HomeMy WebLinkAboutORD 1649-2023 (file 23-862)Exhibit A: Zoning Ordinance Amendment
Part 1 – New Zoning Chapters
DIVISION IV: OVERLAYS AND PLAN DISTRICTS
20.150 LINDENVILLE SPECIFIC PLAN DISTRICT
Sections:
20.150.001: Purpose
20.150.002: Applicability
20.150.003: Zoning Districts and Overlay Zones
20.150.004: Land Uses
20.150.005: Density and Intensity
20.150.006: Transfer of Development Rights
20.150.007: Development Standards
20.150.008: Design Standards for Form-Based Zoning Districts in Lindenville Specific Plan
20.150.009: Circulation and Parking
20.150.010: Infrastructure and Utilities
20.150.001 Purpose. This chapter establishes the Lindenville Specific Plan district (and
associated zoning districts) and provides for coordinated planning and design principles within
this district.
A. The Lindenville Specific Plan districts are established to implement the Lindenville Specific
Plan, which is incorporated herein by reference. The Lindenville Specific Plan is a
comprehensive, long-term planning document for the Lindenville Specific Plan area. It includes
land use districts and programs; design and development standards; open space standards, and
guidelines; complete street standards; and infrastructure and utility enhancement; among other
components.
B. Consistent with the vision established in the General Plan, the Lindenville Specific Plan
implements the goals and policies through the following cross-cutting strategies:
1. Establish areas to create character, distinction, and visual interest within Lindenville.
2. Create a vibrant and inclusive mixed use neighborhood where people can easily reach
destinations within a short walk or bike ride.
3. Promote a variety of housing types with distinct height and density standards to support
a diverse range of families and households.
4. Maintain and strengthen Lindenville as a diverse economic engine that supports
economic prosperity for all.
5. Design a multimodal, safe, and connected transportation network that advances
sustainability and livability goals.
6. Promote arts and cultural uses.
7. Adapt to a changing climate by requiring resilient design and upgrades in areas
impacted by storms and sea level rise.
8. Create new publicly accessible open spaces that encourage active and passive recreation
to accommodate the physical and social needs of all users.
9. Protect residents and employees from air pollution, noise, and industrial pollutants
present in the soil.
20.150.002 Applicability
A. The regulations contained in this chapter shall apply in the Lindenville Specific Plan district,
in conjunction with the standards, guidelines, and plans contained in the Lindenville Specific
Plan document.
B. The standards, guidelines, and plans contained in this chapter and in the Lindenville Specific
Plan document do not apply to areas within the Southline Campus Specific Plan District, see
Chapter 20.290 (“Southline Campus Specific Plan District”).
C. Whenever this chapter or the Lindenville Specific Plan document does not provide specific
standards and/or procedures for the review, approval, and/or administration of development
projects within the Lindenville Specific Plan district or for appeals concerning approvals or
administration of development projects, the provisions of the South San Francisco Municipal
Code shall apply.
D. In the event of inconsistencies or conflict between the Lindenville Specific Plan and this
chapter or any other provision of the South San Francisco Municipal Code, the provisions of the
Lindenville Specific Plan take precedence, control and govern in the Lindenville Specific Plan
Area.
E. The owner or occupant of land or buildings used for any purpose in the Lindenville Specific
Plan district shall provide the facilities as required by and which conform with the regulations set
forth in this chapter; provided however, that buildings, structures, or uses lawfully constructed or
established prior to the effective date of this chapter that do not comply with the provisions
hereof shall be deemed legally nonconforming in accordance with the provisions of Chapter
20.320.
20.150.003 Zoning Districts and Overlay Zones
A. Zoning Districts. The Lindenville Specific Plan establishes the following zoning districts.
See Chapter 20.135.020 (“Transect Zones”) for standards for zones.
1. T3 Makers Lindenville (T3ML). The T3ML form-based zoning district is a low- and
medium-intensity mixed-use district that supports arts and makers, residential, and industrial
uses along the South Linden Avenue corridor.
2. T4 Lindenville (T4L). The T4L form-based zoning district establishes a mixed-use
urban area. The district supports medium- to high-intensity mixed-use development.
3. T5 Lindenville (T5L). The T5L form-based zoning district supports a comfortable and
walkable high-intensity urban core.
B. Overlay Zones. The Lindenville Specific Plan establishes the following overlay zones. See
Chapter 20, Division IV (“Overlays and Plan Districts”) for standards for zones.
1. Height Incentive Overlay (HI). The Height Incentive Overlay District is intended to
incentivize higher levels of green building performance, affordable housing, and the
provision of additional open space in excess of the amount required under existing City and
Specific Plan regulations and fees in exchange for increased building heights.
2. Colma Creek Greenbelt Overlay (CCG). The Colma Creek Greenbelt Overlay District
is intended to encourage transfer of development away from parcels fronting Colma Creek to
implement the vision of the Colma Creek Greenbelt.
3. Arts and Makers Overlay (A&M). The Arts and Makers Overlay District is intended to
promote arts and cultural uses along South Linden Avenue through development incentives.
4. Active Ground Floor Use Overlay (AGFU). The Active Ground Floor Use Overlay
District requires active ground floor uses along portions of South Spruce Avenue.
20.150.004 Land Uses
A. Conventional Zoning Districts. For conventional zoning districts in the Lindenville
Specific Plan District, uses are regulated by Table 20.100.002: Use Regulations – Nonresidential
Zoning Districts.
B. Form-Based Zoning Districts. For Form-Based Zoning Districts in the Lindenville Specific
Plan, uses are regulated by Table 20.135.006: Uses.
C. Arts and Makers Uses. For parcels within the A&M Overlay in the Lindenville Specific
Plan, uses are regulated by Table 20.200.003.
D. Active Ground Floor Uses. For parcels within the AGFU Overlay in the Lindenville
Specific Plan, uses are regulated by Table 20.210.003.
E. Airport Land Use Compatibility Plan Consistency. All development shall adhere to land
use compatibility requirements established in Zoning Code Chapter 20.300.03 (“Airport Land
Use Compatibility Plan Consistency”), related to consistency with the Comprehensive Airport
Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP).
1. ALUCP Safety Zone Compatibility. Development projects in Safety Zones 2, 3, and 4
shall adhere to the land use restrictions as defined by the ALUCP.
2. ALUCP Noise Interior Compatibility. Future developments exposed to conditionally
acceptable and generally unacceptable aircraft noise levels, as defined by the ALUCP or the
South San Francisco General Plan, whichever is more restrictive, shall complete a detailed
noise analysis that includes the required noise reduction measures and noise insulation
features included in the design to ensure compatibility with appropriate noise standards.
3. ALUCP Noise Exterior Compatibility. Exterior noise requirements shall adhere to
Zoning Code Chapter 20.300.03 (“Airport Land Use Compatibility Plan Consistency”) and
Noise Performance Standards in the City’s General Plan, with the following exceptions:
a. For new multi-family residential projects and for the residential component of mixed-
use development, use a standard of 60 dB CNEL in usable outdoor activity areas. Use
noise attenuation techniques such as shielding by buildings and structures for common
outdoor use areas. Outdoor uses shall be designed for passive recreational use.
b. For new parks and open spaces, use a standard of 60 dB CNEL. Parks and open
spaces shall be designed for passive recreational use.
20.150.005 Density and Intensity
A. Density and Floor Area Ratio. Residential Density and Nonresidential Floor Area Ratio
(FAR) is regulated by Table 20.150.005: Density and Intensity.
Table 20.150.005: Density and
Intensity
District Minimum
Residential
Density
(DU/AC)
Maximum
Residential
Density
(DU/AC)1
Base
Nonresidential
Floor Area
Ratio
Maximum
Nonresidential
Floor Area
Ratio with
Community
Benefits2
Total Floor Area
Ratio
(Residential and
Nonresidential)3
RM-22 15 or existing
density,
whichever is
greater
22 NA NA NA
RH-180 80 or existing
density,
whichever is
greater
180 NA NA NA
T3ML 20 60 0.5 minimum for
non-residential;
1.0 maximum
NA 1.0 min; 2.5 max
T4L 80 120 0.5 maximum for
non-residential
uses
NA 1.25 min; 3.5
max
T5L 80 140 0.5 maximum for
non-residential
uses
NA 1.5 min; 3.75
max
BPO NA NA 1 2.5 2.5
BTP-H NA NA 0.5 2.0 for Clean
Technology,
Office, and
R&D
2.0
MIM NA NA 0.4 1.0 for all
permitted uses
except Office
and R&D
1.0
MIH NA NA 0.4 2.0 for all
permitted uses
2.0
except Office
and R&D
PQP NA NA NA NA NA
1 See Chapter 20.390 (“Bonus Residential Density”) for additional density based on the
California State Density Bonus program.
2 See Chapter 20.395 (“Community Benefits Program”) for additional FAR based on the
Community Benefits Program.
3 Ground floor nonresidential uses may be exempt from the maximum FAR, see Chapter
20.040.009 (“Determining Floor Area Ratio”). Ground floor nonresidential uses would count
towards the minimum FAR.
B. Nonresidential Development. Floor area ratio (FAR) is used to regulate nonresidential
developments and/or the non-residential component of a mixed-use development.
1. In Zoning Districts that allow residential uses, minimum residential density must be
achieved before nonresidential uses are permitted.
2. The Base Nonresidential FAR is used as the base FAR for office, R&D, and industrial
development.
3. Additional FAR may be awarded, up to the Maximum Floor Area Ratio with Community
Benefits, for developments that meet the following requirements:
a. Provide community benefits as established in Zoning Code Chapter 20.395
(“Community Benefits Program”).
b. Contribute the open space onsite and in designated locations in the Parks and
Open Space Framework Plan in the LSP as part of its community benefits contribution.
C. Residential Development. Residential and mixed-use residential development is allowed in
the RM-22, RH-180, T3ML, T4L, and T5L zoning districts.
1. All new residential development in the RM-22, RH-180, T3ML, T4L, and T5L zoning
districts shall build to at least the minimum density or existing density, whichever is
greater.
2. See Chapter 20.380 (“Inclusionary Housing Requirements”) and Chapter 20.390 (“Bonus
Residential Density”) for inclusionary housing requirements and density bonus allowed.
D. Height. Allowed maximum height is regulated by Figure 20.150.005 or the maximum height
limits permissible under Federal Aviation Administration (FAA) regulations and the ALUCP
Critical Aeronautical Surfaces requirements. For avoidance of doubt, the lower of the two
heights identified by the ALUCP and the FAA shall be the controlling maximum height.
1. Height Incentive Overlay. The Lindenville Specific Plan establishes a Height Incentive
Overlay. See Chapter 20.160 (“Height Incentive Overlay”) for more details.
2. Height Measurement. Building height measurement procedures are defined in Chapter
20.040.005 (“Measuring Height”).
3. ALUCP Consistency. For airspace protection evaluation requirements based on the San
Francisco International Airport Land Use Compatibility Plan, see Chapter 20.300.003
("Airport Land Use Compatibility Plan Consistency").
Figure 20.150.005 Maximum Building Height
E. Additional Standards and Requirements. Additional standards, requirements, and details
for all development, Base and Bonus FAR for non-residential development, and residential
development are set forth in the Lindenville Specific Plan Sections 3.3, 3.4, and 3.5.
20.150.006 Transfer of Development Rights
A. Transfer of Development Rights (TDR). The Lindenville Specific Plan allows transfer of
development rights to incentivize the Specific Plan priorities related to open space, blue-green
infrastructure, Colma Creek naturalization, affordable housing, and public facilities. Maximum
Floor Area Ratio with Community Benefits may not be exceeded through the transfer of
development rights from one parcel to another parcel within Lindenville. The details,
requirements, and process for obtaining additional TDR square footage are set forth in the
Lindenville Specific Plan Section 3.4.
1. The Lindenville Specific Plan establishes four TDR programs.
a. Colma Creek Greenbelt
b. Parks and open spaces
c. Affordable housing
d. Public facilities
2. All the nonresidential floor area or residential units on a sending parcel may be
transferred in its entirety, to a single receiving parcel, or in separate increments to several
receiving parcels. Receiving parcels may receive floor area or units from multiple sending
parcels. Individual receiving parcels may not exceed the Maximum Floor Area Ratio with
Community Benefits as set forth in Table 20.150.005: Density and Intensity.
20.150.007 Development Standards
A. Conventional Residential Districts. For conventional residential zoning districts, see
Chapter 20.070 (“Residential Zoning Districts”) for development standards.
B. Conventional Nonresidential Districts. For conventional nonresidential zoning districts,
see Chapter 20.100 (“Nonresidential Districts”) for development standards.
C. Form-Based Zones. For form-based zoning districts, see Chapter 20.135 (“Form-Based
Zoning Districts”) for standards for zones.
20.150.008 Design Standards for Form-Based Zoning Districts in Lindenville Specific Plan
A. Design Standards for Form-Based Zones. The Lindenville Specific Plan established
design standards which regulate various aspects of building design for the T3ML, T4L, and T5L
zones. The following details and requirements for the building design are set forth in the
Lindenville Specific Plan:
1. Building Massing and Façade Composition
2. Unique Building Entry
3. Ground Floor Residential Units
4. Transition to RL Zoning District
5. Transitions to MIM and MIH-Zoned Properties
6. Parking
7. Architectural Details
8. Residential Unit Design
9. General Development Standards
B. Exemptions. Development projects in the T3ML, T4L, and T5L zones are exempt from
20.310.004 Multi-Family Residential and Mixed Use Design standards.
C. Conflicts. If a general development standard conflicts with the Lindenville Specific Plan
district design and development standards, the standards in Lindenville Specific Plan prevail.
20.150.09 Circulation and Parking
A. Street Location. The street system within Lindenville Specific Plan shall be located,
generally, as shown in Lindenvile Specific Plan Chapter 6: Mobility. Precise alignments shall be
established during the process for review and filing of maps in conformance with the standards
established in this Chapter, and otherwise as established in the Subdivision Ordinance (Title 19
of the South San Francisco Municipal Code)
B. Street Standards. The streets within the Lindenville Specific Plan shall conform to the
design standards set forth in the Specific Plan, and, as applicable, Chapter 19.20 (“Street
Design”) of the South San Francisco Municipal Code.
C. Utilities. All new streets shall be designed and constructed per City standards to include
storm, sewer, water, and dry utilities.
20.150.010 Infrastructure and Utilities
A. Infrastructure and Utilities Location. The location and extent of proposed infrastructure
and utility improvements in the Lindenville Specific Plan will be as generally described and
depicted in the Specific Plan, Chapter 7: Infrastructure.
20.160 HEIGHT INCENTIVE (HI) OVERLAY DISTRICT
Sections:
20.160.001: Purpose
20.160.002: Applicability
20.160.003: Requirements for Height Incentive Overlay District
20.160.004: Development Incentives
20.160.005: Additional Development Standards
20.160.001 Purpose. The Height Incentive Overlay District is intended to incentivize higher
levels of green building performance, affordable housing, and the provision of additional open
space in excess of the amount required under existing City and Specific Plan regulations and fees
in exchange for increased building heights.
20.160.002 Applicability. The Height Incentive Overlay District can be combined with the
zoning districts illustrated in Figure 20.160.002. In the event of a conflict between any of the
regulations specified in the Height Incentive Overlay District and any underlying base district,
the provisions of the Height Incentive Overlay District shall prevail.
Figure 20.160.002 Height Incentive Overlay District
20.160.003 Requirements for Height Incentive Overlay District. The following standards
must be implemented to receive the height incentive.
A. GreenPoint Checklist. Achieve a minimum of 120 points on the GreenPoint Rated
checklist or equivalent;
B. Submetering. Submeter or use other appropriate technology that can track individual energy
use, for each residential unit;
C. Whole Building Life Cycle Assessment. Conduct a whole-building life-cycle assessment
per the Leadership in Energy and Environmental Design (LEED) Building Life-Cycle Impact
Reduction Credit;
D. Affordable housing. Provide an additional 5% affordable housing beyond requirements in
Chapter 20.380 (“Inclusionary Housing Requirements”).
E. Open Space. Provide at least 20% of the project site as publicly assessable open space.
F. Additional Standards and Requirements. Additional details on the requirements for the HI
Overlay are set forth in the LSP Section 3.5.
20.160.004 Development Incentives. If the requirements of Chapter 20.160.003 are met,
development projects may receive the following incentives.
A. Building Height. Within the overlay, the maximum primary building height is allowed up to
the maximum height allowances based on the San Francisco International Airport Land Use
Compatibility Plan and FAA regulations. Height limits shall not exceed FAA regulations and the
ALUCP Critical Aeronautical Surfaces requirements. See Chapter 20.300.002 ("Airport Land
Use Compatibility Plan Consistency") for height allowances and airspace protection evaluation
requirements based on the ALUCP.
B. Density Bonus. Within the overlay, the development project maximum density allowed is
180 du/ac.
C. Flex High-Rise. Within the overlay, the Flex High-Rise building type is allowed, see
Chapter 20.135.030 (“Building Types”).
20.160.005 Additional Development Standards. Additional development standards apply to all
portions of a building greater than 90 feet in height as illustrated in Figure 20.160.004.
A. Building Spacing. The portion of a building greater than 90 feet in height shall be located a
minimum of 60 feet from all other buildings greater than 90 feet in height regardless of whether
the adjacent building is on the same parcel or different parcel. Where two adjacent parcels are
under different ownership, portions of a building greater than 90 feet in height shall be located a
minimum 30 feet from adjoining property line. Residential building facades greater than 100 feet
in length shall be located a minimum of 120 feet from all other buildings facades greater than
100 feet in length and greater than 90 feet in height.
B. Building Dimensions. For residential buildings the portion of the building above 90 feet in
height shall not have a continuous façade building dimension that exceeds 160 feet in length.
C. Reduction in Mass. Building floor plates greater than 90 feet in height shall not exceed
16,000 square feet.
Figure 20.160.005 High-Rise Building Spacing and Massing Reduction
20.190 COLMA CREEK GREENBELT (CCG) OVERLAY DISTRICT
Sections:
20.190.001: Purpose
20.190.002: Applicability
20.190.003: Development Standards
20.190.004: Transfer of Development Rights
20.190.001 Purpose. The Colma Creek Greenbelt Overlay District is intended to encourage
transfer of development away from parcels fronting Colma Creek to implement the vision of the
Colma Creek Greenbelt in the Lindenville Specific Plan. The specific purposes of the Colma
Creek Greenbelt are to:
A. Limit the potential impact of flooding on Lindenville development so as to minimize
damage to and destruction of life and property.
B. Adapt to a changing climate by requiring resilient design and upgrades in areas impacted by
storms and sea level rise.
C. Create new publicly accessible open spaces that encourage active and passive recreation.
D. Create a new active mobility corridor to support improved connectivity.
E. Enhance South San Francisco waterways as ecological corridors, restoring creek ecologies
and creating transitional habitat zones to build resilience and ecosystem services.
20.190.002 Applicability. The Colma Creek Greenbelt Overlay District can be combined with
the zoning districts illustrated in Figure 20.190.002. In the event of a conflict between the
regulations specified in the Colma Creek Greenbelt Overlay District and any underlying base
district, the provisions of the Colma Creek Greenbelt Overlay District shall prevail.
Figure 20.190.002 Colma Creek Greenbelt Overlay District
20.190.003 Development Standards. The development standards within the Colma Creek
Greenbelt shall conform to open space setbacks from the existing Colma Creek right-of-way to
allow for future implementation of combined flood management and ecological enhancement.
A. Southern Creek Edge: West of South Spruce Avenue. Measured from the existing Colma
Creek right-of-way, the southern edge of the Colma Creek Greenbelt shall setback a minimum of
50 feet.
B. Southern Creek Edge: Between South Spruce Avenue and South Linden Avenue.
Measured from the existing Colma Creek right-of-way, the southern edge of the Colma Creek
Greenbelt shall setback a minimum of 140 feet. The setback width of this segment of the Colma
Creek Greenbelt includes an approximate 56 foot Creek enhancement (blue-green infrastructure)
and an 84 foot active mobility linear Greenway. This segment of the Colma Creek Greenbelt
must be coordinated with the relocation of South Canal Steet.
C. Southern Creek Edge: East of South Linden Avenue. Measured from the existing Colma
Creek right-of-way, the southern edge of the Colma Creek Greenbelt shall setback at least 140
feet. The setback width of this segment of the Colma Creek Greenbelt includes an approximate
56 foot Creek enhancement (blue-green infrastructure) and an 84 foot active mobility linear
Greenway.
D. Northern Creek Edge: East of South Linden Avenue. Measured from the existing Colma
Creek right-of-way, the northern edge of the Colma Creek Greenbelt shall setback a minimum of
94 feet. The total setback is a 94 foot expanded Creek (blue-green infrastructure) and should be
coordinated with any larger projects in the Colma Creek Watershed.
E. Additional Standards and Requirements. Additional standards, requirements, and details
for all development and open space are set forth in the Lindenville Specific Plan.
20.190.04 Transfer of Development Rights. The Lindenville Specific Plan allows transfer of
development rights to incentivize the Specific Plan priorities related to the Colma Creek
Greenbelt. See Chapter 20.150.006 (“Transfer of Development Rights”) for incentives and
requirements.
20.200 ARTS AND MAKERS (A&M) OVERLAY DISTRICT
Sections:
20.200.001: Purpose
20.200.002: Applicability
20.200.003: Uses
20.200.004: Development Incentives
20.200.005: Performance Standards
20.200.001 Purpose. The Arts and Makers Overlay District is intended to promote arts and
cultural uses along South Linden Avenue in the Lindenville Specific Plan through development
incentives. The specific purposes of the Arts and Makers Overlay District are to:
A. Facilitate the retention and creation of new creative uses in the South Linden Avenue
Corridor.
B. Mix of land uses to promote pedestrian activity, thriving businesses, and creativity.
C. Serve as a transitional area between the existing, traditional industrial spaces in Lindenville
and the new, mixed use residential uses.
20.200.002 Applicability. The Arts and Makers Overlay District can be combined with the
zoning districts illustrated in Figure 20.200.002. In the event of a conflict between the
regulations specified in the Arts and Makers Overlay District and any underlying base district ,
the provisions of the Arts and Makers Overlay District shall prevail. In addition, the City
Engineer or Chief Planner may apply the incentives to properties outside the Arts and Makers
Overlay District, which meet the intended purpose as stated in 20.200.001 (“Purpose”).
Figure 20.200.002 Arts & Makers Overlay District
20.200.003 Uses. Arts and Makers ground floor uses are required in the Arts and Makers
Overlay District.
A. Ground Floor Area. At least 50 percent of ground floor building area of parcels in the Arts
and Makers Overlay District must be devoted to arts and makers uses listed in Table 20.200.003.
B. Arts and Makers Uses. For parcels within the Arts and Makers Overlay District in the
Lindenville Specific Plan, uses in Table 20.200.003 may fulfill the Arts and Makers ground floor
use requirement. These uses are permitted in addition to uses allowed in underlying MIH and
T3ML zones.
Table 20.200.003: Arts and Makers Overlay Zone Uses
Use Category Permitted Uses
Residential Live-work
Commercial Studios (arts, dance, music etc.); arts exhibition space; maker’s
space; breweries and distilleries; artisan shops; media production;
or similar use.
Industrial Clean technology; food preparation; handicraft/custom
manufacturing; manufacturing finished parts or products primarily
from previously prepared materials; printing, engraving and
publishing; furniture and related product manufacturing; or similar
use.
20.200.004 Development Incentives. Projects that comply with the standards for arts and
makers uses are eligible for the following project incentives.
A. Converted Buildings
1. New parking spaces shall not be required for any converted use within the building.
2. A loading zone shall not be required if the existing building does not have an existing
loading zone.
3. Additional landscape or outdoor open space standard shall not be required for any
converted use in the building.
B. New Buildings. There are no minimum parking requirements for development projects in
the Arts and Makers Overlay District.
C. Adaptive Use Changes. If the use of the existing building is considered nonconforming in
the Arts and Makers Overlay District as established prior to adoption of the Specific Plan, the
use may be changed ministerially if it complies with Table 20.200.003. Those buildings may be
eligible for development incentives for arts and makers uses.
D. On-Site Sales of Goods. Showrooms and ancillary sales of arts and makers goods produced
on-site are permitted.
20.200.005 Performance Standards. Commercial and industrial uses in the Arts and Makers
Overlay District should not produce excessive odor, fumes, dust, light, glare, noise, or other
similar impacts extending beyond the property line where the impacts are produced. Refer to
Zoning Code Chapter 20.300.010 (“Performance Standards”) for more information.
20.210 ACTIVE GROUND FLOOR USE (AGFU) OVERLAY DISTRICT
Sections:
20.210.001: Purpose
20.210.002: Applicability
20.210.003: Uses
20.210.004: Development Standards
20.210.001 Purpose. The Active Ground Floor Use (AGFU) Overlay District requires active
ground floor uses along portions of South Spruce Avenue in the Lindenville Specific Plan. The
specific purposes of the Active Ground Floor Use Overlay District are to:
A. Create a place that represents a unique, attractive destination for residents and visitors.
B. Enable residents and employees to meet their daily needs within a short walk or bike ride.
C. Maintain a diverse mix of uses in Lindenville to support the local economy.
D. Enhance the Lindenvilles's character through the promotion of high-quality design.
20.210.002 Applicability. The Active Ground Floor Use Overlay District can be combined with
the zoning districts illustrated in Figure 20.210.002. In the event of a conflict between the
regulations specified in the Active Ground Floor Use Overlay District and any underlying base
district, , the provisions of the Active Ground Floor Use Overlay District shall prevail.
Figure 20.210.002 Active Ground Floor Use Overlay District
20.210.003 Uses. Active ground floor uses are required in the Active Ground Floor Use Overlay
District and provided in Table 20.200.003. Only uses allowed or conditionally allowed in
underlying zoning districts are allowed in areas requiring active ground floor uses.
Table 20.210.003: Arts and Makers Overlay Zone Uses
Use Category Permitted Uses
Public and Semi-Public Cultural institution; day care center; clinics; social service facilities
Commercial Animal care, sales, and services; artist’s studios; arts exhibition
space; banks and financial institutions; eating and drinking
establishments; food and beverage sales; nursery and garden
centers; personal services; retail sales
20.210.004 Development Standards. The development standards for the underlying base zoning
district shall apply, in addition to the following standards.
A. Ground Floor Building Area. At least 50 percent of ground floor building frontage along
South Spruce Avenue shown in Figure 20.210.002 must be devoted to active ground floor uses
allowed in Table 20.210.003.
B. Ground Floor Depth. Retail and commercial shopfronts shall have a minimum depth of 25
feet.
C. Floor-to-Floor Height. Active ground floor uses shall have a minimum floor-to-floor height
of 15 feet and minimum 12 feet clear floor-to-ceiling dimension.
D. Building Frontage Types. The following frontage types are required on the ground floor
facing South Spruce Avenue for buildings: arcades, forecourts; shopfronts; and terraces, or
similar. See Chapter 20.135.040 (“Frontage Types”) for standards for all building frontages types
allowable within the form-based, or transect, zoning districts.
Part 2 – New Form-Based Districts
DIVISION III: FORM-BASED DISTRICT REGULATIONS
20.135 FORM-BASED ZONING DISTRICTS
New Transect Zoning Districts
20.135.020.F: T3 Makers Lindenville (T3ML)
20.135.020.G: T4 Lindenville (T4L)
20.135.020.H: T5 Lindenville (T5L)
South San Francisco Zoning Code | Division III, Page 11
20.135.020.F: T3 Makers Lindenville (T3ML)
1. Description
The T3ML zoning district is a low- and medium-intensity mixed use
district that supports arts and makers, residential, and industrial uses
along the South Linden Avenue corridor. This district supports flex low-
rise buildings with diverse frontages that engage private development
with the public realm and require ground floor arts and makers uses.
4. Building Height
Residential Mixed Use: 65 ft max.
Other: 40 ft max.
3. Building Placement
Build-to Area
Front as measured from
back-of-sidewalk
0 ft min. along Linden Avenue, 10 ft
min. along all other frontages; 15 ft
max.
Publicly Accessible Open
Space (Parks, Linear Open
Space, etc.)
0 ft min.; 20 ft max.
Ground floor residential units: 5 ft
min.
Greenways, Pathways and
Trails
0 ft with no habitable encroachments
Building Placement in Front
or Open Space Build-to
Area
Primary building must extend across
a min. 30% of the width of the build-
to area.
Street side 10 ft min.; 15 ft max.
Building Placement in Street
Side Build-to Area
Primary building must extend across
a min. 40% of the width of the build-
to area.
Primary Building Setbacks
Interior side 0 ft min.
Residential: 15 ft min.
Rear 0 ft min.
Residential: 15 ft min.
Lot Coverage 80% max. as measured as the
building area above any parking
podium
2. Density and Floor Area Ratio
Residential Density (du/ac)1 20 min, 60 max.
FAR 2 Total: 1.0 min.; 2.5 max.
Nonresidential: 0.5 min., 1.0 max.
5. Parking Setback
Front 25 ft min.
Surface parking shall not be located
between the primary building façade and
the street. Surface parking area shall have
a maximum width of 65 feet for parcels
with parcel width greater than 120 feet,
maximum width of 40 feet width for parcels
with parcel width greater than 80 feet, for
parcels with a parcel width less than 80
feet, all surface parking shall occur behind
primary building.
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 24 ft max. width; max. 2 per street
frontage
7. Additional Standards
Any new commercial or multi-unit buildings or structural alterations or additions
to commercial or multi-unit buildings involving more than 25% of the gross floor
area shall provide public improvements between the building and the curb in
accordance with the standards of the Public Works Department.
6. Allowed Building Types
Live/work See Sec. 20.135.030.G
Multiplex See Sec. 20.135.030.H
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
8. Notes
1See Chapter 20.390 (“Bonus Residential Density”) for additional density based
on the California State Density Bonus program.
2Ground floor nonresidential uses may be exempt from the maximum FAR,
see Chapter 20.040.009 (“Determining Floor Area Ratio”). Ground floor
nonresidential uses count towards the minimum FAR.
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Division III, Page 12 | South San Francisco Zoning Code
20.135.020.G: T4 Lindenville (T4L)
7. Additional Standards
Any new commercial or multi-unit buildings or structural alterations
or additions to commercial or multi-unit buildings involving more
than 25% of the gross floor area shall provide public improvements
between the building and the curb in accordance with the standards of
the Public Works Department.
4. Building Height
65 ft max.
3. Building Placement
Build-to Area
Front as measured
from back-of-
sidewalk
15 ft min. along Spruce Avenue and
Railroad Avenue, 10 ft min. along all
other frontages; 20 ft max.
Publicly Accessible
Open Space (Parks,
Linear Open Space,
etc.)
0 ft min.; 20 ft max.
Ground floor residential units: 5 ft min.
Greenways,
Pathways and Trails
5 ft with no habitable encroachments
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 60% of the width of the build-to
area
Street side 0 ft min., 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 30% of the width of the build-to
area.
Primary Building Setbacks3
Interior side 0 ft min.
Residential: 15 ft. min
Rear 0 ft min.
Residential: 15 ft. min
Lot Coverage 70% max., as measured as the
building area above any parking
podium
6. Allowed Building Types
Live/Work See Sec. 20.135.030.G
Rowhouse See Sec. 20.135.030.F
Multiplex See Sec. 20.135.030.H
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
2. Density and Floor Area Ratio
Residential Density (du/ac.)1 80 min, 120 max.
FAR 2 Total: 1.25 min.; 3.5 max.
Nonresidential: 0.5 max.
5. Parking Setback
Front Shall be screened by habitable uses with a
minimum depth of 20 feet
Street Side 8 ft min.
Interior Side 0 ft min.
Rear 5 ft min.
Curb Cut Access 20 ft max. width; max. 1 per street
frontage or 2 per frontage if curb-but width
is less than 10 feet.
1. Intent
The T4L form-based zoning district establishes a mixed use urban
area. The district supports medium- to high-intensity mixed use
development, with buildings that transition in scale to surrounding
residential neighborhoods. Diverse frontages provide a relationship
between private development and the public realm and a consistent
frontage along the key rights-of-way. Minimum residential densities
apply.
8. Notes
1See Chapter 20.390 (“Bonus Residential Density”) for additional
density based on the California State Density Bonus program.
2Ground floor nonresidential uses may be exempt from the maximum
FAR, see Chapter 20.040.009 (“Determining Floor Area Ratio”).
Ground floor nonresidential uses count towards the minimum FAR.
3For transition standards adjacent to RL Districts, see Chapter
20.220.010 ("Development Standards").
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South San Francisco Zoning Code | Division III, Page 13
20.135.020.H T5 Lindenville (T5L)
4. Building Height
85 ft max.2
3. Building Placement
Build-to Area
Front as measured
from back-of-
sidewalk
15 ft min. along Spruce Avenue and
Railroad Avenue, 10 ft min. along all
other frontages; 20 ft max.
Publicly Accessible
Open Space (Parks,
Linear Open Space,
etc.)
0 ft min.; 20 ft max.
Ground floor residential units: 5 ft min.
Greenways,
Pathways and Trails
5 ft with no habitable encroachments
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 60% of the width of the build-to
area
Street side 0 ft min.; 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 50% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Residential: 15 ft. min
Rear 0 ft min.; 10 ft min. adjacent to any
non-transect zoning district
Residential: 15 ft min.
Lot Coverage 70% max.
6. Allowed Building Types
Live/work See Sec. 20.135.030.G
Multiplex See Sec. 20.135.030.H
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
Flex High-Rise4 See Sec. 20.135.030.K
2. Density and Floor Area Ratio
Residential Density
(du/ac.)1
80 min., 140 max.3
FAR 2 Total: 1.5 min.; 3.75 max.3
Nonresidential: 0.5 max.
5. Parking Setback
Front Shall be screened by habitable uses
with a minimum depth of 20 feet
Street Side 8 ft min.
Interior Side 0 ft min.
Rear 5 ft min.
Curb Cut Access 20 ft max. width; max. 1 street
frontages up to 300 feet, max. 2 for
street frontages exceeding 300 feet
7. Additional Standards
Any new commercial or multi-unit buildings or structural alterations
or additions to commercial or multi-unit buildings involving more
than 25% of the gross floor area shall provide public improvements
between the building and the curb in accordance with the standards of
the Public Works Department.
1. Intent
The T5L zoning district supports a comfortable and walkable high-
intensity urban core. As large sites transition into walkable blocks,
the district supports vertical mixed use development with buildings
facing the city’s corridors as well as internal street networks and
publicly accessible open spaces. Diverse frontages provide space for
active ground floor uses and shape the relationship between private
development and the expanded public realm. Minimum residential
densities apply.
8. Notes
1See Chapter 20.390 (“Bonus Residential Density”) for additional
density based on the California State Density Bonus program.
2Ground floor nonresidential uses may be exempt from the maximum
FAR, see Chapter 20.040.009 (“Determining Floor Area Ratio”).
Ground floor nonresidential uses count towards the minimum FAR.
3 For Height Incentive Overlay standards, see Chapter 20.160 ("Height
Incentive (HI) Overlay").
4 The Flex High-Rise type is only allowed for development projects that
meet the requirements of the Height Incentive Overlay, see Chapter
20.160 ("Height Incentive (HI) Overlay")
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Low Density Residential (RL)
Medium Density Residential (RM)
High Density Residential (RH)
Downtown Residential-Low (DRL)
Downtown Residential-Medium (DRM)
Downtown Residential-High (DRH)
Downtown Residential Core (DRC)
Linden Neighborhood Center (LNC)
Grand Avenue Core (GAC)
Downtown Transit Core (DTC)
Community Commercial (CC)
East Transit Core (ETC)
Business and Professional Office (BPO)
Business Technology Park-Medium (BTP-M)
Business Technology Park-High (BTP-H)
Mixed Industrial Medium (MIM)
Mixed Industrial High (MIH)
Public/Quasi-Public (PQP)
School (S)
Parks and Recreation (PR)
Open Space (OS)
Oyster Point Specific Plan District (OPSPD)
Genentech Master Plan District (GMPD)
Southline Campus Specific Plan District (S-C)
T3 Neighborhood (T3N)
T3 Corridor (T3C)
T3 Makers Lindenville (T3ML)
T4 Lindenville (T4L)
T5 Corridor (T5C)
T5 Lindenville (T5L)
T6 Urban Core (T6UC)
Planned Development (PD)
City of South San Francisco
Planning Division
Zoning Code Update
City of South San Francisco Zoning District Map
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T3N
T3C
T4L
T3C
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T3C
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MIH
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BTP-H
BTP-H
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LNC
ETC
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RL-8
RL-8
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RL-8
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RL-8
RL-8
RL-8
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RL-8
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