HomeMy WebLinkAbout04-16-2009 PC Packet
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
April 16, 2009
7:30 PM
WELCOME
If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about
our procedure.
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not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of
application to be heard in the order in which it appears on the Agenda. A staff person will then explain
the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the
application. Then persons who oppose the project or who wish to ask questions will have their turn.
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as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for
the record.
The Commission has adopted a policy that applicants and their representatives have a maximum time
limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3
minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered
by using additional time.
When the Commission is not in session, we'll be pleased to answer your questions if you will go to the
Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web-
[email protected].
Wallace M. Moore
Chairperson
Roberto Bernardo
Commissioner
Rick Ochsenhirt
Commissioner
Mary Giusti
Commissioner
Stacey Oborne
Vice Chairperson
John Prouty
Commissioner
William Zemke
Commissioner
Susy Kalkin, Chief Planner
Secretary to the Planning Commission
Steve Carlson Gerry Beaudin
Senior Planner Senior Planner
Linda Ajello
Associate Planner
Billy Gross
Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Paaers Off.
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94080.
PLANNING COMMISSION AGE.NDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
April 16, 2009
Time 7:30 P.M.
CALL TO ORDER I PLEDGE OF ALLEGIANCE
ROLL CALL I CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Approval of meeting minutes of April 2, 2009.
PUBLIC HEARINGS
ADMINISTRA TIVE BUSINESS
2. Study Session
Zoning Ordinance Update
Citywide
P07-0136: ZA07-0007
Zoning Ordinance Update.
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
~~,
Susy Kalki -
Secretary to the Planning Commission
City of South San Francisco
NEXT
MEETING:
Regular Meeting May 7, 2009, Municipal Services Building, 33 Arroyo Drive, South
San Francisco, CA.
Staff Reports can now be accessed online at: http://www.ssf.netJdepts/comms/planninQ/aQenda minutes.asp or via
http://weblink.ssf.net
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Planning Commission
Staff Report
DATE:
April 16, 2009
TO:
Planning Commission
t'"'::-\
SUBJECT: Study Session - Zoning Ordinance Update (Module #2A): Non-Residential
Development and On-site Parking and Loading Regulations. Discussion of
draft non-residential development and on-site parking and loading
regulations.
Project:
Consultant:
Case Nos.:
Address:
Zoning Ordinance Update
Dyett & Bhatia
P07-0136: ZA07-0007
City-wide
RECOMMENDATION:
That the Planning Commission conduct a study session to discuss draft non-residential
development and on-site parking and loading regulations.
BACKGROUNDIDISCUSSION:
The City's non-residential development and on-site parking and loading regulations have been
enhanced and updated to be consistent with the City's General Plan policies, and to address
issues raised during the Zoning Ordinance Update consultation process.
Attachment #1 includes an 'Introduction' which provides a synopsis of the proposed revisions
and updates. In addition, the 'Introduction' outlines the organization of the module and
incorporates a number of specific "Policy Questions" that can be used to evaluate the proposed
regulations.
Attachment #2 is a draft zoning map. The zoning map continues to be a work in progress as staff
and the City's consultant merge the General Plan land use designations with the proposed zoning
districts. However, the draft map is useful in its current state to generally identify where the
proposed regulations are contemplated.
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: Zoning Ordinance Update - Non-Residential Development and
On-site Parking and Loading Regulations
DATE: April 16, 2009
Page 2
Non-Residential Development Regulations
The draft development standards apply to all non-residential development including:
Commercial, Office, and Mixed-use; Downtown; Employment; Public and Semi-Public; and
Parks and Open Space Districts. The draft standards would not apply in areas covered by
specific or master plans. Modifications or additions to the regulations are proposed for each of
the aforementioned development categories. The policy questions found at the end of each
summary in the 'Introduction' help focus the discussion on the proposed modifications and
additions to the regulations.
Essentially, the non-residential development regulations are enhanced to clarify and codify
several standard conditions of approval and General Plan policies in order to add certainty to the
development review and approval process. For example, in the Employment Districts, the
supplemental regulations now include a requirement for "Employee Eating Areas". By adding
this requirement to the Code, employee amenity area for projects with at least ten employees or
10,000 square feet of floor area would be a requirement, not a request or condition of approval
for each individual project.
On-Site Parking and Loading Regulations (Residential and Non-Residential Development)
Parking design, location, and amount have been raised as significant issues with respect to both
residential and non-residential development. The proposed parking standards would apply to
new buildings and uses, additional dwelling units, change or expansion in use, or expansion in
floor area.
Notable proposed changes to the Parking Standards include:
. Short- and long-term bicycle parking requirements
. Parking calculations resulting in fractions of .5 or greater will be rounded up. Currently
any fraction is rounded up (i.e. a calculation resulting in 1.1 spaces results in a
requirement for 2 spaces)
. Flexibility for parking reductions for development in or near transit nodes or corridors
. Reduced parking requirement or payment of an in-lieu fee in the Downtown area
. More specific parking lot landscape standards are included to improve aesthetics, and to
promote energy conservation through increased shad, reduced heat gain and reduced
glare
. Large (6+ bedrooms and 3,000+ sq. ft.) single-family homes will be responsible for
providing four on-site parking spaces (one more space than previously required).
. Multi-family residential parking standards are linked to the number of bedrooms and the
size of units
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: Zoning Ordinance Update - Non-Residential Development and
On-site Parking and Loading Regulations
DATE: April 16, 2009
Page 3
Next Steps
The Commission reviewed Module #1 (Use Regulations) at the end of 2008 and Module #2
(Residential Design Standards) in February of 2009. We will continue to review and comment
on the remaining two Modules: Module #3 - Supplemental Standards and Module #4 -
Administration.
Conclusion
As is the case with all Modules, this is the Commission's first opportunity to comment, and not
the last. Staff will take comments from the Commission and public throughout the process,
leading up to a complete draft document, and finally Council adoption of the Zoning Ordinance.
~~ :.
06 eaudin,AICP
Senior Planner
Attachments:
1. Module #2A: Non-Residential Development and On-site Parking and Loading
Regulations (Draft)
2. Zoning Map (Draft)
South San Francisco Zoning Ordinance Update
Module 2A: Non-Residential
Development and On-Site Parking and
Loading Regulations
Prepared for
The City of South San Francisco
By
DYETT & BHATIA
Urban and Regional Planners
April, 2009
City of South San Francisco Zoning Ordinance Update
This page intentionally left blank.
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Module 2A: Non-residential Development and On-site Parking and Loading Regulations
Table of Contents
I. Introduction......................................................................................................... 1
2. Commercial, Office, and Mixed-Use Districts .................................................... 6
3. Downtown Districts ........................................................................................... 15
4. Em ploymen t Districts........................................................................................ 22
5. Public and Semi-Public Districts ....................................................................... 30
6. Parks and Open Space Districts......................................................................... 32
7. General Site Regulations .................................................................................... 33
8. On-Site Parking and Loading ............................................................................ 37
III
City of South San Francisco Zoning Ordinance Update
This page intentionally left blank
IV
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
I. Introduction
This module proposes a set of non-residential development and design standards and on-site parking
and loading standards for South San Francisco's Zoning Ordinance Update. The proposed standards
are based on a review of existing development regulations, General Plan policies, Issues and Options
Report, Neighborhood Tour Report, and comments from Stakeholders and Staff.
The draft standards incorporate most of the substantive requirements of South San Francisco's
current development standards but add a number of new provisions. The draft development
standards would apply to all non-residential development in the Commercial, Office, and Mixed-Use;
Downtown; Employment; Public and Semi-Public; and Parks and Open Space base districts. The
draft on-site parking and loading standards would apply to residential and non-residential
development. The draft standards would not apply in areas covered by specific or master plans (e.g.
Genentech).
The draft development standards presented in this module will be complemented by illustrations.
These illustrations will be prepared after City Staff and the Planning Commission provide feedback
on the standards and regulations.
This introduction summarizes the proposed development standards and highlights questions for City
Staff and the Planning Commission.
ORGANIZATION OF REGULATIONS
In the updated zoning ordinance, each base zoning district chapter will contain a table that states the
essential development standards (e.g. lot area, height, setbacks) for the district and makes reference to
other applicable standards that will be located within the chapter itself or in another part of the
zoning regulations. Following each table are additional provisions that expand on summary
provisions listed in the tables. In addition, a number of supplemental citywide standards-such as
performance standards-will be located in a section titled General Site Regulations.
COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS
Development regulations and supplemental standards for the commercial, offIce, and mixed-use
districts are proposed to achieve pedestrian-friendly development with active frontages and other
design elements to encourage walking. Supplemental standards address building design, parking,
landscaping, and pedestrian access.
Proposed supplemental standards for residential uses within commercial and mixed-use districts are
intended to encourage high quality, resident-sensitive design in new building construction in order to
create mixed-use areas that facilitate easy pedestrian movement and to promote the establishment of
a rich mixture of uses. The standards address building entry, require 150 square feet of usable open
space per unit, and establish setback requirements for residential units. These standards for
residential development differ from the standards for residential development contained in Module 2
because the development would occur in commercial and mixed-use districts.
Supplemental regulations are proposed for commercial centers that contain 80,000 square feet or
more of floor area or four or more establishments in the Retail Sales, Food and Beverage Sales, and/or
1
City of South San Francisco Zoning Ordinance Update
Building Materials and Sales and Service use classifications. Standards relating to entry plazas,
pedestrian walkways, open space, parking setbacks, and loading areas are proposed. Also proposed
are design criteria that represent good principles for shopping center design, but do not lend
themselves to fixed standards and quantification. These criteria are included as findings for approval
of projects that would be used in conjunction with a discretionary review process, such as site plan
reVIew.
Policy Questions, Commercial, Office and Mixed-Use District Regulations
Are the supplemental standards that address building design, parking, landscaping, and pedestrian
access appropriate? Will they make these districts more attractive to those who live, work, and shop in
South San Francisco and also encourage pedestrian activity?
Are the proposed standards for residential uses in commercial and mixed-use districts appropriate? Do
these standards provide adequate light, air and usable open space for residential units?
Are the proposed commercial center standards appropriate? Should design criteria be included as
findings for approval? Are there additional standards and/or requirements that should be applicable to
large format retail uses?
DOWNTOWN DISTRICTS
One of the objectives of this update is to establish standards for the downtown core that will help to
create a pedestrian-friendly mixed-use activity center. Proposed standards include requirements for
buildings in the Downtown Core district to be built to the front and street property lines, with
exceptions for widened sidewalks and active outdoor uses. These 'build-to' lines work in conjunction
with supplemental standards such as transparency provisions intended to make the Downtown more
attractive to pedestrians by creating more interesting street frontages. The proposed development
standards are also intended to maintain the historic character of the Downtown as well as to
strengthen its identity as the heart of the city.
Policy Question, Downtown Districts
Are the proposed 'build to' lines appropriate for the DC district? Are there other standards that would
help to promote pedestrian activity in the Downtown core as well as attract investment in the area?
EMPLOYMENT DISTRICTS
Development standards for the employment districts have largely been retained except where revised
to be consistent with the General Plan. Floor Area Ratio (FAR) limitations and bonuses from the
General Plan have been included. The current minimum parcel size of 5,000 square feet is proposed
to increase to 10,000 square feet for the areas west of 101 and one acre for the areas east of 101 to
retain larger parcels for development. Generally, proposed standards are intended to enhance the
appearance of existing industrial areas proposed to remain in industrial use while maintaining their
industrial character.
Proposed supplemental regulations address site landscaping and screening, parking lot landscaping
and screening, driveways and curb cuts, and building design for all development in the Employment
Districts. Distinct sets of standards are proposed for the following:
2
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
. Buildings in the Business Commercial (BC) and Freeway Commercial (FC) districts;
. Business, technology, and office parks that contain 80,000 square feet or more of floor area;
and
. Commercial centers that contain 80,000 square feet or more of floor area or four or more
establishments in the Retail Sales, Food and Beverage Sales, and/or Building Materials and
Sales and Service use classifications.
Policy Questions, Employment Districts
Are the development standards appropriate for the employment districts?
Are the proposed minimum parcel sizes adequate to retain larger parcels for desired development?
Is the requirement that 15 percent of any site within the employment districts be landscaped
appropriate? Should there be more differentiation between standards applicable to areas near Highway
101 and other locations?
Are the proposed business, technology, and office park standards appropriate? Should commercial uses
be allowed to occupy more than ten percent of the floor area of a business, technology, and office park
development? Should specific open space requirements be included?
Are the proposed commercial center standards appropriate? Should design criteria be included as
findings for approval?
Are additional standards needed to mInImIze an auto-oriented appearance or is an auto-oriented
character appropriate in the Employment Districts?
Are there other distinct types or locations of development that warrant specific standards?
PUBLIC AND SEMI.PUBLlC DISTRICTS
Currently there are no lot size, height, setback, and lot coverage requirements for the Public and
Quasi- Public or Schools district. Proposed supplemental regulations include specific landscaping and
screening and truck dock and loading requirements.
Policy Questions, Public and Semi-Public Districts
Are the lot size, height, setback, and lot coverage requirements appropriate?
Are the supplemental standards related to landscaping and screening and truck dock and loading
requirements appropriate?
Are additional supplemental standards needed to address building form and design?
Are specific standards needed to address large-scale public and semi-public development similar to
development types in other districts (e.g. office parks, commercial centers)?
3
City of South San Francisco Zoning Ordinance Update
PARKS AND OPEN SPACE DISTRICTS
For the Parks and Open Space districts, the existing lot size, height, setback, and lot coverage
requirements are retained.
Policy Questions, Open Space Districts
Are the lot size, height, setback, and lot coverage requirements appropriate?
GENERAL SITE REGULATIONS
Many standards-such as regulations for fences, projections into setbacks, screenmg, and trash
enclosures-that apply to development citywide were included in Module 2: Residential
Development Regulations. In addition to these previously proposed regulations, this document
proposes regulations applicable to development in non-residential areas such as Lindenville and East
of 101 and performance standards that would apply to development citywide. This paper includes
these citywide development standards because although they apply to development citywide, they
more typically pertain to non-residential uses.
The proposed regulations for sidewalk improvements and street trees in the Lindenville and east of
101 areas are based on General Plan policies. Proposed performance standards establish limits of
noise, vibration, lighting and glare, odors, and other potentially objectionable conditions.
Policy Questions, General Site Regulations
Are the proposed sidewalk and street tree requirements m the Lindenville and east of 101 areas
appropriate?
Are the proposed performance standards appropriate?
Are additional standards necessary?
ON-SITE PARKING AND LOADING
Parking design, location, and amount have been raised as major issues in regard to both residential
and non-residential development. The proposed regulations address these issues in a number of
ways.
The proposed parking and loading regulations apply to new buildings and uses, additional dwelling
units, change or expansion in use, or expansion of floor area. The existing trigger for the provision of
parking with additions to single-unit residential development has been retained. For non-residential
development, any expansion that creates an increase of 10 percent or more in the number of required
on-site parking or loading spaces is subject to the proposed regulations.
Currently, if the calculation of required parking results in the requirement of a fractional parking
space, any fraction is construed as requiring one full parking space. We recommend that only
fractional spaces of one-half (0.5) or greater, shall be considered one additional space; if the fraction
is less than one-half (0.5); it shall result in no additional spaces. This threshold is established to avoid
requiring excess parking.
4
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
A number of regulations are proposed to allow flexibility in meeting parking requirements. These
include the reduced parking standards and the opportunity to pay a fee in-lieu of providing parking
in the Downtown area and an exemption for certain commercial uses that are less than 1,500 square
feet in size. These standards are intended to provide flexibility and to encourage commercial
development in specific areas while still accommodating parking demand.
Draft regulations include provisions to allow off-site parking facilities and parking reductions for
development near a BART or Caltrain station and other uses that demonstrate the generated parking
demand is less than the required number of parking spaces. The proposed regulations detail the
specific circumstances under which these allowances are permissible.
Short and long term bicycle parking are included in the draft regulations. Bicycle parking standards
address location, anchoring and security, and size and accessibility.
Draft regulations revise and expand the parking area design and development standards to address
various aspects of parking area design including parking space dimensions, handicap parking,
maneuvering aisles, surfacing, striping, curbing, lighting, landscaping, separation from buildings,
screening, circulation, alternative designs, and maintenance. The proposed standards retain the
required parking space dimensions of 8.5 feet by 18 feet.
The draft regulations require 10 percent of the parking area to be landscaped and detail minimum
requirements including minimum planter dimensions of 25 square feet, layout, landscaped islands
every six or eight stalls, landscaped buffers, trees every five spaces, protection of vegetation,
irrigation, and clearance. Requiring a larger percentage of landscaping will help improve the aesthetic
appearance of parking lots, promote energy conservation through the creation of shade, reduce heat
gain, and reduce noise and glare.
Policy Questions
Are the proposed ratios and triggers for the provision of parking m accordance with the draft
regulations appropriate?
Are the proposed parking reduction allowances appropriate? Are there other instances that would
warrant a reduction in the amount of required parking?
Are the bicycle parking requirements appropriate?
Are the parking area design and development standards, including the provisions for parking lot
landscaping and screening, appropriate?
Are the parking area surfacing requirements, including the requirement for permeable paving m
overflow parking areas, appropriate?
5
City of South San Francisco Zoning Ordinance Update
2. Commercial, Office, and Mixed-Use Districts
DEVELOPMENT REGULATIONS
Table 1 proposes the development standards for the Commercial, Office, and Mixed-Use districts.
Individual letters in the table cells refer to subsections that directly follow the table. The "Additional
Standards" column lists additional standards that apply in some or all Commercial, Office, and
Mixed- Use districts. Sections listed in this column refer to other sections of the Zoning Ordinance,
while individual letters refer to subsections that directly follow the table.
The "Additional Standards" are listed following the table. Underline text indicates proposed
additions to the current requirements while text that is struck out indicates proposed deletions to the
current requirements.
TABLE I: DEVELOPMENT STANDARDS-COMMERCIAL, OFFICE, AND MIXED-USE
DISTRICTS
CC BPO CMX
Standard (C-I, C-I-H) (C-I, M-I) (P-C-L, C-I) Additional Standards
Lot and Density Standards
Minimum Lot Size (sq ft) 5,000 5000 5,000
115.000 115.000
Minimum Lot Width (ft) 50 50 50
30; 21.8 on @ See Chapter
Maximum Density (dwelling 15 n/a lots less 20A I 0 Affordable
units/net acre) than I 0,000 Housing Regulations
sq ft
1,452;
Minimum Site Area per Dwelling 2,000 on
2,904 n/a lots less (B)
Unit (sq ft) than I 0,000
sq ft
Building Form and Location
Maximum Height (ft)
50~, East 80, East of
101 See mi, (E), Height
of 101
Main Building subject only subject 50 (C) Overlay District, and
to FAA only to Section Heights and
regulations FAA Height Exceptions
regulations
See ~, Height
Accessory Building 20 (C) none 20 (C) Overlay District, and
Section Heights and
Height Exceptions
Minimum Yards (ft)
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Module 2A: Non-residential Development and On-site Parking and Loading Regulations
TABLE I: DEVELOPMENT STANDARDS-COMMERCIAL, OFFICE, AND MIXED-USE
DISTRICTS
Standard CC BPO CMX Additional Standards
(C-I, C-I-H) (C-I, M-I) (P-C-L, C-I)
See Section Building
Projections into
Front 110~ 10 Il0W Yards and
Supplemental
Standards, San Bruno
BART Station Area
0, 10
0, 10 when when 0, 10 when See Section Building
Interior Side abutting an abutting abutting an Projections into
R district an R R district Yards
district
See Section Building
Projections into
Street Side 10 10 10 Yards and
Supplemental
Standards, San Bruno
BART Station Area
0,10
0, 10 when when 0, 10 when See Section Building
Rear abutting an abutting abutting an Projections into
R district an R R district Yards
district
Maximum Lot Coverage (% of lot) 50 60 50 See Section Rules of
Measurement
See Supplemental
Minimum Floor Area Ratio (FAR) ~ Ii3 ~ Standards, San Bruno
BART Station Area
Maximum Floor Area Ratio (FAR) rso Q.5 (F) IrS See Section Rules of
Measurement
Additional Standards
Usable Open Space (sq ft per 150 - 150
residential unit)
Minimum Amount of Landscaping 10 10 10 See Landscaping
(% of site) Requirements
Additional Development Standards:
~. Slopin~ Lots. ,",Then the average slope of a building site is bet'.;ecn 20 and 30 percent, the
Planning Commission require a larger minimum site area per d\,'clling~
B. Minimum Site Area for Multiple Dwellings. In order to be considered for more than one
g'delling...llll.i.!, a lot shall contain a minimum 'Or4,~quare fed. No more than one primary
dwelling unit shall be developed on a lot that contains less than 4,000 square feet of area.
7
City of South San Francisco Zoning Ordinance Update
C. AdditioHal Height. }.dditional heigJ.:!!...llbly be allmv'ed \v'ith conditional use permit ap-'~
D. Height Limits East of 101. See East of 101 Area Plan.'
E. Upper-Story Setback Adjacent to an R District. To protect privacv and minimize sunligfit
blockage, structures shall not intercept a 45-degree daylight plane inclined inward fron~
histing grade at the R district boundary line!
F. Increase FAR. A maximum FAR of 2.5 mav 6e adiievea through a com6ination of~
~ollowing FAR bonuses, subject to Conditional Use permit approval~
u. 0.3 for the incorporation of Transportation Demand Management (TDM) measureS'
~pecified in Chapter 20.240, Transportation Demand Management!
'2. 0.5 when at least 80 percent of the parking is structured!
6. 0.5 for the provision of off-site improvements. This mav include off-site amenities
~nd/or infrastructure (other than standards requirements and improvements) such aJ
f'unding for public safetv facilities, libraries, senior centers, community meeting
~ooms, child care or recreation, or new or enhanced public spaces!
it. 0.2 for the following subject to Planning Commission approvaH
a. Proiects that include high qualitv, innovative design and product type, and
maximum provisions for pedestrian and bicycle usd
b. Provision of green building measures over and above the applicable green'
building compliance threshold required pursuant to Title 15 of the City of
South San Francisco Municipal Codd
SUPPLEMENTAL REGULATIONS
~. Orientation of Primary Build.ing Entrance. The primarv entrance( s) 0(abiiildii'igs11aln~
6r be oriented to within 45 degrees of a line drawn parallel to the street frontage. Thi~
~ntrance(s) must allow pedestrians to both enter and exit the building and must remaid
hnlocked during business hours. Where a site is located on two public streets, a priman!
htrance shall be oriented toward the street with the highest classification in the General Plan!
[f a site fronts two public streets of equal classification, the applicant may choose whicll
trontage on which to meet the requirement!
B. Building Transparency/Required Openings - Non-Residential Uses. Exterior walls facing
~nd within 20 feet of a front or street side propertv line shall include windows, doors, or other.
bpenings for at least 40 percent of the building wall area located between 2.5 and seven fed
~bove the level of the sidewalk. No wall may run in a continuous plane for more than 30 fed
without an opening. Openings fulfilling this requirement shall have transparent glazing and
provide views into work areas, sales areas, lobbies, or similar active spaces, or into window
Uisplays that are at least three feet deep. They shall not provide views into parking or vehicl~
brculation areas!
~1. Reauction throu;h"'C'O'iUl"lt'lOiUi1 Use Permit. Tl-iebiiilding transparencv requirement
tor a proiect may be reduced through a conditional use permit if the Planning
tommission finds:!
8
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
h. The proposed use has unique operational characteristics with which the
provision of the required windows and openings is incompatible, such as id
the case of a cinema, theater, or historic building: and
b. Street - facing building walls will exhibit architectural relief and detail, or will
be screened with attractive landscaping, in such a way as to create visual
Interest at the pedestrian level!
C. Architectural Articulation. Buildings shall include sufficient architectural desi?:n features td
heate visual interest and avoid a large-scale, bulky or "box-like" appearance. Different wavJ
that this requirement mav be met include but are not limited to those listed below!
~ompliance with this requirement shall be evaluated by the decision-making authority in thJ
I . I
reView process.
U. Varietv in Wall Plane. Exterior building walls vary in depth and/or direction!
Building walls exhibit offsets, recesses, or proiections with significant depth, or d
~epeated pattern of offsets, recesses, or pro}ections of smaller depth'
'2. Varietv in Height or Roof Forms. Building height is varied so that a significan~
portion of the building has a noticeable change in height or roof forms are varied
bver different portions of the building through changes in pitch, plane, and
brientationJ
6. Faf;aae Desif?'n Incorporates Arcnitectural Detail. Tne 6uilaing fa<;:aaes incorporate
tie tails such as window trim, window recesses, cornices, belt courses, changes id
h1ateriaL or other design elements in an integrated composition. Some of th~
~rchitectural features of the front fa<;:ade shall be incorporated into the rear and sidJ
~levations:
fl. Balconies, Bav Winaows, ana otner such Projections or Recesses. Tne 6uilaIi'i'g
incorporates balconies, bav windows, entrv porches or other proiections and recessd
in a pattern that creates architectural interest across the length of the fa<;:ade. Thi~
1nethod for achieving architectural articulation is most typically found on buildingJ
that include residential uses!
D. Location of Parking. On sites fronting local ana collector streets, surface parking areas snaIl
be located on the interior side or rear of the site and, where possible, placed behind buildings!
bn sites fronting an arterial street, parking may be located between a building and street!
E. Limitations on Curb Cuts. Curb cuts shall be minimized and located in the location leas~
likely to impede pedestrian circulation!
F. Landscaped Setback of Parking. ParKing areas shall 6e set 6acK ana lanascapea f[()'i'ti
~d}acent buildings and streets as follows!
U. From Streets. Where parking is located between a building and street, a landscaped
~etback at least ten feet wide must be provided between the parking area and th~
~d}acent right-of-way'
2. From On-Site Buildings. Parking areas must be separated from on-site buildings bv a
h1inimum distance of six feet, which mav be occupied bv landscaping or required
Walkways. Commercial buildings and developments with 50,000 square feet or morJ
9
City of South San Francisco Zoning Ordinance Update
Of gross floor area must be separated from on-site parking bv walkways at least five
teet in width, as well as a planter areas at least three feet in width.1
13. Screeninf?' of Parkinf?' Areas. Any parking area located within 40 feet of a street - facing
propertv line and visible from such line shall be screened with a berm or solid wall a~
least two and a half (2.5) feet tall. Such screening wall shall be composed of brick!
~tone, stucco, or other quality durable material approved bv the Chief Planner. and
~hall include a decorative cap or top finish as well as edge detail at wall ends. Plaid
~oncrete blocks are not allowed as a screening wall material unless capped and
finished with stucco or other material approved by the Chief Planner!
G. Pedestrian Access. On-site pedestrian circulation and access must be provided according to
the following standards!
U. Internal Connections. A svstem of pedestrian walkwavs shall connect all buildings
~n a site to each other. to on-site automobile and bicycle parking areas, and to any
~n-site open space areas or pedestrian amenities.1
To Street Network. Regular connections between on-site walkwavs and the publici
~idewalk shall be provided. An on-site walkwav shall connect the primarv building
~ntrv or entries to a public sidewalk on each street frontage. Such walkwav shall b~
the shortest practical distance between the main entry and sidewalk. generally nd
1nore than 125 percent of the straight line distance.1
'2.
To Neighbors. Direct and convenient access shall be provided from commercial and
1nixed-use proiects to adioining residential and commercial areas to the maximunl
htent feasible while still providing for safety and security'
6.
IA
tI.
To Transit. Safe and convenient pedestrian connections shall be provided fron1
transit stops to building entrances. Sidewalk "bulb-outs" or bus "pull-outs" mav b~
~equired at potential bus stops serving large-scale commercial development (oveJ
80,000 square feet) to provide adequate waiting areas for transit users and safety foJ
passing motorists!
P.
Pedestrian Walkwav Design}
a. Walkwavs shall be a minimum of five feet wide, shall be hard-surfaced, and
paved with permeable materials'
b. Where a requirea walKwav crosses arivewavs, parKing areas, or loaaing areas!
it must be clearlv identifiable through the use of a raised crosswalk. a different
paving material. or similar method!
t. Wnere a requirea walkwav is parallel ana aaiacent to an auto travel lane, i~
h1llst be raised or separated from the auto travel lane by a raised curb at leas~
tour inches high, bollards, or other physical barrier!
H. Employee Eating Areas. For all pu6lic/semi-pu6Iic or commercial uses with more tl1'ai1
110,000 square feet of floor area on a site, a minimum of 150 square feet of outdoor eating
tacilities shall be provided for the use of emplovees. Outdoor eating areas shall be designed td
include seating and covering to provide protection from sun and weather conditions!
10
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
I.
Emplovee eating areas may be contiguous with required on-site public open space or.
provided in a separate area!
Truck Docks, Loading, and Service Areas. Truck aOCKS, loaaing areas, ana service areas
h1llst be located at the rear or interior side of buildings and be screened so as not to be visiblJ
trom public streets. The outermost point of the truck docks, loading, and service areas ar~
hot permitted within 50 feet of the boundary of an R district!
Screening of Mechanical and Electrical Equipment. All exterior mechanical and electrical
~quipment and antennas shall be screened or incorporated into the design of buildings so a~
hot to be visible from the street, highwav, BART tracks, CalTrain tracks, or adiacent H
tlistricts. Equipment to be screened includes, but is not limited to, all roof-mounted
~quipment, utility meters, cable equipment, telephone entrv boxes, backflow preventions!
Irrigation control valves, electrical transformers, pull boxes, and all ducting for air.
~onditioning, heating, and blower svstems. Screening materials shall be consistent with thJ
hterior colors and materials of the building!
San Bruno BART Station Area. All development in the BPa district adiacent to the Sari
iBruno BART station is sub.iect to the following standards! .
~1. Uses. Active (non-parking) uses shall front South Linden Avenue, Mission Road, and
. I
South Maple Avenue.
I.
K.
2. FAR. Minimum FAR is 1.5. Any FAR over 1.5 must be attained through allowable
FAR bonuses!
13. Front and Street Side Setbacks. Buildings shall be constructed to the front and stred
~ide property lines along South Linden Avenue, Mission Road, and South MaplJ
~venue. However, buildings mav be constructed up to five feet from the front or.
~treet side property line if the area between building and property line is!
a. Pavedtor public use so that it functions as part of a wider public sidewallZ?
~nd/or.
b. Directly accessible from the public sidewalk and improved with pedestriad
~menities such as benches'
c. If a setback is created, the propertv owner shall grant a public access easement
tor the setback area. Landscaping mav be included in the setback area, but
~hall not exceed a depth-generallv two feet-that prevents pedestrian accesJ
hp to building windows or detracts from a pedestrian-oriented street frontage!
l!. Height. Maximum height is 80 feet!
6. Upper Storv Stepback. A minimum of 50 percent of the street facing building
trontage shall be stepped back within the area defined bv a 75 degree angle
~riginating from a the top of the street wall to a point 80 feet from finished grade!
Exceptions and modifications to dimensional standards of up to ten percent mav bJ
granted bv the Chief Planner, provided that a public plaza with a minimum depth of
25 feet, landscaping and seating amenities is provided on the ground level at grade; oJ
~ther comparable public amenities are provided. Exceptions greater than ten percen~
~re sub.iect to Planning Commission approval!
11
City of South San Francisco Zoning Ordinance Update
b. Building- Length and Separation. The maximum dimension of the portion of a
building above 45 feet shall not exceed 125 feet and must be separated from anothd
building bv 30 feet. Exceptions and modifications to dimensional standards of up td
ten percent may be granted bv the Chief Planner, based on the finding that adequatJ
~esign features have been incorporated to create visual variety and to avoid a largeJ
~cale, bulky or monolithic appearance. Exceptions greater than ten percent are sub}ed
to Planning Commission approval!
1. 'Standards for Residential Uses Located within Commercial and Mixed-Use Districts.J^dYri
puildin?; in the CC <,nd CMX di3trict3 \vhich contail13 onl,! re3idcntial U3e3 3nall be dC{clop~
in accordance \vith the RM 15 and RII 30 dCvTlopmcnt 3tandard3, re3pectivcl}j
U. Setbacks. In order to provide light and air for residential units, the following
1ninimum setbacks apply to any building wall containing windows and facing ad
interior side or rear yard. When the site is adiacent to an R district, the proiect must
~omplv with whichever standard results in the greater setback. The following
~etbacks shall be provided!
a. For any wall containing windows, a setback of at least ten feet shall be
I 'd d'
proVl e ~
5. For any wall containing 5earoom winaows, a set5acK of at least 15 feet shali
be provided!
c. For any wall contall1ll1g living room or other prImary room windows, a
~etback of at least 20 feet shall be provided!
a. Tne requirea set5acKs apply to tnat portion of the 5uilaing wall containing
~nd extending three feet on either side of any window!
12. Usable Open Space. A minimum of 150 square feet of usable open space is required
per residential unit and may be provided as common or private open space od
balconies or patios!
13. Residential Building Entrv and Orientation Requirements~
a. Entrances to residential units shall be physically separated from the entrance
to the permitted commercial uses and clearly marked with a physical featur~
incorporated into the building or an appropriately scaled element applied td
the facade!
5. Garages or otner enclosea or coverea parKing facilities for use 5v resiaents
~hall not be a maior visible feature from the public street or from adiacen~
bikeways, sidewalks or other pedestrian amenities. Residential parking shall
be clearly signed and reserved for the residents!
M. Commercial Centers. Commercial centers containing 80,000 square feet or more of floor.
~rea or four or more establishments in the Retail Sales, Food and Beverage Sales, and/o~
Building Materials Sales and Service use classifications are subiect to the following standardJ
~nd criteria for approvalJ .
12
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
~1.
Q.
\3.
'A
tl.
Entrv Plazas/Passenf:er Loadinf: Areas. A plaza shall be provided at the entrv to eacH
~nchor tenant that provides for pedestrian circulation and loading and unloading!
Entrv plazas and passenger loading areas, shall include unique, decorative paving
h1aterials, adequate seating areas, provision of adequate shade from the summer sun!
~nd attractive landscaping including trees or raised planters. Entrv plazas whicH
include features described under paragraph 3 below may also be counted toward thJ
public plaza requirements.1
Pedestrian Walkwavs. A svstem of hard-surfaced pedestrian walkwavs at least five
teet wide shall connect all buildings on a site to each other, to on-site automobile and
bicvcle parking areas, to anv on-site open space areas and to transit stops. Sidewalk!
l'bulb-outs" or bus "pullouts" mav be required at potential bus stops serving large~
~cale commercial development to provide adequate waiting areas for transit users and
hfety for passing motorists!
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 Is,ood
square feet.
a. Location. Such public space shall be visible from a public street. or from on~
~ite areas normally frequented bv customers, and shall be accessible during
business hours. Areas within required setbacks mav count toward the publid
~pace requirement. Areas designated for customers to wait for cabs mav b~
~ombined with required public space areas if they meet all other requirement~
bf 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-qualitv paving
materials. Amenities shall be included that enhance the comfort. aesthetics, or.
hsability of the space, including but not limited to trees and othe~
landscaping, shade structures, drinking fountains, water features, public art!
br performance areas!
Desif:n Criteria. In order to receive permit approval for a commercial center, tl-'ie
~eview authority shall find that all of the following criteria have been met!
a. Intef!.rated Theme. Buildings and structures shall exhibit an integrated
~rchitectural theme that includes similar or complementary materials, colorsJ
~nd design details!
b. Site Entrance. Community-scale commercial developments (ten acres or.
larger) shall be developed with at least one maior drivewav entrance featurJ
that provides an organizing element to the site design. Maior drivewaY.
~ntrances include such features as a landscaped entrv corridor or a divided
median drive separated by a landscaped center dividing island!
c. Buildinf!. Entrances. Building entrances to anchor tenants and other large
~tores shall be prominent and inviting. The architectural details of building
~ntrances shall be integrated with the overall building design in terms of
h1aterials, scale, proportion, and design elements!
13
City of South San Francisco Zoning Ordinance Update
a. Four-Sided Architecture. Buildings shall include a complementary level of
Uesign detail on all fa<;:ades'
e. Pad Develooments. Freestanding pad developments, if included in tne
Uevelopment shall be integrated into the site design in terms of parking lot
lavout on-site vehicular and pedestrian circulation routes, landscaping, and
building design. Internal cross access shall be provided between pad
Uevelopments and the surrounding commercial center. Building scale!
materials, colors, and design details shall be complementary to th~
~urrounding centerJ
1. Vehicular Circulation. Safe, convenient vehicular circulation shall be provided
within the development through an appropriate svstem of internal vehiculaJ
brculation routes based on a hierarchv of drive aisles and cross routes'
iv ehicular and pedestrian conflicts shall be minimized. Where pedestriad
brculation routes cross vehicular traffic aisles and drivewavs within J
tlevelopment there shall be clearly delineated crosswalks that include cleaJ
~ight lines, adequate warning signage for both vehicles and pedestrians!
~dequate lighting, and protective barrier posts or similar features foJ
~eparation at walkway entrances)
g,-,Cart Corrals. Adequate, convenient cart corrals snaIl be provided near.
building entrances and throughout the parking areas!
h.
Pedestrian Safetv and Amenities. Safe and convenient pedestrian access shall
be provided through a continuous svstem of walkwavs that connects on-sitJ
buildings to one another. to automobile and bicvcle parking areas, to anv onJ
~ite open space areas or pedestrian amenities, and to the adiacent public righd
bf-wav. Pedestrian facilities shall create an attractive, quality environmen~
Mrith integrated landscaping, shading, lighting, surface treatment and othe~
~menities~
1.
Transit Facilities. Transit facilities, where included, shall be developed witH
hfective shading from the summer sun, comfortable seating, attractivJ
landscaping, decorative paving, public art features and efficient pedestriad
~outes to ad}acent development!
J.
Lir;zh tin r;z. A combination of attractively designed and located lighting fixtures!
Including low pole lights, ground-mounted fixtures, light bollards, and
hchitectural lighting shall be used to provide interesting compositions fo~
butdoor lighting, as well as a safe, secure environment!
k.
Shade Areas. Pedestrian areas, such as walkwavs, building entrances, and
gathering areas, shall be adequately shaded from the summer sun througH
~uch techniques as the careful placement of trees and landscaping, trelli~
~tructures, proiecting canopies, covered walkways, arcades, porticos, building
brientation, and similar techniques!
14
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
3. Downtown Districts
DEVELOPMENT REGULATIONS
Table 2 proposes the development standards for commercial and mixed-use development in the
Downtown districts. Development standards for residential development in the Downtown districts
were proposed in Module 2: Residential Development Regulations. Individual letters in the table cells
refer to subsections that directly follow the table. The "Additional Standards" column lists additional
standards that apply to commercial and mixed-use development in some or all Downtown districts.
Sections listed in this column refer to other sections of the Zoning Ordinance, while individual letters
refer to subsections that directly follow the table.
The "Additional Standards" are listed following the table. Underline text indicates proposed
additions to the current requirements while text that is struck out indicates proposed deletions to the
current requirements.
TABLE 2: DEVELOPMENT STANDARDS-DOWNTOWN DISTRICTS
DC DMX
Standard (D-C-L) (C-I-L, P-C-L) Additional Standards
Lot and Density Standards
Minimum Lot Size (sq ft) 5,000 2,500 5,000
Corner Lot 5,000 5,000
Minimum Lot Width (ft) 50 50
Corner Lot 50 50
Minimum Density (units/net acre) 14.1 14.1
Maximum Density (units/net acre) No max, FAR
applies to
combined
Residential and
Non-residential
gO; 21.8 019 lots' 30; 21.8 on
I r---"'" lots less than
Icss dl1m
I ~ I 0,000 sq ft
,10,000 sf! ft
Density Bonuses State-mandated density bonuses, See Chapter 20A I 0 Affordable Housing
Regulations
Minimum Site Area per Dwelling 1,452; 2,000
Unit (sq ft) 1,452; 2,000 OR bl9 lot; Icsf
-----' r- I ..
lots Icss dl1m d'llil9 I 0,000
!ill,ooo Sf! ff ~
Building Form and Location
Maximum Height (ft)
Main Building See Section Heights and Height
be 19019C (6J 50 35 (g)~ Exceptions
15
City of South San Francisco Zoning Ordinance Update
TABLE 2: DEVELOPMENT STANDARDS-DOWNTOWN DISTRICTS
DC DMX
Standard (D-C-L) (C-I-L, P-C-L) Additional Standards
Accessory Building See Section Heights and Height
20 HaRe (65 20~ Exceptions
Minimum Yards (ft)
Front See Section Building Projections into
0 Q~ Yards
Interior Side 0, 10 when 0, 10 when
abutting an R abutting an R See Section Building Projections into
district district Yards
Street Side See Section Building Projections into
Q--3; Q..:!:2 Yards
Rear 0, 10 when 0, 10 when
abutting an R abutting an R See Section Building Projections into
district district Yards
Maximum Yards
Front or Street Side o (Cl 110 (D)'
Interior Side O. 10 when'
~butting an RJ
~istrict (d -
Maximum Lot Coverage (% of lot) 100 50 See Section Rules of Measurement
Maximum Floor Area Ratio (FAR) [Q n/a See Section Rules of Measurement
Additional Standards
Usable Open Space (sq ft per
residential unit) 100 100 See Supplemental Regulations
Minimum Amount of Landscaping
(% of site) - 10 See Landscaping Requirements
Additional Development Standards:
~. HeigHt Limits Ellst Bf U-)1. See East of 101 },rca rlfli'i.'
B. Acl.cl.itiBfl.lllHeiglit. },dditiol1al heig!ll..lill!.r be allo',;ed 'n'ith eonditionaluse permit aRP~
C. DC District - Maximum Setbacks and Use of Setbacks!
n. Front ana Street Siae SetbacK.. Builaings snaIl 5e constructea to tne front anastree'il
~ide propertv lines. However, buildings may be constructed up to five feet from th~
1ront or street side property line if the area between building and property line is!
a. Pavea for pu5lic use so tnat it functions as part of a wiaer pu5lic siaewafE
~nd/ ot.
b. Directly accessible from the public sidewalk and improved with pedestriari
~menities such as benches'
16
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
c. If a setback is created, the propertv owner shall ?:rant a public access easement
tor the setback area. Landscaping mav be included in the setback area, but
~hall not exceed a depth-generallv two feet-that prevents pedestrian acces~
tIp to building windows or detracts from a pedestrian-oriented street frontagel
2. Interior Side Setback. Buildings shall be constructed to the side propertv line and no
interior side setback shall be created, unless the property abuts an R district or unless!
h. The side setback will be utilized for active outdoor uses, including but not
limited to outdoor dining!
b. The proposed setback does not exceed 30 percent of the length of the lot!
trontage; and
c. Interior side walls visible from the street exhibit some articulation!
\naintaining a consistent look with the front of the building'
D. Building Frontage. In the DMX District, buildings shall be located between zero and ten fea
trom street-facing property lines for at least 70 percent of the linear street frontage.
SUPPLEMENTAL REGULATIONS
~. Build.ing Security. In aa'dition to the requirements ofCnapter 15.48 of"1he Soutl~
Francisco Municipal Code, the following security requirements applyl
[. Securitv aoors shall not encroach into the puolic rignt-of-way, in eitner an openeaOil
~losed position!
Lighting shall be provided at all entrvwavs to the building and in any alcoves or other.
teatures of the building to improve visual surveillance of the building and its publid
!lreas)
'2.
6.
Where securitv grills are required or otherwise provided, thev shall be painted to
h1atch the trim colors of the building. Unobtrusive roll-down !J:rilles with thin vertical
!lnd horizontal elements are preferred; heavy steel and accordion fold grates ar~
~iscouraged!
'A
;1:.
Grilles, security aoors, ana other securitv aevices aesij?:nea for nignttime securitY.
~hould not be visible to the public during business hours or when they are in an oped
position)
Tne use ofCiisplay winaow lignting in storefronts ana lignting unaer tne awning are
~ncouraged as security measures.1
o.
B. Building Design Near Highwav 101. For any site that is fully or partiallv located within 200
teet of Highway 101, buildings shall be designed with four-sided architecture where eacH
hterior wall is designed equivalent to the primary facade in the extent of building
~rticulation and quality of exterior materials, and consistent with the color scheme of the
primary facade!
C. Residential Multi-Unit Development! Any building in the DMX district which contains only
residential uses shall be developed in accordance with the DRH development standards.
17
City of South San Francisco Zoning Ordinance Update
(Note: Buildings containing only residential uses are allowed in the DMX district with
conditional use permit approval if the Planning Commission first finds that, based on
information in the record, it is infeasible to locate retail, restaurants, personal services, or other
active pedestrian-oriented use on the ground floor.)
D. Commercial and Mixed-Use Development. Tne following stanaaras apply to commerciai
~nd mixed-use development in all Downtown districts)
n. Building Orientation:
a. Buildings shall be oriented to face public streetsJ
b. Building frontages shall be generallv parallel to streets, and the primary!
building entrances shall be located on a public streed
c. Building entrances shall be emphasized with special architectural and
landscape treatments!
a. All building and dwelling units located in the interior of a site shall have
~ntrances from the sidewalk that are designed as an extension of the publid
~idewalk and connect to a public sidewalk!
2. Ground Floor Requirements. Tne following standards applv with respect to ground
noor construction. Exceptions may be granted through conditional use permit
~pproval!
a. Building materials used on the ground floor shall be high qualitv durable
materials such as concrete, stone, tile, masonry, or other equivalent qualitY.
h1aterials. The portion of the building measured from grade to two feet abovJ
grade that front the public sidewalk shall be constructed of such materialsJ
'rather than glass, wood, or stucco!
b. There shall be a greater level of detail and articulation of the ground flOOli
than the upper floors of a building!
6. Buildinf( Transparencv/Required Openinf(s - Non-Residential Uses. Exterior walls
bcing and within 20 feet of a front or street side property line shall include windows!
~oors, 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. No wall mav run in J
~ontinuous plane for more than 20 feet without an opening. Openings fulfilling thi~
~equirement shall have transparent glazing and provide views into work areas, saId
~reas, lobbies, or similar active spaces, or into window displavs that are at least thre~
teet deep. They shall not provide views into parking or vehicle circulation areas)
a. Reduction throufZh Conditional Use Permit. The building transparency.
~equirement for a proiect mav be reduced through a conditional use permit if
the Planning Commission finds!
1. The proposed use has unique operational characteristics with whicH
providing the required windows and openings is incompatible, sucH
!:is in the case of a cinema or theater; and
18
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
11. Street- facing building walls will exhibit architectural relief and detail!
br will be screened with attractive landscaping, in such a way as td
heate visual interest at the pedestrian level!
1,1
;1:.
Architectural Articulation. Buildings shall include sufficient architectural desigd
teatures to create visual interest and avoid a large-scale, bulky or "box-like'!
~ppearance. Different wavs that this requirement mav be met include but are not
limited to those listed below; compliance with this requirement shall be evaluated by!
the decision-making authority in the review process!
a. Varietv in Wall Plane. Exterior building walls varv in depth and/or direction!
Building walls exhibit offsets, recesses, or proiections with significant depth!
br a repeated pattern of offsets, recesses, or pro}ections of smaller depth!
b. Varietv in Heir;zht or Roof Forms. Building height is varied so that a significant
portion of the building has a noticeable change in height; or roof forms arJ
~aried over different portions of the building through changes in pitch, pland
~nd orientation!
c. Facade Desif?n IncorDorates Architectural Detail. The building fa<;:ades
Incorporate details such as window trim, window recesses, cornices, beH
~ourses, changes in material, or other design elements in an integrated
~omposition. Some of the architectural features of the front fa<;:ade ar~
Incorporated into the rear and side elevations!
a. Balconies. Bav Winaows. and other such Proiections or Recesses. The buildIri"g
Incorporates balconies, bav windows, entry porches or other proiections and
~ecesses in a pattern that creates architectural interest across the length of thJ
ta<;:ade. This method for achieving architectural articulation is most typically
~ound on buildings that include residential uses!
5. Limitations on Location of Parking!
a. Commercial and mixed-use buildings shall be placed as close to the street as
possible, with parking located either underground, behind habitable space, or.
bn the interior side or rear of the site!
b. Above ground parking mav not be located within 40 feet of a street facing
property line. Exceptions mav be granted with the approval of a conditional
hse permit when the following findings can be made!
1. Tne design incorporates habitable space built close to the publw
~idewalk to the maximum extent feasible; and any parking within 40
teet of the street facing property line is well screened with a wall!
hedge, trellis and landscaping!
11. The site is small and constrained such that underground parking or.
~urface parking located more than 40 feet from the street frontage d
hot feasibleJ
19
City of South San Francisco Zoning Ordinance Update
b. Parkinf:' Lot Access. Parking lot access shall be provided from a side street or alld
wherever possible. Curb cuts shall be minimized and located in the location leas~
likely to impede pedestrian circulation!
v. Landscaped Setback of Parkinf:'. Parking areas must be separated from on-site
buildings bv a minimum distance of six feet, which may be occupied by landscaping
~r required walkways!
8. Public Open Space. New buildings on lots greater than 15,000 square feet shall
provide a plaza, widened sidewalk or outdoor dining area which provides publid
~eating and is accessible from the public sidewalk.
a. Minimum Size: 600 square feed
b. Minimum Dimensions: 20 feet!
c. Parkin'?, Lot Bufferin\{.. The required public area shall be separated from an~
parking area with a minimum ten foot wide landscaped buffer area and
~creened with a decorative wall or berm 2.5 to 3.5 feet high!
9. Required Side and Rear Yards for Residential Uses. In order to provide light and aiJl
tor residential units, the following minimum setbacks applv to anv building wall
~ontaining windows and facing an interior side or rear vard. When the site i~
~diacent to an R district, the proiect must complv with whichever standard results id
the greater setback. The following setbacks shall be provided~
a. For anv wall containing windows, a setback of at least ten feet shall be
I 'd dl
proVl e !
b. For anv wall containing bedroom windows, a setback of at least 15 feet shall
be provided!
c. For anv wall containing living room or other prImary room windows, a
~etback of at least 20 feet shall be provided!
a. The required setbacks applv to that portion of the building wall containing
~nd extending three feet on either side of any window!
~10.
Open Space Requirements for Residential Uses. A minimum of 100 square feet of
Lsable open space is required per residential unit and may be provided as common oJ
private open space on balconies or patios~
~11.
Entrv and Orientation Requirements for Residential Uses'
a. Entrances to residential units shall be physicallv separated from the entrance
to the permitted commercial uses and clearlv marked with a phvsical featurJ
Incorporated into the building or an appropriately scaled element applied td
the facadel
b. Garages or other enclosed or covered parking facilities for use bv residents are
hot a maJor visible feature from the public street or from adJacent bikeways!
20
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
sidewalks or other pedestrian amenities. Residential parking shall be clearl~
~igned and reserved for the residents!
E. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas
h1Ust be located at the rear or interior side of buildings and be screened so as not to be visibl~
hom public streetsJ
F. Screening of Mechanical and Electrical Equipment. All exterior mechanical ana electrical
~quipment and antennas shall be screened or incorporated into the design of buildings so aJ
hot to be visible from the street, highwav, BART tracks, CalTrain tracks, or adiacent H
Uistricts. Equipment to be screened includes, but is not limited to, all roof-mounted
~quipment, utility meters, cable equipment telephone entrv boxes, backflow preventions!
irrigation control valves, electrical transformers, pull boxes, and all ducting for aiJ
~onditioning, heating, and blower svstems. Screening materials shall be consistent with th~
hterior colors and materials of the building!
21
City of South San Francisco Zoning Ordinance Update
4. Employment Districts
DEVELOPMENT REGULATIONS
Table 3 proposes the development standards for the Employment districts. Individual letters in the
table cells refer to subsections that directly follow the table. The "Additional Standards" column lists
additional standards that apply in some or all Employment districts. Sections listed in this column
refer to other sections of the Zoning Ordinance, while individual letters refer to subsections that
directly follow the table.
The "Additional Standards" are listed following the table. Underline text indicates proposed
additions to the current requirements while text that is struck out indicates proposed deletions to the
current requirements.
TABLE 3: DEVELOPMENT STANDARDS-EMPLOYMENT DISTRICTS
MI
BC BTP FC (L-I, M-
Standard (P-C-L) (R&D, P-I) (F-C) I, PI) Additional Standards
Lot and Density Standards
Minimum Lot Size (sq ft) 5,000) 5,000) 5,0001
Ii 0.000 Ii 0.000 110.000
43.560 ~3.560 143.560
East of 'East of East of
lio II 11011 143.560 11011
Minimum Lot Width (ft) 50 50 SO 50
Maxiffiuffi Defl~ 30; 21.8
;(uflits/flet acre), btHeJ
I ...,
less tl9afl
I -
110,0~
~ - - -
.Mifliffiuffi Site ^rea P..f5 'I 152!
I' ,
D./elliflg Uflit ~ ftJ ....,
2,000 Ofl
I r
lots less
~
I ......
110,0~ ~
~ - - - ~
Building Form and Location
Maximum Height (ft)
Main Building ~, fBt.-(C) and See Heigh~
50 65 r;n 65 Ove"day Distrd
Accessory Building fBt; (C) and See Height OverlaY.
20 20 ilO 20 bi strid
Minimum Yards (ft)
Front 20 20 ilO 20
Interior Side 0 0 Q 0
22
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
TABLE 3: DEVELOPMENT STANDARDS-EMPLOYMENT DISTRICTS
MI
BC BTP FC (L-I, M-
Standard (P-C-L) (R&D, P-I) (F-C) I, PI) Additional Standards
Street Side 10 10 liD 10
Rear 0 1102 Q 0
Minimum Yard along R
District Boundary 10 IiO liD 50
Minimum Yard Along Any
District Boundary Other
Than MI - - - liD
Maximum Lot Coverage
(% of lot) 50 60 go 60 See Section Rules of Measurement
Maximum Floor Area !50. 1.2 !50. 1.2
Ratio (FAR) . I . I
fon fon
.---~ .---~
Hotels Hotels
I ...-- I ......- MO
and and
.-- ....,., 'Motels~ r60 ~ See Section Rules of Measurement
Motels
Maximum Floor Area 11.0.2.0 11.0.2.0
Ratio with Incentives · r . I
fon fon
Program .--- ~ .--- ~
Hotels Hotels
~ ~
and and
.--....,.., .-- ....,., If] {6Q (D)
Motels Motels
Additional Standards
Minimum Amount of See (E) and Landscaping
Landscaping (% of site) II 5 .:J:g 115J:g II 5 .:J:g 1151:2 Requirements
Additional Development Standards:
~"... Miniffltlffl Site Area for IVhIltiple Dwellin~8. In ordcr to bc considcrcd for morc than one
~\vclling..1!!l.i.t, a lot shall contain a minimum of 4,000 squarc fcct!
IA. Maximum Heights East of 101. Unless otherwise stipulated in a specific plan, building
heights east of 101 are allowed the maximum height limits permissible under Federal
!Ayiation Regulations Part 77~
B. Additional Height. },dditional hcig~y bc allmvcd \vith conditional usc pcrmit aRl~
C. Maximum Height Adjacent to R District Boundary. When a lot in an employment distrid
~buts a lot in an R district the height of structures on the employment district lot shall not
hceed a 45-degree plane inclined inward from existing grade at the district boundary line!
D. Increased FAR. Increasea FAR is permittea witn a Conaitional Use permit in accoraance
~ith Table 4'
23
City of South San Francisco Zoning Ordinance Update
TABLE 4: INCENTIVE-BASED FAR BONUSES
Land Use Designation Specified TOM Standards (See Off-site Improvements (I) Features I or 2 listed below,
Chapter 20.240, Transportation subject to Planning
Demand Management) Commission Approval
BC 0.2 0.2 0.1
BTP 0.2 0.2 0.1
Hotels and Motels OA 0.2 0.2
FC - - -
Hotels and Motels OA 0.3 0.3
MI - 0.2 -
I. This may include off-site amenities and/or infrastructure (other than standards requirements and improvements) such
as funding for public safety facilities, libraries, senior centers, community meeting rooms, child care or recreation, or
new or enhanced public spaces.
u.
Proiects that include high qualitv, innovative design and product type, and maximuni
provisions for pedestrian and bicycle use.1
Provision of green 5uilaing measures over ana a50ve tile applica51e green 5uilaIi'l'g
~ompliance threshold required pursuant to Title 15 of the City of South San Franciscd
Municipal Code'
Q.
E. Landscaping and Screening. Wherever a commercial or inaustrial use is locatea aaiacent td
~ residential district or use, a solid screening wall at least six feet in height and a ten foot widJ
landscaped buffer vard shall be provided on the interior lot lines. Such landscape buffer shall
be planted with a mix of trees and shrubs. At least one tree of at least IS-gallon size shall bJ
planted per 20 lineal feet or as appropriate to create a tree canopv over the buffer vard. Id
!:tddition, at least three shrubs shall be planted per 20 lineal feet. At least ten percent of thJ
~equired trees shall be 24 inch box size'
SUPPLEMENTAL REGULATIONS
IA. Resioential Transition. Sites in an Emplovment aistrict that a5ut an R district shall~~
Uesigned to create a gradual and appropriate transition between uses. Within a developmen~
~ite, smaller buildings and less intensive uses shall be located closer to the R district thad
larger or more intensive uses~
B. Building Design Near Highway 101. For any site that is fully or partiallv located within 200
teet of Highway 101. buildings shall be designed with four sided architecture where eacH
hterior wall is designed equivalent to the primary facade in the extent of building
!:trticulation and quality of exterior materials, and consistent with the color scheme of the
primary facade!
C. Emplovee Eating Areas. For all 5usinesses witil at least ten emplovees or 10,000 square feeil
bf floor area, an on-site outdoor eating area at least 150 square feet in area shall be provided
tor the use of emplovees. Outdoor eatinj,! areas shall be designed to include seating and
~overing to provide protection from sun and weather conditions)
24
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
D. Landscaped Setback and Screening of Parking Areas'
il. From Streets. Anv parking located between a building and street shall meet one of the
. I
following two sets of standards:
a. Tne parking area must 5e set 5ack a minimum oftei11eet1rom tne street~
~acing property line. The setback area must be landscaped, and planted witH
· l' 1 I
trees at regu ar ll1terva s: or.
5. Tne parking area shall 5e set 5ack at least ten feettrom the street facing lot
line( s), and the setback area landscaped. A screening wall or berm at least 2.5
teet high shall be located between the landscaped setback and parking area id
~rder to screen vehicles. A screening wall meeting this requirement shall bJ
~omposed of brick stone, stucco, or other qualitv durable material approved
bv the Chief Planner, and shall include a decorative cap or top finish as well aJ
~dge detail at wall ends. Plain concrete blocks are not allowed as a screening
kall material unless capped and finished with stucco or other material
~pproved by the Chief Planner)
Q. From On-Site Buildinf(s. Parking areas must 5e separate a from the front ana siae
hterior walls of on -site buildings by walkways at least five feet in width!
E. Access Location. Access shall be provided from a side street or alley wherever possible!
F. Limitations on Curb Cuts and Driveways. Wherever possible, parking and 10ad'li1g
~ntrances shall share curb cuts in order to minimize the overall number of curb cuts. ad
~orner lots, curb cuts shall be located on the street frontage with the least pedestrian activitY.
whenever feasible!
G. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas
h1ust be located at the rear or interior side of buildings and must be screened so that sucH
~reas are not to be visible from public streets, including highwavs. The outermost point of thJ
~ruck docks, loading, and service areas are not permitted within 50 feet of the boundary of ad
R district!
H. Screening of Mechanical and Electrical Equipment. All exterior mechanical and electrical
~quipment and antennas shall be screened or incorporated into the design of buildings so aJ
hot to be visible from the street. highwav, BART tracks, CalTrain tracks, or adiacent H
tlistricts. Equipment to be screened includes, but is not limited to, all roof-mounted
~quipment. utility meters, cable equipment. telephone entrv boxes, backflow preventions!
lrrigation control valves, electrical transformers, pull boxes, and all ducting for air.
~onditioning, heating, and blower svstems. Screening materials shall be consistent with thJ
hterior colors and materials of the building!
I. Building Design Requirements in the BC and FC Districts. Development in the BC and FG
liistricts is sub}ect to the following standardsJ
~1.
Orientation of Primarv Buildinf( Entrance. The primarv building entrance shall face
br be oriented to within 45 degrees of parallel to the street frontage. This entrance(s1
bust allow pedestrians to both enter and exit the building and must remain unlocked
liuring business hours. Where a site is located on two public streets, a primary!
~ntrance shall be oriented toward the street with the higher classification. If a sit~
tronts two public streets of equal classification, the applicant may choose whicH
trontage on which to meet the requirement!
25
City of South San Francisco Zoning Ordinance Update
'2. Building- Transparencv/Required Openings. Exterior walls facing and within 20 fed
bf a front or street side lot line shall include windows, doors, or other openings for at
least 50 percent of the building wall area located between 2.5 and seven feet above th~
level of the sidewalk. Such walls mav run in a continuous plane for no more than 3d
teet without an opening. Openings fulfilling this requirement shall have transparent
glazing and provide views into work areas, displav areas, sales areas, lobbies, d
~imilar active spaces, or into window displays that are at least three teet deep!
h. ExceDtion for Parkinf!. Garaf!.es. Multi-level parking garages are not required to
beet the ground-floor transparencv requirement. Instead, thev must bJ
~creened and treated, consistent with the requirements of Chapter TBD!
Parking and Loading.1
b. Reduction throuf!..h Desif!..n Review. The builaing transparency requiremenf
may be reduced or waived if it is found that!
1. The proposed use has unique operational characteristics with which'
providing the required windows and openings is incompatible, sucH
~s in the case of a cinema or theater; and
11. Street-facing building walls will exhibit architectural relief and detaiH
br will be enhanced with landscaping in such a way as to create visual
interest at the pedestrian level!
13. Building- Design Features. The decision-making authoritv will approve or.
~onditionallv approve a Design Review application for development in the BC and FO
tlistricts only if it finds that all of the following are true~
h. Architectural Articulation. Buildings include adequate design features to
heate architectural interest and avoid a large-scale, bulky and "box-like'!
llppearance. Long facades are broken up into smaller visual component~
through variations in form and texture. Different wavs that this finding may
be met include but are not limited to those listed below!
1. Varietv in Wall Plane. Exterior building walls varv in depth and/or.
tiirection. Building walls exhibit offsets, recesses, or proiections witlJ
~ignificant depth, or a repeated pattern of offsets, recesses, oJ
pro}ections of smaller depth!
11. Varietv in Height or Roof Forms. Building height is varied so that a
~ignificant portion of the building has a noticeable change in height!
br roof forms are varied over different portions of the building
through changes in pitch, plane, and orientation.1
lll. Fa<;:ade Design Incorporates Architectural Detail. Building fa<;:ades
incorporate details such as window trim, window recesses, cornices!
belt courses, changes in materiaL or other design elements in ad
integrated composition. Some of the architectural features of thJ
main fa<;:ade are incorporated into the rear and side elevations!
26
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
b. Entries. Main building entries are emphasized through building form, details!
~olors, materials, texture, and/or scale. The building includes an overhead
plan located at the main building entry to emphasize pedestrian scale!
C. Materials. Exterior materials convev permanence and substance, and presen~
~ high-quality appearance that is consistent with the purpose of the district~
I. Required Openings in the BTP and MI District. Exterior walls facing and within 20 feet ora
'front or street side lot line shall include windows, doors, or other openings for at least 4d
percent of the building wall area located between 2.5 and seven feet above the level of th~
~idewalk. Such walls may run in a continuous plane for no more than 30 feet without ad
I . I
opemng.
U. Exception for ParK.inft Garaftes. Multi-level parKing garages, wnere permittea, are not
~equired to meet the ground-floor transparencv requirement. Instead, thev must b~
~creened and treated, consistent with the requirements of Chapter TBD, Parking and
Loading)
'2. Reduction throufth Desiftn Review. The building openings requirement mav be
~educed or waived if it is found that street-facing building walls will exhibi~
~rchitectural relief and detail, or will be enhanced with landscaping in such a way aJ
to create visual interest at the pedestrian leveH
K. Business, Technology, and Oftice Parks. Business, technology, anaO'fflce parks containing
80,000 square feet or more of floor area shall provide the following!
U. Retail and service commercial uses, wnere feasible, that will serve emplovees of the
park. Such commercial uses mav occupv up to ten percent of the total floor ard
within any proiect area, and should be clustered into one or two groupings and
located to be within walking distance of the greatest possible number of employeesJ
generally within one- half mile of all parts of the park)
Open space areas equal to ten percent of the site area that provide gathering space or.
~pportunities for active or passive recreation. Open space areas shall include benchd
br other seating. Amenities shall be included that enhance the comfort. aesthetics, oJ
Lsabilitv of the space, including but not limited to trees and other landscaping, shad~
~tructures, drinking fountains, water features, or public art~
2.
Pedestrian walkwavs tnat connect all parts of the park. and connect to any existing or.
planned pedestrian facilities in adJacent neighborhoods'
6.
1,1
;1:.
Stormwater detention facilities incorporated into the site landscaping as a visual
~menity'
A lighting, landscaping, and signage design concept for common areas!
o.
1. Commercial Centers. Commercial centers containing 80,000 square feet or more of flOOil
~rea or four or more establishments in the Retail Sales, Food and Beverage Sales, and/Oll
IBuilding Materials Sales and Service use classifications are subiect to the following standardJ
~nd criteria for approvaH .
27
City of South San Francisco Zoning Ordinance Update
~1.
Entrv Plazas/Passenf:er Loadinf: Areas. A plaza shall be provided at the entrv to eacH
~nchor tenant that provides for pedestrian circulation and loading and unloading!
Entrv plazas and passenger loading areas, shall include unique, decorative paving
h1aterials, adequate seating areas, provision of adequate shade from the summer sun!
~nd attractive landscaping including trees or raised planters. Entrv plazas whicH
include features described under paragraph 3 below may also be counted toward thJ
public plaza requirements.1
Pedestrian Walkwavs. A svstem of hard-surfaced pedestrian walkwavs at least five
teet wide shall connect all buildings on a site to each other, to on-site automobile and
bicvcle parking areas, to anv on-site open space areas and to transit stops. Sidewalk!
l'bulb-outs" or bus "pullouts" mav be required at potential bus stops serving large~
~cale commercial development to provide adequate waiting areas for transit users and
hfety for passing motorists!
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 Is,ood
square feet.
Q.
\3.
a. Location. Such public space shall be visible from a public street. or from on~
~ite areas normally frequented bv customers, and shall be accessible during
business hours. Areas within required setbacks mav count toward the publid
~pace requirement. Areas designated for customers to wait for cabs mav b~
~ombined with required public space areas if they meet all other requirement~
bf 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-qualitv paving
materials. Amenities shall be included that enhance the comfort. aesthetics, or.
hsability of the space, including but not limited to trees and othe~
landscaping, shade structures, drinking fountains, water features, public art!
br performance areas!
'A
tl.
Desif:n Criteria. In order to receive permit approval for a commercial center, tl-'ie
~eview authority shall find that all of the following criteria have been met!
a. Intef!.rated Theme. Buildings and structures shall exhibit an integrated
~rchitectural theme that includes similar or complementary materials, colorsJ
~nd design details!
b. Site Entrance. Community-scale commercial developments (ten acres or.
larger) shall be developed with at least one maior drivewav entrance featurJ
that provides an organizing element to the site design. Maior drivewaY.
~ntrances include such features as a landscaped entrv corridor or a divided
median drive separated by a landscaped center dividing island!
c. Buildinf!. Entrances. Building entrances to anchor tenants and other large
~tores shall be prominent and inviting. The architectural details of building
~ntrances shall be integrated with the overall building design in terms of
h1aterials, scale, proportion, and design elements!
28
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
a. Four-Sided Architecture. Buildings shall include a complementary level of
Uesign detail on all fa<;:ades'
e. Pad Develooments. Freestanding pad developments, if included in tne
Uevelopment shall be integrated into the site design in terms of parking lot
lavout on-site vehicular and pedestrian circulation routes, landscaping, and
building design. Internal cross access shall be provided between pad
Uevelopments and the surrounding commercial center. Building scale!
materials, colors, and design details shall be complementary to th~
~urrounding centerJ
1. Vehicular Circulation. Safe, convenient vehicular circulation shall be provided
within the development through an appropriate svstem of internal vehicular.
brculation routes based on a hierarchv of drive aisles and cross routes'
iv ehicular and pedestrian conflicts shall be minimized. Where pedestriad
brculation routes cross vehicular traffic aisles and drivewavs within J
tlevelopment there shall be clearly delineated crosswalks that include clear.
~ight lines, adequate warning signage for both vehicles and pedestrians!
~dequate lighting, and protective barrier posts or similar features for.
~eparation at walkway entrances)
g,-,Cart Corrals. Adequate, convenient cart corrals snaIl be provided near.
building entrances and throughout the parking areas!
h.
Pedestrian Safetv and Amenities. Safe and convenient pedestrian access shall
be provided through a continuous svstem of walkwavs that connects on-sitJ
buildings to one another. to automobile and bicvcle parking areas, to anv onJ
~ite open space areas or pedestrian amenities, and to the adiacent public righd
bf-wav. Pedestrian facilities shall create an attractive, quality environmen~
Mrith integrated landscaping, shading, lighting, surface treatment and othe~
~menities~
1.
Transit Facilities. Transit facilities, where included, shall be developed witH
hfective shading from the summer sun, comfortable seating, attractivJ
landscaping, decorative paving, public art features and efficient pedestriad
~outes to ad}acent development!
J.
Lir;zh tin r;z. A combination of attractively designed and located lighting fixtures!
Including low pole lights, ground-mounted fixtures, light bollards, and
hchitectural lighting shall be used to provide interesting compositions fo~
butdoor lighting, as well as a safe, secure environment!
k.
Shade Areas. Pedestrian areas, such as walkwavs, building entrances, and
gathering areas, shall be adequately shaded from the summer sun througH
~uch techniques as the careful placement of trees and landscaping, trelli~
~tructures, proiecting canopies, covered walkways, arcades, porticos, building
brientation, and similar techniques!
29
City of South San Francisco Zoning Ordinance Update
5. Public and Semi-Public Districts
DEVELOPMENT REGULATIONS
Table S proposes the development standards for the Public and Semi-Public districts. Individual
letters in the table cells refer to subsections that directly follow the table. The "Additional Standards"
column lists additional standards that apply in some or all Public and Semi-Public districts. Sections
listed in this column refer to other sections of the Zoning Ordinance, while individual letters refer to
subsections that directly follow the table.
The "Additional Standards" are listed following the table. Underline text indicates proposed
additions to the current requirements.
TABLE 5: DEVELOPMENT STANDARDS-PUBLIC AND SEMI-PUBLIC DISTRICTS
Standard PQP S (S) Additional Standards
Lot and Density Standards
Minimum Lot Size (sq ft) l:l3.560 ~3.560
Building Form and Location
Maximum Height (ft)
Main Building See Height Overlay District and Section Heights
30 030 and Height Exceptions
Minimum Yards (ft)
Front :m liO See Section Building Projections into Yards
Interior Side 5. 10 when 5. 10 when
lb' I lb' I
a uttl ng an a uttl ng an
R distrid " I See and Section Building Projections into Yards
R district
Street Side TO liD
Rear 5. 10 when 5. 10 when
b' , lb' I
a Uttl ng an a Uttl ng an
R distrid R distrid See and Section Building Projections into Yards
Additional Standards
Minimum Amount of
Landscaping (% of site) :ro liD See (A) and Landscaping Requirements
SUPPLEMENTAL REGULATIONS
~. Landscaping and Screening. Wherever a public or semi-public use is located adiacent to a
~esidential district or use, a solid screening wall at least six feet in height and a six foot wid~
landscaped buffer vard shall be provided on the interior lot lines. Such landscape buffer shall
be planted with a mix of trees and shrubs. At least one tree of at least IS-gallon size shall b~
planted per 20 lineal feet or as appropriate to create a tree canopy over the buffer yard. Id
addition, at least three shrubs shall be planted per 20 lineal feet!
30
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
B. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas
bust be located at the rear or interior sides of buildings and screened so as not to be visiblJ
trom public streets or residential properties.1
31
City of South San Francisco Zoning Ordinance Update
6. Parks and Open Space Districts
DEVELOPMENT REGULATIONS
Table 6 proposes the development standards for the Parks and Open Space districts. Individual letters
in the table cells refer to subsections that directly follow the table. The "Additional Standards"
column lists additional standards that apply in some or all Parks and Open Space districts. Sections
listed in this column refer to other sections of the Zoning Ordinance, while individual letters refer to
subsections that directly follow the table.
TABLE 6: DEVELOPMENT STANDARDS-PARKS AND OPEN SPACE DISTRICTS
PR OS
Standard (O-S) (O-S) Additional Standards
Lot and Density Standards
Minimum Lot Size (sq ft) 43,560 43,560
Building Form and Location
Maximum Height (ft)
Main Building 30 30 See Section Heights and Height Exceptions
Accessory Building 20 20 See Section Heights and Height Exceptions
Minimum Yards (ft)
Front 20 20 See Section Building Projections into Yards
Interior Side 10 10 See Section Building Projections into Yards
Street Side - -
Rear 0, 10 when 0, 10 when
abutting an abutting an
R district R district See Section Building Projections into Yards
Maximum Lot Coverage
(% of lot) .25 .25 See Section Rules of Measurement
32
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
7. General Site Regulations
L1NDENVILLE AND EAST OF 101 AREAS
'Any new commercial or multi-unit buildings or structural alterations and additions to commercial or.
1nulti-unit buildings involvin~ more than 25 percent of the gross floor area in the LindenvillJ
(between Railroad, South Spruce, South Linden Avenues and Highwav 101) or East of 101 areas shali
provide public improvements between the building and the curb in accordance with the following~
IA. Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are id
poor condition'
B. Street Trees. Fifteen gallon trees snaIl De plante a at least 30 feet on center. A minimum oftei'1
percent of the required trees shall be 24 inch box size or larger. Trees shall be double staked
hnd tree guards shall be provided'
PERFORMANCE STANDARDS
IA. Purpose. The specific purposes oftnis section are to:
~1. EstabliSn permissiblelimits ana permit oDiective measurement of nuisances, 1"i'a'i'a"rd'S'J
~nd obiectionable conditions!
Ensure that all uses will provide necessary control measures to protect the communitY.
hom nuisances, hazards, and objectionable conditions!
2.
Protect any inai'iStrYffOill""a[Ditrary exclusion: ana
6.
'A
;1:.
Protect ana sustain tne natural environment DV promoting conservation of energJf
~nd natural resources, improving waste stream management. and reducing emissiod
M greenhouse gases'
B. AppITCa6Ti~ne requirements in this section appl~lnana uses in all zoning aistricts~
hnless otherwise specifiedJ
C. Noise, Dust, Odor, Smoke, Vibration Limitations. Noise, dust, odor, smoke, and-y1bration'
fhall be limited or controlled so as not to be detrimental to uses ',dthin the development o~
lll!j~!';r~~
D. Generaistaiid.ara:-randillbliilCi'Ii"i"g'S"SI1'allfiOtb'e"'i'iSed or occupiea in a manner creating ang
Uangerous, injurious, or noxious fire, explosive or other hazard which would adversely affect
the surrounding area'
E. Location of Measurement for Determining Compliance. Measurements necessarv for.
tletermining compliance with the standards of this chapter shall be taken at the lot line of th~
btablishment or use that is the source of a potentially objectionable condition, hazard, od
I. I
nUlsance.
F. NoiseJ
u.
Noise Limits. No use or activitv shall create ambient noise levels that exceed the
~tandards established in Chapter 8.32 of the Municipal Code!
33
City of South San Francisco Zoning Ordinance Update
Noise Exposure - Land Use Requirements and Limitations. Table 7 below describes
the requirements and limitations of various land uses within the within the listed
CNEL ranges!
Q.
TABLE 7: NOISE EXPOSURE - LAND USE REQUIREMENTS AND LIMITATIONS.
Land Use CNfL Range (dbJ: Requirements and Limitations
,Residential and othe~ Less than 65' SatisfactorY,
Noise Sensitive Uses b5 to 70 i\coustic study and noise attenuation
:(e.g. schools, ~p'italst I . d
and churches) measures reg~
Over 70 Not allowed
:Commercial Less than 70 SatisfactorY,
ilO to 80 i\coustic study and noise attenuation
I . d
measures reg~
pver 80 ~irport-related development o,.!l!>::; noise
attenuation measures reg~
Industrial Less than 75: Satisfactory'
'15 to 85 :A.coustic study and noise attenuation'
I .
measures reg~
Over 85 ~irport-related development o,.!l!>::; noise
attenuation measures reg~
~ Less than 75' SatisfactorY,
Q~
Over 75 :A.void uses involving concentrations of
I I . I j'
p'eop' e or anima s
6.
Noise Attenuation Measures. Noise attenuation measures identified in an acoustic
~tudv shall be incorporated into the proiect to reduce noise impacts to satisfactorY.
levels!
IA
iT.
Maximum Acceptable Interior Noise Levels. New noise-sensitive uses (e.g. schoolsl
hospitals, churches, and residences) shall incorporate noise attenuation measures td
~chieve and maintain and interior noise level of CNEL 45 dB!
;So
Residential Interior Noise Level Reduction. New dwellings exposed to CNEL above
65 dB shall incorporate the following noise reduction design measures unles~
~lternative designs that achieve and maintain an interior noise level of CNEL 45 dB
~re incorporated and verified by a Board Certified Acoustical Engineer!
~l.
All facades must be constructea witn su5stantial weignt ana insulation:
5.
Souna-ratea winaows proviaing noise reauction performance similar to tl1'a'ii
bf the fa<;:ade must be included for habitable rooms:
c.
Sound-rated doors or storm doors providing noise reduction performance
~imilar to that of the fa<;:ade must be included for all exterior entries!
H.
.- .--...,
Acoustic 5aft1ing of vents is requirea for cnimneys, fans, ana ga5le enas:
34
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
e. Installation of a mechanical ventilation system affording comfort under.
~losed-window conditions: and
1. Double-stud construction, double doors, and heavy roofs with ceilings of two
layers of gypsum board on resilient channels!
G. Vibration. No vibration shall be produced that is transmitted through the ground and is
Uiscernible without the aid of instruments bv a reasonable person at the lot lines of the site!
Wibrations from temporarv construction, demolition, and vehicles that enter and leave th~
~ubiect parcel (e.g., construction equipment trains, trucks, etc.) are exempt from thiJ
~tandard!
H. Lighting and Glare. Activities, processes, and uses shall be operated in compliance with the
'following provisions:
~1. Mechanical or Chemical Processes. Light or glare from mechanical or chemical
processes, high-temperatures processes such as combustion or welding, or fron~
~et1ective materials on buildings or used or stored on a site, shall be shielded or.
1nodified to prevent emission of adverse light or glare onto other properties!
2. Lighting-. Lights shall be placed to det1ect light awav from adiacent properties ana
public streets, and to prevent adverse interference with the normal operation or.
~niovment of surrounding properties. Direct or skv-ret1ected glare from t100dlightJ
~hall not be directed into any other propertv or street. Except for public street lights!
ho light or combination of lights, or activitv shall cast light on a public stred
hceeding one foot-candle as measured from the centerline of the street. No light!
~ombination of lights, or activitv shall cast light onto a residentiallv zoned property!
~r any property containing residential uses, exceeding one-halffoot-candle!
13. Glare. No use shall be operated such that significant direct glare, incidental to the
bperation of the use is visible beyond the boundaries of the lot where the use iJ
10cated.1
I.
Odors. No use, process, or activity shall produce obiectionable odors that are perceptible
Mrithout instruments bv a reasonable person at the lot lines of a site. Odors from temporary
~onstruction, demolition, and vehicles that enter and leave the subJect parcel (e.g.!
~onstruction equipment trains, trucks, etc.) are exempt from this standard!
Heat ana Humidity. Uses, activities, ana processes sEall not proauce anv emissions of1'i"eail
br humiditv that cause distress, phvsical discomfort or iniurv to a reasonable person, oJ
interfere with abilitv to perform work tasks or conduct other customarv activities. In no cas~
~hall heat emitted bv a use cause a temperature increase in excess of five degrees Fahrenheid
I h I
on anot er property.
Air Contaminants. Uses, activities, and processes shall not operate in a manner that emit
hcessive dust fumes, smoke, or particulate matter!
n. Compliance. Sources of air pollution shall complv witE rules iaentifiea DV tne
Environmental Protection Agencv (Code of Federal Regulations, Title 40), thJ
talifornia Air Resources Board, and the Bay Area Air Ouality Management Distrid
(BAAOMD)!
J.
K.
35
City of South San Francisco Zoning Ordinance Update
'2. BAAOMD Permit. Operators of activities, processes, or uses that require "approval td
bperate" from the BAAOMD, shall file a copy of the permit with the Planning
bivision within 30 days of permit approval!
1. Liquid or Solid WastesJ
U. Discharg-es to Water or Sewers. Liquids and solids of any kind shall not be
tiischarged, whether directly or indirectly, into a public or private body of water!
~ewage system, watercourse, or into the ground, except in compliance with applicablJ
~egulations of the California Regional Water aualitv Control Board (Californd
~dministrative Code, Title 23, Chapter 3 and California Water Code, Division.)\
'2. Solid Wastes. Solid wastes shall be handled and stored so as to prevent nuisances I
health, safety and fire hazards, and to facilitate recycling. There shall be nd
~ccumulation outdoors of solid wastes conducive to the breeding of rodents od
insects, unless stored in closed containers!
M. Fire and Explosive Hazaras. All activities, processes ana uses involving the use of or storage
bf flammable and explosive materials shall be provided with adequate safety devices agains~
the hazard of fire and explosion. Fire fighting and fire suppression equipment and devicd
~tandard in industry shall be approved bv the Fire Department. All incineration is prohibited
~ith the exception of those substances such as, but not limited to, chemicals, insecticides!
hospital materials and waste products, required bv law to be disposed of by burning, and
those instances wherein the Fire Department deems it a practical necessity!
N. Hazardous and Extremely Hazardous Materials. The use, handling, storage and
transportation of hazardous and extremely hazardous materials shall comply with thJ
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 Toxid
Substances Control and the County Environmental Health Agencv. Activities, processes, and
hses shall not generate or emit any fissionable or radioactive materials into the atmosphere, J
~ewage system or onto the ground!
O. Electromagnetic Interference. No use, activity or process shall cause electromagnetid
interference with normal radio and television reception in any R district. or with the functiod
bf other electronic equipment beyond the lot line of the site in which it is situated. All uses!
~ctivities and processes shall comply with applicable Federal Communications Commissiod
~egulations.l
P. Radioactivity. No radiation of any kind shall be emitted that is dangerous to humans'
36
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
8. On-Site Parking and Loading
PURPOSE
ifhe specific purposes of the on-site parking and loading regulations are to:
IA. Ensure that parking is provided for new land uses and maior alterations to existing uses to
I I'
meet the parking needs created by such uses:
B. Compliment peaestrian-orientea aevelopment ana promote tne use of alternative moaes ot
hansportation by providing bicycle parking and parking reductions for development neaJ
transit!
c. Establish standards and regulations for the developer, owner, or operator of anv specific use
6ccurring outdoors or within an existing, newly constructed, or relocated building to providJ
well-designed, on-site parking areas!
D. Ensure that on-site parking and loading areas are designed and located to protect the publici
~afetv; minimize congestion and conflict points on travel aisles and public streets: and wher~
~ppropriate, buffer surrounding land uses from their impact and
E. Require that parking areas are designed to reduce potential environmental impacts, includ'l'l1g
~ninimizing stormwater run-off and the heat-island effect!
('he purpose of these pro'tisions is to provide adequate streets, hi~;1r,,'ays, and parkinll, to meet the
present and future trnffie needs ll,Cl1ernted by the rapidly expandinll, population of the city. Thesl
issues arc of prime concern to both the eit'y' ?;o'v'Crnment and indi'v'idual citizens of the city. fJI typd
~f propert'y', re?;ardkss of location or use, arc harmed b'f inadequate off street parkin?; facilities. As il
result, cars parked on the streets create a safety hazard, impede the Hmv' of traffic, and delay:
firefi!7!;htinll, equipment. The prm.'ision of adequate off street parkinll" on the other hand, benefits the
~roperty m,ner by addinll, security and stability to his property, benefits his neill,hbors by rdievin~
~gestion, and benefits the entire city:lr allmv'ing the streets to be used as traffic mmTrr
APPLICABILITY
The requirements of this chapter apply to the establishment, alteration, expansion, or change in any
use or structure, as provided in this section.
A. 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 use is
established.
B. Reconstruction, Expansion and Change in Use of Existing Non-Residential Buildings~
When a change in use, expansion of a use, or expansion of floor area creates an increase of Id
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 additional
parking shall be required only for such addition, enlargement. or change in use and not foJ
the entire building or site. A change in occupancv is not considered a change in use unless th~
hew occupant is in a different use classification than the former occupant. In the Downtowd
?arking District. a fee may be paid in lieu of providing parking pursuant to subsection TBDl
in - Lieu Feesr
37
City of South San Francisco Zoning Ordinance Update
C. Additions and Alterations to Existing Dwelling Units. Parking shall be provided according
to the provisions of this chapter based on the total resultant square footage. ~n thc casc of
When an addition is proposed f,dditions to an existing dwelling unit that does not provide
parking in compliance with this chapter, the following regulations shdll 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.
Q. Multi-Unit Dwellingsl
a. If there are no off-street parking spaces existing, an addition of less than 100
~quare feet that increases the total habitable floor area of a dwelling unit to nd
\nore than 800 square feet of gross habitable floor area and not more than onJ
bedroom may be permitted.
b. If tn.ere is one off-street space per unit existing, then an aooition resulting in <l
~otal of up to 1.100 hundred square feet of gross habitable floor area and J
h1aximum of two bedrooms per dwelling unit shall be permittedJ
D. Alterations that Increase the Number of Dwelling Units. Tn.e creation of aooitional
Uwelling units through the alteration of an existing building or construction of an additional
~tructure or structures requires the provision of on-site parking to serve the new dwelling
hnits in compliance with the provisions of this ordinance. This requirement does not applY.
~\Then sufficient on-site parking exists to provide the number of spaces required for th~
histing and new dwelling units in compliance with all applicable requirements!
E. When Constructed. On-site parking facilities required bv this chapter sn.all be constructedOii
Installed prior to the issuance of a Certificate of Occupancy for the uses that they serve.
GENERAL PROVISIONS
A. 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 maintenance below the
requirements for such use, unless equivalent substitute facilities are provided.
B. Nonconforming Parking or Loading. An existing use of land or structure shall not be
tleemed to be nonconforming solely because of a lack of on-site parking and/or loading
'facilities required bv this chapter. provided that facilities used for on-site parking and/od
loading as of the date of adoption of this ordinance are not reduced in number to less thad
what this chapter requires!
38
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
REQUIRED PARKING SPACES
A. Minimum Number of Spaces Required. Each land use shall be provided at least the number
of on-site parking spaces stated in Table 8.
E. Calculation of Required Spaces. The number of required parking spaces shall be calculated
according to the following rules:
1. Fractions. Ilf the calculation of required parking or loading spaces results in tne
"requirement of a fractional space, such fraction, if one-half (0.5) or greater. shall b~
~onsidered one additional space; if the fraction is less than one-half (0.5), it shall
~esult in no additional spaces. ',Alhen the application of Sections 20.71.020 throujl,M
~O. 71.070 remlts in the requirement of a fractional p~lS..1paee, any fraction shali
be construed as req1l!!:!lllS one full P~lS.1~
2.
Floor Area. Where an on-site parKin!? or l'O'ading requirement is statea as a ratio of
parking spaces to floor area, the floor area is assumed to be gross floor area, unlesJ
otherwise stated. floor area delated exdusivcly to 12llrkinlS shall not flllye off street
III ......-- --
~lSlpaee or landscup.ill.lS..!:f...quirements.
Emplovees. 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 larges~
shift that occurs in a typical week!
b.
'A
tI.
Bedrooms. Where an on-site parking requirement is stated as a ratio of parking
~paces to bedrooms, anv 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 ~
bedroom.
6.
Stuaents or Clients. Wnere a parKing or l'O'ading requirement is statea as a ratio of
parking spaces to students Cincludinj? children in dav care), the number is assumed td
be the number of students or clients at the state-certified capacity or at Building Cod~
bccupancy where no state-certification is required!
b.
Seats. Where parking requirements are stated as a ratio of parking spaces to seats!
bch 24 inches of bench-type seating at maximum seating capacity is counted as on~
~eatJ
c.
Existing Spaces-Role in Parking Calculation. The number of parking spaces or loadlfi"g
~paces required for an alteration or enlarj?ement of an existinj? use or structure, or for a
~hange of occupancv, shall be in addition to the number of spaces or spaces existing prior td
the alteration, enlargement or change of use. If the number of preexisting parking spaces i~
greater than the number prescribed in this section, the number of spaces in excess of thJ
prescribed minimum shall be counted in determining the required number of spaces!
Small Commercial Uses Exempt. The following commercial uses are not required to provide
6ff-street parking when thev contain less than 1.500 square feet of floor area: Retail Sales!
Personal Services, Eating and Drinking Establishments, Food and Beverage Retail Sales!
bffices- Walk-in Clientele, and Banks and Financial Institutions. However. when more than'
two such establishments are located on a single lot their floor areas shall be aggregated witH
~ll other establishments located on the lot in order to determine required parking~
D.
39
City of South San Francisco Zoning Ordinance Update
E. Sites with Multiple Uses. If more than one use is located on a site, the number of required
on-site parking spaces and loading spaces shall be equal to the sum of the requirements
prescribed for each use unless a reduction for shared parking is approved pursuant to
subsection TBD, Shared Parking. IA. parking plan shall be s"li'billIttecrtOdemonstrate that tne
total number of parking spaces required for all uses is available on the site.1
F. MtIlti Tenant Retail/Conlnlercial. Shoppin?; Centers. for centers \,'ith a ?;fOSS floor area of
hv'ent'y' fi',T tholl3and to four hundred tholl3and square feet, four spaces per C,Tr'y' one
thoasand square feet. for centers \v'ith a ?;ross floor area of four hundred tholl3and one to si~
hundred tholl3and square feet, four and one half spaces for evu'f one tholl3,md square feet!
por centers ",ith a ?;ross floor area over six hundred thousand square feet,....ft:f...lpaces fo~
~y one tholl3and square feet!
~1. ~ffice Space. Centers ',,'ith office space amountin?; to a total of more than ten percenf
pf the total floor [,rea re~uire additional ~g~p~ at a rate of t\,'O spaces foJ
fIfrf.2f.parate office area.
'2. Cinemas. },t centers \,'ith one hundred thou sand to t\,'O hundred tholl3and ?;ros3
square feet havin?; cinemas \,'ith up to four hundred fift,y' scats, and at centers \,'itH
~','er t\v'O hundred thousand ?;ross square feet ha'{in?; cinemas ',,'ith up to seved
hundred fifty scats, no ,~dditional parkin?; spaces arc required. Cinemas flavin?; mor~
than this number of scats, or cinemas located at smaller centers, ho',,'e'.'er, require ad
~dditional three s~per one hundred scats!
G. Uses Not Specified. The parking reguirement for any use not listed in Table 8 shall be
Uetermined by the Chief Planner recommended by the Chief Planner to the Plannin~
tommissiOl~ based upon the requirements for the most similar comparable use! the particular.
~haracteristics of the proposed use, and anv other relevant data regarding parking demand. Id
brder to make this determination, the Chief Planner may require a parking demand study oJ
bther information, at the applicant's cost!
H. Parking Requirements Determined by Chief Planner. Where the parking requirement iri
iTable 8 is listed as "to be determined bv the Chief PlanneL" the Chief Planner shall establisH
the parking requirement based on the particular characteristics of the proposed use, and any'
bther relevant data regarding parking demand. The Chief Planner mav require the provisiod
bf parking studies or anv other information at the applicant's cost as needed to assess parking
tlemand for the proposed proiect. Where a conditional use permit is required for the use, the
hltimate parking requirement will be established by Planning Commission during thJ
~onditional use permit application process'
I. Queuing Area. The number of parking spaces required bv Table 8 does not include queuing
~pace that mav be required for vehicles and customers waiting in vehicles for service at drive~
through facilities, pump stations, auto service bays, or similar uses'
40
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
TABLE 8: REQUIRED ON-SITE PARKING SPACES
Land Use Classification Required Parking Spaces
Residential Use Classifications
Single-unit, Detached or Attached
Less than 2,500 square feet and 2
less than 5 bedrooms
2,500 to 2,999 square feet or 5 ~
bedrooms
'3.000 square feet or more or. ~
hiOre than 5 bedroom~ For new construction. all spaces must be within a garage. For.
~xisting development. all existing garage spaces shall be'
~aintained!
A carport shall not be substituted for a required garage except for
existing dwellings on lots adjacent to a lane.
Second Unit I space for each. See Section Second Units
SiRgle family aRd tmmlwuse uRits irl If a project l1as drivC\.ay aproRs at least eigl1tceR feet IORg, tdd'
~laRRed devclopmeRts~ ~Rd ORe fourtl1 spaces sl1all be pro.ided per uRit, tdO of \fl1ie~
~l1all be iR a garage. Otl1erwise, four aRd ORe fourtl1 spaces sl1~1I be
~rovidcd per uRit, two of \fl1iel1 sl1all be iR a g~g~
Multi-unit Residential 2 sp-aees p-u uRit
---
Studio and less than 500 square feet II space
One-bedroom or 500 to 800 sq fi 11.5 spaces
iTwo-bedroom or 80 I to 1.100 sq ft 11.8 spaces
iThree or more bedrooms and 1.10 II i2 spaces plus an additional .5 space for each additional sleeping
I I ~oom over 3!
square feet or larger.
{1ultiple .fa'tillu~jeets ..itl1 four or{ One covered space shall be designated for each unit. One
more URltS: ~dditional guest parking space must be provided for everx ~
. r--
for proiects greater than 10 units.
Small Family Day Care None in addition to what is required for the residential use!
Large Family Day Care I per employee plus space for loading and unloading children! on
br'-.clf~l (Required spaces and the residential driveway for the
primary residential use may be counted toward meeting these
requirements).
Group Residential i2 spaces for the owner-manager plus I for every 5 beds and I for.
hch non-resident employee!
Mobile Home Park i2 on-site spaces for each dwelling unit. At least one required space
1nust be in a carport or garage!
Residential Care, Limited None in addition to what is required for the residential use!
Residential Care, General i2 spaces for the owner-manager plus I for every 5 beds and I for.
~ach non-resident employee!
41
City of South San Francisco Zoning Ordinance Update
TABLE 8: REQUIRED ON-SITE PARKING SPACES
Land Use Classification Required Parking Spaces
Residential Care. Senior I for every 7 residents plus I for each live-in caregiver. Facilities
serving more than 15 residents shall also provide I space for each
caregiver. employee. and doctor on-site at anyone time.
Public and Semi-Public Use Classifications
Cemetery Q per acre plus I for every full-time equivalent employee!
Colleges and Trade Schools. Public II per 3 members of the school population (including students!
or Private . I
faculty. and staff) based on maximum enrollment. I for ead'i
~ffip-Ioy'ee plus OAe for every' 100 sguare feet of floor area~
Community Assembly I for each 4 permanent seats in main assembly area. or I for every
28 sq. ft. of assembly area for group activities or where temporary
or moveable seats are provided.
Cultural Institutions For theaters and auditoriums: I for each 4 permanent seats in
I I ~
main assembly area. or I for every 50 sq. ft. of assembly area
where temporary or moveable seats are provided!
Galleries. Libraries and Museums: I for every 11.000 ~ sq. ft. of
floor area.
Other establishments: determined by the Chief Planner.
Day Care Center ~s provided in the Flight Plan required pursuant to Section TBD!
. I
DaX Care Centers
Emergency Shelter II per 200 sq. ft. of floor area!
Government Offices I per 300 sq. ft. of floor area.
Hospitals and Clinics ~ I ~/{.per bed; plus I per 300 sq. ft. of area used for office. clinics!
testing. research. administration. and similar activities associated
With the principal use or as established through the use permil
process!
Medical Marijuana Dispensary II per 300 sq. ft. of floor area!
Park and Recreation Facilities. Public (This section to be updated based on feedback from the Park and
Recreation Department)
Parks less than 3 acres in size: I per 20.000 sq. ft!
Parks 3 acres in size and larger: As required below for specific use
I ·
areas.
LBallfields (e.g.. soccer and softball): 20 per ballfield!
LGroup picnic areas: 2 per seating capacity of 10 persons:
L.Passive useable turf: I per 10.000 sq ft!
L. Children's play areas: I per 2.500 sq. fd
~
. Golf Courses: 2.] per hole
. Golf Driving Ranges: IL"H per tee
. Game Courts (e.g. tennis): i2 per court
LRecreation Center: I per 500 sq. ft!
. Swimming pools: I per 200 square feet of pool area plus
I per 500 feet of area related to the pool.
. 'Other uses: to be determined by Chief Planner.
42
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
TABLE 8: REQUIRED ON-SITE PARKING SPACES
Land Use Classification Required Parking Spaces
Public Safety Facilities if 0 be determined by the Chief Planner!
Schools, Public or Private Elementary and Middle Schools: I fJer classroom, 'plus I per 250
sq. ft. of office area. aFl(~ olge for every five fixed scats, or olge fo'?
~y 3S sguare feet of 19019 fixed seatil9g area il9 t~e auditoriul9l
High Schools: 75- per classroom al9d olge for e.el) fi.e fixed scats:
~r olge for ever) 3S square feet of 19019 fixed seatil9g area il9~
~uditoriuffi, 'plus t~e stal9dard for public asseffibly areas al9d
~orffiitories~
Social Service Facilities II per 200 sq. ft. of floor area!
Commercial Use Classifications
Adult-Oriented Business ~s determined by the Chief Planner based upon requirements for.
the most similar comparable use I per 200 sq. ft. of floor area~
Animal Care, Sales and Services
Kennels ~s provided in the Flight Plan required pursuant to Section TBD!
!A.nimal Boardin~
Pet Day Care ~s provided in the Flight Plan required pursuant to Section TBD!
!A.nimal Boarding
Pet Store II per 300 sq. ft. of floor area...Lper 200 sq. ft. of floor area~
Veterinary Services II per 250 sq. ft. of floor area!
Artists' Studios II per 1,000 sq. ft. of floor area!
AutomobileNehicle Sales and Services
Automobile/Vehicle Rentals II per 250 sq. ft. of office area in addition to spaces for all vehicles
tor rent!
Automobile/Vehicle Sales and I per 3,000 sq. ft. of lot area.
Leasing Y\ny accessory auto repair: 2 per service bay.
Automobile/Vehicle Repair, Major I space plus 4 per service bay. I per 250 sq. ft. of any retail or
or Minor office on site. Mil9iffiuffi S s~
Automobile/Vehicle Washing II per 250 sq. ft. of any indoor sales, office, or lounge areas!
~elf ser',iee car ,.as~es: I ~er effip'lo)~ I per service ,e~icle, p'lu~
2 per self ser. ice "as~ bay.r---
Service Station 4 per service bay, if service bays are included on site. I per 250 sq.
ft. of any retail or office on site. Mil9iffiuffi S sp'aecS.
Banks and Financial Institutions I per 300 sq. ft. of floor area.
(All subclassifications)
Building Materials and Services II per 500 sq. ft. of floor area: I per 1.000 sQ. ft. of outdoor disp-laX
I -
area. I per 200 sq. ft. of floor area!
Business Services II per 300 sq. ft. of floor area!
43
City of South San Francisco Zoning Ordinance Update
TABLE 8: REQUIRED ON-SITE PARKING SPACES
Land Use Classification Required Parking Spaces
Commercial Recreation Establishments with seating T~eaters fur live stage productiofls: I
for each l4 ~ fixed seats, or I for every 50 ~ ft. of seating area
where temporary or moveable seats are provided. Plus I per 2'm
sq. ft. of floor area ot~er t~afl difliflg area p-Ius I per 50 sqJL.2f
~ifliflg area!
MO\ ie T~eaters: I for eac~ 1 fixed scats plus I per, 150 sg...fL2f
~Ofl seatiflg area p-Ius I per 50 sq. ft. of difliflg area.
Athletic Clubs: I per 1150 ~ sq. ft. of floor area.
Bowling alleys: 2 per lane.
Golf Courses: ~ per hole
Golf Driving Ranges: ILH per tee
Miniature Golf: 2 per hole
Game Courts (e.g. tennis): '2 per courtJ..~~er aut~orizcd to
p'articipate at Ofle time~
Swimming pools: I per 200 square feet of pool area plus I per 500
feet of area related to the pool.
Other Commercial Entertainment and Recreation uses: to be
\:Jetermined by Chief Planner!
Crop Production, Limited II for every 2 employees on the maximum shift!
Eating and Drinking Establishments
Bars/Night Clubs/Lounges II per 75 sq. ft. of customer seating area!
Coffee Shops/Cafes II per 100 sq. ft. of customer seating area!
Restaurants, Full Service I per i75'1G sq. ft. of customer seating area; no parking is required
......- L.-. I
for outdoor seating when seats provided equal to 50 percent or.
iess of total indoor seating. I per 200 square feet of all ot~er floO';!
1'-
~
Restaurants, Limited Service I per Ii 00 5G sq. ft. of floor area.
Food and Beverage Retail Sales II per 300 sq. ft. of floor area:.l..per 200 sq. ft. of floor area~
Funeral Parlors and Mortuaries II for each 4 permanent seats in assembly areas, plus I per 250 sq!
. I
ft. of office area or I for every 50 sq. ft. of assemblx area where
~emporary or moveable seats are provided.r--
Lodging
Bed and Breakfast II per room for rent in addition to parking required for residential
Lse!
Hotels and Motels I per each sleeping unit, plus 2 spaces for a maflfrger'S ufli~
giacent to registration office. ^fld 0.5 spaces per uery 10 rooms
fur emplo)ee parkiflg. Additional parking required for ancillarr
I h d' h I' . ~
uses, suc as restaurants, accor Ing to t e par <lng requirements
for the ancillary use! See Subsection Airport-Oriented Hotels and
'Motels!
Live-Work '2 per unit!
Maintenance and Repair Services II per 600 sq. ft. of floor area, plus one space for each fleet vehicle!
44
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
TABLE 8: REQUIRED ON-SITE PARKING SPACES
Land Use Classification Required Parking Spaces
Nurseries and Garden Centers II per 500 sq. ft. of floor area: I per 1,000 sq. ft. of outdoor disQlaX
I .
area. I per 200 sq. ft. of Aoor area!
Offices
Business and Professional I per 300 sq. ft. of floor area.
Medical and Dental II per 200 sq. ft. of floor area!
Walk-In Clientele I per 300 sq. ft. of floor area.
Parking, Public or Private II per attendant station (in addition to the spaces that are available
IJn the site)J
Personal Services I per 200 sq. ft. of floor area.
Retail Sales I per \300122 sq. ft. of floor area.
I per 750 sq. ft. of floor area for appliance and furniture stores.
Employment Use Classifications
Construction and Materials Yards II per 2,500 square feet up to 10,000 square feet. I per 5,000
~~uare feet over 10,000 square feet!
Food Preparation I per 1,500 sq. ft. of use area plus I per 300 sq. ft. of office area.
Handicraft/Custom Manufacturing II per 2,000 sq. ft. of floor area, plus one per 300 sq. ft. of officed
per 1,500 sq. ft. of use area p':lus I per 300 sq. ft. of office area!
Industry, General I per 1,500 sq. ft. of use area plus I per 300 sq. ft. of office area
Pius I truck parking space for each delivery vehicle on-site during
· hi' I
t e pea< time!
Industry, Limited I per 1,500 sq. ft. of use area plus I per 300 sq. ft. of office area
Pius I truck parking space for each delivery vehicle on-site during
the peak time;
Recycling Facility
Collection Facility Minimum I space. Number of additional sRaces to be determined
by the Chief Planner!
Intermediate Processing Facility II for each 2 employees on the maximum work shift, or I per
11,000 sq. ft. of floor area, whichever is greater!
Research and Development I per \350 ~ sq. ft.. iThis rate should generally not be exceeded!
__ 11.....-'- ..,
However, the City Planner may allow revised parking standards as
long as the amount of parking provided is supportive of th~
~ecommendations and requirements of the TDM plan prepared for.
I II .
the project. of floor area up to 50,000 sq. ft. plus 3 fur (fer> 1,000
I r - --
~. ft. over 50,000 sq...ll.
Researc~ aAG DevclopmeAt MaAufacturiAg: I per 300 sq. ft. of
~oor area up to 50,000 sq. ft. p':lus I per 100 sq. ft. over 50,00'0 sq~
it
Salvage and Wrecking II per 500 sq. ft. of building area plus I per 0.5 acre of gross
lJutdoor use area!
Warehousing and Storage
45
City of South San Francisco Zoning Ordinance Update
TABLE 8: REQUIRED ON-SITE PARKING SPACES
Land Use Classification Required Parking Spaces
Chemical, Mineral, and Explosives II per 2 emQloxees or I Rer 200 sq. ft. of office area, whichever is
Storage ~reaterl
Indoor Commercial Storage II per 1,000 sq. ft. of floor area!
Outdoor Storage II per 2 employees or I per 200 sq. ft. of office area, whichever is
greater!
Personal Storage II space per 75 storage units, plus I space per 300 square feet of
IJffice area. A minimum of 5 spaces shall be provided;
Wholesaling and Distribution I per 2,000 sq. ft. of use area up to 10,000 sq. ft., I per 5,000 sq.
ft. over 10,000 square feet, plus I per 300 sq. ft. of office plus II
truck parking space for each delivery vehicle on-site during thJ
peak time!
Transportation, Communication, and Utilities Use Classifications
Airports and Heliports iT 0 be determined by the Chief Planner!
Communication Facilities
Antennae and Transmission Towers Minimum I space for maintenance and servicing. Additional spaces
10 be determined by the Chief Planner!
Facilities within Buildings iT 0 be determined by the Chief Planner~
Freight/Truck Terminals and II for each 2 employees on the maximum work shift, or I for eacH'
Warehouses ~,OOO sq. ft. of floor area, whichever is greater plus I truck parkin~
~pace for each delivery vehicle on-site during the peak time!
Light Fleet-Based Services II per 250 sq. ft. of office floor area, plus one space for each fleet
~ehicle!
Transportation Passenger Terminals if 0 be determined by the Chief Planner!
Utilities, Major II for each employee on the largest shift plus I for each vehicle
Lsed in connection with the use. Minimum of 21
;r 0 be GetermiAeG by t~e C~icf PlaAAer!
t'utomatic or semi automatic public or quasi public utilities: I P.:.ti
2,500 sq. ft. MiAimum 2 sp':ace3~
Utilities, Minor None!
Waste Transfer Facility iTo be determined by the Chief Planne~
LOCATION OF REQUIRED PARKING
A. Residential Uses. Required parking for a residential use shall be located on the same lot as
the dwelling(s) served. Parking shall not be located within reCJuired setbacks exceJ:Jt for
Second Units. ~Jo required'""YUfd space in any zonin?; district sl1'UIClX"liTIliZ'Cd-fillluilillui
parkin?;. Tne only Gception to this is that for residential uses, Gccessory buildings ,,,'ithil~
IDIuired setbacks may be used for reqll!!:cl.~~~
B. Nonresidential Uses. Required parking spaces serving commercial, industrial, and other
non-residential uses shall be located on the same lot as the use they serve, or in an off-site
parking facility as provided in Subsection C of this section.
46
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
C. Off-Site Parking Facilities. A parking facility serving one or more non-residential use
located on a site other than the site of one or more such use(s) may be approved if the
standards of this subsection are met.
U. Location. Any off-site parking facility must be located within 400 feet. along a
pedestrian route, of the principal entrance containing the use( s) for which the parking
is required 1
!2. Parking- Ag-reement. A parking agreement subiect to review and approval bv the
ppproving bodv for the use permit shall be submitted. The parking agreement shall b~
in one of the two following forms 1
a. A covenant running with the land or an easement, subject to the approval of
the city attorney, recorded in the county's 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
b. 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 'Snall run witn the use and state the number of spaces subject to the
lease and the daY's and hours of operation when the parking will be leased,
term/auration of the lease, and include a description of the facility, including
a parking diagram.
~^.lry' use permit for "hich a lease for parkin}':!; is used to sutisfy the requirements of this section shall
include a condition of approval "hich states the use permit is subject to revocation if the lease fo~
~arkin}':!; is terminated. The use permit shall also contain a condition of aR-proval reqllllillg~
permittee to pro'vide '"rittcn notice to the city of termination of the lease.r---
PARKING REDUCTIONS.
IA. Transit Station Areas. For any land use except residential single-unit and dupl~
tlevelopment if anv portion of the lot is located within V4 mile of a BART or CalTrain stationJ
the number of required parking spaces mav reduced bv 25 percent of the normally required
humber of spaces stated in Table 8 with Conditional Use Permit approvaLl
U. Transit Villag-e (TV) District Exception. This parking reduction does not apply in the
rrv District. Parking in the TV District is subiect to the requirements and reduction~
in Section (TBD), TV District Parking! .
!2. Downtown District Exception. This parking reduction does not apply in the
Downtown District. Parking in the Downtown District is subiect to the requirement~
~nd reductions in Section (TBD), Downtown Parking, .
47
City of South San Francisco Zoning Ordinance Update
B. 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:
U. 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. Tne aaequacv of tne quantitv ana efficiencv of parKing proviaea will equal or exceea
the level that can be expected if parking for each use were provided separately!
13. A parking demand studv prepared bv an independent traffic engineering professional
hpproved by the City supports the proposed reduction; and
fl. In tne case of a snarea parKing facilitv tnat serves more tnan one propertv, a parking
~greement has been prepared consistent with the provisions of Off-Site Parking
Facilities.1
~^,s a condition precedent to am2!:2:illlg such alternating...illS_lllf.'planning commission shall req.!!i!:S
;So
That "henever alternati'{e units of Ineasarement are reqaired for cOInputin}':!; off;
street parkin}':!; requirements, th<~t unit of measurement "hich proYides the g~
humber of off street ~g.1.paces shall controL
b.
A special condition on the ase pennit, or other permit, restrictin}':!; the nature of the!
ttses and times "hen such uses operGte so as to ensure a lack of conflict bet"een them!
fl.
Su5mittal of a title report for the parccl ana an a}':!;reement bet'"een the m;ners of
record and the respecti'{e asers "hich describes the parccl and obli}':!;ates it for thd
~arkin}':!; purposes free and clear of exceptions "hich "ould interfere "ith the use!
tlescribes the obli}':!;ation of each part'!, describes the parkin}':!; t~"lcility b'! parkin~
~ia}':!;ram approved b'y' the planning commission, "hich agreement shall be recorded id
the county recorder's office~
8.
Use of the respective facilities is limited to the mutually exclasive hours of operatiori
set forth in the use permit~
9.
No more tnan fift,y' percent of the required off street parkin}':!; spaces for a 5uilaing~
Use InaY~I2.p.lkQ..Qy-pJillilllg facilities for any other building or use~
~Jo use established pursuant to the pro'{isions of this section may be chGnged "ithout
iliL~R.proval of the city in accordance "ith this cha~
UO.
C. Airport-Oriented Hotels and Motels. For facilities containing one hundred rooms or more,
a use permit may be approved for a reduced off-street parking ratio of not less than one space
for each three rooms, one-half space for each 20 rooms for employee parking and one space
for every 50 square feet of meeting rooms and one space for each 200 square feet of lobby and
office area. Parking for restaurants shall be as required for freestanding eating and drinking
establishments.. A lower than one space per unit ratio may be approved if the applicant
provides subs tan tial justification. Justification of a lower than 1: 1 parking ratio shall take into
account the following factors and conditions and any other factors deemed applicable:
48
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
1. Distance the hotel or motel is located from the airport. Airport-oriented hotels and
motels are usually located no further than three miles from the San Francisco
International Airport.
2. Availability of airport bus and/or limousine service.
3. Proximity of auto rental agencies to the site. Additional parking may be required for
rental facilities on the site.
4. Availability of parking facilities adjoining the site which have peak use hours different
from peak hours of the hotel or motel.
5. Documentation of actual use of parking spaces at an existing and comparable facility
for an extended period of time.
6. Availability of on-site meeting rooms and conference facilities.
7. Designation of additional parking spaces to allow for extended parking for guests
using the airport.
8. In determining the required number of off-street parking spaces needed for an
airport-oriented hotel or motel, the Planning Commission shall include provisions
for additional off-street parking spaces to serve employee needs at the rate of one-half
space per employee and for related uses such as restaurants and conference/meeting
rooms.
D. Other Parking Reductions. Required parking for any use may be reduced through approval
6f a Conditional Use permit!
n. ~riteria for Approval. Tne Planning Commission may only grant a Conaitional Use
Permit for reduced parking if it finds that!
a. Special conditions-including but not limited to the nature of the proposed
6peration; proximity to frequent transit service; transportation characteristid
6f persons residing, working, or visiting the site; or because the applicant haJ
bndertaken a transportation demand management program-exist that will
~educe parking demand at the sitd
b. The use will adequately be served by the proposed on-site parking; and
c. Parking demand generated bv the proiect will not exceed the capacitv of or.
have a detrimental impact on the supply of on-street parking in th~
~urrounding areal
!2. Parking Demand Study. In order to evaluate a proposed proiect's compliance with'
the above criteria, the Chief Planner mav require submittal of a parking demand
~tudv that substantiates the basis for granting a reduced number of spaces and
includes any of the following information, as directed by the City!
a. Total square footage of all uses witnin existing ana proposea aevelopment
~nd the square footage devoted to each type of usd
49
City of South San Francisco Zoning Ordinance Update
b.
A survev of existing on-street and on-site parking within 350 feet of the
project site.1
Parking requirements for the net change in square footage and/or change iri
Use, based on the requirements of Table 8!
c.
a.
Estimated net change in parking demand between existing and proposed
tlevelopment using anv available existing parking generation studies from thJ
[nstitute for Transportation En?:ineers CITE) or other sources. If appropriat~
parking demand studies are not available, the citv mav require the applicant
to conduct a parking demand survey of a development similar to th~
proposed projectl
Comparison of proposed parking supply with parking requirements and nd
~hange in parking demand!
e.
f.
g.
A shared parking analysis, as appropriatd
A description of possible Transportation Demand Management measures!
~uch as preferential carpool spaces, telecommuting or staggered work shifts!
provision of transit passes or other transit incentives for residents or.
~mplovees, incorporation of spaces for car share vehicles, bicycles, or otheJ
measures that could result in reduced parking demand!
h.
Other information as required by the City!
ti,) Landscapin}':!; features. The desi}':!;n revin, board ma'y' recommend a reduction in the total
'number of required parkin~ sp<.ces for fdlY project cont<.inin}':!; ten or more such spaces by ten percen~
~f the totctl number required if, in the consideration of the board, such reduction shall result id
~tdditionallr,ndscap..ill.g features~
DOWNTOWN PARKING
~. Required Parking. Each land use in the Downtown District shall be provided at least the
humber of on-site parking spaces stated in Table 9. The parking requirement for anv use not
listed in Table 9 shall be the same as required for the land use in any other district as stated id
iTable 8!
50
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
TABLE 9: REQUIRED PARKING SPACES, DOWNTOWN DISTRICTS
Land Use Classification Required Parking Spaces
Single-unit, Detached or Attached
I Less than 900 square feet and III
. I
less than 3 bedrooms
I 900 to 2,500 square feet and 3 !i
IJr 4 bedroomJ
I 2,50 I square feet or more o~ ~
~ore than 4 bedroomJ For new construction, all spaces must be within a garage. For.
~xisting development, all existing garage spaces shall be'
~aintained!
Y>.. carport shall not be substituted for a required garage except fo~
'existing dwellings on lots adjacent to a lane!
Multi-unit Residential
Studio and less than 500 square feet II space
One-bedroom and 500 to 800 sq ft 11.5 spaces
iTwo-bedroom and 80 I to 1,100 scj 11.8 spaces
~ ~ ---
II
iThree or more bedrooms and 1,10 II '2 spaces plus an additional .5 space for each additional sleeping
I I
square feet or larger. ~oom over 3!
One covered space shall be designated for each unit. One
~dditional guest parking space must be provided for every 4 units
for Qrojects greater than I 0 units~
Lodging
'Hotels and Motels \3 for every 5 units. Additional parking required for ancillary uses'
~uch as restaurants, according to the parking requirements for thEl'
~ncillary use!
Eating and Drinking Establishments
'Bars/Nifiht Clubs/Lounfies per 100 sq. ft. of customer seating area!
'Coffee Shops/Cafes per 150 sq. ft. of customer seating area!
'Restaurants. Full Service per 100 sq. ft. of customer seating area!
'Restaurants. Limited Service per 150 sq. ft. of customer seating area
Food and Beverage Retail Sale~ per 400 sq. ft. offloorarei
'Office~
'Business and Professional per 400 sq. ft. of floor area!
'Medical and Dental per 300 sq. ft. of floor area!
.walk-In Clientele per 400 sq. ft. of floor area!
Personal Service~ per 400 sq. ft. offloorare~
Retail Sale~ per 400 sq. ft. of floor area!
Rer 750 sq. ft. of floor area for aRRliance and furniture stores!
B. In-Lieu Fees. In the Downtown Parking District, the Citv mav establish a parking mitigatiOii'
'fund and allow payment of a fee in lieu of providing required parking on-site or offsitel
51
City of South San Francisco Zoning Ordinance Update
~1.
In-lieu Fee Amount. The amount of the in-lieu fee shall be calculated and paid as sd
torth in a resolution of the City councill
Use of Funds. In-lieu fees shall be used for programs to reduce parking impacts
Including, but not limited to, any of the following~
2.
a. Off-street parking f~lcilities, including acquisition, development. and
\naintenance of parking facilities located in the Downtown Parking District!
b. Mass transit equipment. including stock and attendant facilities serving tl-"i"e
~rea in which the buildings for which the payments are made are located;
C. Transit or para transit passes, coupons, and tickets to be made available at a
tliscount to emplovees and customers and to promote and support incentivd
tor employee ride-sharing and transit use; at.
a. Transportation svstem management proiects, all costs including but nd
limited to personneL equipment and physical facilities I
TRANSIT VILLAGE (TV) DISTRICT PARKING
A. Required Parking. Each land use in the TV District shall be provided the number of on-site
parking spaces stated in Table 10.
TABLE 10: REQUIRED PARKING SPACES, TV DISTRICTS
Use Classification TV Subdistrict Required Parking Spaces
Residential TV-RM Minimum: I covered space per unit.
Maximum: 2 spaces per unit
TV -RH Minimum: I space per unit.
Maximum: 1.75 spaces per unit
Required amount dependant on access to transit facilities
TV-R and TV-C Per Table 8, Required On-site Parking Spaces
Public and Semi-Public All Per Table 8 Required On-site Parking Spaces
Commercial TV-RM and TV-RH I per 300 square feet
TV-R and TV-C I per 300 square feet
B. Small Commercial Uses Exempt. No off-street parking is required for allowable commercial
uses occupying less than 1,500 square feet.
C. Substitution of On-Street Parking. On-street parking along a parcel's corresponding
frontage lines shall be counted towards the parking requirements.
D. Parking Reduction. The number of required parking may be reduced up to 25 percent with
approval of a Use Permit. Additional reduction of parking requirements may be granted for
shared parking, with approval of a Use Permit.
52
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
BICYCLE PARKING
E.
-- ---- . - ..,
Sliort- Term Bicycle ParKing. Snort-term 5icvcle parKing shall 5e proviaea, accoraing to the
provisions of this section, in order to serve shoppers, customers, messengers, guests and othe~
yisitors to a site who generally stay for a short time!
U. Parking Spaces Required. Short-term bicvcle parking spaces shall be provided for the
tollowing uses at a rate of ten percent of the number of required automobile parking
~paces, with a minimum of four parking spaces provided per establishment!
a. Multi - family Residential:
b. All uses in the Public and Semi-Public Land Use Classification except
temeteries and Community Gardens; and
t. All uses in tne Commercial Lana Use Classification except Animal Care!
bales, and Services, Artist's Studios, Crop Production, and Live- Work'
!2. Standards for Short- Term Bicvcle Parking}
a. Location. Short-term bicvcle parking must be located outside of the publici
hght of wav and pedestrian walkways and within 50 feet of a main entrance td
'the building it serves!
1. Multi- Tenant Shopping Center. In the case of a multi-tenant
~hoppin!J. center, bicvcle parking must be located within 50 feet of ad
htrance to each anchor store. Bicvcle parking shall be visible fron~
the street or from the main building entrance, or a sign must b~
posted at the main building entrance indicating the location of th~
parking!
11. Downtown. Bicvcle parkin~ in tne Downtown aistricts may 5e locatea.
within the public right-of-way provided an unobstructed sidewall~
~learance offour-feet shall be maintained for pedestrians at all times!
5. Ancnorin{[ ana Securitv. For eacn 5icvcle parKing space requirea, a stationarv!
~ecurely anchored obiect shall be provided to which a bicvcle frame and on~
~heel can be secured with a high-security U-shaped shackle lock if botH
wheels are left on the bicycle. One such obiect may serve multiple bicycl~
I k'
par ll1g spaces.
t. Size ana AccessilJilitv. Each 5icvcle parkin~ space shall 5e a minimum of"tWd
teet in width and six feet in length and shall be accessible without moving
~nother bicvcle. Two feet of clearance shall be provided between bicvcle
parking spaces and adiacent walls, poles, landscaping, street furniture, driv~
~isles, and pedestrian ways and at least five feet from vehicle parking spaces!
F. Long- Term Bicvcle ParKing. Long-term 5icvcle parKing shall De provided, accoraing to tne
provisions of this section, in order to serve emplovees, students, residents, commuters, and
bthers who generally stay at a site for four hours or longer!
53
City of South San Francisco Zoning Ordinance Update
~l. Parking RequiredJ
a. Residential Uses. A minimum of one bicvcle parking space shall be provided
~or every four units for multi-unit residential and group residential pro}ectsJ
b. Other Uses. Anv establishment with 25 or more emplovees snall provide long~
term bicycle parking at a ratio of one space per 25 vehicle spaces!
c. Parkinr:, Structures. Long-term bicycle parking shall be provided at a ratio of
6ne space per 50 vehicle spaces!
2. Standards for Long--Term Bicvcle Parking. Long-term bicycle parking must meet the
following standards!
a. Location. Long-term bicvcle parking must be located on the same lot as the
hse it serves. In parking garages, long-term bicycle parking must be located
hear an entrance to the facility!
b. Covered Soaces. At least 50 percent of required long-term bicvcle parking
bust be covered. Covered parking can be provided inside buildings, under.
~oof overhangs or awnings, in bicycle lockers, or within or under othd
~tructures.1
c. Securitv. Long-term bicycle parking must be in at least one of the following
tacilities~
1. An enclosed bicycle locked
11. A fenced, covered, locked or guarded bicycle storage area: or.
111. A rack or stand inside a building that is within view of an attendant or.
~ecurity guard or visible from employee work areas;
a. Size and Accessibilitv. Each bicvcle parking space shall be a minimum of two
teet in width and six feet in length and shall be accessible without moving
~nother bicvcle. Two feet of clearance shall be provided between bicvcle
parking spaces and adiacent walls, poles, landscaping, street furniture, driv~
!lisles, and pedestrian ways and at least five feet from vehicle parking spacesl
ON-SITE LOADING
A. Loading Spaces Required. Every new building, and every building enlarged bY' more than
five thousand sCJuare feet that is to be occujJied bY' a :USCOf institutioml"'illiture or uses liSted.
as permitted in the commercial find industrial zones manufacturing establishment storagJ
~acility, warehouse facilitv, retail store, wholesale store, market. hotel. hospitaL mortuarv!
laundrv, drv-cleaninj? establishment. or other use similarly requiring the receipt oJ
tlistribution by vehicles or trucks of material or merchandis~ shall provide shall off-street
loading and unloading areas as follows. Such on-site loading space shall be maintained during
the existence of the building or use that it is required to serve.
54
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
TABLE II: REQUIRED LOADING SPACES
Square Footage Required Loading Spaces
0-6,999 0
7,000 - 30,000 I
30,00 I - 90,000 2
90,00 I - 150,000 3
150,00 I - 230,000 4
230,00 I + I per each additional 100,000 square
feet or portion thereof.
B. The square footage of the entire building shall be used in determining spaces for multi-tenant
buildings. A common loading area may be required, if each tenant space is not provided a
loading area. Drive-in roll-up doors for multi-tenant industrial projects may be substituted
for required loading areas.
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.
C. IMinimum 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 driveway:s for ingress and egress,
maneuvering areas and setbacks. IT'he minimum size requirement may 6e lllOdTfieallpQ"ii"'a
finding bvthe Chief Planner and Citv Engineer that the applicant has satisfactoril~
tlemonstrated that due to the nature of the proposed use, such size will not be needed!
D. Drivewavs for Ingress ana Egress ana Maneuvering Areas. Eacn on-site loading space
~equired bv this section shall be provided with drivewavs for ingress and egress and
1naneuvering space of the same tvpe and meeting the same criteria required for on-sit~
parking spaces. Truck-maneuvering areas shall not encroach into required parking areas!
havelways, or street rights-of-way. This requirement mav be modified upon a finding bv th~
thief Planner and Citv Engineer that sufficient space is provided so that truck-maneuvering
~reas will not interfere with traffic and pedestrian circulation.1
PARKING AREA DESIGN AND DEVELOPMENT STANDARDS
IA. Handicapped Parking. Eacn lot or parKing structure wnere parking is proviaea for the pu61IG
~s clients, guests, or emplovees shall include parking accessible to handicapped or disabled
persons as near as practical to a primarv entrance and in accordance with the standards fo~
the number of spaces, size, location, signing, and markings/striping set for in Chapter 7lJ
j'Site Development Requirements for Handicapped Accessibility" of Title 24 of the californi~
tode of RegulationsJ
55
City of South San Francisco Zoning Ordinance Update
B. Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking
requirement for a residential unit in accordance with the following.
1. Both spaces shall be assigned to a single dwelling unit.
2. The tandem parking bay shall be a minimum forty feet by ten feet in dimension.
3. The tandem space shall be located lllijacent to an enclosea g.umge serving...!hL~J~
unit and outside the required setback area.
4. No more than two vehicles shall be placed one behind the other.
5. Tandem J:Jarkin~hall not be used to satisfy the parking requirement for guest
k. I" ~.
par mg. or a seconU. Ul1lt.
C. Carpool and Vanpool Parking. At least ten percent of the requirea parking spaces forotf~
~nd all uses within the Emplovment Use Classification shall be designated and reserved foJ
brpools or vanpools. These spaces shall be located closest to the main entrance of the proiect
t exclusive of spaces designated for handicapped) .1 .
D. Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles
~hall be provided to meet the minimum dimensions required bv this subsection. Screening
Mralls, roof support posts, columns, or other structural members shall not intrude into the
~equired dimensions for parking spaces~
1. Standard Parking Spaces. The minimum basic dimension for standard J:Jarking
sJ:Jaces is 8 1/2 feet by: 18 feet. ParKing space wiath is measurea from the insiae ec.rgeof
the parking space striping to the outside edge of parking space striping' Table 11
provides the dimensions of spaces (stalls) and aisles according to angle of parking
spaces.
TABLE II: STAN DARD PARKING SPACE AND AISLE
DIMENSIONS
Angle of Curb Length
Parking Stall Width Per Stall Stall Depth Aisle Width
Parallel 8'6" 20'0" 8'6" 15'
300 8'6" 17'0" 17'0" 15'
450* 8'6" 12'0" 19'0" 15'
600* 8'6" 9'6" 19'6" 18'
V5~ 8'6'j 9'0'; 119'6'1 221
900* 8'6" 8'6" 18'0" 25'
*Most frequently used.
!2. Setl1acK. of Cross Drive Aisles. Parking spaces or cross arive aisles along main arive
~isles connecting directly to a street shall be set back at least 50 feet from the lot linJ
hbutting the street!
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Module 2A: Non-residential Development and On-site Parking and Loading Regulations
13.
Parking- Spaces Abutting- Wall or Fence. Each parking space adioining a wall, fel1Cd
~olumn, or other obstruction higher than 0.5 feet shall be increased bv 2 feet on eacH
~bstructed side, provided that the increase mav be reduced bv 0.25 feet for each on~
toot of unobstructed distance from the edge of a required aisle, measured parallel td
the depth of the parking space!
IA
;1:.
Minimum Dimensions for Residential Carports. Each single-car carport shall
I - !
measure at least 10 feet wide bv 20 feet long. Each double carport shall measure at
least 20 feet wide bv 20 feet long. The width of the carport is to be measured fron~
inside face of support to inside face of opposite support. The carport roof shall coveJ
the entire 20-foot length of the space. Unless adequate enclosed storage area i~
provided elsewhere on-site, the carport shall include a minimum 80 cubic feet of
hclosed, un-inhabitable and non-conditioned storage space!
Minimum Dimensions for Residential Enclosed Garag-es. Enclosed garages serving
~esidential uses shall be constructed to meet the following minimum inside!
tiimensions!
5.
a. A single-car garage shall be at least 10 feet wide and 20 feet long.
b. A double-car garage shall be at least 20 feet wide and 20 feet long.,
c. Each garage space shall be equipped with an automatic door opener and a
roll-up sectional or similar garage door which does not extend onto the
apron. On multifamily dwellings, a security gate on a multispace garage is
permitted.
d. For the purpose of determining the existing number of garage spaces for an
existing dwelling unit the following dimensions shall apply:
e. An existing garage with minimum interior dimensions of eight and one-half
feet in width and eighteen feet in length shall qualify as one existing enclosed
parking space.
f An existing garage with minimum interior dimensions of seventeen feet in
width and eighteen feet in length shall qualify as two existing enclosed
parking spaces.
g. 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.
h. The vertical clearance for garage or carport parking spaces shall not be less
than seven feet six inches.
E. Surfacing. All parking areas shall be paved and improved and all sites shall be properly:
drained, ~onsistei1tWfth California Regional Water Oualitv Control Board San FrancfSCO'"BaY
Region Municipal Regional Stormwater NPDES Permit the City of South San Franciscd
t:lource Cont~ol Measures, and the City of South San Francisco Site Design Standard~
thecklist and subject to the approval of the City Engineer.
57
City of South San Francisco Zoning Ordinance Update
~1.
Cross-grades. Cross-grades shall be designed for slower stormwater flow and to direct
~tormwater toward landscaping, bio-retention areas, or other wateJ
~ollection/treatment areas!
Landscaping- Alternative. Up to two feet of the front of a parking space as measured
tram a line parallel to the direction of the bumper of a vehicle using the space may bJ
landscaped with ground cover plants instead of paving!
!2.
13.
Permeable Paving. Permeable paving shall be used in all overt1ow parking areas and
installed in accordance with manufacturer recommended specificationsJ
'A
tl.
Turf Grids/Grassy Pavers. Turf grids/grassy pavers shall be installed in areas of lOW
traffic or infrequent use wherever feasible!
F.
Parking Lot Striping. All parking stalls shall be clearlv outlined with striping, and all aisles!
6pproach lanes, and turning areas shall be clearly marked with directional arrows and lines a~
necessary to provide for safe traffic movement!
IWheel Stops. Concrete bumJ:Jer guards or wheel sto)Js shall be )Jrovided for all unenclosed
parking spaces bn a site witn iO"'Or more unenclosea parKing spaceSJ 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 )Jrovided the overhang will not reduce the minimum
reCJuired walkway: width. interfere "ith peaestrian mo'{ement. }, maximum of t"o feet of1fi'2
lliJaircd length of a p~g.1:Pace may o'{erhang a l[,ndscape area or a side\{alk~
Perimeter Curbing. A six-inch wide and six-inch high concrete curb shall be provided along
the outer edge of the parking facilitv pavement. except where said pavement abuts a fence oJ
Mrall. Curbs separating landscaped areas from parking areas shall be designed to allow
~tormwater 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 surfac~
temperatures in parking areas, at least 50 percent of the areas not landscaped shall be shaded!
bf light colored materials with a Solar Reflectance Index (SRI) of at least 29, or a combinatiod
bf shading and light colored materials. Shade mav be provided bv canopies, shade structures!
trees, or other equivalent mechanism. Trees shall be selected from a list maintained bv th~
Planning Division. If shade is provided bv trees, the amount of required shading is to bJ
~eached within 15 vears. The amount of shade provided bv a given tree is determined b1
hsing the approximate square footage of the tree crown as indicated on the approved shadJ
tree list!
Lighting. Public parking areas designed to accommodate 10 or more vehicles shall be
provided with lighting consistent with South San Francisco Police Department standards I
lighting design shall be coordinated with the landscape plan to ensure that vegetation growtH
Mrill not substantiallv impair the intended illumination. Parking lot lighting shall, to thJ
n1aximum extent feasible, be designed and installed so that light and glare is not directed ontd
~esidential use areas or adjacent public rights-of-way, consistent with Chapter TBD!
Performance Standards! -
Separation From On-Site Buildings. Parking areas must be separated from the front and
~ide exterior walls of on-site buildings bv walkwavs a minimum of four feet in width!
tommercial buildings with 80,000 square feet or more of gross floor area must be separated
G.
H.
I.
J.
K.
58
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
from on-site parking on all sides bv a walkwav 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 areaJ
~ontaining five or fewer spaces!
1. Landscaping. Landscaping of parking areas shaH be provided and maintained according to
the general standards of Chapter TBD, Landscaping, as well as the standards of thi~
~ubsection. The provisions of this subsection apply to all uses except Single-Unit DwellingJ
~nd Duplexes~
~1. Landscape Area Required. A minimum of 10 percent of anv 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, vehicl~
~ntrv and exit areas, and any adiacent paved areas. Parking lot area does not includJ
~nclosed vehicle storage areas.' .
!2. Minimum Planter Dimension. No landscape planter that is to be counted toward the
~equired landscape area shall be smaller than 25 square feet in area, or four feet in an)!
horizontal dimension, excluding curbing!
6. Lavout. 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
~tallst
b. Landscaped planting strips between parking areas and adjacent buildings or.
internal pedestrian walkways: .
c. Landscaped islands located between parking stalls or at the ends of rows of
parking stalls: and
1,1
;1:.
a. On-site landscaping at the parking lot perimeter!
Required Landscaped Islands. A landscaped island at least six feet in all interior.
tiimensions and containing at least one IS-gaHan-size tree shall be provided at eacH
~nd of each interior row of parking stalls and between every six consecutive parking
~tallsl
5.
Landscaped Buffer for Open Parking- Adiacent to Right-of- Wav. A landscaped area
~t least five feet wide shall be provided between any surface parking area and any
property line adiacent to a public street. unless a different dimension is specified id
the base district standards applicable to a site.1
Landscaped Buffer for Open Parking- Abutting- Interior Lot Line. A landscaped area
~t least three feet wide shall be provided between any surface parking area and any'
~d.iacent lot for the length of the parking area!
Landscaped Bufferfor Parking- Garag-es. A parking garage that does not incorporate
hound - floor nonresidential or residential use or is not otherwise screened o~
~oncealed at street frontages on the ground level. must provide a landscaped area at
least ten feet wide between the parking garage and public streed
6.
17.
59
City of South San Francisco Zoning Ordinance Update
8. Parking- Garag-e Rooftop Planting-. Uncovered parking on the top level of a parking
~tructure shall have rooftop planters with a minimum dimension of 24 inches around
the entire perimeter of the top floor!
[). Trees}
a. Number Required. Trees shall be provided at a rate of one tree for each five
I k' I
par 'mg spaces!
b. Distribution. Trees snall be distributed relatively evenly throughout tl-"i"e
parking area.1
c. Soecies. Required trees for parking lots shall be selected from a list of
~ecommended trees maintained by the Planning Divisionl
a. Size. All trees shall be a minimum IS-gallon size with a one-inch diameter a~
breast height (dbh)!
e. Minimum Planter Size. Anv planting area for a tree must have a minimuni
interior dimension of five feet. Additional space may be required for somJ
tree species!
~IO. Protection ofVegetationJ
a. Clearance from Vehicles. All required landscaped areas shall be desi?:ned sd
that plant materials, at maturitv, are protected from vehicle damage by
providing a minimum two-foot clearance of low-growing plants where ~
wehicle overhang is permitted, or by wheel stops set a minimum of two feed
tram the back of the curb!
Ul.
U2.
b. Planters. All required parking lot landscaping shall be within planters
bounded bv a concrete curb at least six inches wide and six inches high. curbJ
~eparating landscaped areas from parking areas shall be designed to allow
~tormwater runoff to pass through!
Irrigation. Alflandscaped areas shall be provided with an automatic sprinlder systeml
Visibilitv and Clearance. Landscaping in planters at the end of parking aisles may'
hot obstruct drivers' vision of vehicular and pedestrian cross-traffic. Mature tred
~hall have a foliage clearance maintained at eight feet from the surface of the parking
~rea. Other plant materials located in the interior of a parking lot should not exceed
60 inches in height!
M. Screening. Parking areas shall be screened from view from public streets and adiacent
properties in a more restrictive classification, according to the following standards! .
U. Height. Screening of parking lots from adiacent public streets shall be three feet iri
height. Screening along interior lot lines that abut residential districts shall be six feed
in height. except within the required front setback of the applicable zoning district!
where screening shall be three feet in height!
60
Module 2A: Non-residential Development and On-site Parking and Loading Regulations
!2. Materials. Screening may consist of one or any combination of the methods listed
below)
a. Wails. Low-profile walls consisting of concrete, stone, or masonry materialS!
b. Fences. An open fence of wrougnt iron or similar material combined witH
plant materials to form an opaque screen. This option does not include th~
'use of chain-link or vinyl fencing!
c. Plantinf!.. Plant materials consisting of compact evergreen plants that form ari
bpaque screen. Such plant materials must achieve a minimum height of twd
teet within 18 months after initial installationl
a. Berms. Berms planted with grass, ground cover, or other low-growing plai1i!
materials!
N. Circulation and Safety'
il. Visibilitv shall be assured for pedestrians, bicvclists, and motorists entering individual
parking spaces, circulating within a parking facility, and entering or leaving a parking
facility!
Off-street parking and loading areas shall be provided with sufficient maneuvering
~oom so that all vehicles can enter and exit from a public street bv forward motiod
~nlv. This standard does not apply to parking areas serving Single-Unit Dwellings oJ
~uplexes served by individual driveways!
12.
ParKing lots snall 6e aesignea so tnat sanitation, emergencv, ana other pu61ic service
hhicles can provide service without backing unreasonable distances or making othd
~angerous or hazardous turning movements!
6.
~.
Separate venicular ana peaestrian circulation svstems snall 6e proviaea w~
possible. Multi-unit residential developments of tlve or more units must be provided
pedestrian access that is separate and distinct from drivewavs. Parking areas fo~
~ommercial and mixed-use developments that are 80 feet or more in depth and/oJ
include 50 or more parking spaces must have distinct and dedicated pedestrian acces~
tram the commercial use to parking areas and public sidewalks, according to thJ
. I
following standards:
h. Connection to Pul.Jlic Siaewall(. An on-site walkwav shall connect tne maid
building entrv to a public sidewalk on each street frontage. Such walkwaY.
~hall be the shortest practical distance between the main building entry and
~idewalk. 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. Iaentlf"ication. Peaestrian walkwavs shall 6e clearlv aTfterentiatea-f['(')"itl
Urivewavs, parking aisles, and parking and loading spaces through the use of
~levation changes, a different paving material. or similar method!
61
City of South San Francisco Zoning Ordinance Update
a. SeDaration. Where a pedestrian walkwav is parallel and adiacent to an autd
travel lane, it must be raised and separated from the auto travel lane by J
bised curb at least four inches high, bollards, or other physical barrier!
O. Alternative Parking Area Designs. Where an applicant can demonstrate to the satisfaction
6f the Chief Planner that variations in the dimensions otherwise required bv this section arJ
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
t:lystem, a specific alternative parking area design may be approved!
P. Maintenance. Parking lots, including landscaped areas, drivewavs, and loading areas, shall be
1naintained free of refuse, debris, or other accumulated matter and shall be kept in good
~epair at all times I
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:
A. 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;
B. The space shall be paved;
C. The driveway and any curb cut shall comply with city standards;
D. 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 sixty 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;
E. The space shall not be included when calculating the property's required parking; and
F. Any necessary encroachment permits have been attained.
62
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