“Variances”) in that it is
limited to minor waivers of dimensional requirements except when an applicant is entitled
to an accommodation pursuant to Federal and/or State law.
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Procedures
A. Notice and Application. A notice shall be displayed at the office of the Planning
Division advising applicants that they may request a reasonable accommodation in
the rules, policies, practices and procedures regulating the siting, funding,
development or use of housing by completing an application requesting an
accommodation and filing it with the Planning Division.
1. When an accommodation may be necessary to ensure equal access to housing,
a request for reasonable accommodation in rules, policies, practices and/or
procedures may be filed with any application for zoning or subdivision
approval or at any time during the zoning or subdivision approval process.
B. Review of Requests for Reasonable Accommodation to Ensure Access to
Housing. An application for reasonable accommodation to ensure access to housing
will be referred to the Chief Planner for review and consideration. The Chief Planner
shall issue a written decision within 45 days of the date of the application and may
grant the reasonable accommodation request, grant with modifications, or deny the
request. All written decisions shall give notice of the right to appeal and to request
reasonable accommodation in the appeals process.
C. Review of Other Requests for Waivers and Modifications. Applicants who are not
requesting reasonable accommodation to ensure access to housing as provided for
by federal and/or State law may submit an application requesting a waiver or
exception to any of the following standards:
1. Lot area, width, or depth up to 10 percent of the required dimension;
2. Determination of which street frontage is to be considered the front of the lot;
3. Height variation requirements based on existing patterns of development
within 500 feet of the subject property;
4. Minimum yards, up to 10 percent of the required yard;
5. Maximum height of fences and freestanding walls up to one foot over height
allowed;
6. Maximum height of buildings and structures, up to 10 percent or eight feet,
whichever is less;
7. Maximum lot coverage, up to 10 percent;
8. Minimum landscaping, up to 10 percent of required landscaping for site or
parking lot;
9. Required ground-floor building transparency, up to 10 percent of minimum;
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10. Upper story step-back; up to 10 percent provided design features have been
incorporated to create visual variety and to avoid a large-scale, bulky, or
monolithic appearance;
11. Building length and separation, up to 10 percent, provided the building
separation complies with the Building Code and design features have been
incorporated to create visual variety and to avoid a large-scale, bulky, or
monolithic appearance;
12. Up to 10 percent of other development standards not listed in subsection D
below;
13. For a corner lot, the widest dimension of the lot with street frontage may be
considered the front of a lot; or
14. Other development standards not listed in subsection D below, provided the
application is to accommodate an environmental technology or design that
will substantially enhance the sustainability of a project over and above
standard municipal code requirements.
D. Exclusions. Waivers and modifications may not be considered for the following
standards:
1. Maximum number of stories;
2. Minimum number or dimensions of required parking spaces;
3. Residential density; or
4. Maximum floor area ratio (FAR).
Required Findings
A decision to grant a waiver or modification shall be based on the following findings:
A. The waiver or modification is necessary due to the physical characteristics of the
property and the proposed use or structure or other circumstances, including
topography, noise exposure, irregular property boundaries, or other unusual
circumstance.
B. There are no alternatives to the requested waiver or modification that could provide
an equivalent level of benefit to the applicant with less potential detriment to
surrounding owners and occupants or to the general public.
C. The granting of the requested waiver or modification would not be detrimental to the
health or safety of the public or the occupants of the property or result in a change in
land use or density that would be inconsistent with the requirements of this title.
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D. If the waiver or modification requested is to provide reasonable accommodation
pursuant to State or Federal law, in addition to any other findings that this chapter
requires, the decision-maker must also make the following findings:
1. That the housing or other property which is the subject of the request for
reasonable accommodation will be used by an individual or organization
entitled to protection;
2. If the request for accommodation is to provide fair access to housing, that the
request for accommodation is necessary to make specific housing available to
an individual protected under State or Federal law;
3. That the conditions imposed, if any, are necessary to further a compelling
public interest and represent the least restrictive means of furthering that
interest; and
4. That denial of the requested waiver or modification would impose a
substantial burden on religious exercise or would conflict with any State or
Federal statute requiring reasonable accommodation to provide access to
housing.
Conditions of Approval
A. In approving a waiver or modification, the decision-maker may impose any conditions
deemed necessary to:
1. Ensure that the proposal conforms in all significant respects with the General
Plan and with any other applicable plans or policies adopted by the City
Council;
2. Achieve the general purposes of this Ordinance or the specific purposes of the
zoning district in which the project is located;
3. Achieve the findings for a waiver or exception granted; or
4. Mitigate any potentially significant impacts identified as a result of review
conducted in compliance with the California Environmental Quality Act.
B. Waivers and modifications approved based on State or federal requirements for
reasonable accommodation may be conditioned to provide for rescission or
automatic expiration based on a change of occupancy or other relevant change in
circumstance.
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Appeals; Expiration, Extensions, and Modifications
A. Appeals. The applicant or any other aggrieved party may appeal a decision on a
waiver or exception pursuant to the provisions of Chapter 20.570 (“Appeals and Calls
for Review”).
1. An appellant may request a reasonable accommodation in the procedure by
which an appeal will be conducted.
2. If an appellant needs assistance in filing an appeal, the Planning Division shall
provide the assistance that is necessary to ensure that the appeal process is
accessible to the applicant.
B. Expiration, Extensions, and Modifications. Waivers and exceptions granted under
this chapter are effective and may only be extended or modified as provided for in
Chapter 20.450 (“Common Procedures”).
Chapter 20.520 Temporary Use Permits
The contents of this chapter have been moved to Chapter 20.490 (Use Permits)
Chapter 20.530 Specific Plans and Plan Amendments
No changes recommended to this chapter.
Chapter 20.540 Amendments to General Plan
No changes recommended to this chapter.
Chapter 20.550 Amendments to Zoning Ordinance and
Map
No changes recommended to this chapter.
Chapter 20.560 Pre-zoning Procedure
No changes recommended to this chapter.
Chapter 20.570 Appeals and Calls for Review
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No changes recommended to this chapter.
Chapter 20.580 Enforcement and Abatement Procedures
No changes recommended to this chapter.
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Use Classifications
Purpose and Applicability
Use classifications describe one or more uses of land having similar characteristics, but do
not list every use or activity that may appropriately be within the classification. The Planning
Commission upon request from the Chief Planner shall determine whether a specific use
shall be deemed to be within one or more use classifications or not within any classification
in this chapter. The Commission may determine that a specific use shall not be deemed to
be within a classification, whether or not named within the classification, if its characteristics
are substantially incompatible with those typical of uses named within the classification.
Residential Use Classifications
Accessory Dwelling Unit. A dwelling unit providing complete independent living facilities
for one or more persons that is located on a lot with a primary, single-unit, or multiple-unit
dwelling. An accessory dwelling unit may be within the same structure as the primary unit,
in an attached structure, or in a separate structure on the same lot.
Accessory Dwelling Unit, Junior. An accessory dwelling unit that is no more than 500
square feet in size and contained entirely within an existing single-unit dwelling. A junior
accessory dwelling unit may include separate sanitation facilities or may share sanitation
facilities with the primary unit.
Dwelling, Single-Unit. 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 accessory dwelling 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 primary dwelling unit.
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.
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 may take
the form of a townhouse.
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SB9 Unit. Two primary dwelling units or, if there is already a primary dwelling unit on the lot, the
development of a second primary dwelling unit on a lot subdivided in accordance with
Government Code Section 65852.21.
Dwelling, Multiple-Unit. This use classification refers to two or more dwelling units on a
single lot. Multiple-unit residential types include duplexes and multifamily development,
such as townhouses, single-unit groups, senior citizen residential developments, apartment
buildings, and transitional residential development.
Duplex. A single building on a lot that contains two primary dwelling units or two single-
unit dwellings on a single lot. This use is distinguished from an accessory dwelling unit,
which is considered a secondary residential unit, or incidental to a primary dwelling unit
as defined by State law and this chapter.
Multifamily. Three or more dwelling units on a single lot. Types of multiple-unit dwellings
include townhouses, triplexes, fourplexes, cottage courts, senior housing developments,
micro-units, and apartment buildings.
Senior Citizen Residential. A multifamily development in which individual units are
occupied exclusively by one or more persons 60 years of age or older.
Caretaker Unit. A dwelling unit occupied by employees or caretakers of the primary use on
the site.
Domestic Violence Shelter. A facility where victims of domestic violence or sexual abuse
are provided temporary housing, food, and other specialized services in compliance with
California Welfare and Institutions Code Section 18290 et seq.
Family Day Care Homes, Family Day Cares, or Family Day Care Centers. A day-care
facility licensed by the State of California that is located in a single-unit dwelling or other
dwelling unit where an occupant of the residence provides care and supervision for children
under the age of 18 for periods of less than 24 hours a day.
Small. A facility that provides care for eight or fewer children, including children under
the age of 10 who reside at the home.
Large. A facility that provides care for seven to 14 children, including children under the
age of 10 who reside at the home.
Group Residential. Shared living quarters without separate kitchen or bathroom facilities
for each room or unit, offered for rent for permanent or semi-transient residents on a weekly
or longer basis. This classification includes rooming and boarding houses, dormitories and
other types of organizational housing, private residential clubs, and residential hotels
intended for long-term occupancy (30 days or more) but excludes Hotels and Motels (see
Hotel and Motel), and Residential Care Facilities (see Residential Care Facilities).
Live-Work. An integrated housing unit and working space that has been constructed for
such use or converted from commercial or industrial use and structurally modified to
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accommodate residential occupancy and work activity in compliance with the California
Building Code. Living space includes, but is not limited to, a sleeping area, a food preparation
area, and a full bathroom. The working space is reserved for and regularly used by one or
more occupants of the unit.
Mobile Home Park. A development designed and occupied by mobile homes including
development with facilities and amenities used in common by occupants who rent, lease, or
own spaces for mobile homes through a subdivision, cooperative, condominium or other
form of resident ownership.
Residential Care Facilities. General. A facility that requires a State license or is licensed
by the State to provide 24-hour primarily non-medical care and supervision for more than
six persons in need of personal services, supervision, protection, or assistance for
sustaining the activities of daily living. Living accommodations are shared living quarters
with or without separate kitchen or bathroom facilities for each room or unit. This
classification includes facilities that are operated for profit as well as those operated by
public or not-for-profit institutions. This category excludes transitional residential (see
Dwelling, Multiple-Unit) and any facilities supervised by or under contract with the State
Department of Corrections.
Limited. A facility that requires a State license or is licensed by the State to provide 24-
hour non-medical care and supervision for six or fewer persons in need of personal
services, supervision, protection, or assistance for sustaining the activities of daily living,
excluding the licensee or members of the licensee’s family or persons employed as facility
staff. Living accommodations are shared living quarters with or without separate kitchen
or bathroom facilities for each room or unit. This classification includes facilities that are
operated for profit as well as those operated by public or not-for-profit institutions,
including hospices. A Residential Care Facility, Limited is considered a single-unit dwelling
use.
Senior. A housing arrangement chosen voluntarily by the resident, the resident’s
guardian, conservator or other responsible person, where residents are 60 years of age
or older and where varying levels of care and supervision are provided as agreed to at
time of admission or as determined necessary at subsequent times of reappraisal. Any
younger residents must have needs compatible with other residents, as provided in
Health & Safety Code Section 1569.316 or a successor statute. This classification includes
continuing care retirement communities and lifecare communities licensed for
residential care by the State of California.
Public and Semi-Public Use Classifications
College and Trade School, Public or Private. Institutions of higher education providing
curricula of a general, religious or professional nature, typically granting recognized degrees,
including conference centers and academic retreats associated with such institutions. This
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classification includes business and computer schools, management training, technical and
trade schools, but excludes personal instructional services such as music lessons (see
Instructional Services).
Community Assembly. A facility for public or private meetings including clubs and lodges,
community centers, senior centers, religious assembly facilities, convention centers, civic
and private auditoriums, union halls, meeting halls for clubs and other membership
organizations. This classification includes functionally related facilities for the use of
members and attendees such as kitchens, multi-purpose rooms, and storage. It does not
include gymnasiums or other sports facilities (see Indoor Sports and Recreation), residential
accommodations available to club and lodge members (see Group Residential), or facilities
such as day care centers and schools, all of which are separately defined and regulated.
Community Assembly, Small. A Community Assembly facility up to 2,000 gross square
feet in area.
Community Assembly, Large. A Community Assembly facility over 2,000 gross square feet
in area.
Community Garden. Use of land for and limited to the cultivation of herbs, fruits, flowers,
or vegetables, including the cultivation and tillage of soil and the production, cultivation,
growing, and harvesting of any agricultural, floricultural, or horticultural commodity.
Cultural Institution. Public or non-profit institutions engaged primarily in the display or
preservation of objects of interest in the arts or sciences that are open to the public on a
regular basis. This classification includes performing arts centers for theater, dance, and
events; buildings of an educational, charitable or philanthropic nature; libraries; museums;
historical sites; aquariums; art galleries; and zoos and botanical gardens.
Day Care Center. Establishments providing non-medical care for persons on a less than 24-
hour basis other than Family Day Care Homes. This classification includes licensed nursery
schools, preschools, and day care facilities for children or adults, and any other day care
facility licensed by the State of California.
Elderly and Long-Term Care. Establishment that provides 24-hour medical, convalescent or
chronic care to individuals who, by reason of advanced age, chronic illness or infirmity, are
unable to care for themselves, and is licensed by the California Department of Public Health.
Uses include but not limited to, skilled nursing facilities, rest homes and convalescent
hospitals. Does not include Senior Citizen Residential (see Dwelling, Multiple-Unit),
Residential Care Facilities (Mobile Home Park), or Hospitals (see Hospitals and Clinics).
Emergency Shelter. As defined in California Health and Safety Code § 50801(e), housing
with minimal supportive services for homeless persons that is limited to occupancy of six
months or less by a homeless person. No individual or household may be denied
emergency shelter because of an inability to pay.
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Government Offices. Administrative, clerical, or public contact offices of a government
agency, including postal facilities, together with incidental storage and maintenance of
vehicles. This classification excludes corporation yards, equipment service centers, and
similar facilities that primarily provide maintenance and repair services and storage facilities
for vehicles and equipment of a public agency or public utility (see Utilities, Major).
Hospitals and Clinics. State-licensed facilities providing medical, surgical, psychiatric, or
emergency medical services to sick or injured persons. This classification includes facilities
for inpatient or outpatient treatment, including substance-abuse programs as well as
training, research, and administrative services for patients and employees. This classification
excludes veterinaries and animal hospitals (see Animal Care, Sales, and Services).
Hospital. A facility providing medical, psychiatric, or surgical services for sick or injured
persons primarily on an in-patient basis, and including ancillary facilities for outpatient
and emergency treatment, diagnostic services, training, research, administration, and
services to patients, employees, or visitors.
Clinic. A facility providing medical, psychiatric, or surgical service for sick or injured
persons exclusively on an out-patient basis including emergency treatment, diagnostic
services, administration, and related services to patients who are not lodged overnight.
Services may be available without a prior appointment. This classification includes
licensed facilities offering substance abuse treatment, dialysis centers, blood banks and
plasma centers, and emergency medical services offered exclusively on an out-patient
basis. This classification does not include private medical and dental offices that typically
require appointments and are usually smaller scale (see Offices, Medical and Dental).
Park and Recreation Facilities, Public. Parks, playgrounds, recreation facilities, trails,
wildlife preserves, and related open spaces, all of which are noncommercial. This
classification also includes playing fields, courts, gymnasiums, swimming pools, picnic
facilities, tennis courts, and golf courses, botanical gardens, as well as related food
concessions or community centers within the facilities.
Public Safety Facilities. Facilities providing public-safety and emergency services, including
police and fire protection and emergency medical services, with incidental storage, training
and maintenance facilities.
Schools, Public or Private. Facilities for primary or secondary education, including public
schools, charter schools, and private and parochial schools having curricula comparable to
that required in the public schools of the State of California.
Social Service Facilities. Any noncommercial facility that provides meals, showers, personal
storage, and/or laundry facilities to families or individuals. Specialized programs and services
related to the needs of clients may also be provided. This classification excludes Emergency
Shelters, Domestic Violence Shelters, and Transitional Housing (see Multi-Family Residential
and Group Residential, and similar facilities that provide living accommodations).
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Commercial Use Classifications
Adult-Oriented Business. An establishment or concern that, as a regular and substantial
course of conduct, offers, sells or distributes adult-oriented merchandise, or that offers to
its patrons materials, products, merchandise, services, entertainment or performances that
have sexual arousal, sexual gratification, and/or sexual stimulation as their dominant theme,
or are characterized by an emphasis on specified sexual activities or specified anatomical
areas and are not customarily open to the general public because they exclude minors by
virtue of their age. This classification does not include any establishment offering
professional services conducted, operated, or supervised by medical practitioners, physical
therapists, nurses, chiropractors, psychologist, social workers, marriage and family
counselors, osteopaths, and persons holding licenses or certificates under applicable State
law or accreditation from recognized programs when performing functions pursuant to the
respective license or certificate (see Offices, Medical and Dental).
Animal Care, Sales and Services. Retail sales and services related to the boarding,
grooming, and care of household pets including:
Kennel. Facilities for keeping, boarding, training, breeding or maintaining for commercial
purposes, four or more dogs, cats, or other household pets not owned by the kennel
owner or operator. It excludes Pet Stores and Veterinary Services that provide 24-hour
accommodation of animals receiving medical or grooming services.
Pet Day Care. Facilities for providing non-medical care for four or more dogs, cats, or
other household pets not owned by the pet day care owner or operator on a less than
24-hour basis.
Pet Store. Retail sales of animals and/or services, including grooming, for animals on a
commercial basis. This classification excludes dog walking and similar pet care services
not carried out at a fixed location and excludes pet supply stores that do not sell animals
or provide on-site animal services (see Retail, General).
Veterinary Service. Medical care for small animals on a commercial basis. This
classification allows 24-hour accommodation of animals receiving medical or grooming
services but does not include kennels.
Artist’s Studio. Work space for an artist or artisan including individuals practicing one of the
fine arts or performing arts, or skilled in an applied art or craft, with incidental retail sales of
items produced on-site. Artist’s studios do not produce significant odors, fumes, noise,
particulate matter emissions, or other disturbances (see Maker’s Space).
Automobile/Vehicle Sales and Services. Retail or wholesale business that sell, rent, and/or
repair automobiles, trucks, vans, trailers, motorcycles including the following:
Automobile/Vehicle Rentals. Point of sale for rental of automobiles, including storage
and maintenance.
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Automobile/Vehicle Sales and Leasing. Sales or leasing of automobiles, boats,
motorcycles, trucks, and motor homes, including storage and incidental maintenance.
Automobile/Vehicle Service and Repair, Major. Repair of automobiles, trucks,
motorcycles, motor homes, boats and recreational vehicles, including the sale,
installation, and servicing of related equipment and parts, generally on an overnight basis.
This classification includes the servicing and repair of engines, body and fender,
transmission, axels, wheels and brake, auto glass services, tire sales and installation, and
vehicle painting. Excludes vehicle dismantling or salvaging and tire retreading or
recapping (see Salvage and Wrecking).
Automobile/Vehicle Service and Repair, Minor. The service and repair of automobiles,
light-duty trucks, boats, and motorcycles, including the sale, installation, and servicing of
related equipment and parts. This classification includes the replacement of small
automotive parts and liquids as an accessory use to a gasoline sales station or
automotive accessories and supply store, and quick-service oil, tune-up and brake and
muffler shops, auto glass sales and replacement, stereo and alarm sales, and tire sales
where repairs are made or service provided in enclosed bays and no vehicles are stored
overnight. This classification excludes disassembly, removal or replacement of major
components such as engines, drive trains, transmissions or axles; automotive body and
fender work, vehicle painting or other operations that generate excessive noise,
objectionable odors, or hazardous materials, and repair of heavy trucks, limousines or
construction vehicles (see Automobile/Vehicle Repair, Major). It also excludes towing
services (see Towing and Impound) and fueling stations (see Service Station).
Automobile/Vehicle Washing. Washing, waxing, or cleaning of automobiles or similar
light vehicles, including self-serve washing facilities.
Rental Car Storage. Parking or storage of operable motor vehicles for rental car agencies,
leasing agencies, or any company or business engaged in the rental or leasing of motor
vehicles, where more than 30 percent of annual rental transactions relating to those
parked or stored motor vehicles occurs off-site.
Service Station. Establishments primarily engaged in retailing automotive fuels or
retailing these fuels in combination with activities, such as providing minor
automobile/vehicle repair services; selling automotive oils, replacement parts, and
accessories; and/or providing food services.
Towing and Impound. Establishments primarily engaged in seizing and retaining vehicles,
in addition to parking associated towing vehicles.
Banks and Financial Institutions.
Banks and Credit Unions. Financial institutions, including federally-chartered banks,
savings associations, industrial loan companies, and credit unions that provide retail
banking services to individuals and businesses. This classification includes only those
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institutions engaged in the on-site circulation of money, and whose deposits are insured
by the state or federal government and/or a state or federal sponsored entity, including
credit unions. This classification specifically excludes Other Financial Services and
Pawnbrokers.
Other Financial Services. Other financial services are business establishments that
provide customers with some form of currency in a transaction as part of an alternative
loan product. This use classification may include check cashing, payday loans, vehicle title
loans, microfinance loans, or similar. This use classification specifically excludes Banks
and Credit Unions.
Alternative Loan Businesses. Establishments that conduct a check cashing business,
and/or engage in the business of cashing checks, warrants, drafts, money orders, or
other commercial enterprise defined herein. The term “check cashing business” as
used herein includes a retail business owned or operated by a “check casher” as that
term is defined in California Civil Code Section 1789.31, as amended from time to time.
This classification also includes the business of deferred deposits, or “payday lending,”
which is defined as an establishment owned or operated by a “licensee,” as that term
is defined in California Financial Code Section 23001(d), as amended from time to
time. Similar lending services that provide vehicle title loans or microfinance loans
shall also be included in this classification. Microfinance institutions are characterized
by their use of interest rates that are higher than traditional banks and credit unions
and typically targeted towards low-income borrowers or borrowers with limited or no
credit history. Alternative loan businesses do not include state or federally chartered
banks, savings associations, credit unions, or industrial loan companies (see Banks
and Credit Unions). They also do not include retail sellers engaged primarily in the
business of selling consumer goods, such as consumables to retail buyers, that cash
checks or issue money orders incidental to their main purpose or business.
Pawnbroker. Place of business where personal property is received and for which
money is advanced, with the right of privilege granted to the person to whom said
money is advanced to reclaim such property upon repayment of said money, together
with all legal charges incident thereto. This does not include Banks and Credit Unions.
Building Materials Sales and Services. Retail sales or rental of building supplies or
equipment. This classification includes lumber yards, tool and equipment sales or rental
establishments, and establishments devoted principally to taxable retail sales to individuals
for their own use. This definition does not include Construction and Materials Yards and
hardware stores less than 10,000 square feet in floor area (see Retail Sales) or plant nurseries
(see Nurseries and Garden Centers).
Business Services. Establishments that primarily provide goods and services to other
businesses on a fee or contract basis, including printing and copying, blueprint services,
advertising and mailing, equipment rental and leasing, office security, custodial services,
photo finishing, and model building.
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Commercial Cannabis Uses. Includes the cultivation, possession, manufacture, distribution,
processing, storing, laboratory testing, packaging, labeling, transportation, delivery, or sale
of cannabis and cannabis products.
Cannabis Delivery-Only Operations. A commercial cannabis use that involves the
transfer of cannabis or cannabis products from a fixed location that is not open to the
public to a customer at a fixed address specified by the customer pursuant to the
applicable state cannabis license.
Cannabis Distribution. The procurement, sale, and transport of cannabis and cannabis
products between licensees.
Cannabis Indoor Cultivation. The cultivation of cannabis for commercial purposes within
a fully enclosed, permanent, secure structure. Indoor commercial cannabis cultivation
only includes cultivation that exclusively uses artificial lighting as licensed pursuant to
State law. For the purposes of this chapter, indoor commercial cultivation does not
include cultivation that is legally conducted pursuant to federally-regulated scientific
research (see Research and Development).
Cannabis Manufacturing. Producing, preparing, propagating, blending, or compounding
cannabis or cannabis products either directly or indirectly or by extraction methods,
infusion methods, or independently by means of chemical synthesis, or by a combination
of extraction and chemical synthesis at a fixed location that packages or repackages
cannabis or cannabis products, or labels or re-labels its container, or otherwise making
or preparing cannabis products.
Cannabis Testing. Performing scientific analysis of cannabis or cannabis products to
determine its chemical profile, the presence of contaminants, or other similar scientific
or compositional information as a commercial enterprise.
Commercial Entertainment and Recreation. The Commercial Entertainment and
Recreation use type refers to establishments or places of business primarily engaged in the
provision of sports, entertainment, or recreation for participants or spectators. The following
are Commercial Recreation use types:
Indoor Entertainment. Predominantly spectator uses conducted within an enclosed
building. Typical uses include movie theaters, arcades, meeting halls, video game
activities and competitions such as e-sports, and dance halls.
Indoor Sports and Recreation. Predominantly participant sports conducted within an
enclosed building. Typical uses include bowling alleys, billiard parlors, ice and roller
skating rinks, indoor racquetball courts, athletic clubs, and physical fitness centers.
Excludes operations where activities are primarily class- or appointment-based such as
yoga studios and personal trainers (see Instructional Services).
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Outdoor Entertainment. Predominantly spectator uses conducted open or partially
enclosed or screened facilities. Typical uses include sports arenas, racing facilities, and
amusement parks.
Outdoor Sports and Recreation. Predominantly participant sports conducted in open or
partially enclosed or screened facilities. Typical uses include driving ranges, miniature
golf courses, golf courses, swimming pools, marinas, and tennis courts.
Crop Production, Limited. Use of land for agricultural production, vine or tree farm, truck
garden, apiary, horticulture, vineyard, hopyard, and associated crop preparation and
harvesting activities or any other type of agriculture determined to be substantially similar
to the above. This use does not include nurseries and greenhouses (see Nurseries and
Garden Centers), processing (see Food Preparation), or retail sales of agricultural products
from the site (see Retail Sales, General).
Eating and Drinking Establishments. Businesses primarily engaged in serving prepared
food and/or beverages for consumption on or off the premises.
Bar/ Night Club/ Lounge. Businesses serving beverages for consumption on the premises
as a primary use and including on-sale service of alcohol including beer, wine, and mixed
drinks.
Coffee Shop/Café. Establishments that primarily serve beverages, such as coffee, juices
or sodas for consumption on or near the premises, or a specialty snack, such as ice cream,
frozen yogurt, cookies or popcorn.
Hookah Bar/ Smoking Lounge. Businesses serving flavored tobacco or other products for
on-site smoking.
Restaurant, Full Service. Restaurants providing food and beverage services to patrons
who order and are served while seated and pay after eating. Takeout service may be
provided.
Restaurant, Limited Service. Establishments where food and beverages may be
consumed on the premises, taken out, or delivered, but where no table service is
provided. This classification includes cafeterias, fast-food restaurants, carryout sandwich
shops, limited-service pizza parlors and delivery shops, self-service restaurants, snack
bars and takeout restaurants. This classification also includes catering businesses or
bakeries that have a storefront retail component.
Food and Beverage Sales. Retail sales of food and beverages for off-site preparation and
consumption. Typical uses include food markets, convenience markets, groceries, liquor
stores, and retail bakeries.
Convenience Market. Retail establishments that sell a limited line of groceries,
prepackaged food items, tobacco, magazines, and other household goods, primarily for
off-premise consumption and typically with long or late hours of operation and in a
building that is less than 5,000 gross square feet. This classification includes small retail
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stores located on the same parcel as or operated in conjunction with a service station
but does not include specialty food shops.
Grocery Store. Retail establishments that primarily sell food, but also may sell other
convenience and household goods, and could include a delicatessen or specialty food
shop, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and prepared
food, and which occupy at least 5,000 square feet dedicated to sales, but not more than
25,000 square feet of gross floor area.
Supermarket. Retail establishments that primarily sell food, but also may sell other
convenience and household goods, and could include a delicatessen or specialty food
shop, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and prepared
food, and which occupy more than 25,000 square feet of gross floor area, but not more
than 80,000 square feet of gross floor area.
Funeral Parlor and Mortuary. An establishment primarily engaged in the provision of
services involving the care, preparation, or disposition of the human remains and conducting
memorial services. Typical uses include a crematory, columbarium, mausoleum, or mortuary.
Home Occupation. A commercial use conducted on residential property by the inhabitants
of the subject residence, which is incidental and secondary to the residential use of the
dwelling. See Section 20.350024 (“Home Occupations”).
Lodging. An establishment providing overnight accommodations to transient patrons for
payment for periods of 30 consecutive calendar days or less.
Bed and Breakfast. A residential structure that is in residential use with one or more
bedrooms dedicated for rental for overnight lodging and where meals may be provided.
This use type specifically excludes Short-Term Vacation Rental (see Short-Tern Vacation
Rental).
Hotel and Motel. An establishment providing overnight lodging to transient patrons.
These establishments may provide additional services, such as conference and meeting
rooms, restaurants, bars, or recreation facilities available to guests or to the general
public. This classification includes motor lodges, motels, hostels, extended-stay hotels,
and tourist courts, but does not include rooming houses, boarding houses, private
residential clubs (see Group Residential), or Bed and Breakfast establishments within a
single-unit dwelling.
Short-Term Vacation Rental. A single-unit dwelling that is rented to a transient occupant
for a period of 30 days or less.. The full single-unit dwelling, or a portion of it, can be
rented to a transient occupant in a short-term vacation rental use. This classification
includes both hosted rentals (the primary resident, or host, is present in the dwelling unit
that is being used as a short-term vacation rental) and non-hosted rentals (the host is
not present in the dwelling unit that is being used as a short-term vacation rental).
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Maintenance and Repair Services. Establishments engaged in the maintenance or repair
of office machines, household appliances, furniture, and similar items. This classification
excludes maintenance and repair of vehicles or boats (see Automotive Sales and Services)
and personal apparel (See Personal Services).
Maker’s Space. A workspace for an artist or artisan or for a group of artists or artisans
practicing an applied art or craft. Production involves only the use of hand tools or small
mechanical equipment. Typical uses include jewelry-making, pottery and ceramic studios
with a kiln, glassblowing, metalworking, woodworking, and other arts with some associated
impacts related to odors, fumes, noise, particulate matter emissions, or other disturbances.
May include incidental direct sale to consumers of only those goods produced on-site. For
uses with no associated impacts, see Artist’s Studio.
Mobile Vendor Services. A self-contained truck or trailer or non-motorized push cart that is
readily movable without disassembling, and is used to sell merchandise, prepare and serve
food and beverages, or provide other services. All food sold must be prepared on-site.
Nurseries and Garden Centers. Establishments primarily engaged in retailing nursery and
garden products—such as trees, shrubs, plants, seeds, bulbs, and sod—that are
predominantly grown elsewhere. These establishments may sell a limited amount of a
product they grow themselves. Fertilizer and soil products are stored and sold in package
form only. This classification includes wholesale and retail nurseries offering plants for sale.
Offices. Offices of firms or organizations providing professional, executive, management,
administrative or design services, such as accounting, architectural, computer software
design, engineering, graphic design, interior design, investment, and legal offices, excluding
banks, and savings and loan associations (see Banks and Financial Institutions). This
classification also includes offices where medical and dental services are provided by
physicians, dentists, chiropractors, optometrists, and similar medical professionals,
including medical/dental laboratories within medical office buildings but excluding clinics or
independent research laboratory facilities and hospitals (see Hospitals and Clinics).
Business and Professional. Offices of firms or organizations providing professional,
executive, management, or administrative services, such as accounting, architectural,
computer software design, engineering, graphic design, interior design, legal offices and
tax preparations offices.
Medical and Dental. Office use providing consultation, diagnosis, therapeutic, preventive,
or corrective personal treatment services by doctors, dentists, medical and dental
laboratories, and similar practitioners of medical and healing arts for humans licensed
for such practice by the State of California. Incidental medical and/or dental research
within the office is considered part of the office use, where it supports the on-site patient
services.
Walk-In Clientele. An office business providing direct services to patrons or clients that
may or may not require appointments. This use type includes employment agencies,
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insurance agent offices, real estate offices, travel agencies, utility company offices and
offices for elected officials. It does not include banks (see Banks and Credit Unions) or
check-cashing facilities (see Other Financial Services).
Parking Services. Surface lots and structures offering parking to the public with or without
a fee when such use is not considered accessory parking to another activity or use.
Commercial Parking. Privately owned or operated surface lots and structures offering
parking to the public with or without a fee. Commercial parking facilities provide parking
that is not considered accessory parking to a specific use.
Public Parking. City-owned and operated surface lots and structures offering parking to
the public with or without a fee.
Personal Services.
General Personal Services. Provision of recurrently needed services of a personal nature.
This classification includes barber and beauty shops, nail salons, personal trainers,
spa/wellness center, seamstresses, tailors, dry cleaning drop-off/pick up (excluding
cleaning plants, see Industry, Limited), shoe repair shops, self-service laundries,
photocopying and photo finishing services, and travel agencies mainly intended for the
consumer.
Instructional Services. An establishment that offers specialized programs in personal
growth and development such as music, martial arts, photography, vocal, fitness, yoga,
dancing, and academic tutoring. Attendance is typically limited to hourly classes rather
than full-day instruction. These establishments do not grant diplomas or degrees, though
instruction could provide credits for diplomas or degrees granted by other institutions.
Retail sales are permitted as an accessory use.
Massage Business. Any business that offers massage therapy in exchange for
compensation, whether at a fixed place of business or at a location designated by the
customer or client through outcall massage services. Also includes business that offer
any combination of massage therapy and bath facilities, including, but not limited to,
showers, baths, wet and dry heat rooms, pools and hot tubs, shall be deemed a massage
business under this chapter. The term “massage business” includes a certified massage
practitioner who is the sole owner, operator and employee of a massage business
operating as a sole proprietorship. Exempted from this definition are physicians,
surgeons, chiropractors, osteopaths, nurses or any physical therapists who are duly
licensed to practice their respective professions in the State of California and persons
working directly under the supervision of or at the direction of such licensed persons,
working at the same location as the licensed person, and administering massage services
subject to review or oversight by the licensed person.
Tattoo or Body Modification Parlor. An establishment whose principal business activity
is one or more of the following: (1) using ink or other substances that result in the
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permanent coloration of the skin through the use of needles or other instruments
designed to contact or puncture the skin; or (2) creation of an opening in the body of a
person for the purpose of inserting jewelry or other decoration.
Retail Sales.
General Sales. The retail sale or rental of merchandise not specifically listed under
another use classification. This classification includes retail establishments with 80,000
square feet or less of sales area; including department stores, clothing stores, furniture
stores, pet supply stores, small hardware stores (with 10,000 square feet or less of floor
area), and businesses retailing the following goods: toys, hobby materials, handcrafted
items, jewelry, cameras, photographic supplies and services (including portraiture and
retail photo processing), medical supplies and equipment, pharmacies, electronic
equipment, records, sporting goods, kitchen utensils, hardware, appliances, antiques, art
galleries, art supplies and services, paint and wallpaper, carpeting and floor covering,
office supplies, bicycles, video rental, and new automotive parts and accessories
(excluding vehicle service and installation, see Automobile/Vehicle Service and Repair,
Major and Minor). Retail sales may be combined with other services such as office
machine, computer, electronics, and similar small-item repairs.
Firearm Sales. An establishment engaged in the selling, dealing in, trading, or
transferring firearms.
Large Format Retail. Retail establishments over 80,000 square feet in size that sell
merchandise and/or bulk goods primarily for individual consumption, including, but not
limited to, department stores, home improvement stores, membership warehouses
which emphasize bulk sales to the general public as well as to other businesses, and
other big box format stores. Large format retail uses may include a limited (5,000 square
feet or less) grocery store sales component. This use type specifically excludes
Superstores, (see Superstore).
Off-Price Merchandise. Retail establishments that sell a variety of overstock, off-season,
or defective goods, including “99 cent” and “dollar” stores.
Outdoor Market. Any indoor or outdoor place, in an approved location, or for an
approved activity where new or used goods or secondhand personal property is offered
for sale or exchange to the general public by a multitude of individual licensed vendors,
usually in compartmentalized spaces. The term swap meet is interchangeable with and
applicable to: flea markets, auctions, open air markets, farmers markets, or other
similarly named or labeled activities; but the term does not include the usual
supermarket (see Grocery Store or Supermarket) or department store retail operations
(see Retail, General Sales).
Second Hand Store. A retail establishment that buys and sells used products that may
include clothing, furniture and household goods, jewelry, household appliances, musical
instruments, business machines and office equipment, hand tools, and similar items. This
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use does not include bookstores antique stores (see Retail, General Sales), junk dealers,
scrap/dismantling yards (see Salvage and Wrecking), sale of used cars or other vehicles
(see Automobile/Vehicle Sales and Leasing), or pawn shops (see Pawnbroker).
Superstore. Retail establishments (over 80,000 square feet of sales area) that serve as a
one-stop shopping destination by offering a wide variety of goods and merchandise,
often at a discounted price. They are distinguished by their size, and by the inclusion of
grocery sales. Superstores typically feature a full-service food and beverage retail sales
area that exceeds five thousand square feet of the gross floor area, and could include a
delicatessen, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and
prepared food. A superstore may also feature various business centers, such as a bank,
pharmacy, vision center, pet center, photo center, and prepared food outlet(s).
Shopping Center. Cluster of retail stores that provide off-street parking. Shopping centers
are classified as community, neighborhood and regional centers.
Community Shopping Center means a shopping center greater than or equal to 100,000
and less than 400,000 square feet of gross floor area, capable of supporting two or more
retail or commercial businesses. May include anchor tenants such as a discount
department store and other outlets such as grocery, clothing, or furniture stores. Larger
than a neighborhood center, but smaller than a regional center.
Neighborhood Shopping Center means a shopping center generally between 30,000 and
less than 100,000 square feet of gross floor area, typically anchored by a grocery store,
providing goods for day-to-day living and personal services. May include food, drug,
laundry and dry cleaner, beauty parlor and shoe repair.
Regional Shopping Center means a shopping center generally totaling 400,000 square
feet or more of gross floor area, typically anchored by three or more anchor stores and
a number of retail outlets. May include full-line department stores, supermarket, a bank
and a pharmacy.
Industrial/R&D Use Classifications
Clean Technology. A facility for technical research and the design, development, and testing
of technology that uses less material and/or energy, generates less waste, and causes less
environmental damage than the alternatives.
Construction and Material Yard. Storage of construction materials or equipment on a site
other than a construction site.
Contractor Shop. An establishment for specialized business activities related to building
construction. This classification includes establishments for trades such as painting,
carpentry, plumbing, heating, air-conditioning, roofing, landscaping, cabinetmaking, and
sign-making.
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Food Preparation. Cooking, processing, packaging, and shipping of food products for off-
site sales. Typical uses include wholesale bakeries, catering services, and commissary
kitchens. This classification includes wineries and micro-breweries.
Handicraft/Custom Manufacturing. Manufacture of a wide range of products to serve
niche or specialty markets. Includes the manufacture of crafts, art, sculpture, stained glass,
jewelry, apparel, electronic components, medical instrumentation or devices,
nanotechnology components and similar at a smaller scale than industry sub-classifications.
Custom manufacturing facilities may use innovative technology such as advanced robotics,
artificial intelligence, 3-D printing, automation, and sustainable and green processes and
typically require only a small amount of raw materials, area and power. These facilities do
not generate excessive noise, particulate matter, vibration, smoke, dust, gas fumes, odors,
vehicle traffic or other nuisances.
Industry, General. Manufacturing of products from extracted or raw materials or recycled
or secondary materials, or bulk storage and handling of such products and materials, where
operations are conducted primarily within an enclosed building. This classification includes
operations such as biomass energy conversion; food and beverage processing; textile mills;
production apparel manufacturing; photographic processing plants; leather and allied
product manufacturing; wood product manufacturing; paper manufacturing; chemical
manufacturing; plastics and rubber products manufacturing; nonmetallic mineral product
manufacturing; primary metal manufacturing; fabricated metal product manufacturing;
recycling materials processing facilities in which post-consumer materials are sorted,
condensed, baled, or transformed; and automotive, ship, aircraft, and heavy equipment
manufacturing.
Industry, Limited. Establishments engaged in light industrial activities taking place primarily
within enclosed buildings and producing minimal impacts on nearby properties. This
classification includes operations such as manufacturing finished parts or products primarily
from previously prepared materials; commercial laundries and dry cleaning plants; mobile
home manufacturing; monument works; printing, engraving and publishing; computer and
electronic product manufacturing; furniture and related product manufacturing; and
industrial services.
Recycling Facility. A facility for receiving, temporarily storing, transferring and/or
processing materials for recycling, reuse, or final disposal. A certified recycling facility or
certified processor means a recycling facility certified by the California Beverage Container
Recycling and Litter Reduction Act. A recycling facility does not include storage containers or
processing activity located on the premises of a residential, commercial or manufacturing
use (see Warehousing, Storage, and Distribution) and used solely for the recycling of material
generated by that residential property, for the recycling of material generated by that
residential property, business or manufacturer. This use type does not include waste
transfer facilities that operate as materials recovery, recycling, and solid waste transfer
operations (see Waste Transfer Facility).
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Collection Facility. A center for the acceptance, by donation, redemption, or purchase,
of recyclable materials from the public where limited processing and storing of such
items is conducted on-site.
Intermediate Processing Facility. A facility that receives, sorts, compresses or bales, and
stores recyclable materials for efficient transfer to other processing facilities or to an end-
user.
Research and Development. A facility for scientific research and the design, development,
and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and
biotechnology components and products in advance of product manufacturing. Includes
assembly of related products from parts produced off-site. On-site manufacturing activity
must be secondary to the research and development activities. Where manufacturing is a
primary use, see Industry, General.
Used Farm and Construction Equipment Sales. The sale of used heavy equipment for use
in agriculture or construction.
Warehousing, Storage, and Distribution. Storage and distribution facilities without sales
to the public on-site or direct public access except for public storage in small individual space
exclusively and directly accessible to a specific tenant. This classification includes mini-
warehouses.
Chemical, Mineral, and Explosives Storage. An establishment for specialized storage of
hazardous materials including, but not limited to: bottled gas, chemicals, minerals and
ores, petroleum or petroleum-based fuels, fireworks, and explosives. This classification
excludes chemicals ancillary to a Research and Development use.
Freight/Truck Terminal and Warehouse. Facilities that handle third party goods for local
or worldwide freight, courier, local messenger, and postal services by truck or rail. This
includes fulfillment centers and parcel sorting centers, which provide storage and
distribution of e-commerce products to consumers or end-users, either directly or
through a Parcel Hub.
Indoor Warehousing and Storage. Storage within an enclosed building of commercial
goods prior to their distribution to wholesale and retail outlets and the storage of
industrial equipment, products and materials including, but not limited to, automobiles,
feed, and lumber. Also includes cold storage, draying or freight, moving and storage, and
warehouses. This classification excludes Chemical, Mineral, and Explosives 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 required for construction work on the premises pursuant
to a valid and current building permit issued by the City.
Parcel Hub. A “Last Mile” facility or similar establishment for the processing and/or
redistribution of parcels or products. A Parcel Hub’s primary function is moving a
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shipment from one mode of transport to vehicles with rated capacities less than 10,000
pounds, for delivery directly to consumers or end-users primarily within a ten-mile radius.
Personal Storage. Facilities offering enclosed storage with individual access for personal
effects and household goods including mini-warehouses and mini-storage. This use
excludes workshops, hobby shops, manufacturing, or commercial activity (see General
Sales).
Wholesaling, Distribution, and Logistics. 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 or operations. Wholesalers are
primarily engaged in business-to-business sales but may sell to individual consumers
through mail or internet orders. Facilities 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.)
Transportation, Communication, and Utilities
Airports and Heliports. Facilities for the takeoff and landing of airplanes and helicopters,
including runways, helipads, aircraft storage buildings, public terminal building and parking,
and support activities such as airport operations and air traffic control, incidental retail sales,
coffee shops and snack shops.
Communication Facilities. Facilities for the provision of broadcasting and other
information relay services through the use of electronic and telephonic mechanisms.
Antenna and Transmission Towers. Broadcasting and other communication services
accomplished through electronic or telephonic mechanisms, as well as structures
designed to support one or more reception/transmission systems. Examples of
transmission towers include, but shall not be limited to, radio towers, television towers,
telephone exchange/microwave relay towers, and cellular telephone
transmission/personal communications systems towers.
Facilities within Buildings. Includes radio, television, or recording studios; telephone
switching centers; excludes Antennae and Transmission Towers.
Fleet-Based Services. Passenger transportation services, local delivery services, medical
transport, and other businesses that rely on fleets of three or more vehicles. This
classification includes parking, dispatching, and offices for taxicab and limousine operations,
ambulance services, non-emergency medical transport, home cleaning services, pedicab
services, and similar businesses. This classification does not include towing operations (See
Automobile/Vehicle Sales and Service, Towing and Impound), taxi or delivery services with
two or fewer fleet vehicles on-site (See Business Services), facilities that handle third party
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goods for local or worldwide delivery (See Freight/Truck Terminal and Warehouse) or last
mile parcel processing/redistribution facilities (See Parcel Hub).
Transportation Passenger Terminals. Facilities for passenger transportation operations.
This classification includes rail stations, bus terminals, ferry terminals, and scenic and
sightseeing facilities, but does not include terminals serving airports or heliports (see
Airports and Heliports).
Utilities, Major. Generating plants, electric substations, solid waste collection, including
transfer stations and materials recovery (recycling processing) facilities, solid waste
treatment and disposal, water or wastewater treatment plants, and similar facilities of public
agencies or public utilities.
Utilities, Minor. Facilities necessary to support established uses involving only minor
structures, such as electrical distribution lines, and underground water and sewer lines.
Waste Transfer Facility. A facility that operates as a materials recovery, recycling and solid
waste transfer operation providing solid waste recycling and transfer services for other local
jurisdictions and public agencies that are not located within the City of South San Francisco.
The facility sorts and removes recyclable materials (including paper, metal, wood, inert
materials such as soils and concrete, green waste, glass, aluminum and cardboard) through
separation and sorting technologies to divert these materials from the waste stream
otherwise destined for landfill.
Definitions of Terms
Abutting or Adjoining. Having a common boundary, except that parcels having no common
boundary other than a common corner shall not be considered abutting.
Accessory Building. See Building, Accessory.
Accessory Structure. See Structure, Accessory.
Accessory Use. See Use, Accessory.
Acre, Gross. A measure of total land area of a lot or site, including areas to be dedicated for
public rights-of-way, streets, schools, or other dedications.
Acre, Net. A measure of land area of a lot or site remaining after dedication of all areas for
public rights-of-way, streets, schools, or other dedications.
Active Uses. Active uses mean commercial uses that are accessible to the general public,
that generate walk-in clientele, and that contribute to a high level of pedestrian activity.
Active commercial uses include retail shops, restaurants, bars, theaters and the performing
arts, commercial recreation and entertainment, personal and convenience services, hotel
lobbies, banks, travel agencies, airline ticket agencies, child care services, libraries, museums,
and galleries.
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Adjacent. Directly abutting, having a boundary or property line(s) in common or bordering
directly, or contiguous to.
Adult-Oriented Business Related Terms. See Section 20.350.003 (“Adult Oriented
Business”).
Alley. See Lane.
Alter. When used in Chapter 20.360 (“Signs”) means any change in the weight, depth, height,
area, thickness, location, or type of display of an existing sign but shall not be construed to
prevent normal or periodic maintenance, upkeep, or repair of a sign or change of copy.
Alteration. Any change, addition or modification that changes the exterior architectural
appearance or materials of a structure or object. Alteration includes changes in exterior
surfaces, changes in materials, additions, remodels, demolitions, and relocation of buildings
or structures, but excludes ordinary maintenance and repairs. See also “Maintenance and
Repairs” and “Structural Alterations” for modifications to any of the supporting members of
a structure.
Americans with Disabilities Act (ADA). United States Public Law 101-336, 104 Stat. 327 (July
26, 1990), codified at 42 U.S.C. Section 12101 et seq.
Animal-Related Terms.
Household Pet. Any animal customarily permitted and kept in a dwelling and kept only
for the company or pleasure provided to the occupants of the dwelling, such as a dog,
cat, parakeet, tropical fish, hamster, rabbit, or Vietnamese pot-bellied pig.
Livestock. Domestic animals including, but not limited to, cattle, horses, sheep, hogs, and
goats, raised for home use or for profit.
Antenna and Wireless Communications Related Terms. See Chapter 20.370 (“Antenna
and Wireless Communications Terms”) and Chapter 20.375 (Small Cell Wireless
Communications Facilities”).
Arcade. A covered pedestrian way along the side of a building at the first floor with habitable
space above which provides access to retail spaces.
Architectural Element. An architectural element, which alone or as part of a pattern,
embodies the style, design, or general arrangement of the exterior of a building or structure,
including but not limited to the kind, color, and texture of building materials, and style and
type of windows, doors, lights, porches, and signs.
Attached Flex. A residential or mixed-use structure containing two to five dwelling units with
an attached secondary building (garage) typically accessed from a rear lane.
Attic. Area located between the ceiling of the top story of a building and the building’s roof
that is not usable as habitable or commercial space.
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Awning. A roof or cover that projects from the wall of a building over a door or window, and
made of canvas, aluminum, or a similar material, which may be fixed in place or retractable
for the purpose of shielding a doorway or window from the elements.
Auto Service Bay. An automotive service bay is a singular automobile space, within or
underneath a structure, that provides a technician, customer, and/or automated system
adequate space to safely and efficiently service one vehicle.
Balcony. A platform that projects from the wall of a building and is enclosed by a parapet or
railing.
Balloon. A brightly colored bag made of flexible material, inflated with air or other gas, and
sealed, often to make it rise in the air.
Base District. See Zoning District.
Basement. A non-habitable space beneath the first or ground floor of a building the ceiling
of which does not extend more than four feet above finished grade.
Bay Window. A window that projects from any building elevation.
Bedroom. Any room having the potential of being a bedroom and meeting the standards of
the California Building Code as a sleeping room.
Block. Property bounded on all sides by a public right-of-way.
Block Face. All property including building frontages on one side of a block between two
intersections that fronts upon a street or abuts a public right-of-way.
Buildable Area: The area of a lot or development site excluding all required setbacks.
Building. Any structure having a roof supported by columns or walls and intended for the
shelter, housing or enclosure of any individual, animal, process, equipment, goods, or
materials.
Accessory Building. A detached subordinate building used only as incidental to the main
building on the same lot and does not contain living space or sleeping quarters.
Main Building. A building in which is conducted the principal use of the lot on which it is
situated. In the event a garage is attached to the main building, it shall be made
structurally a part of, and have a common wall with the main building and shall comply
in all respects with the requirements of this title applicable to the main building.
Building Code. Any ordinance of the City governing the type and method of construction of
buildings, signs and sign structures and any amendments thereto and any substitute
therefore, including but not limited to the California Building Code, other state-adopted
uniform codes and the Minimum Building Security Standards Ordinance.
Building Face. The general outer surface of the structure or walls of a building. Where bay
windows or pillars project beyond the walls, the outer surface of the windows or pillars shall
be considered to be the face of the building.
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Building Frontage. The lineal dimension, parallel to the ground, of a building abutting on a
public street or a parking lot accessory to that business even though another business may
also have entitlement to that parking lot.
Building Footprint. See Footprint.
Building Form. The overall shape and dimensions of a building.
Building Height. See Height.
Building Site. A lot or parcel of land occupied or to be occupied, by a main building and
accessory buildings together with such open spaces as are required by the terms of this title
and having its principal frontage on a street, road, highway, or waterway.
Building Type. A structure defined by a combination of its configuration, placement on a lot,
and function.
Build-to Area. The linear street frontage between the minimum and maximum setback
lines along the front of a parcel and along the side street of a corner parcel.
California Environmental Quality Act (CEQA). State law, pursuant to California Public
Resources Code Section 21000 et seq. or any successor statute, that requires public agencies
to document and consider the environmental effects of a proposed action before a decision.
Cannabis Related Terms. See Chapter 20.410 (“Regulation of Cannabis Activities”), Section
20.410.002 (“Definitions”).
Canopy. A roofed shelter projecting over a sidewalk, driveway, entry, window, or similar area
that may be supported by a building or may be partially supported by columns, poles, or
braces extending from the ground.
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Carport. An accessible and usable covered space enclosed on not more than two sides,
designed, constructed and maintained for the parking or storage of one or more motor
vehicles.
Channel Letters. Three dimensional individual letters or figures, with an open back or front,
illuminated or non-illuminated, that are affixed to a building or to a freestanding sign
structure.
Chief Building Official. The Chief Building Official of the City of South San Francisco or
designee.
Chief Planner. The Chief Planner of the City of South San Francisco or designee.
City. The City of South San Francisco.
City Council. The City Council of the City of South San Francisco.
City Engineer. The City Engineer of the City of South San Francisco or designee.
Commercial Vehicle. Any vehicle currently registered as such with the State Department of
Motor Vehicles or equivalent out-of-state or federal agency and is used primarily in the
conduct of a business as opposed to private family or individual use.
Compatible. That which is harmonious with and will not adversely affect surrounding
buildings and/or uses.
Condition of Use. A development standard determined to be necessary to permit the
harmonious classification of a use as listed in a district and therefore a prerequisite to place,
or for application to place, such use as classified.
Conditionally Permitted. Permitted subject to approval of a Use Permit.
Construction. Construction, erection, enlargement, alteration, conversion or movement of
any building, structures, or land together with any scientific surveys associated therewith.
Conversion. A change of a residential dwelling, including a mobile home lot in a mobile
home park, as defined in Section 18214 of the Health and Safety Code, or a residential hotel,
as defined in paragraph (1) of subdivision (b) of Section 50519 of the Health and Safety Code,
to a condominium, cooperative, or similar form of ownership; or a change of a residential
dwelling, including a mobile home lot in a mobile home park, or a residential hotel to a
nonresidential use.
County. The County of San Mateo.
Courtyard. An unroofed area that is completely or partially enclosed by walls or buildings
and often shared by multiple residential units or commercial spaces.
Courtyard Building. A large structure composed of multiple attached or stacked units
accessed from a shared courtyard, a series of courtyards, or a common corridor.
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Deck. A platform, either freestanding or attached to a building, that is supported by pillars
or posts. See also “Balcony.”
Demolition. The intentional destruction and removal of 50 percent or more of the enclosing
exterior walls and 50 percent of the roof of any structure.
Density, Gross. The number of dwelling units per gross unit of land area.
Density, Net. The number of dwelling units per acre (du/ac.) of land excluding street rights-
of-way, easements, public open space, land under water, and certified wetlands and
floodplains. Setbacks for wetlands and other sensitive areas and private open space shall
not be excluded in calculating net density.
Development. Any manmade change to improved or unimproved real estate, including but
not limited to the division of a parcel of land into two or more parcels; the construction,
reconstruction, conversion, structural alteration, relocation, or enlargement of any structure;
any mining, excavation, landfill or land disturbance; and any use or extension of the use of
land.
Development Agreement. A duly executed and legally binding contract entered into by and
among the City and a developer(s), in accordance with Title 7, Division 1, Chapter 3, Article
2.5, Section 65864 et seq., of the California Government Code that delineates the terms and
conditions agreed upon by two or more parties.
Development Site. A portion of land delineated from others to accommodate no more than
one primary building type. A parcel may have multiple development sites when each site
meets the minimum width and depth required by the form-based zone. Development sites
may be described and recorded as individual properties on a plat.
District. See Zoning District.
Dooryard. A type of frontage that provides a limited amount of private open space at the
primary building entry. The dooryard area is defined by a low wall, planter or fence that
provides a buffer between the right-of-way and the building while preserving a sense of
openness to the building entrance.
Double Frontage Lot. See Lot, Through.
Drive-Through Facilities. Facilities designed to enable persons to receive a service or
purchase or consume goods while remaining within a motor vehicle, typically associated with
banks, eating, and drinking establishments, pharmacies, and other commercial uses.
Driveway. An accessway that provides vehicular access between a street and the parking or
loading facilities located on an adjacent property.
Dwelling Unit. Any building or portion thereof which contains living facilities, including
provisions for sleeping, eating, cooking, and sanitation, for not more than one family. See
also Family.
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Easement. A portion of land created by grant or agreement for specific purpose; an
easement is the right, privilege or interest which one party has in the land of another.
Eave. The part of a roof that meets or overhangs the wall of a building.
Effective Date. The date on which this Zoning Ordinance is in full force and effect from and
after its adoption by the City Council. Also applies to the date on which a permit or other
approval becomes enforceable or otherwise takes effect, rather than the date it was signed
or circulated.
Electrical Code. Any ordinance of the City regulating the alteration, repair and the
installation and use of electricity or electrical fixtures.
Emergency. A sudden unexpected occurrence demanding immediate action to prevent or
mitigate loss or damage to life, health, property or essential public services.
Entrance, Primary. An entry that allows access to a building facing a primary street.
Entry. An opening, such as a door, passage, or gate, that allows access to a building.
Environmental Assessment. A formal evaluation process to determine whether a proposed
project may have a significant impact on the environment.
Environmental Impact Report (EIR). An Environmental Impact Report as required under
the California Environmental Quality Act, Public Resources Code Section 21000 et. seq.
Erect. To build, construct, attach, hang, place, suspend or affix to or upon any surface. Such
term shall also include the painting of wall signs.
Explosive or Hazardous Materials, Excessive Amounts. Those materials and quantities
thereof that the Fire Chief and the Chief Building Official determine are equal to or in excess
of “exempt amounts” identified in Tables 9-A, 9-A.1, 9B and 9F of the 1991 Uniform Building
Code (including the 1993 supplement) as those tables may be amended or readopted as
subsequent building codes or in Tables 79.202-A, 4.108-C, 80.303-A, 80-309-A, 80-312-A, 80-
313-A, 80-314-A, 80.315-A and 80-402-B of the 1991 Uniform Fire Code (including the 1993
supplement) as those tables may be amended or readopted as subsequent Fire Codes.
Explosive or Hazardous Materials, Permanent Storage of. The permanent storage of
hazardous materials is storage of any individual explosive or hazardous material, as defined,
for more than five years.
Façade. The exterior wall of a building exposed to public view or that wall viewed by persons
not within the building. The portion of any exterior elevation of a building extending vertically
from the grade to the top of a parapet wall or eave, and horizontally across the entire width
of the building elevation.
Façade, Primary. The exterior wall of a building facing a primary street.
Façade, Secondary. The exterior wall of a building facing a secondary street or side street.
Facility. A building, structure, or any improvement to land such as a parking lot or sign.
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Family. One or more persons living together as a single nonprofit housekeeping unit and
sharing common living, sleeping, cooking and eating facilities. Members of a family need not
be related by blood but are distinguished from a group occupying a hotel, club, fraternity or
sorority house.
Fence. An artificially-constructed barrier of any material or combination of materials erected
to enclose or screen an area of land.
Feasible. Capable of being accomplished in a successful manner within a reasonable period
of time, taking into account economic, environmental, social and technological factors.
FEMA. Federal Emergency Management Agency, part of the Department of Homeland
Security of the United States.
Finished Floor. The uppermost surface of a building’s ground floor at the completion of
construction.
Fire Chief. The Chief of the South San Francisco Fire Department or designee.
Firearm. A gun, pistol, revolver, rifle or any devise, designed or modified to be used as a
weapon, from which is expelled through a barrel a projectile by the force of an explosion or
other form of combustion.
FIRM. Flood Insurance Rate Map. This is an official map on which FEMA (the Federal
Emergency Management Agency) or Federal Insurance Administration has delineated both
the areas of special flood hazards and the risk premium zones applicable to the community.
Flag. A sign attached to a pole or a structure that has characters, letters, illustrations, or
ornamentations applied to cloth, paper, fabric, or other lightweight material, with only such
material for a backing. Flags include banners or pennants that are suspended so that they
are actuated by wind currents.
Flashing. A light or message that changes more than once every four seconds.
Flex Low-Rise. A building type that is three stores or less and is designed for occupancy by
retail, restaurant, service, and/or office uses on the ground floor, with upper floors that
support retail, service, office, and/or residential uses. Ground floor spaces are accessed
directly from the street, and upper floor units may be directly accessed directly from the
street through shared or individual entries or through a street-level lobby.
Flex Mid-Rise. A building that is between four and eight stories and is designed for retail,
restaurant, service, and/or office uses on the ground floor, with upper floors that support
retail, office, service, and/or residential uses. The development typically faces a single right-
of-way.
Flex High-Rise. A building that is nine to twelve stories and is designed to accommodate a
range of uses and configurations with multiple primary building frontages. Retail, restaurant,
service, office, and residential uses may be accommodated on all floors.
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Floor Area, Gross. The total gross horizontal area of all the floors below the roof and within
the outer surface of the walls of a building or structure, including basements, mezzanines,
interior balconies, and upper stories or levels in a multistory building unless otherwise
stipulated. See also Section 20.040.008 (“Determining Floor Area”).
Floor Area Ratio (FAR). The ratio of the total floor area of all buildings on a lot to the lot
area. See also Section 20.040.009 (“Determining Floor Area Ratio”).
Foot-candle. See Lighting Terms.
Footprint. The horizontal area, as seen in plan view, of a building or structure, measured
from the outside of exterior walls and supporting columns, and excluding eaves. See also
Section 20.040.010 (“Determining Lot Coverage”).
Forecourt. The Forecourt Frontage has a portion of the façade close to the frontage line
while the central portion is set back creating a small courtyard space. The courtyard may be
used as an entry court or as shared garden space for apartment buildings, or as an additional
shopping or restaurant seating area within retail and service areas.
Fourplex. A detached building that consists of four side-by-side and/or stacked units,
typically with one shared entry or individual entries along the front.
Freeway. A highway in respect to which the owners of abutting lands have no right or
easement of access to or from their abutting lands or in respect to which such owners have
only restricted right or easement of access.
Frontage, Building. The building elevation which fronts on a public street, public or private
parking lot available to the general public, or pedestrian walkway where customer access to
a building is available.
Frontage, Street. That portion of a lot or parcel of land that borders a public street. “Street
frontage” shall be measured along the common lot line separating the lot or parcel of land
from the public street, highway, or parkway.
Garage. A building or portion thereof, containing accessible and usable enclosed space
designed, constructed and maintained for the parking or storage of one or more motor
vehicles.
General Plan. The City of South San Francisco’s General Plan.
Glare. The effect produced by a light source within the visual field that is sufficiently brighter
than the level to which the eyes are adapted, such as to cause annoyance, discomfort or loss
of visual performance and ability.
Grade. The location of the ground surface.
Existing Grade. The elevation of the ground at any point on a lot as shown on the required
survey submitted in conjunction with an application for a building permit or grading
permit.
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Finished Grade. The lowest point of elevation of the finished surface of the ground,
paving, or sidewalk within the area between the building and the property line, or when
the property line is more than five feet from the building, between the building and a line
five feet from the building.
Greenway. A linear space that may be defined by tree-lined streets, which tends to have
narrow dimensions that support passive use and can serve as a green connector between
destinations.
Ground Floor. The first floor of a building other than a cellar or basement that is closest to
finished grade.
Habitation. Regular and exclusive use of a space or structure for shelter and other
residential purposes in a manner that is private and separate from another residence on the
same lot.
Hazardous Materials. Any material, including any substance, waste, or combination thereof,
which because of its quantity, concentration, or physical, chemical, or infectious
characteristics may cause, or significantly contribute to, a substantial present or potential
hazard to human health, safety, property, or the environment when improperly treated,
stored, transported, disposed of, or otherwise managed.
Heat. Thermal energy of a radioactive, conductive, or convective nature.
Height. The vertical distance from a point on the ground below a structure to a point directly
above. See also Section 20.040.005 (“Measuring Height”).
High Rise Building. A large and tall structure built on a large lot that typically incorporates
multi-level structured parking used to provide a vertical mix of uses with ground-floor retail
or service uses, and service or residential uses on upper floors. This building type is a primary
component of an urban downtown.
Household. One or more persons living together in a single dwelling unit, with common
access to, and common use of, all living and eating areas and all areas and facilities for the
preparation and storage of food; who share living expenses, including rent or mortgage
payments, food costs and utilities; and who maintain a single mortgage, lease, or rental
agreement for all members of the household.
Illegal Use. Any use of land or building that does not have the currently required permits
and was originally constructed and/or established without permits required for the use at
the time it was brought into existence.
In-lieu Fees. A cash payment required as a substitute for a dedication and/or improvement
of land by an owner or developer of property.
Intensity of Use. The impacts a particular use or the use in combination with other uses has
on its surroundings or on its demand for services and natural resources. Measures of
intensity include but are not limited to requirements for water, gas, electricity, or public
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services; number of automobile trips generated by a use; parking demand; number of
employees on a site; hours of operation; the amount of noise, light or glare generated; the
number of persons attracted to the site, or, in eating establishments, the number of seats.
Intersection, Street. The area common to two or more intersecting streets.
Kitchen. Any room or space within a building intended to be used for the cooking or
preparation of food.
Landscaping Related Terms. See Section 20.300.007 (“Landscaping”).
Lane. A public way permanently reserved primarily for secondary vehicular service access to
the rear or side of properties otherwise abutting on a street.
Lighting Terms.
Foot-candle. A quantitative unit of measure for luminance. One foot-candle is equal to
the amount of light generated by one candle shining on one square foot surface located
one foot away. Equal to one lumen uniformly distributed over an area of one square foot.
Light Fixture. The assembly that holds a lamp and may include an assembly housing, a
mounting bracket or pole socket, a lamp holder, a ballast, a reflector or mirrors, and a
refractor or lens.
Light Fixture, Fully Shielded. A light fixture or luminous tube constructed and
mounted such that all light emitted by the fixture or tube, either directly from the
lamp, tube, or a diffusing element, or indirectly by reflection or refraction from any
part of the light fixture, is projected below the horizontal. If the lamp or tube, any
reflective surface, or lens cover (clear or prismatic) is visible when viewed from above
or directly from the side, from any angle around the fixture or tube, the fixture or
tube is not fully shielded.
Liner Building. A two-part building consisting of an exterior occupiable building specifically
designed to mask the interior building consisting of a parking structure, building with few
windows, or parking lot, from a frontage. Also known as a “wrap building.”
Live Entertainment. An act such as a musical act (including karaoke); theatrical act
(including stand-up comedy); play; revue; dance; magical act; disc jockey; or similar activity,
performed live by one or more persons for the enjoyment of others, whether or not done
for compensation and whether or not admission is charged.
Living Room. The principal room in a dwelling unit designed for general living purposes
rather than for sleeping.
Lot. A parcel, tract, or area of land whose boundaries have been established by a legal
instrument such as a deed or map recorded with the County of San Mateo, and which is
recognized as a separate legal entity for purposes of transfer of title, except public
easements or rights-of-way.
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Abutting Lot. A lot having a common property line or separated by a public path or lane,
private street, or easement to the subject lot.
Corner Lot. A lot or parcel bounded on two or more sides by street lines that have an
angle intersection that is not more than 135 degrees.
Flag Lot. A lot so shaped that the main portion of the lot area does not have access to a
street other than by means of a corridor having less than 20 feet of width. Also called a
“panhandle” lot.
Interior Lot. A lot bounded on one side by a street line and on all other sides by lot lines
between adjacent lots or that is bounded by more than one street with an intersection
greater than 135 degrees.
Key Lot. An interior lot adjoining the rear lot line of a reversed corner lot.
Reversed Corner Lot. A corner lot, the rear of which abuts the side of another lot, whether
across a lane or not.
Through Lot. A lot having frontage on two parallel or approximately parallel streets or a
street and a lane.
Figure 20.630.002(A): Lot and Yard Types
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Lot Area. The area of a lot measured horizontally between bounding lot lines.
Lot Coverage. The portion of a lot that is covered by structures, including principal and
accessory buildings, garages, carports, and roofed porches, but not including unenclosed
and unroofed decks, landings, or balconies. See also Section 20.040.010 (“Determining Lot
Coverage”).
Lot Depth. The average distance from the front lot line to the rear lot line measured in the
general direction of the side lines. See also Section 20.040.006 (“Measuring Lot Width and
Depth”).
Lot Frontage. See Frontage, Street.
Lot Line. The boundary between a lot and other property or the public right-of-way.
Lot Line Types.
Front Lot Line. On an interior lot, the line separating the parcel from the street or lane.
On a corner lot, the shorter lot line abutting a street or lane. On a through lot, the lot line
abutting the street or lane providing the primary access to the lot. On a flag or panhandle
lot, the interior lot line most parallel to and nearest the street or lane from which access
is obtained.
Interior Lot Line. Any lot line that is not adjacent to a street.
Rear Lot Line. The lot line that is opposite and most distant from the front lot line. Where
no lot line is within 45 degrees of being parallel to the front lot line, a line 10 feet in length
within the lot, parallel to and at the maximum possible distance from the front lot line,
will be deemed the rear lot line for the purpose of establishing the minimum rear yard
(See Figure 20.630.002(B)).
Side Lot Line. Any lot line that is not a front or rear lot line.
Street Side Lot Line. A side lot line of a corner lot that is adjacent to a street.
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Figure 20.630.002(B): Rear Lot Line for Purposes of Determining Setbacks
Lot Width. The average distance between the side lot lines measured at right angles to the
lot depth. See also Section 20.040.006 (“Measuring Lot Width and Depth”).
Maintenance and Repair. The repair or replacement of nonbearing walls, fixtures, wiring,
roof or plumbing that restores the character, scope, size or design of a structure to its
previously existing, authorized, and undamaged condition.
Major Transit Stop. As defined in California Public Resources Code Section 21064.3, a site
containing any of the following:
(a) An existing rail or bus rapid transit station.
(b) A ferry terminal served by either a bus or rail transit service.
(c) The intersection of two or more major bus routes with a frequency of service interval of
15 minutes or less during the morning and afternoon peak commute periods.
Mansard. A wall which has a slope equal to or greater than two vertical feet for each
horizontal foot and has been designed to look like a roof.
Manufactured Home. A structure that is transportable in one or more sections, is eight
body feet or more in width, or 40 body feet or more in length, in the traveling mode, or, when
erected on site, is 320 or more square feet, is built on a permanent chassis and designed to
be used as a single-family dwelling with or without a foundation when connected to the
required utilities, and includes the plumbing, heating, air conditioning, and electrical systems
contained therein. “Manufactured home” includes any structure that meets all the
requirements of this paragraph except the size requirements and with respect to which the
manufacturer voluntarily files a certification and complies with the standards established
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under the National Manufactured Housing Construction and Safety Act of 1974 (42 U.S.C.,
Sec. 5401, and following).
Master Sign Program. A coordinated program of signage designed to encourage
consistency in signage for developments with multiple tenants or for developments with a
single tenant, occupant, or user proposing multiple signs.
Mezzanine. An intermediate floor within a building interior without complete enclosing
interior walls or partitions that is not separated from the floor or level below by a wall and
has a floor area that is no greater than one third of the total floor area of the floor below.
(See Story.)
Micro-Unit. Small studio apartment, up to 350 square feet, with a fully functioning and
accessibility compliant kitchen and bathroom.
Mixed-use Development: A building containing two or more different land uses.
Mobilehome. As defined in Section 18008 of the Health and Safety Code, a structure
constructed prior to June 15, 1976, is transportable in one or more sections, is eight body
feet or more in width, or 40 body feet or more in length, in the traveling mode, or, when
erected onsite, is 320 or more square feet, is built on a permanent chassis and designed to
be used as a single-family dwelling with or without a foundation system when connected to
the required utilities, and includes the plumbing, heating, air conditioning, and electrical
systems contained therein. “Mobilehome” includes any structure that meets all the
requirements of this paragraph and complies with the state standards for mobilehomes in
effect at the time of construction. “Mobilehome” does not include a commercial modular, as
defined in Section 18001.8, factory-built housing, as defined in Section 19971, a
manufactured home, as defined in Section 18007, a multifamily manufactured home, as
defined in Section 18008.7, or a recreational vehicle, as defined in Section 18010.
Mobile Recycling Unit. An automobile, truck, trailer or van, licensed by the Department of
Motor Vehicles, which is used for the collection of recyclable materials. A mobile recycling
center also means the bins, boxes or containers transported by trucks, vans or trailers, and
used for the collection of recyclable materials.
Multiplex. A medium- or large-sized structure consisting of side-by-side and/or stacked
dwelling units, typically with one shared entry. This building type has the appearance of a
medium- to large-size family home and is appropriately scaled to fit in medium-density
neighborhoods and/or medium- to high-intensity corridors.
Neighborhood Green. A civic space type for unstructured recreation that may be spatially
defined by landscaping rather than building frontages.
Neighborhood Park. Medium- to small-sized parks providing opportunities for
neighborhood social life and recreation.
Noise Terms.
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Ambient Noise Level. The composite of noise from all sources excluding an alleged
offensive noise. In this context, the ambient noise level represents the normal or existing
level of environmental noise at a given location for a specified time of day or night.
Decibel (dB). A unit used to measure the intensity of a sound by comparing it with a given
level on a logarithmic scale.
Noise. Any sound that annoys or disturbs humans or which causes or tends to cause an
adverse psychological or physiological effect on humans.
Noise Level Reduction (NLR). The difference in decibels of noise level from the outside of
a building to the interior of a building, generally resulting from various construction
methods and the materials used in walls, windows, ceilings, doors, and vents of a building.
Nonconforming Use. Any use, building or structure that is not consistent with a provision
or provisions of this Ordinance but was lawfully established or constructed and in
compliance with all applicable ordinances and laws prior to the effective date of the
provisions which no longer complies. See Chapter 20.320 (“Nonconforming Uses, Structures,
and Lots”).
Occupancy, Change In. A discontinuance of an existing use and the substitution therefore
of a use of a different kind or class.
On-Site Loading Facilities. A site or portion of a site devoted to the loading or unloading of
motor vehicles or trailers, including loading berths, aisles, access drives, and landscaped
areas.
On-Site. Located on the lot that is the subject of discussion.
Open Space Types.
Private Open Space. Open areas for outdoor living and recreation that are adjacent and
directly accessible to a single dwelling unit, reserved for the exclusive use of residents of
the dwelling unit and their guests.
Common Open Space. Areas for outdoor living and recreation that are intended for the
use of residents and guests of more than one dwelling unit.
Privately Owned Public Open Spaces (POPOS). Privately owned outdoor living and/or
recreation that are created in partnership between the developer and the City, with a
stipulation that public access will be preserved in the context of development.
Usable Open Space. Outdoor areas that provide for outdoor living and/or recreation for
the use of residents.
Opposite. Across from or across the street from.
Owner. A person or persons holding single or unified beneficial title to the property including,
but not limited to, the settlor of a grantor trust, a general partner, firm or corporation.
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Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the
roof line.
Parcel. See Lot.
Parking Area. An area of a lot, structure, or any other area, including driveways, which is
designed for and the primary purpose of which is to provide for the temporary storage of
operable motor vehicles.
Accessory Parking. An area of a lot, structure, or any other area, which is designed
reserved for and the primary purpose of which is to provide off-street parking to serve a
building or use that is the primary or main use of the lot.
Long-Term Parking. An area designed for employee or parking when a vehicle is not
normally moved during the period of an employee’s work shift, as opposed to customer
or visitor parking.
Parking, Bicycle. A covered or uncovered area equipped with a rack or racks designed and
useable for the secure, temporary storage of bicycles.
Long-term. Bicycle parking that is designed to serve employees, students, residents,
commuters, and others who generally stay at a site for four hours or longer.
Short-term. Bicycle parking that is designed to serve shoppers, customers, messengers,
guests, and other visitors to a site who generally stay for a period of less than four hours.
Parking Space, Off-Street. An area, covered or uncovered, designed and usable for the
temporary storage of a vehicle, which is paved and accessible by an automobile without
permanent obstruction.
Paseo. A pedestrian lane located and designed to reduce the required walking distance
within a neighborhood.
Peak Time. Period of time with the greatest amount of activity and vehicles on the site.
Permit. Any Site Clearance, Use Permit, Temporary Use Permit, Building Permit, license,
certificate, approval, or other entitlement for development and/or use of property as
required by any public agency.
Permitted Use. Any use allowed in a zoning district without a requirement for approval of a
Use Permit, but subject to any restrictions applicable to that zoning district.
Person. Any individual, firm, association, organization, partnership, business trust, company,
or corporation.
Persons with Disabilities. Persons who have a medical, physical, or mental condition,
disorder or disability as defined in California Government Code Section 12926, that limits
one or more major life activities.
Planning Commission. Planning Commission of the City of South San Francisco.
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Plaza. A space available for civic purposes and commercial activities intended to add to the
activity and vibrancy of streets and neighborhoods. Plazas are typically formal spaces with
interior green spaces and defined edges made primarily of hardscaped materials.
Precise Plan. A plan that sets forth the design, location, and arrangement of proposed
buildings, structures and other improvements, including, but not limited to, elements such
as grading, utilities, architecture, and landscaping, within the defined area of an approved
Specific Plan.
Pocket Park. A type of civic space that provides small-scale public urban open space
intended to provide recreational opportunities where space is limited in close proximity to
neighborhood residences.
Podium. A raised platform supporting a building that often contains parking or ground floor
commercial uses but may include other land uses.
Porch. A private frontage where the façade is set back from the frontage line and has a set
of stairs and landing attached to the façade. Porches may be open on two or three sides and
may be covered or uncovered.
Pre-existing. In existence prior to the effective date of this Ordinance.
Primary Unit or Primary Dwelling Unit. The existing residential unit on a lot that is being
used for habitation and occupied by the property owner at the time of the application for a
building permit to construct a residential second unit.
Principal Use. A use that fulfills a primary or predominant function of an establishment,
institution, household, or other entity and occupies at least 70 percent of the gross floor area.
Project. Any proposal for a new or changed use or for new construction, alteration, or
enlargement of any structure, that is subject to the provisions of this ordinance. This term
also refers to any action that qualifies as a “project” as defined by the California
Environmental Quality Act.
Public Realm. The physical and social domain of the public that is held in common either by
their physical presence or by visual association. This includes, but is not limited to plazas,
squares, parks, thoroughfares, public frontages, private frontages, civic buildings, and open
spaces.
Qualified Applicant. The property owner, the owner’s agent, or any person, corporation,
partnership or other legal entity that has a legal or equitable title to land that is the subject
of a development proposal or is the holder of an option or contract to purchase such land
or otherwise has an enforceable proprietary interest in such land.
Recreational Vehicle. Any vehicle or trailer designed, or modified for use as a camp car,
camper, motor home, trailer, trailer coach, boat, boat trailer, snow-mobile, snowmobile
trailer, camping trailer, or for any similar purpose.
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Recyclable Material. Reusable material, including, for example, metals, glass, plastic and
paper, which are intended for reuse, remanufacture or reconstitution for the purpose of
using the altered form. Recyclable material does not include refuse or hazardous materials.
Recyclable material may include used motor oil collected and transported in accordance with
Section 25250.11 and 25143.2(b)(4) of the California Health and Safety Code.
Recycling Facility Terms.
Small Collection Facility. A collection facility that occupy an area of not more than 500
square feet and may include a mobile unit; bulk reverse vending machines or a grouping
of reverse vending machines occupying more than 50 square feet; kiosk type units, which
may include permanent structures; unattended containers placed for the donation of
recyclable materials.
Large Collection Facility. A collection facility that may occupy an area of more than 500
square feet or be on a separate property not appurtenant to a host use, and which may
include permanent structures.
Processing Facility. A processing facility is a building or enclosed space used for the
collection and processing of recyclable materials. “Processing” means the preparation of
material for efficient shipment, or to an end-user’s specifications, by such means as
baling, briquetting, compacting, flattening, grinding, crushing, mechanical sorting,
shredding, cleaning and remanufacturing.
Light Processing Facility. A processing facility that occupies an area of under 45,000
square feet of gross collection, processing and storage area and has up to an average of
two outbound truck shipments per day. Light processing facilities are limited to, baling,
briquetting, crushing, compacting, grinding, shredding and sorting of source-separated
recyclable materials and repairing of reusable materials sufficient to qualify as a certified
processing facility. A light processing facility shall not shred, compact or bale ferrous
metals other than food and beverage containers.
Heavy Processing Facility. A processing facility that is any processing facility other than a
light processing facility and is not a permitted use in South San Francisco.
Reverse Vending Machine. An automated mechanical device that accepts at least one or
more types of empty beverage containers including, but not limited to, aluminum cans,
glass and plastic bottles, and issues a cash refund or a redeemable credit slip with a value
not less than the container’s redemption value as determined by the state. A reverse
vending machine may sort and process containers mechanically provided that the entire
process is enclosed within the machine.
Bulk Reverse Vending Machine. A reverse vending machine that is larger than 50 square
feet; is designed to accept more than one container at a time; and will pay by weight
instead of by container.
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Right-of-Way. A strip of land acquired by reservation, dedication, forced dedication,
prescription or condemnation and intended to be occupied or occupied by a road, railroad,
electric transmission lines, oil or gas pipeline, water line, sanitary storm sewer or other
similar use.
Rowhouse. A single-family dwelling that shares a party wall with another of the same type
placed side-by-side with individual entries along the front and dedicated private open space
for each unit typically located in the rear. Each unit has its own front access at the ground
floor. Also known as a townhouse or townhome.
Screening. Screening refers to a wall, fence, hedge, informal planting, or berm, provided for
the purpose of buffering a building or activity from neighboring areas or from the street.
Service Bay. See Auto Service Bay.
Setback. The area between a property line and a building or structure which must be kept
clear or open. See also Section 20.040.004 (“Measuring Distances”), and Section 20.040.012
(“Measuring Setbacks”).
Sidewalk. A paved, surfaced, or leveled area, paralleling and usually separated from the
street, used as a pedestrian walkway.
Sign. A structure, device, figure, display, message placard or other contrivance, or any part
thereof, situated outdoors or indoors, which is designed, constructed, intended or used to
advertise, provide information in the nature of advertising, provide historical, cultural,
archaeological, ideological, political, religious, or social information, or direct or attract
attention to an object, person, institution, business, product, service, message, event or
location by any means, including words, letters, figures, designs, symbols, fixtures, colors, or
illumination.
Sign, Animated. A sign that uses movement or change of lighting to depict action or
create a special effect or scene.
Sign Area. The area included within the outer dimensions of a sign face display area
including all portions not part of the necessary supporting structure.
Sign, Awning. Any permanent building-mounted sign painted or otherwise affixed
permanently to the exterior surface of an awning.
Sign, Bandit. Any sign that is placed on public or private property without the consent of
the property owner or as authorized in Chapter 20.360 (“Signs”).
Sign, Billboard. Any permanent freestanding structure for the display of a commercial or
non-commercial message.
Sign, Building-Mounted. Any sign mounted or erected on or against any building or
façade, including all wall signs, awning and canopy signs, projecting signs, and shingle
signs.
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Sign, Cabinet. A permanent building-mounted or freestanding sign with its text and/or
logo symbols and artwork on a translucent face panel that is mounted within a metal
frame or cabinet that contains the lighting fixtures which illuminate the sign face from
behind.
Sign, Canopy. Any permanent building-mounted sign of any nature which is painted,
printed, stamped, sewed, or otherwise attached to a canopy.
Sign, Changeable Copy. A permanent sign whose informational content can be changed
or altered either automatically or manually.
Sign Copy. That portion of a sign which consists of the actual writing, pictorial
representation, decoration, emblem, or flag, or any other device, figure, logo, or similar
character, as distinguished from that portion of the sign which forms the background of
any such writing or other said elements.
Digital Billboard. An off-site sign utilizing digital message technology, capable of changing
the static message or copy on the sign electronically. A Digital Billboard is distinct from,
and shall not constitute an Animated Sign in the context of Chapter 20.360 (“Signs”).
Sign, Direct Illumination. Illumination resulting from light emitted directly from a light
bulb or light fixture, and not light diffused through translucent signs or reflected from
other surfaces such as the ground or building face.
Sign, Double-Faced. A sign designed to be viewed from two directions.
Sign, Electronic Changeable Copy. A type of Changeable Copy Sign whose informational
content can be changed or altered electronically.
Sign, Employee-Oriented. A permanent sign that does not otherwise meet the standards
of Chapter 20.360 (“Signs”) for multi-building campus-like facilities in the East of 101 Area
in which at least 400,000 total square feet of development is occupied by a single tenant.
Sign Face. That portion of a sign containing sign copy, which constitutes a single plane,
which is intended to be visible from a single vantage point.
Sign, Feather Banner. A temporary sign that is taller than it is wide and made of a flexible
material (typically cloth, nylon, or vinyl) and mounted to a pole.
Sign, Freestanding. A sign that is permanently supported upon the ground by poles or
braces and is not attached to any building or other structure. Examples of freestanding
signs are pole and monument signs.
Sign, Fuel Pump Topper. A temporary sign affixed to the top of an operable fuel
dispensing pump used to advertise goods offered for sale on the same parcel on which
the fuel pump is located.
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Sign, Government. Any sign, posting, notice or similar signs placed, installed, or required
by law by a city, county, or a federal or state governmental agency in carrying out its
responsibility to protect the public health, safety, and welfare.
Sign, High-Rise Building Identification. A wall sign located on the upper-most story of a
building of at least four stories that identifies the occupant of the building, company logo,
generic type of business, or the name of a business or building.
Sign, Identification. A permanent sign used to identify a building or group of buildings,
residential area, shopping district, industrial district, or any area that fulfills the definition
of an identifiable area.
Sign, Incidental. A sign which provides incidental information, including security, credit
card acceptance, business hours, open/closed, directions to services and facilities, or
menus.
Sign, Illuminated. A sign with an artificial source of light incorporated internally or
externally for the purpose of illuminating the sign.
Sign, Inflatable. A form of inflatable device (e.g., shaped as an animal, blimp, or other
object) that is displayed, printed, or painted on the surface of an inflatable background,
and is primarily installed outside a building to attract attention to or to advertise a
business, a business location, a service, a product, or an event. An inflatable sign shall
not be considered a balloon.
Sign, Logo. A specially designed graphic symbol of a business establishment, company,
institution, organization, or any other legal private or public entity
Sign, Marquee. A permanent building-mounted sign advertising an event, performance,
service, seminar, conference, or show, and displayed on a permanent roof-like structure
or canopy made of rigid materials supported by and extending from the façades of a
building.
Sign, Monument. A permanent freestanding low profile freestanding sign erected upon
or supported solely by a planter, pedestal base, or similar ground structure
approximately the same dimension as the height of the sign and which is designed to
incorporate the architectural theme and building material of the building on the premises.
Sign, Neon. A sign with tubing that is internally illuminated by neon or other electrically
charged gas.
Sign, Non-Conforming. Any sign legally established prior to the Effective Date which does
not fully comply with the standards imposed by the individual sections of this Code.
Sign, Off-Premises. A sign which advertises goods, products or services which are not
sold, manufactured or distributed on or from the premises or facility on which the sign is
located or advertises a business, owner, occupant or activity not located on the premises
or facility on which the sign is located.
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Sign, On-Premises. A sign which advertises goods, products or services which are sold,
manufactured or distributed on or from the premises or facility on which the sign is
located or advertises a business, owner, occupant or activity located on the premises or
facility on which the sign is located. This definition also includes on-premises traffic signs.
Sign, Pan Channel Letter. A specific type of sign letter consisting of a metal pan enclosure
fabricated in the shape of a letter, numeral, or other shape in which the metal pan
enclosure is used to house the lighting and electrical components of the letter and can
be mounted directly to a wall. The sign face is usually made of colored plastic attached to
the metal pan so that the letters are illuminated and to seal it off from pests and harsh
weather.
Sign, Permanent. A sign constructed of durable materials and intended to exist for the
duration of time that the use or occupant is located on the premises.
Sign, Pole. A permanent sign supported wholly by a pole or poles placed in, or upon, the
ground and which are not part of a building.
Sign, Portable. Any temporary sign over six square feet in size designed to be easily
transported, including, but not limited to, signs designed to be transported by means of
wheels; signs made as A-frames or T-frames; menu and sandwich board signs; and signs
attached to or painted on vehicles parked and visible from the public right-of-way. This
definition expressly excludes hand-held signs and signs affixed to vehicles that are less
than six square feet in size.
Sign, Projecting. Any permanent sign which is attached perpendicular to the face of a
building or other structure and projects outward from the building face.
Sign, Raceway. An enclosed conduit for electrical wiring.
Sign, Roof. Any permanent sign of any nature, together with all its parts and supports,
which is erected, constructed, painted upon, or maintained on or above the roof of a
building or structure, or affixed to the wall of a building so that it projects above the eave
line of a roof or parapet of any building.
Sign, Shingle. Any permanent type of sign suspended beneath an overhead structure,
covered walkway, or canopy and visible to pedestrians from the sidewalk.
Sign, Single-Color or Two-Color LED. See Indio
Sign, Special Circumstances. Ewe
Sign Structure. The supports, uprights, bracing, and/or framework of a sign.
Sign Walker. A person who wears, holds, or balances a sign.
Sign, Spinner. A lightweight, durable, and colorful device designed to be affected by the
movement of air so that it spins or rotates in a manner to capture attention.
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Sign, Temporary. A sign that is designed to be temporarily mounted or displayed and that
is not intended for permanent or long-term use.
Sign, Traffic. A sign designed to direct or guide pedestrian or vehicular traffic by
identifying an attraction, service, or use and providing directional information (e.g.,
handicapped parking, one-way, exit, and entrance).
Sign, Vehicle. Any temporary sign on or affixed to a truck, van, automobile, trailer, or
other vehicle.
Sign, Wall. Any permanent sign attached to, painted on, or erected against, and in a plane
parallel to, the exterior front, rear, or side wall of any building or other structure; wall
signs include painted wall signs and individual letter signs.
Sign, Wall Banner. Any temporary sign and constructed of cloth, bunting, plastic, paper,
or similar nonrigid material, and securely attached to the wall or support structure for
which it is advertising. Flags are not considered temporary wall banners.
Sign, Window. Any permanent or temporary sign painted or installed on a glass window
or door or located within 12 inches from inside the window in a manner that it can be
viewed from the exterior of a structure.
Sign, Yard Type I. A small temporary sign typically constructed of corrugated plastic and
supported on either an H-shaped wire frame or mounted so as to swing between two
pairs of support legs, used for example, for advertising by local businesses or by election
campaigns (Synonym: Lawn Sign). A type I yard sign is not an A-frame sign.
Sign, Yard Type II. A temporary sign mounted on a single post installed securely in the
ground with a small sign hanging from a cross-bar mounted parallel to the ground.
Sign, Yard Type III. A large temporary typically wooden sign mounted on two posts
installed securely in the ground.
Static Display. A sign face that does not change within a 24-hour period.
Sidewalk. The portion of a right-of-way that is paved and intended exclusively for pedestrian
use, and often installed between the curb and adjacent property lines.
Site. A lot, or group of contiguous lots, that is proposed for development in accordance with
the provisions of this ordinance and is in a single ownership or under unified control.
Shopfront. A type of frontage, typically for commercial and retail use, where the façade is
aligned close to the frontage line with the building entrance at the level of the sidewalk.
Specific Plan. A plan for a defined area that is consistent with the General Plan and with the
provisions of the California Government Code, Section 65450 et seq.
Stacker. Mechanical lifts or other similar means of mechanized parking where parking
spaces are not independently accessible.
State. The State of California.
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Stoop. A frontage type where the façade is aligned close to the frontage line with the first
story elevated from the sidewalk sufficiently to secure privacy for first-story windows and the
entrance usually as an exterior stair and landing.
Story. That portion of a building included between the upper surface of any floor and the
upper surface of the floor next above, except that the topmost story shall be that portion of
a building included between the upper surface of the topmost floor and the upper surface
of the roof above. A mezzanine with a floor area that exceeds one third of the total floor area
of the floor or level below constitutes a story.
Street. A public or private thoroughfare which affords the principal means of access to a
block and to abutting property. “Street” includes avenue, court, circle, crescent, place, way,
drive, boulevard, highway, road, and any other thoroughfare, except an alley or lane as
defined herein.
Structural Alterations. Any physical change to or the removal of the supporting members
of a structure or building, such as bearing walls, columns, beams, or girders including the
creation, enlargement, or removal of doors or windows and changes to a roofline or roof
shape.
Structure. Anything constructed or erected, the use of which requires location on the
ground or attachment to something having location on the ground.
Structure, Accessory. A detached subordinate structure used only as incidental to the
main structure on the same lot. Excludes Accessory Dwelling Unit (see 20.620.020,
Accessory Dwelling Unit).
Structure, Primary (Structure, Main). A structure housing the principal use of a site or
functioning as the principal use.
Structure, Temporary. A structure without any foundation or footings and which is
intended to be removed when the designated time period, activity, or use for which the
temporary structure was erected has ceased.
Swimming Pool. A pool, pond, lake, or open tank capable of containing water to a depth
greater than 1.5 feet at any point.
Tandem Parking. An arrangement of parking spaces such that one or more spaces must be
driven across in order to access another space or spaces.
Temporary Uses. The following terms are related to Chapter 20.340 (“Temporary Uses”).
Garage Sales. The sale or offering for sale to the general public of over five items of
personal property on a portion of a lot in a residentially zoned district, whether inside or
outside any building.
Outdoor Sales, Temporary and Seasonal. The sale or offering for sale to the general
public of merchandise outside of a permanent structure on property owned or leased by
the person, firm, or corporation. These sales are of a limited duration and conducted on
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an occasional basis and are secondary or incidental to the principal permitted use or
structure existing on the property.
Terrace. A frontage type where the main facade of the building is at or near the frontage
line with an elevated terrace providing public circulation along the façade.
Thoroughfares. A right-of-way for use by vehicular, pedestrian, and bicycle traffic that
provides access to lots and open spaces, and that incorporates vehicular lanes and public
frontages.
Town Square. A type of civic space providing a public urban open space for civic purposes,
commercial activity, unstructured recreation, and other passive uses. Squares are defined
by buildings and tree-lined streets with open shelters, paths, lawns, and trees formally
arranged.
Townhouse. See Rowhouse.
Transit Station Area. A Transit Station Area includes any of the following:
(a) Major transit stops as defined in this Chapter and in California Public Resources Code
Section 21064.3;
(b) Major transit stops included in an applicable regional transportation plan;
(c) A transit corridor with a fixed route bus service with service intervals no longer than 15
minutes during peak commute hours.
Transparency. The area of a frontage, usually applied to the ground floor of a building, that
must contain a minimum amount of transparent glass.
Triplex. A detached structure that consists of three side-by-side or stacked dwelling units
within a single structure.
Unit. See Dwelling Unit.
Upper Floor. A floor in a building containing habitable space that is located above the ground
floor.
Use. The purpose for which land or the premises of a building, structure, or facility thereon
is designed, arranged, or intended, or for which it is or may be occupied or maintained.
Accessory Use. A use that is customarily associated with, and is incidental and
subordinate to, the primary use and located on the same lot as the primary use and
occupies not more than 30 percent of the gross floor area.
Incidental Use. A secondary use of a lot and/or building that is located on the same lot
but is not customarily associated with the primary use.
Primary Use. A primary, principal or dominant use established, or proposed to be
established, on a lot and occupies at least 70 percent of the gross floor area of the tenant
space or building.
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Use Classification. A system of classifying uses into a limited number of use types on the
basis of common functional, product, or compatibility characteristics. All use types are
grouped into the following categories: residential, public and semi-public, commercial,
employment, and transportation, communication, and utilities. See also Chapter 20.620
(“Use Classifications”).
Use Permit. A discretionary permit, such as a minor use or conditional use permit, which
may be granted by the appropriate City of South San Francisco authority to provide for the
accommodation of land uses with special site or design requirements, operating
characteristics, or potential adverse effects on surroundings, which are not permitted as of
right but which may be approved upon completion of a review process and, where necessary,
the imposition of special conditions of approval by the permit granting authority. See
Chapter 20.490 (“Use Permits”).
Variance. A discretionary grant of permission to depart from the specific requirements of
this Ordinance that is warranted when, due to special circumstances regarding the physical
characteristics of the property, the strict application of standards would deprive the property
of privileges available to other property in the same zoning classification. See Chapter 20.500
(“Variances”).
Vehicle. Any vehicle, as vehicle is defined by the California Vehicle Code, including any
automobile, camper, camptrailer, trailer, trailer coach, motorcycle, house car, boat, or similar
conveyance.
Vibration. A periodic motion of the particles of an elastic body or medium in alternately
opposite directions from the position of equilibrium.
Visible. Capable of being seen (whether or not legible) by a person of normal height and
visual acuity walking or driving on a public road.
Wall. Any vertical exterior surface of building.
Woonerf. A public or private thoroughfare which prioritizes pedestrians and cyclists over
motorists.
Yard. An open space other than a court on a lot that is unoccupied and unobstructed from
the ground upward, except as otherwise permitted by this Ordinance. (See Figure
20.630.002(A)).
Front Yard. A yard extending across the front of a lot for the full width of the lot between
the side lot lines. The depth of a front yard shall be a distance specified by this Ordinance
for the district in which it is located and measured inward from the front lot line.
Interior Side Yard. A yard extending along an interior side of a lot from the front lot line
to the rear lot line, and to a depth specified by this Ordinance for the district in which it
is located and measured inward from the interior side lot line.
Division VII: Uses and Definitions
Division VII, Page 46 | South San Francisco Zoning Code | Hearing Draft
Street Side Yard. A yard extending along the street side of a corner lot from the front lot
line to the rear lot line, and to a depth specified by this Ordinance for the district in which
it is located and measured inward from the street side lot line.
Rear Yard. A yard extending across the rear of a lot for its full width between side lot lines,
and to a depth specified by this Ordinance for the district in which it is located. If a lot has
no rear lot line, a line 10 feet in length within the lot, parallel to and at the maximum
possible distance from the front lot line, will be deemed the rear lot line for the purpose
of establishing the minimum rear yard. (See Figure 20.630.002(B)).
Zoning Administrator. The Zoning Administrator of the City of South San Francisco, or his
or her designee.
Zoning District. A specifically delineated area or district in the city within which regulations
and requirements uniformly govern the use, placement, spacing, and size of land and
buildings. See Section 20.020.001 (“Districts Established”).
Low Density Residential (RL)
Medium Density Residential (RM)
High Density Residential (RH)
Downtown Residential-Low (DRL)
Downtown Residential-Medium (DRM)
Downtown Residential-High (DRH)
Downtown Residential Core (DRC)
Linden Neighborhood Center (LNC)
Grand Avenue Core (GAC)
Downtown Transit Core (DTC)
Community Commercial (CC)
East Transit Core (ETC)
Business and Professional Office (BPO)
Business Technology Park-Medium (BTP-M)
Business Technology Park-High (BTP-H)
Mixed Industrial Medium (MIM)
Mixed Industrial High (MIH)
Public/Quasi-Public (PQP)
School (S)
Parks and Recreation (PR)
Open Space (OS)
Oyster Point Specific Plan District (OPSPD)
Genentech Master Plan District (GMPD)
T3 Corridor (T3C)
T4 Corridor (T4C)
T4 Maker (T4M)
T5 Corridor (T5C)
T6 Urban Core (T6UC)
Planned Development (PD)
HEARING DRAFT 09/15/22
City of South San Francisco Zoning District Map
0 0.25 0.5
Miles
BRISBANE
SAN BRUNO MOUNTAIN
COUNTY PARK
DALY CITY
SAN BRUNO
PACIFICA
SAN FRANCISCO
BAY
J
UNI
PERO SERRA BLVD H I C K E Y B L V D
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L CAMIN O REAL
WESTBOROUGH BLVD
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CAMI
NO
R
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AL SPRUCE AVE GRAND AVE
LINDEN AVE MAPLE AVE
S AI
RPORT BLVDC
A
L
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A
N
B
L
V
D
SISTER CITIES BLVD
W E S T B O ROUGH B L V D G ATEWAY BLVD O Y S T E R P O I N T B L V D
F O R BES BLVD
E G R A N D A VE
N CANAL ST ORANGE AVE AIRPORT BL
VD GRAND AVE H IL L S ID E B L V D
H
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CHESTNUT AVE
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IPE
R
O S
E
R
R
A
B
L
V
D
GELLERT BLVDA IRPO RT BLVD
S CANAL ST
PR
PR
PR
PR
PR
PR
PR
PR
PR
PR
OS
OS
OS
OS
OS OS
OS
PQP
S
S
S
S
S
S
PQP
PQP
PD
OS
T5C
T6UC
T6UC
T5C
T4C
T5C
T5C
T4M
T3C
T3C
T3C
T3C
T3C
T3C
MIH
MIH
MIH
OPSPD
GMPD
BTP-H
BTP-H
BTP-H
BTP-H
BTP-H
BTP-H
BTP-H
BTP-H
BPO
CC
CC
CC
CC
BTP-M
MIM
MIM
MIM
CC
MIM
MIM
MIM
CC
DRC GAC DTC
LNC
ETC
ETC
DRM
DRL
DRH
DRH
DRL
RM-22
RM-22
RM-22
RM-22
RM-22
RM-22
RM-22 RM-22
RL-8
RL-2.2
RL-8
RL-8
RL-8
RL-8
RL-8
RL-8
RL-8
RL-8
RL-8
RL-8
RL-8
RL-8
RH-
37.5
RH-50
RM-22
RH-
180
RH-
180RH-
37.5
RL-8
RL-8
RL-8
RL-8
RH-
37.5RH-
37.5
RH-
37.5
RH-
37.5
RH-
37.5
RH-
37.5
RH-
37.5
RH-
37.5
RH-
180
RH-
180