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HomeMy WebLinkAboutOrd 1298-2001ORDINANCE NO. 1298-2001 AN ORDINANCE ADDING CHAPTER 20.27, TRANSIT VILLAGE ZONING DIST1CCT, TO THE SOUTH SAN FRANCISCO MUNICIPAL CODE The City Council of the City of South San Francisco does hereby ordain as follows: SECTIONi 1: ADDITION OF CHAPTER 20.27 Chapter 20.27, entitled "Transit Village Zoning District" is hereby added to the SoUth San Francisco Municipal Code to provide as set forth in Exhibit A attached hereto and incorporated herein by reference. Consistent with the adoption of the Transit Village Zoning District, the Council dods hereby adopt Re-Zone 01-041, which designates the properties within the Transit Village Zoning District established in Chapter 20.27. SECTION 2: FINDINGS The findings and determinations contained herein are based on all competent and substantial evidence in the record, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council and are supported by substantial evidence in the record, including the General Plan adopted in 1999, the staff reports and consultant reports submitted at the Planning Commission meeting on i June 21, 2001 and Joint Study Session on July 19, 2001, and the proposed General Plan amendment and Negative Declaration related thereto; the Planning Commission meeting of August 16, 2001 and the public hearing, documents and tesiimony received at the City Council meeting of August 22, 2001. The South San Francisco BART Transit Village Zoning District is internally consistent with the South San Francisco General Plan. The Transit Village Zoning DiStrict implements the goals and policies of the South San Francisco General Plan ad6pted in December 1999. Specifically, the Transit District implements policies 3.4~I-3, 3.4-1-5, 3.4-1-6, 3.4-1-7, 3.4-1-8, 3.4-1-9, 3.4-1-10 and, 3.4-1-11 which require the establishment of a pedestrian-oriented transit village, with transit- supportive development requirements, within V2 mile of the South San Francisco BART Station. The Transit District zoning amendment contains provisions relating to pedestrian support services, transit oriented support services and comprehensive design guidelines that are intended to achieve a transit oriented development area. The South San Francisco BART Village Zoning District and Plan Negative DeClaration has been prepared in accordance with the provisions of the California Environmental Quality Act (CEQA) and was circulated for a 30-day public/agency review period beginning on June 4, 2001. Public notice of the availability of the SoUth San Francisco BART Village Plan Negative Declaration was published in a neWspaper of general circulation and mailed to agencies. In addition, all persons whO had requested notification were mailed a notice. All public comments were responded to in accordance with CEQA and the Negative Declaration adopted by the City Council by Resolution No. 78-2001 on August 22, 2001. SECTION 3: SEVERABILITY In ~he event any section or portion of this ordinance shall be determined invalid or unconstitutional, such section or portion shall be deemed severable and all other sections or portions hereof shall remain in full force and effect. SECTIONi4: PUBLICATION AND EFFECTIVE DATE. Pursuant to the provisions of Government Code Section 36933, a Summary of this ordinance shall be prepared by the City Attorney. At least five (5) days prior to the CoUncil meeting at which this ordinance is scheduled to be adopted, the City Clerk shall (1) publish the summary, and (2) post in the City Clerk's Office a certified cop..y of this ordinance. Within fifteen (15) days after the adoption of this ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City Clerk's Office a certified copy of the full text of this ordinance along with the names of those City Council members voting for and against this ordinance or otherwise voting. This ordinance shall become effective thirty days from and after its adoption. Introduced at a regular meeting of the City Council Francisco, held the 22nd day of August 2001. of the City of South San AYES: AdOpted as an Ordinance of the City of South San Francisco at a regular meeting of the City COuncil held the 26th day of September, 2001 by the following vote: CoOncilmembers Pedro Gonzalez and Karyl Matsumoto, and Mayor Pro Tem Eugene R. Mullin and Mayor Joseph A. Fernekes NOES: ABSTAIN: CoUncilmember John R. Penna None. ABSENT: None. ATTEST: ity Clerk As Mayor Of the City of South San Francisco, I do hereby approve the foregoing Ordinance this 26th day of September 2001. F:~le cabinet\Current Ord' ;\TOD_Ord_Clty_Council_Augustl71.doc EXHIBIT A Chapter 20.27: Transit Village Zoning District Sections: 20.27.010 20.27.020 20.27.030 20.27.040 20.27.050 20.27.060 PUrpose SUb-districts Land Uses l~egulations and Standards Overlay Maps Design Review 20.27.010 PurpOse This Chapter establishes regulations for a Transit Village Zoning District. The Transit Village District applies ~o all land within the South San Francisco BART Transit Village Plan, within one-half mile of!the BART station. This District is intended to establish thc use regulations, standards and development review procedures needed to implement the South San Francisco BART Transit Village Plan. For purposes of design review, the Transit Village Design Guidelines shall be used, and shall supercede all other City-wide guidelines. The regulation and standards below may be revised. See Principal Street Map, Transit Village-05 for reference to applicable standards. 20.27.020 Sub-districts The following sPecific districts are established within the Transit Village District. Transit Village sub-district boundaries are shown in Overlay Map Transit Village-01; see also Chapter 20.27.050: Overlay Maps. The purposes of each sub-district are as follows: (a) Transit Village Commercial (TV-C). The Transit Village Commercial subdistrict is intended to provide sites ~or commercial and office buildings to support vital activity surrounding the South SF BART station. Mixed retail, office, service, and housing uses are allowed, with commercial uses on the ground level and additional commercial or residential space on the floors above. The Transit Village Commercial sub-district is generally located in areas with opportunity for commercial redevelopment within the Transit Village District. Co) Transit Village Retail (TV-R). The Transit Village Retail sub-district is intended to provide sites for pedestgian-focused retail activity at the intersection of McLellan Drive B the Transit Village' s "Main Street" B and BART Access Road #2. The TV-R sub-district requires retail uses or eating and drinking establishments on the ground floor, with commercial or residential space up abovei The McLellan retail node will have 6,000 to 10,000 square feet of commercial space and a small plaza with public seating, landscaping, signage, and lighting. This intersection is intended to be the lively "center" of the Transit Village, with ground floor businesses, people crossing the intersection between BART and their homes, connections to the future Linear Park along the BART row, as well as slow moving vehicular traffic. (c) Transit Village Residential, High Density (TV-RH). The Transit Village Residential, High Density sub-district is concentrated to the west of the BART fight-of-way and adjacent to the E1 Camino Real. It is intended to provide sites for higher density, multi-family neighborhoods near the Station Area. To support these developments in creating an active, urban pedestrian environment at the sidewalk level, commercial uses are allowed fronting the principal streets in the TV-RH sub-district. Parking exemptions are provided to accommodate small commercial spaces. Buildings that front E1 Camino Real and McLellan Drive are intended to have a strong, urban presence and help to define the edge of the pedestrian environment along the Transit Village' s busiest streets. Internally and facing the linear park, site architecture may "soften," becoming more residential in nature. (d) Transit Village Residential, Medium Density (TV-RM). The Transit Village Residential, Medium Density sub-district is intended to provide sites for medium density housing in close proximity to the iBART station. Townhouse and multi-family units on Mission Road will serve as a physical and visual buffer and will provide a transition between the BART station and the existing Sunshine Gardens neighborhood. The TV-RM subdistrict supports additional neighborhood development and/or redevelopment along Mission Road. 20.27.030 Land Uses Schedule 20.27.030 below prescribes the land use regulations for the Transit Village sub- districts. The regulations for each sub-district are established by letter designations as follows: (a) "P" designates use classifications that are generally permitted in the Transit Village District without discretionary review by the City. (b) "L" designates use classifications that are generally permitted in the Transit Village District, subject to a use permit. In addition to procedures and criteria of any use generally permitted in Schedule 20.27!030 shall meet the criteria established for conditional uses. (c) "U" designates use classifications that may be permitted in the Transit Village District after review and approval of a Use Permit, as described in Chapter 20.81. In addition to procedures and criteria of any use generally permitted in Schedule 20.27.030 shall meet the criteria established for Conditional uses. (1) The development will be of a quality and character which harmonizes with and serves to protect the value of private and public investment in the area; (2) The development will encourage an appropriate mixture of residential and commercial uses in a manner that promotes and enhances the use of multiple transportation modes; and (3) The development is designed to provide a safe and pleasant pedestrian environment. Use classifications are defined in Chapter 20.08: Use Classification System. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications not listed in the Schedule. Schedule 20.27.0 30: Land Use Regulations for Transit Village Subdistricts 20.27.040 Regulations and Standards Schedule 20.27.040 below prescribes the development regulations for the Transit Village District, including building scale, building form and location, pedestrian orientation, vehicle accommodation, and other standards. The letter designations in fight-hand column refer to the additional regulations listed at the end of Schedule 20.27.040. Overlay map references are to maps established in Chapter 20.27.050. Schedule 20.27.040: Development ~Regulations for Transit Village District Standards Building Scale B intensity of Use Minimum Lot Area (square feet) Minimum Site Area per Unit (square feet) , Maximum Density (units per acre) Maximum Non-residential FAR Maximum Lot Coverage (%) Building Form and Location Maximum Building Height (feet) Minimum Yards feet) Front Side Street Side Rear TV.C TV.R TV. RM TV. Rtl Additional Regulations 10,000 5,000 5,000 5,000 (a) 30 2.0 100 1,000 1,500 1,000 50 30 50 (b) 2.0 0.75 1.0 (c) 100 75 75 See Overlay Map Transit Village -02 yes See Overlay Map Transit Village -03 0 5 5 (d) (e) yes yes yes (g) 0 lO ~0 Stan~aras Build-to Lines TV-C TV-R TV-RM TV-RH Longest Fagade Length (feet) 300 Pedestrian Orientation Retail Frontage Continuity Depth of Retail space (feet) ~ 40 Building Transparency "' Yes Blank Walls See Overlay Map Transit Village -03 300 25O 25O See Overlay Map Transit Village -01 40 20 20 Yes Not allowed Building Entries Yes Vehicle Accommodation 1~ Driveways and Parking Additional Regulations (h) Rexluired Parking Driveway RestriCtions Location of Parking Percent Allowable of parking podium visible from PrinCipal Street' Required distanc~ (feet) behind building facade Fee/Public parking Structures Parking Lot Landscaping Parking Lot Pedestrian Circulation Parking Structure Landscaping Yes 20 40 Yes Yes Yes Yes (i) (J) (k) (1) Yes Yes Yes (m) See Chapter 20.74 Yes - See Overlay Map Transit Village -04 0 - 20 Drive-Thru Facilities (n) Auto-related Sa!es & Services (o) (P) (P) 40 20 20 (p) No No No (q) Yes Yes Yes (r) Yes Yes Yes (s) Yes Yes Yes (t) Not allowed (u) (v) Standards Loading and ServiCe Areas Pedestrian Walkways Other Standards Bicycle Amenities Employee Eating Area Rdgulations Not allowed Yes Yes Yes Yes Yes Yes (w) Yes Yes Yes (x) .., Yes Yes - (y) Yes Yes Yes (z) Trash Enclosures, Yes Yes Screening of Mechanical Equipment Yes Yes Non-conforming Uses Yes Yes (aa) Yes Yes .(bb) See Chapter 20.97 (a) Minimum Lot Area. (1) Minimum lot area required for comer residential lots shall be 6,000 square feet. Smaller lots may be approved under the provisions of Chapter 20.77, Planned Unit Development Regulations. (2) Narrow lots [(not wider than 40 feet) fronting Mission Road, may have front loaded parking garages for individual residential units. (b) Maximum Density. Bonus floor area, up to a maximum of 25 percent, may be granted in the TV District for projects where greater than 25 percent of the units are reserved for moderate and lower-income households, as defined by the California Government Code. To be reviewed based on current City Policy and potential changes likely to be included in the Housing Element to conform to ABAG' s fair share allocations. (c) Maximum Non-residential FAR. The provisions of Chapter 20.66, Floor Area Regulations, are subject to the following supplemental regulations: (1) Bonus floor area, up to a maximum 0.2 FAR, may be granted in the TV-R sub-district for projects that prOvide a public plaza. The plaza shall satisfy all of the following criteria: (A) An open area, not greater than 3,000 square feet, open to public use for walking, seating, and eating. (B) At least 60!percent of the plaza shall be hard surfaced and pedestrian accessible. (C) At least one space of public seating shall be provided for every 75 square feet of plaza area. CD) At least one tree shall be provided for every 500 square feet of area. (E) Directly handicap accessible from at least two places along adjacent public sidewalks. (2) The Retail and Personal Service space exemption established in Chapter 22.66.030 does not apply in the TV-C and TV-RH sub-districts. (d) Maximum BUilding Height. Maximum building heights are shown in Overlay Map TV-02. (1) Buildings are~ required to have a 2-story frontage on Principal Streets (El Camino Real, McLellan Drive, or Mission Road). If a use has unique operational requirements that prohibit 2- stories, then the minimum building he, ight shall be at least 22 feet to the top of parapet or middle of the roof structure. (2) To accommodate architectural features, a maximum of 10 percent of each building facade may extend up to 4 feet above the height limit. (e) Front Yard Setbacks. Setback requirements are shown in Overlay Map TV-03. (I) Required front yard setbacks along E1 Camino Real and McLellan Drive (if street design changes) include 6 feet adjacent to the sidewalk that shall be paved, similar in appearance to the public right-of-Way. In these setbacks, projections of 2.5 feet are allowed for porches, stoops, and stairway access to housing over podium parking, as well as awnings, bays, and balconies. (2) Additional setbacks for front loaded individual garage access to residential units may be granted in tho TV RM sub district. See Overlay Map TV 0dWhere front-loaded parking is allowed along Mission Road, garages must be setback from the face of the building an additional 8 feet minimum, (0 Street Side Yards. A minimum 50 percent of the street side setback shall be landscaped in the TV-RM and TV-RH sub-districts. The maximum fence height in a street side yard shall be 3 feet. (g) Rear Yards. (1) The minimum depth of a rear yard shall be 6 feet adjacent to existing single family uses. This setback shall be landscaped and provided with a wooden or masonry fence, not more than 6 feet high (see Section 20.37.020). Trellises above the fence may extend to 8 feet to assist in screening, privaCy, and landscaping between residential yards. Chain link fencing is not permitted in the Transit Village District. (2) Rear yards adjacent to the BART tracks fight of way or to the flood channel shall not have fences other than those required for security. Fences along these rights of way must be transparent, constructed of decorative metal or wood, and not. more than 6 feet high (see Section '"-' 20.37.020). Trellises above the fence may extend to 8 feet to assist in screening, privacy, and : landscaping between residential yards. (h) Build-To Lines. The minimum percentages of the front building elevation that must be located at the required setback line (the "streetwall") are shown in Overlay Map TV-03. (1) In the TV-R sub-district, exceptions to this requirement may be granted for the provision of public improvements, including plazas, public art and water features, with approval of a Use Permit. (i) Longest Facade Length. Large parcel structures shall have breaks in their facades, in order to create a sense of ia walkable block scale. Breaks must be complete through the structure, and may provide pedestrian walkways or a co..m, bination of pedestrian and vehicular access. In some cases, if not feasible to break through the development block, then a deeply recessed break or other facade articulation may be acceptable upon design review. (j) Retail Frontage Continuity. Retail street frontages are shown in Overlay Map TV-01. (1) In that portion of the Transit Village fronting on McLellan Drive, a minimum 70 percent of ground floor building space shall have a storefront appearance, regardless of ground floor use. In sub-districts where retail frontage is allowed but not required, the building facade may or may not have a storefront appearance. (2) Exceptions may be granted for unique uses, such as commercial recreation and entertainment uses, and public:and semi-public uses. (k) Transparency. (1) In the TV-C and TV-R sub-districts, views into buildings shall be provided by storefront windows and dOors in a zone between 2 to 10 feet above grade. Glass block shall not be considered transparent. (2) In the TV-RM and TV-RH sub-districts, views into the ground floor are not required unless the ground floor use is a commercial use, as in a live-work unit. (!) Blank WallS. Building facades without windows that are over 24 feet in height or 50 feet in length shall include offsets, recesses, and projections providing shadows and visual interest for at least 50 percent' of the frontage. (1) Display windows, at least 3 feet deep, may be used to articulate blank walls. (m) Building Entries. Entries may include primary or secondary and shared or individual residential entries, or entries to commercial spaces. Exit stairs, utility/service entries, or other doorway not regularly used by building occupants and visitors do not apply. ?' (1) Entries to any commercial spaces shall be from the sidewalk level, or where not feasible, a .ramp entry must be designed as an integral element of the architecture. (2) Stoop access to residential units, shared or individual, must be provided at no more than 50 feet on center. The maximum distance from finish grade and the floor level of the first floor above the podium structure shall be no greater than 5 feet. (3) Entries into ground floor residential uses from sidewalks in the Transit Village may be directly from sidewalk level or from a stoop, not more than 5 feet to the finish ground floor level. Entries into groUnd floor live-work uses shall be from sidewalk level. (4) Pedestrian entrances to all buildings shall be directly from a principal building frontage. From side or rear surface parking, entrances may be accessed through a break in the building between the front and back of the parcel, or vlh normal pedestrian circulation along the parcel sidewalk. (n) Required Parking. Parking requirements below and in Chapter 20.74 may be reduced up to 25 percent in TV District, with approval of a Use Permit. Additional reduction of parking requirements may be granted for shared parking, with approval of a Use Permit. (1) No off-street parking is required for allowable commercial uses occupying less than 1,500 square feet. (2) On-street parking along a parcel' s corresponding frontage lines shall be counted towards the parking requirements. (3) In the TV-R!and TV-C sub-districts, 1 space per 300 gross square feet shall be required. (4) In the Tv-RM sub-district, 1 covered space per unit shall be required and up to 2 spaces per unit allowed. (5) In the Tv-RH sub-district, between land 1.75 spaces per unit shall be required, depending on provision of access to transit facilities. (o) Driveway Restrictions. In the TV-C and TV-R sub-districts, access to parking shall be from a side street or alley, wherever possible. (1) Vehicular entries through a building facade shall be no wider than 20 feet. (p) Location of Parking. Required and allowable parking types are shown in Overlay Map TV- 04. (I) Surface Parking shall be located at the rear or side of the building. No surface parking shall be visible from a Principal Street at any location in the Transit Village, except in the case of surface parking at the side of the building. (2) In the Transit Village, no parking podium shall be visible from McLellan Drive. Views to limited surface parking at the side of the buildings are permitted. (3) On other PrinCipal Streets, up to 20% of a parking podium may be visible from the street. (4) All parking in~ the Transit Village shall be located behind the main building with frontage on a Principal Street. Exceptions may be granted for locations where front loaded parking is allowed. (5) NarrowShallow lots (not vfi~4eeper than 40 feet) fronting Mission Road may have front- loaded parking garages for individual residential units. (q) Parking StrUctures. Public parking structures are allowed only in the TV-C district. A minimum of 80% of the ground floor must be fronted by active uses on all sides visible from a public or neighbOrhood street. ... (r) Parking Lot Landscaping. (1) Shade trees shall be provided at a minimum ratio of 1 tree for every 6 spaces. (2) A minimum Of 10 percent of a surface parking lot shall be landscaped and accompanied by an irrigation system that is permanent, below-grade, and activated by automatic timing controls. (s) Parking Lot,i~Pedestrian Circulation. (1) All parking lots must contain pedestrian access within the lot to the public sidewalk. Pedestrian accesa must be either a raised sidewalk or composed of a material different from the parking lot itself. Pedestrian access must be at least five feet wide, excluding vehicle overhangs. (2) Surface lots Shall be accessed through a break in the building between the front and back of the parcel, or via normal pedestrian circulation along the parcel sidewalk. (t) Parking StrUcture Landscaping. A minimum 20 percent of the open area above parking podiums shall be landscaped. (u) Drive-through Facilities. Drive-through facilities are not allowed in the Transit Village. (v) Auto-related Sales and Services. Auto-relates sales and services are not allowed in the Transit Village. (w) Loading and Service Areas. Truck docks, loading and service areas shall be located at the side or rear of tile site, and screened so as not to be visible from public streets. Acceptable screening includes wood or masonry walls, or lattice with no more than 40 percent transparency. Chain link fencing is not permitted in the Transit Village District. (x) Pedestrian Walkways. Clearly defined and lighted walkways shall be provided between the main building ehtry and a public sidewalk. (1) Sidewalk widths must be at least 4 feet wide when accessing individual units and 6 feet when accessing multi-family units. (2) Pedestrian walkways shall be separated from on-site circulation and parking areas by landscaping, a change in paving material, or a change in elevation. (3) Pedestrian walkways that connect building entries to parking areas between and/or behind buildings shall be well-lighted to assure night-time safety. (y) Bicycle Amenities. (1) Commercial and Retail uses that..are required to provide parking must provide bicycle parking at a minimum of five spaces plus 1 additional space per 5,000 gross square feet. (2) All residential development over five units must provide four bicycle parking spaces per 10 units. (z) Employee Eating Areas. (1) In the TV-C! and TV-R sub-districts, 300 square feet of outdoor eating facilities for office uses of more than 10,000 square feet shall be provided within 500 feet of the building. Rooftop or balcony eating areas may be used to meet this requirement. (2) Shared outdOor open space as part of the development may be substituted for outdoor eating areas. (aa) Trash Enclosures. All trash and recycling facilities shall be enclosed by a gated area accessible from She parking or loading area. No trash or recycling facilities may be located in a required front or street side setback. (bb) Screening iof Mechanical Equipment. All mechanical equipment shall be screened from public view, including streets, pedestrian paths, and upper story windows, as per the Design Guidelines. 20,27.050 Overlay Maps Certain regulations have provisions that vary by location within the Transit Village District. The maps referred tO in this section indicate the sub-districts where such differentiated regulations apply. These maPs are part of the Zoning Map and shall be shown on it as overlay sub-districts. They may be amended in the same manner provided for amendments to the Zoning Map. The Transit Village District overlay maps are as follows: Transit Village~01 Land Use Overlay B Zoning sub-districts: Transit Village Commercial (TV-C) Transit ~illage Retail (TV-R) Transit ~illage Residential, High Density (TV-RH) Transit ~illage Residential, Medium Density (TV-RM) Transit Village-02 Height Zones Overlay B Maximum height limits: 25 ft 35 ft 45 ft 55 ft Transit Village-03 Setbacks/Streetw.a, lls Overlay B Setbacks and streetwall requirements: B-l-80 C-1-60 C-1-80 C-3-60 5 A-1-80 6 No Setback 80% of Building to Streetwall 10 Feet minimum to 15 Feet maximum 60% of Building to Streetwall 0 Feet minimum to 10 Feet maximum 80% of Building to Streetwall Feet minimum to 15 Feet maximum 60% of Building to Streetwall Feet minimum to 16 Feet maximum 80% of Building to Streetwall Transit Village~04 Parking Overlay B Parking requirements: Required Allowed Allowed Required Podium structure for 80 to 90% of all parking Podium structure allowed if fronted by active uses Front loaded residential units Rear-loaded parking required behind principal street frontage Transit Village;05 Principal Streets Reference Map: E1 Camino Real McLellan Drive Mission Road 20.27.060 Design Review All development shall be subject to design review, pursuant to Chapter 20.86. Design guidelines for the Transit ~illage, adopted as part of the South San Francisco BART Station Transit Village Plan, shall be Used, and should take precedence over other design guidelines that otherwise would apply in the case of conflicts. 20.27.030 Land uses. Section 20.27.030 prescribes the land use regulations for the Transit Village sub-districts. The regulations for each sub-district are established by letter designations as follows: (a) "P" designates use classifications that are generally permitted in the Transit Village District without discretionary review by the city. (b) "L" designates use classifications that are generally permitted in the Transit Village District, subject to a use permit. In addition to procedures and criteria of any use generally permitted in Section 20.27.030 shall meet the criteria established for conditional uses. (c) "U" designates use classifications that may be permitted in the Transit Village District after review and approval of a use permit, as described in Chapter 20.81. In addition to procedures and criteria of any use generally permitted in Section 20.27.030 shall meet the criteria established for conditional USES. (1) The development will be of a quality and character which harmonizes with and serves to protect the value of private and public investment in the area; (2) The development will encourage an appropriate mixture of residential and commercial uses in a manner that promotes and enhances the use of multiple transportation modes; and (3) The development is designed to provide a safe and pleasant pedestrian environment. Use classifications are defined in Chapter 20.08: Use Classification System. In eases where a specific land use or activity is not defined, the director shall assign the land use or activity to a classification that is substantially similar in character. Table 20.27.030: Land Use Regulations for Transit Village Sub-districts Use Classifications Residential Uses Congregate Living Facility Family Residential Townhouse Multi-Family Group Residential Joint Live/Work Quarters Large Family Day Care Residential Care for the Elderly Senior Citizen Residential Civic Uses TV-C I TV-R I TV-gM I TV-RI'I I Additional Regulations L-I L-I L-I L-1 L-1 L-I U U P P P P U P P P P U U U U Administrative Services Community Education Community Recreation Cultural and Library Services Day Care Center P P U P (South San Francisco 5-02) 606-2 · ! I Ii ;[ 20.27.030 Use ClaSSifications TV-C Essential Services P Group Care ! U Religious ASsembly P ' Safety ServiCes P Utility ServiCes U Commercial~ Uses TV-R P AdministratiVe and L-2 Business Of~ces and Collectables P P Antiques Animal Sales and Services and Pet Stores P Grooming Veterinary P Business and Professional L-2 Services Conveniencei Sales P U Commercial Recreation Amusement Arcade U - Indoor Entertainment U U Indoor Sport~ and U - Recreation Eating and Drinking Establishments Full Service, P P Limited Service - - Convenience P U Cocktail Lounge U U With Live Entertainment U U With Outdoor Seating L-4 L-4 Financial Services P L-2 Food and Beverage Retail P P Sales Lodging SerVices L-5 Medical Services P Personal Services P P Repair Services, Consumer P U Retail Sales i L-6 L-6 Transportatian Services P TV-RM P TV-RH P U U L-3 L-3 U L-3 Additional Regulations 606-3 (South San Francisco 5-02) 20.27.030 Use Limitations L-1 L-2 L-3 L-4 L-5 L-6 (Ord. 1298 § 1 (pa~), 2001) Not permitted as a principal ground floor use on a street where retail storefronts occupy fifty percent of more of the building frontage. Customer service offices are permitted on the ground level, and other offices are permitted on the second floor or when conducted as a accessory use with a permitted use on the site, occupying no more than twenty-five percent of the floor area. Additional office space may be allowed with a use permit, upon finding that such use will not conflict with adjacent street level retail uses. Permitted as a secondary use on the second floor, occupying no more than twenty-five percent of the total building area. Retail sales by separate tenants are not allowed. Permitted with less than fifteen seats, provided no parking spaces are used for the seating, that all legal requirements for alcoholic service are being met and the use does not violate state, federal or local laws for handicapped accessibility. For fifteen or more seats, a use permit is required. Hotels only are allowed with approval ora use permit. Only stores with less than thirty thousand square feet are allowed as-of- right in order to maintain a neighborhood-oriented scale and avoid traffic congestion and parking impacts that may occur with larger retail businesses. Larger stores may be allowed with a use permit, upon finding that such uses will not conflict with adjacent neighborhood-oriented uses.