HomeMy WebLinkAbout09-18-2008 PC e-packetCITY OF SOUTH SAN FRANCISCO
REGULAR MEETING. OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
September 18, 2008
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.
Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject
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.
If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon
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 by a-mail at web-
ecdCc~ssf.net.
Mary Giusti Marc C. Teglia
Chairperson Vice-Chairperson
Wallace M. Moore Stacey Oborne John Prouty
Commissioner Commissioner Commissioner
Eugene Sim William Zemke
Commissioner Commissioner
Susy Kalkin, Chief Planner
Secretary to the Planning Commission
Steve Carlson Gerry Beaudin
Senior Planner Senior Planner
Linda Ajello Billy Gross
Associate Planner Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Pagers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact
the ADA Coordinator at (650) 829-3800, five working days before the meeting.
In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an
open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public
inspection at the Planning Division counter in the City Hall Annex. If, however, the document or writing is not distributed until the
regular meeting to which it relates, then the document or writing will be made available to the public at the location of the
meeting, as listed on this agenda. The address of the City Hall Annex is 315 Maple Avenue, South San Francisco, California
94080.
PLANNING CQMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
September 18 2008
Time 7:30 P.M.
CALL TO ORDER /PLEDGE OF ALLEGIANCE
ROLL CALL /CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Approval of meeting minutes of September 4, 2008.
2. 213/217 EGrand -Alexandria Real Estate
ARE-SF No 21 L.P./Owner
ARE-SF No 21 L.P./Applicant
213 8~ 217 East Grand
P07-0106: UP07-0017, DR07-0065, DA07-0001, EIR07-0001
Use Permit, Design Review, Development Agreement, Transportation Demand Management plan and
Draft Environmental Impact Report to construct a 9-story office/research and development and
associated surface parking and landscape improvements building totaling 291,634 square feet, afive-
level parking garage on a 6.94 acre site located at the northwest corner of East Grand Avenue &
Roebling Road (APNs 015-041050 and 015-041-300)in the Planned Industrial (P-I) Zone District in
accordance with SSFMC Chapters 20.32.060, 20.81, 20.85 & 20.120
ADMINISTRATIVE BUSINESS
3. Review of 648 Commercial Avenue
4. Study Session
Zoning Ordinance Update
City-wide
P07-0136: ZA07-0007
Zoning Ordinance Update Use Regulation Module #1 -Base District regulation discussion including
the land use and development standards for each of the base zones.
ITEMS FROM STAFF
ITEMS FROM COMMISSION
Planning Commission Agenda - Cont'd
Page 3 of 3
September 18, 2008
ITEMS FROM THE PUBLIC
ADJOURNMENT
Susy alkin
Secretary o the Planning Commission
City of South San Francisco
NEXT MEETING: Regular Meeting October 2, 2008, Municipal Services Building, 33 Arroyo Drive,
South San Francisco, CA.
Staff Reports can now be accessed online at: http://www.ssf.net/depts/comms/planninglaQenda minutes.asp or via
http: //we bl i n k. ssf. net
SlUbla
5:\s}9ewdcts\Fl,aww%w9 Cow+uwissCow\2oo8\09-28-o8RPC.4gewda.doc
MINUTES
September 4, 2008
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION
CALL TO ORDER /PLEDGE OF ALLEGIANCE 7:30 a.m.
ROLL CALL
PRESENT: Commissioner Oborne, Commissioner Teglia, Commissioner Zemke, Vice Chairperson Giusti
and Chairperson Prouty
ABSENT: Commissioner Moore and Commissioner Sim
STAFF PRESENT: Planning Division: Susy Kalkin, Chief Planner
Linda Ajello, Associate Planner
Bertha Aguilar, Admin. Asst. II
City Attorney: Sky Woodruff, Assistant City Attorney
Engineering Division: Sam Bautista, Senior Civil Engineer
Police Department: Sergeant ]on Kallas, Planning Liaison
Fire Prevention: Dennis Rosaia, Code Enforcement Officer
City Manager: Marty Van Duyn, Assistant City Manager
CHAIR COMMENTS
Chief Planner Kalkin noted that Commissioner Moore was out of the country tending to a death in the family.
AGENDA REVIEW
Chief Planner Kalkin pointed out that staff will not provide an update on item #4, 648 Commercial, and will have
one in a future meeting. She added that the clerk has requested that the Commission speak into the microphone
due to a new recording system
ORAL COMMUNICATIONS
Rita Fontana representing the owners of 652 Commercial noted she was speaking on 648 Commercial. Staff noted
that they would hear her comments when the item was called.
CONSENT CALENDAR
1. Approval of meeting minutes of December 6, 2007, February 7, 2008, April 19th and August 7,
2008.
Vice Chairperson Giusti noted that the December 6`h minutes, specifically the adjournment section, needs to be
corrected since the Commissioners that made the motion and second are also shown as being absent on the
following sentence.
Clerk Aguilar clarified that the motion is correct but the Commissioners shown as being absent are incorrect and
will be corrected in the final set of minutes.
Motion Teglia /Second Prouty to approve the Consent Calendar with corrections to the minutes. Approved by
unanimous voice vote.
Commissioner Teglia asked that staff make every effort to bring all the minutes up to date.
Planning Commission Meeting of September 4, 2008
PUBLIC HEARING
2. Downtown Sidewalk Seating Ordinance 8- Guidelines
The City of SSF/Applicant
Downtown Zone District
P08-0055: ZA08-0005
Amendment to SSFMC Chapters 20.06, 20.26 and 20.74 to provide for sidewalk seating in the
Downtown Commercial Zone District in conjunction with restaurants or other businesses selling food
and/or beverages, and related guidelines for sidewalk seating.
Public Hearing opened.
Associate Planner Ajello presented the staff report.
Commissioner Oborne questioned if the City would be held liable for personal injury cases on the encroachment
granted by the City. Assistant City Attorney Woodruff clarified that if the injury is caused by the restaurant's
encroachment on the right-of-way the liability would be incurred by the restaurant. He added that if there was
negligence on behalf of the City to maintain the sidewalk the City would then be liable. He informed the
Commission that the business seeking outdoor seating would have to indemnify the City and provide insurance to
cover the liability.
Public Hearing closed.
Vice Chairperson Teglia was pleased with the proposed change and noted his concern with enforcement and
liability. He was especially concerned with dining being allowed on the curb and suggested that all dining be
directly adjacent to the building allowing the right of way to remain clear. He pointed out that enforcement is an
issue on Grand Avenue and cited the Outdoor Produce Display guidelines as an example of the last zoning change
in the downtown area. He pointed out that there is only one outdoor produce Use Permit on Grand Avenue, which
is in violation and there is one use that has outdoor display without a Use Permit. He questioned if there were
resources available to enforce outdoor dining, outdoor display, sign issues and other downtown issues. He
requested a review of the resources to accompany the Commission's recommendation.
Commissioner Prouty noted that some of the areas in San Francisco where dining is allowed at the curb have a 2
foot setback and the sidewalk is about 15-20 feet wide. Commissioner Oborne added that parallel parking is not
allowed in the San Francisco locations. Commissioner Prouty noted that some South San Francisco businesses
have recessed store fronts and can accommodate outdoor dining but will have to be looked at on a case-by-case
basis. He felt that relying on code enforcement may not work because of the limited staff. He noted his
excitement for the proposed zoning text amendment. He stated that having a one year permit is ideal and if there
are violations the permit can also be revoked.
Vice Chairperson Teglia asked that Commissioner Prouty clarify if he is favor of dining on the curb or having it be
against the building. Commissioner Prouty replied that the permits should be looked at on a case-by-case basis
and if the sidewalk is wide enough for dining at the curb, it could be allowed, but if it seems that it may not work it
should not be allowed. He added that it makes more sense to have dining against the building but there are some
pockets along the Grand Avenue sidewalk that could allow for curb side eating.
Commissioner Oborne suggested that the Commission could require a minimum setback to control where on the
sidewalk the outdoor dining can be located.
Vice Chairperson Teglia also suggested allowing the Zoning Administrator to approve these types of uses as long as
they are located adjacent to the building but if the business wants to provide dining on the sidewalk near the curb,
a use permit would be triggered.
Commissioner Prouty noted he was in favor of Vice Chairperson Teglia's recommendation.
s:V~Cwutes~oy-o-4-08 RPC M%wutes.doc
~age2of s
Planning Commission Meeting of September 4, 2008
Commissioner Zemke agreed with the Commission's comments. He questioned if trash receptacles requirement
would apply to both table and self service eating establishments. He was concerned that a self service
establishment that would be using disposable serving materials would generate trash along Grand Avenue. He
suggested that the owner should be required to clean their tables and not rely on the customers to clean them.
Commissioner Oborne recalled seeing a requirement to have these items removed as soon as possible.
Commissioner Prouty, Commissioner Oborne and Commissioner Zemke discussed if the trash receptacles were
being provided by the City or if the business owner will have to provide them to which Chief Planner Kalkin replied
that this is an individual receptacle for the establishments and the eating establishment is responsible for
maintaining a clean site.
Commissioner Zemke noted that there is a lot of lunch traffic in the downtown area and the extra seating will be
useful. Vice Chairperson Teglia suggested that those businesses with outdoor seating have reasonable recyclable
plastics or use the same serving materials used inside the establishment outside to minimize the trash generated.
Commissioner Prouty suggested creating a fee, specifically targeting the businesses that generate trash, to have
funds to clean the streets.
Motion Teglia /Second Oborne to approve resolution 2675-2008 recommending that the City Council approve P08-
0055: ZA08-0005 with the following recommendations:
• That eating utensils and plates be the same for both the inside and outside dining
• That outdoor dining proposed to be located adjacent to the curb be subject to Planning Commission review.
On the question
Commissioner Prouty asked Vice Chairperson Teglia to clarify that the utensils and plates do not include fly away
trash. Vice Chairperson Teglia noted that the utensils could be regular plates or some sort of basket or reusable
material the establishment uses. Chief Planner Kalkin noted that her understanding is that the Commission's desire
is to use the same serving items inside and outside
Chairperson Giusti stated that the responsibility falls on the business owner to clean up the property.
Commissioner Oborne questioned if it was also the business owners responsibility to maintain the curb and the
area adjacent to the curb. Chief Planner Kalkin noted that there is an entire section dedicated to maintenance on
the ordinance. She read a portion of the ordinance that requires the owner or permittee to remove any stains from
the sidewalk to the satisfaction of the Public Works Director.
Ayes: Commissioner Oborne, Commissioner Zemke, Commissioner Prouty, Vice Chairperson Teglia and
Chairperson Giusti
Noes: None
Abstain: None
Absent: Commissioner Sim, Commissioner Moore
Approved by roll call vote.
3. Update on 160 Produce Avenue
P06-0088: PUD07-0003, UP06-0020 & DR06-0072
Chief Planner Kalkin gave a brief overview of the status on 160 Produce Avenue and noted that the applicant
appears to be moving forward, but if not staff will bring the item before the Commission in late October.
4. Update on 648 Commercial Avenue
Rita Fontana, representing the owners of 652 Commercial, noted that the issue of discrepancies between Mr.
Dominguez' and Mr. Arata's site survey came up at the previous meeting to which staff said that the City Engineer
would have to reconcile the discrepancies on the map and due to the lack of monuments in this area this may
s:\Mw~utes\o9-o4-08 RPC MCwutes.doc
Pages of s
Planning Commission Meeting of September 4, 2008
prove to be difficult. She added that Mr. Arata double checked his work and added information to the map. She
noted that after delivering a new survey to Associate Planner Beaudin, she received an a-mail noting that after
staff reviewed the surveys, which do not appear to be in conflict, each survey reflected the boundary and building
location for the property it was prepared for and that both surveys used the same markers. She added that
Associate Planner Beaudin's a-mail noted that the fence location appears to be a neighbor issue and not a City
issue. Ms. Fontana stated that this was correct but the fence is 8-14 inches on her parents' property and the
surveys intent was to identify the location of the property line. She noted that in her conversations with Mr. Arata
it appears that City staff is interpreting the map under the assumption that the points shown are the same on both
maps but the points are not the same and the issue remains because the interpretation is not correct.
Commissioner Prouty asked Mrs. Fontana if the information she was presenting to the Commission was as of
yesterday to which Ms. Fontana replied affirmatively, and added that the revised map was delivered to Associate
Planner Beaudin the previous day with Mr. Arata's additional information. Ms. Fontana added that the property line
does not follow where the fence currently is because the fence veers off to the left.
Vice Chairperson Teglia recalled the side steps being removed because it had become an issue and asked if the
rest of the project at 648 Commercial Avenue was legal. Chief Planner Kalkin noted that the intention of the
survey is to determine if it is or not, and according to Ms. Fontana it may not be. She added that Mr. Arata's
survey only identifies property lines and the location of the Fontana's structure but not the location of Mr.
Valencia's building.
Vice Chairperson Teglia pointed out that any change to the PUD for this property would require a modification.
Chief Planner Kalkin confirmed that this was correct.
Ms. Fontana noted that the intent of the surveys were to determine where the property line is. Chief Planner
Kalkin explained that the maps would be referred to the Engineering Division.
5. 18 month review for Henry's Lounge
Henry & Victoria Concepcion/applicant
Westborough Sq Shopping Ctr/owner
2262 Westborough Blvd
P06-0133: UP06-0029
18 month review -Use Permit to allow live musical entertainment at an existing restaurant at 2262
Westborough Boulevard in the Retail Commercial (C-1) Zone District in accordance with SSFMC
Chapters 20.22 and 20.81
Chief Planner Kalkin presented the stafF report.
Commissioner Prouty questioned if there were complaints on the establishment to which Police Sergeant Kallas
replied that there were no Police complaints.
Motion Prouty /Second Zemke to accept the review as fulfillment of the Conditions of Approval.
ADMINISTRATIVE BUSINESS
ITEMS FROM STAFF
ITEMS FROM COMMISSION
None
Vice Chairperson Teglia suggested cancelling the meeting of September 18~' since it looked like there may be only
one item on the agenda. Chief Planner Kalkin noted that 213/217 East Grand had already been noticed for this
meeting.
• E/ Camino Rea/ Taco Be//-A request was made to have the poles removed from a chain link fence that
was taken down at the EI Camino Real Taco Bell. (Vice Chairperson Teg/ia),
s:\r~ICwutes\oy-o4-og rzpc M%wutes.doc
pagea of s
Planning Commission Meeting of September 4, 2008
Vice Chairperson Teglia also requested having the trash can located on the turnout at Taco Bell be moved in
by 5 feet to allow customers to properly throw away the garbage to eliminate garbage on the ground.
• PARKSFO Temporary Banners-Staff was asked by Vice Chairperson Teglia to have Code Enforcement
look into having Park SFO remove their temporary banners since they have been up for an extended period.
• Cab/e company wires-Commissioner Prouty thanked Chief Planner Kalkin for having the cable issue
addressed. He was pleased to see how the Oyster Point Boulevard corridor was looking with all the projects
approved by the Commission.
• SSFScavengerlarge trash bins - A request was made by Commissioner Prouty that staff have the
Scavenger company move their large garbage bins out of sight and added that trucks are parking all over the
property.
• Street trees-Vice Chairperson Teglia noted that the Veterans and Airport Boulevard trees are maturing
nicely. He stated that now that we know which species work in South San Francisco the Design Review Board
should ban trees that don't look good, such as the Evergreen Pear, and adopt a preferred species list.
ITEMS FROM THE PUBLIC
ADJOURNMENT
Susy Kalkin
Secretary to the Planning Commission
City of South San Francisco
SK/bla
s:~MCwutes~oJ°-o~-08 RPC MCwutes.doc
None
8.22 P.M.
Mary Giusti, Chairperson
Planning Commission
City of South San Francisco
pagesof .s
~o~zx„~~ Planning Commission
o -~
o Staff Report
c'gLIFOR~IA
DATE: September 18, 2008
TO: Planning Commission
SUBJECT: Use Permit, Preliminary TDM Plan and Design Review to demolish four existing
1 & 2 story buildings (124,000 sf total) located at 213-217 East Grand Avenue
and construct in their place one 9-story office/R & D building (291,634 sf total)
and a 5-level parking garage in the Planned Industrial (P-1) Zone District in
accordance with SSFMC Chapters 20.32, 20.81, 20.84, 20.85 & 20.120
Owner/Applicant: ARE-San Francisco
Case Numbers: P07-0106: UP07-0017, DR07-0065, DA07-0001,
EIR07-0001, TDM07-0005
RECOMMENDATION:
That the Planning Commission continue the matter to October 2, 2008.
BACKGROUND/DISCUSSION:
The applicant proposes to redevelop an older industrial property in the East of 101 area by
demolishing four existing 1 & 2 story buildings totaling 124,000 square feet, and the subsequent
construction of one 9-story office/research and development (R&D) building totaling
approximately 292,000 square feet. On June 19, 2008, the Planning Commission held a study
session to review the proposed project and take comments on the Draft Environmental Impact
Report (EIR). The Commission was generally supportive of the project, provided comments on
the parking garage and landscaping along Forbes Boulevard, and commended the applicant for
adopting an innovative architectural design and progressive "green" construction technology.
Planning Division staff and the applicant have not finalized the Final Environmental Impact
Report for the project. Therefore, staff is requesting the continuance.
RECOMMENDATION:
City staff recommends that the Planning Commission continue the matter to October 2, 2008.
y:p;~
~il°.,
~°'"~
chael pen, Economic D elopment Coordinator
CITY OF SOUTH SAN FRANCISCO
INTEROFFICE MEMORANDUM
DATE: September 12, 2008
TO: Honorable Chair and Planning Commissioners
f
FROM: Susy Kalkin, Chief Planner
SUBJECT: 648 Commercial Avenue
Design
On May 14, 2008 the City Council approved a Planned Unit Development (PUD) at 648
Commercial Avenue, which allowed a front yard setback that is less than what is required by
current zoning. The PUD approval was subject to Planning Division Condition of Approval #7,
which requires review of the revised elevations by the Design Review Board and approval by the
Chief Planner. The Chief Planner's decision was brought before the Commission for review on
August 7, 2008. At that meeting the Commission requested additional design modifications.
The applicant presented a revised concept to the Design Review Board (DRB) during their
August meeting. The DRB had the following comments:
• Add horizontal banding across the front of the bay element to connect the left and right sides
of the front elevation;
• Add trim around the openings of the bay element; and
• Add a railing in the bottom of the central arch to integrate the bay element.
The DRB felt that making these changes would help integrate the front element into the overall
design of the house. Staff concurs with the DRB's comments and the result of those changes are
included in the attached revised plans. At this time, staff believes that the overall design is
consistent with the direction put forward by the Planning Commission. Staff will continue to
work with the applicant on other aspects of the project, such as the front yard landscape and
paving plan, to ensure that the remainder of the project is consistent with the conditions of
approval and City standards.
Survey
The City Engineer has reviewed the survey information submitted by the 648 Commercial
Avenue property owners and by the owner of the neighboring property (652 Commercial
Avenue). No discrepancies were identified, meaning that the City has accepted the survey
completed by Dominguez and Associates dated 7/24/08 and stamped by a registered Civil
Engineer License (No. C26949) authorized to practice land surveying in the State of California.
(See attached email from Mr. Ray Razavi, City Engineer).
Attachments
• Revised Plans (including exterior elevations)
• Email from City Engineer -Setback Issue
SK/gb
Beaudin, Gerry
From: Razavi, Ray
Sent: Friday, September 12, 2008 2:12 PM
To: Razavi, Ray; Kalkin, Susy; Beaudin, Gerry; Bautista, Sam; Kirkman, Jim
Subject: RE: 648 Commercial
I have reviewed the survey map for 648 Commercial Street prepared by Dominguez and Associates dated 7/24/08 and
stamped by a registered Civil Engineer License No. C26949 authorized to practice land surveying in CA. In addition, I've
reviewed the Record of Survey dated September 2008 prepared by Luis Arata for the adjacent property and found no
discrepancies as it affects 648 Commercial.
Based on the above maps, the building footprint complies with the required setbacks..
Ray Razavi
City Engineer
City of South San Francisco
(650) 829-6652
(650) 829-6664 (Direct)
(650) 438-3153 (Cell)
ray.razavi@ssfnet
~o ,.,,.,;~~ g
°~x s - ~ Plannin Commission
0
~. y
H
j Staff Report
c'~LIFOR~IA
DATE: September 18, 2008
TO: Planning Commission
SUBJECT: Study Session: Zoning Ordinance Update Use Regulation Module #1 -Base
District regulation discussion including the land use and development
standards for each of the base zones.
Project: Zoning Ordinance'Update
Consultant: Dyett &Bhatia
Case Nos.: P07-0136: ZA07-0007
Address: City-wide
RECOMMENDATION:
That the Planning Commission conduct a Study Session to discuss the base districts and the
proposed base district land uses and regulations and provide feedback.
BACKGROUND/DISCUSSION:
Background
In February of 2008, the City Council and Planning Commission conducted a Joint Study
Session and provided direction on key issues to staff for the Zoning Ordinance Update. In April
of 2008, staff and a team from Dyett &Bhatia conducted a noticed public meeting/bus tour of
residential neighborhoods in the City with members of Council and the Planning Commission.
The input that was received during that tour is attached to the staff report (Attachment #1 -
Neighborhood Tour Report). In summary, the tour focused on design issues, which will be
comprehensively addressed during Module #2 - Development/Design Standards - of the Zoning
Ordinance Update.
The Zoning Ordinance Update Scope of Work includes nine (9) tasks and four (4) Modules:
Task Descri tion (Module
1 Background Research; Stakeholders Interviews
2 Issues and Options; Preliminary Outline
3 Zoning District Regulations
(Module #1: District Use Regulations)
4 Development/Design Standards
(Module #2: Development/Design Standards)
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: Zoning Ordinance Update -Use Regulations
DATE: September 18, 2008
Page 2
5 Supplemental Standards, Parking, and Landscaping
(Module #3: Parking and Supplemental Regulations)
6 Administrative Procedures
(Module #4: Zoning Administration)
7 Draft Ordinance
8 Zoning Map
9 Public Review and Adoption
At this time, Dyett &Bhatia is working with staff on task 3 of 9. Task 3 contains Module #1 -
Use Regulations, which is likely to be the most involved and substantial with regard to the
content revisions. The final three tasks listed above are essentially putting it all together and
approving the work that will be substantially complete in the first six tasks.
Module #1-Use Regulations
Over the course of the summer staff has been working with Dyett &Bhatia to revise, streamline,
and otherwise update the Use Regulation section of the City's Zoning Ordinance. This first
module is the foundation for the zoning ordinance, whereby the land uses are identified for each
base zone.
The base zones and the format of the document have been revised to make the Zoning Ordinance
consistent with the General Plan. Beyond making the City's land use documents consistent, the
update will also allow the user to more easily find the rules that apply to the use and
development of a parcel.
Potential Issues and Topics for Discussion
The Use Regulation Module is involved and substantive with regard to how planning decisions
are made, and how approvals are administered. The entire section, including the use tables, is
lengthy. Staff encourages the Commission to comment on any and all aspects of the Use
Regulation module, but we'd like to pay special attention to the following issues and questions
during the study session:
Does the selection of permitted, limited, and conditional uses in each base district
adequately reflect the purposes of those districts?
• Are there additional uses that need supplemental regulations in the Standards for specific
uses and activities?
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: Zoning Ordinance Update -Use Regulations
DATE: September 18, 2008
Page 3
Overview of the Attached Materials
As noted above, the Neighborhood Tour Report (dated May 2008) is attached for your reference.
The findings from that report will become more relevant when we discuss the Module #2 -
Design and Development Standards.
Dyett & Bhatia composed two memorandums to preface the discussion surrounding Module #1 -
Use Regulations. The first provides an overview of the "Base District Regulations". This
memorandum outlines the format for each chapter.
The second memorandum outlines the purpose statements for the six groups of base districts as
well as the specific purpose of each of the individual zones. The six districts that have been
established include: 1) Residential; 2) Commercial, Office, and Mixed-Use; 3) Downtown; 4)
Employment; 5) Public and Semi-Public; 6) Parks and Open Space.
The third attachment is the Zoning District Correspondence Table. This document compares the
existing zones to the proposed zones. Note that the names of the proposed zones are consistent
with the land use designations found in the General Plan. This consistency will provide greater
clarity to all users of the City's land use planning documents.
The fifth and sixth attachments are titled "Module 1: Use Classifications and Use Regulations"
(Module # 1) and "Appendix A -Standards and Requirements for Specific Uses and Activities"
(Appendix A). The Module #1 attachment is the revised section of the ordinance, reflecting the
new purpose statements for the base districts and a revised set of use types and classifications.
The introduction to this section provides a complete overview of the purpose of the revision, the
structure of the document and how to use this section. This section concludes with a list of
questions and issues that could be discussed during the study session, and answered before the
final review and approval of the Zoning Ordinance update.
Attachment A is a supplement to Module 1, and is for illustrative purposes at this time. The
purpose of including Attachment A is to provide the format and some examples of how
additional standards and requirements for specific uses and activities will help Zoning Ordinance
users. The current list is a draft and will be updated and finalized as we work through our
discussion of Module 1.
Conclusion
The purpose of this meeting is to introduce the Use Regulation Module to the Planning
Commission and members of the public. This introduction will provide staff and the consultant
with additional direction, which will be incorporated into the zoning ordinance as we move
through the remaining tasks.
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: Zoning Ordinance Update -Use Regulations
DATE: September 18, 2008
Page 4
Respectfully submitted,
1
erry eaudin, Senior Planner
Attachments:
1. Neighborhood Tour Report, May 2008
2. Dyett &Bhatia Memorandum -Overview of Base District Regulations, September 15,
2008
3. Dyett &Bhatia Memorandum -Base District Purpose Statement
4. Zoning District Correspondence Table -Proposed Zones/Existing Zones
5. Module 1: Use Classifications and Use Regulations
6. Appendix A -Standards and Requirements for Specific Uses and Activities
NEIGHBORHOOD TOUR REPORT
MAY 2008
CITY F SOUTH SAN FR CS
ZONING ORDINANCE UPDATE
NEIGHBORHOOD TOUR REPORT
Prepared by:
DYETT & BHATIA
Urban and Regional Planners
May 2008
Neighborhood Tour Report
TABLE OF CONTENTS
Introduction ..................................................................................... 3
General Comments .........................................................................4
Comments by Neighborhood Area .................................................. 5
Conclusions .....................................................................................12
Appendix ..........................................................................................14
South San Francisco Zoning Ordinance Update
u
0
Downtown High Density Residential
Community Commercial
Park and Recreation
Open Space
Existing Regional/Arterial/Collector
Proposed Street
2
uawncown pow vensry nemaenuai °•
Downtown Medium Density Residential "'~
Neighborhood Tour Report
INTRODUCTION
As part of the South San Francisco Zoning Ordinance Update process, City
staff and its consultant, Dyett &Bhatia, conducted a field trip to various
South San Francisco residential neighborhood areas. The bus tour took place
on Saturday, April 19, 2008, and participants included City Council mem-
bers, Planning Commission members, consultants, and staff members from
the City Planning department and the City Manager's office. The tour was
open to community members as well. The tour sought to gain a shared un-
derstanding of neighborhood design issues facing South San Francisco, and
to utilize this information to formulate strategies for dealing with neighbor-
hood-specific issues in the zoning ordinance.
Tour Structure
Fourteen separate residential neighborhood areas of South San Francisco
were identified. Each was examined for various design elements, including
building heights, setbacks, architectural styles, garage locations, roof shapes,
landscaping, and parking. Tour participants were given a Neighborhood
Tour Workbook, which included maps of the neighborhood areas, photos
of typical structures in the neighborhood areas, and prompts to note their
observations and comments throughout the tour. The feedback is complied
in the following two sections of this report: General Comments, and Com-
ments by Neighborhood Area.
Tour Path
'Ihe tour began in Orange Memorial Park, and proceeded counter-clockwise
through the following neighborhood areas:
Downtown West, Downtown East, Sign Hill, Paradise Valley, Sunshine
Gardens, Winston Manor, Serra Highlands, Buri-Buri, Westborough Town-
homes, Westborough, Southwood & Mayfair, Avalon, Brentwood, and Fran-
cisco Terrace.
Tour Participants
City Council members: Mayor Pedro Gonzalez, Mayor Pro Tem Karyl Mat-
sumoto, Mark Addiego, Rich Garbarino, Kevin Mullin
Planning Commission members: Mary Giusti, Wallace Moore, Stacey
Oborne, John Prouty, Marc Teglia, William Zemke
City Staff: Barry Nagel, Marty Van Duyn, Susy Kalkin, Gerry Beaudin, Sky
Woodruff, Patricia Cotla
Consultants: Rajeev Bhatia, Vivian Kahn, Monica Makarczyk
3
Tourparticipants
South San Francisco Zoning Ordinance Update
GENERAL COMMENTS
Comments gathered during the tour have been complied and summarized for
each neighborhood area. Many comments, however, were general in nature,
or repeated throughout the majority of neighborhoods. These comments are
summarized in this section.
Height/Massing/Style
The height, bulk, and style of new homes, additions, and renovations should
be compatible with existing homes in the neighborhood area. In almost all
neighborhood areas, tour participants expressed that additions should not
"stick out" too much, and should blend nicely in with the surrounding struc-
tures. `This is true in terms of height, building massing, and especially, roof-
lines. Where property owners want to build significantly higher than the
adjacent properties, it was suggested that additions may be less obtrusive if
added toward the rear of the property, so as to minimize the impact on the
immediate streetscape. In general, tour attendees called for solutions that
provide better and tighter control over additions that do not conform to the
character of the neighborhood, while respecting property rights and encour-
aging private investment.
In areas where taller heights are appropriate, such as the Downtown area, a
premium was placed on building articulation. Participants suggested incre-
mental height allowances based on building articulation and character, or
bonuses in allowed square footage for articulation of roof form and building
mass.
There was a general consensus that height limits in residential areas through-
out South San Francisco should depend somewhat on the slope and topog-
raphy of the lot. If a lot slopes down from the street, and the building does
not appear too tall or too bulky, then taller heights should be allowed. If a lot
slopes upward, causing a building to tower over the street, then taller heights
should be limited. Development on both down and upslope lots should be
regulated to ensure that they do not appear too tall or bulky when viewed
from the streets below or from downslope homes. This is especially the case
in the more terraced neighborhood areas such as Downtown West, Sign Hill,
and Paradise Valley.
Lastly, there was concern that owners of adjacent properties may not be able
to fully grasp the scope and scale of proposed additions. It was suggested that
property owners erect story poles prior to approval so that neighbors may vi-
sualize new development and respond accordingly.
Parking
There was concern that large additions create parking problems, especially
where existing off-street and on-street parking is inadequate. Because lot and
home sizes in many neighborhoods are small, there is pressure to use garag-
es for non-parking purposes, adding to parking woes. Some tour members
would like to see a pilot project for residential permit parking, which would
4
Neighborhood Tour Report
not be addressed in the zoning ordinance but in another part of the munici-
pal code. This was mentioned for the Downtown East and Brentwood areas.
Other suggestions for mitigating parking problems included imposing limits
on square footage for additions, and investing more City resources into en-
forcement of parking restrictions.
Lastly, there was a general concern about the use of tandem parking, with the
exception of within the Brentwood, and possibly the Winston Manor neigh-
borhoodareas.
COMMENTS BY NEIGHBORHOOD AREA
Downtown West
Height
Participants were asked to suggest the number or stories that should be per-
mitted in the four different residential land use categories within Downtown
West: Downtown Low Density, Downtown Medium Density, Downtown
High Density, and Downtown Core. Responses are summarized as follows:
• Downtown Low Density: The majority of participants (55%) stated
that the maximum height should be 2 stories; 35% responded with
a single story; and 10% responded with 3 stories. (11 respondents)
• Downtown Medium Density: 62% responded with 2 stories; 25%
stated 3 stories or more; and 12% felt that only single-story struc-
tures should be allowed. (8 respondents)
• Downtown High Density: Responses ranged from 2 to 5 stories,
averaging 3.5 stories. (7 respondents)
• Downtown Core: Responses ranged from 2 to 12 stories, averaging
7 stories. (5 respondents)
Tour attendees added that exceptions should be allowed for key downtown
revitalization projects, and that the maximum height and densities should be
encouraged and/or incentivized in the Downtown Core area.
Mussing/Style
'Ihe biggest issues in the Downtown West area are home additions and new
buildings on alleyways or lanes. Tour participants urged the City to find ways
to prevent the "mansionizing" of houses on lanes, and to prevent out-of-scale
additions. These developments create parking problems within the lanes,
crowding the already narrow lanes and compromising maneuverability. Spe-
cifically, three-car garages and three-story structures on alleys are considered
too big. Participants called for more explicit regulations about the size and
massing of third story additions on lanes.
uaNnrowa WEST
~ _ f -=~ _
,~ l a f ,~ *^ ~ ~ 1
_` ; ~~
'~ , T .
~~,.
'. < ..
Workbook page filled out by a
participant for Downtown West.
5
South San Francisco Zoning Ordinance Update
u U
Undeslreoble Oesireabk
While the overall height is the same,
the house on the right is less massive
and boxy.
DOWN70NIN fl1iT
,,_ ~
r
s
,»• ~,.,.., .~.,, ..... P ~..,, w
~N~ ~g `'' k, ~eb9le -
roa -*f ~,~...,.~s ~,~,
du~td ~ qtr r dwr/!r
w/
Workbook page filled out by a
participant for Downtown East.
On the major streets within the Downtown West Low Density areas, many
houses have additions or infill projects within the front setback. Participants
felt that this should not be allowed, as it disrupts the patterns of landscaping
and setbacks.
On both lanes and major streets, tour members made a distinction between
size and bulk of massing. Instead of overall heights, they felt that what needs
to be limited is the height of the side walls with respect to overall height of the
structure. When the pitch of the roof is shallow, and the side walls are almost
as tall as the overall height, overly bulky and boxy structures result.
In terms of aesthetics, participants expressed that the neighborhood is a mish-
mash of styles, and that newer developments are typically not in keeping with
the style of older structures -particularly in the low-density areas. Partici-
pants also saw poor integration of commercial uses within residential areas.
It was suggested that auto-oriented uses (repair shops, etc.) not be allowed in
residential areas.
Setbacks/Landscape
Like building massing and style, participants felt that setbacks and landscap-
ingshould be generally consistent. Front and side setbacks vary widely in this
area and are often incompatible with house size. Required setbacks should
increase with height, as taller buildings need larger setbacks. Problems arise
when the garage occupies too much of the front facade and the driveway
apron covers too much of the setback abutting the street.
Participants felt that maintenance and upkeep, and enforcement of main-
tenance standards, is a particularly important issue in the Downtown West
residential areas. Property owners should not be allowed to store garbage in
the lane right-of-way, and there should be regulations against lots overgrown
with weeds and broken fences. More landscaping, and better maintained
landscaping, is appropriate along all lanes.
Within the right-of-way, many attendees felt strongly that the City should
prohibit property owners from hardscaping over the landscaped green be-
tween the curb and sidewalk. They also called for more trees in general in the
area. Lastly, it was suggested that the City create a special assessment district
to fund the under-grounding of the utility lines (this is not a zoning issue).
Downtown East
The tour workbook defines the Downtown East area as bound by Tama-
rack Lane and the east side of Maple Avenue. One participant suggested
that Downtown East be expanded to include the area east of Spruce Avenue.
It was suggested that increasing density and eliminating height limits here
would be appropriate, and that the City would benefit greatly from increased
land values in this area.
6
Neighborhood Tour Report
Height/Massing/S t y l e
Tour participants felt that height limits in the Downtown East neighborhood
area should be more flexible than in any other residential area. In Downtown
East, which includes almost entirely Downtown High Density and Down-
town Core land uses, most participants felt that height and density maxi-
mums should be the highest, and should be raised whenever necessary.
Much of the tour feedback stressed that revitalization of the Downtown Core
is critical to the future of the City. Specifically, participants felt that more
mixed-use and residential development within the Downtown East neigh-
borhood area is appropriate and is integral to the revitalization of the area.
Participants indicated that there is no prevailing architectural style in Down-
town East. One commented that there is "extremely variable design in down-
town business" and that "stricter zoning would ensure more consistent aes-
thetics." The mixed uses on Linden Avenue and the apartments and homes
on Pine Avenue, for example, were identified as poorly integrated within their
neighborhood context. A more explicit code and/or design guidelines would
be helpful to ensure more a consistent style in this area.
There was some interest in creating an historic district, identified by signage.
At the same time, there was considerable concern about the rehabilitation of
older buildings. One tour attendee felt that within the mixed-use areas, fa-
~ades should remain consistent with the neighborhood character, even for re-
development projects. Another attendee argued that run-down buildings like
the one on Linden and Pine ought to be either rehabilitated or demolished,
indicating concern about buildings left to remain as eyesores.
As part of the effort to rehabilitate older structures, there is considerable in-
terest in creating amixed-use corridor in Downtown East. Participants ex-
pressed adesire to see Grand Avenue look more like downtown Burlingame
or San Mateo, by promoting more retail and mixed-use development along
Linden Avenue. It was suggested that this new retail development should have
no or minimal setbacks so that it attains a character similar to Grand Avenue.
Also, participants felt that the area near the Caltrain station along the Airport
Boulevard corridor should be built up with transit-oriented development, and
that much higher densities should be allowed in that area.
While many tour participants were eager to see more businesses in the Down-
town East area, there was some concern about the nature of the businesses. It
was suggested that the commercial areas are currently underutilized, or offer
an inappropriate range of services. Auto repair shops, for example, were gen-
erally shunned. It was also suggested that there may be some unauthorized
use of residential buildings. Tour participants called for the City to decide
how aggressively it will regulate and prohibit non-conforming uses in resi-
dential areas.
Non-conforming businesses, including some of the auto-related uses, con-
tribute to parking problems in residential areas. When businesses park their
commercial vehicles in residential areas, parking becomes impacted. Permit
parking and parking structures were both suggested as possible solutions.
._.: „~,
s
~;
..~.,x,ro..w.,a..~,4.,~.,.~~,.,.
~~~~~
;,;e :. ~ ~ ~:. ., . ,. .
et , , .. > ~ - .. i . n ....
.:~- s - .sa ~ ..
Workbook page filled out by a
participant for Downtown East.
This Downtown East house is too
bulky for a lane, but might be appro-
priate for a major street.
South San Francisco Zoning Ordinance Update
Setbacks/Landscape
Tour participants expressed a need for more landscaping within the right-of-
way. They felt that landscaping in the front setbacks of residential buildings
must be preserved, that hardscaping in the front setback is a problem, and
that commercial areas in general could use more landscaping and beautifica-
tion efforts. Participants pointed to specific examples of sites that they felt
had an excessive amount of hardscape. At the same time, it was noted that
the City has encountered problems in educating property owners about, and
in funding and enforcing ordinances that regulate things like signage and
hardscaping.
Sign Hill
The feedback about the Sign Hill neighborhood areas was generally positive.
Participants noted that this area has fairly uniform heights and good building
articulation. Comments included "It's great -leave it alone!" and "Beautiful
homes in this area; nice, well-maintained front yards."
In an effort to maintain this standard, however, participants stressed that
new additions should have a uniform look, and that projects should be con-
sistent in size and scope. Specifically, topography is very important in this
neighborhood in determining heights for additions: buildings must conform
to, and not defy, the natural slope of the hill. This is important not only for
maintaining the existing streetscape character, but for ensuring the protec-
tion of public views of the City and its surrounding landscapes. Participants
noted that the most critical views to protect are from the area bound by Park,
Palm, Orange, and Eucalyptus, and along and south of Spruce Avenue.
In addition, tour attendees articulated a need more enforcement power (more
"teeth") of ordinances that regulate building materials and the "look and feel"
of buildings. It was suggested, for example, that new construction should be
required to have the roofs. One participant pointed out that a number of
buildings on Cottonwood Avenue are inconsistent with the prevailing design
character.
Paradise Valley
The existing single-story character of the Paradise Valley neighborhood area
emerged as an important quality to preserve. While some houses-partic-
ularly the houses on the hillside-have more than one story, the additional
height tends to be toward the back of the lot, which preserves the single-story
character of the streetscape. For this reason, participants suggested that ad-
ditions be limited to one story, with a maximum total height of 25 or 30 feet,
and maintain roof lines that are consistent with adjacent houses.
In terms of style, there was some concern that larger, newer homes are not
well-integrated with older homes. For example, one person pointed out that
newer tract homes look completely different from older houses near or oppo-
site tracts. For houses on the hillsides, one person noted that three-car garag-
es tend to dominate the streetscape-a quality that is incongruent with the
8
The Giorgi Bros. building in
Downtown East does notprovide
enough setbacks or room for
pedestrians.
Awell-articulated second story addi-
tion in Paradise Valley.
rest of the neighborhood area. Lastly, it was suggested that the City establish
some regulations about parking in front setbacks (parking on a lawn, or pav-
ingover afront setback to use as parking space).
Sunshine Gardens
There are a large number of second story additions in Sunshine Gardens.
Tour attendees were concerned that while some conform to the prevailing
style (ranch style), many detract from the neighborhood with various non-
conforming styles. The biggest concern for this neighborhood was that sec-
ond story additions simply do not fit in and deviate too widely from the pre-
vailing neighborhood style. Participants felt that projects need to be less boxy
in terms of roof slope and massing, and that the City needs to find ways to
control pop-up enlargement of houses.
In addition, tour attendees felt while the landscaping in this area is fairly well-
maintained, there are not enough trees in general. One person mentioned
that Costco is well-integrated with housing and has appealing landscaping,
while the back of El Camino High School is overgrown and needs to be bet-
ter maintained.
Winston Manor
Unlike most of the other neighborhood areas, tour attendees remarked that
varied styles work well in Winston Manor. While participants felt that most
of the additions and remodels are done very well, the commercial uses ad-
jacent to the residential uses were regarded as particularly unappealing (for
example, the strip malls on El Camino Real).
Since small parking garages and driveways limit the parking in this neighbor-
hood, parking is an issue. Also unlike most other neighborhood areas, this is
an area in which tour attendees were willing to consider tandem parking, and
in fact thought it might be beneficial for the area. Overall, the consensus was
that there needs to be more dialogue in general about parking options and
solutions for this neighborhood.
Serra Highlands
Uniformity in design and style is very important in Serra Highlands. Cur-
rently, there is a noticeable uniformity among the additions and rooflines,
but not without a certain degree of individuality. Rooflines and setbacks are
relatively consistent, and a there is a consistent feel to the neighborhood in
general. The area has a fair number of second story additions as well as split
level remodels. While some additions are too large, most were considered to
bewell-designed. One person, however, noted that the mall is out-of-place.
Participants also remarked that this neighborhood has nice trees and land-
scaping with a good amount of variety, which should be maintained and
accentuated. One participant remarked that, in Serra Highlands, "pride in
ownership shows."
Neighborhood Tour Report
9
A overly boxy addition in Sunshine
Gardens.
A house that is too massive for its
Serra Highlands location.
Awell-designed entrance facing the
street and a nicely articulated roof in
Serra Highlands.
Poor-quality building materials like
this false stone facade in Serra High-
lands should not be allowed.
South San Francisco Zoning Ordinance Update
:~w....<...,....~.~..~.,,A..,~~...... a.a.,.~~.~,~.
.a„
.i __
Workbook page filled out by a
participantfor Westborough
Townhomes.
Buri-Buri
Tour attendees saw trees and landscaping as Buri-Buri's biggest strength.
They noticed that the neighborhood has great trees, and that many of the
beautiful large trees, particularly the ones near the golf course, have been
preserved in the past through new development (for example, in the Arroyo
area). They stressed that the trees should continue to be preserved. They also
remarked that rooflines in the area tend to be relatively consistent and uni-
form-another of Buri-Buri's strengths that should be maintained.
Participants' biggest concern for Buri-Buri had to do with commercial vehi-
cles parked in residential driveways. They felt that the City should find ways
to prevent service vans for businesses from parking in driveways, and noted
that some houses with multiple service vans detract greatly from the neigh-
borhood streetscape.
Westborough Townhomes
In general, participants took issue with the existing aesthetics and mainte-
nance of the Westborough Townhomes area. They felt that side yards in par-
ticular are often poorly maintained. One person remarked that the town-
homes with the garages in front are a bad example of urban design and
planning.
In terms of style, one person felt that the character of the neighborhood is too
uniform, and that there isn't enough variety, while another commented that
there's a "serious bodge-podge of styles" in certain areas, particularly along
King Drive. There was considerable feedback about garage doors dominat-
ing the streetscape, especially on Palos Verdes. Overall, tour attendees felt
that the neighborhood does not have a very appealing "feel", and that too
many houses are run-down, with poor quality siding material and poor land-
scaping. Lastly, participants remarked that there is inadequate integration of
commercial with residential uses.
Feedback for the Westborough Townhomes neighborhood areas was particu-
larly prescriptive. Some participants commented that the existing densities
were appropriate, but added that second story additions should be possible.
They felt that the area would ideally be redeveloped with second stories above
existing garages, even if it requires permitting FARs higher than those cur-
rently allowed. Other participants remarked that they would like to know
the ramifications of adding extensions on top of garages in terms of FAR and
densities. Overall, the general consensus was that additions should bepermit-
tedand encouraged, and that the City should consider adjusting FAR limits
to allow additions over garages.
Westborough
Respondents considered Westborough to be a nice and well-built area with
thoughtfully-designed additions. They commented that houses exhibit a rel-
atively consistent, though often boxy, design. One person noted the South
10
A well-designed second story addition
in Buri-Buri.
City Lights project in particular as an example of good development with
appropriate densities. Although participants felt that this area exhibits a good
use of space in general, they noted that homes and landscaping are not consis-
tentlymaintained, and that some modifications to houses are poorly done.
There are several remodels in the neighborhood, and participants expressed
that roof shape and windows on these remodels are a major concern that-
should be more closely regulated. The construction of accessory structures
in rear yards also needs more discussion. The biggest offenders in terms of
design were the "windowless boxes" and windowless facades, like those that
line much of Gellert Boulevard. This was considered by all to be very un-
attractive. However, participants felt that the brick facades like those along
Shannon Drive were beautiful, appropriate for the neighborhood, and should
be encouraged.
Southwood & Mayfair
The Southwood and Mayfair neighborhood areas are characterized by nar-
row streets and small houses with a "1950's look:' House sizes are typically
around 900 to 1,200 square feet, garages are very small, and the streets and
sidewalks are narrow.
There was a general agreement on the tour that additions should not be al-
lowed to deviate too much from this standard. Of the existing additions,
many are inconsistent with the prevailing style of the neighborhood, and
many are also poorly maintained. In some places, there are several styles on
the same block, creating a variety that ultimately detracts from the neighbor-
hood.
Additions in this neighborhood also tend to be too big, creating additional
need for street parking and causing further cramping the narrow streets. Par-
ticipants stressed that tandem parking should not be allowed in these neigh-
borhoods because streets are too narrow, and that property owners should
be encouraged or required to use their garages as parking space instead of
storage space. Participants also felt strongly that while narrow streets tend to
encourage parking on the sidewalks, parking should not be allowed on the
sidewalks as it compromises the safety and comfort of pedestrians.
Avalon
Tour attendees felt that the Avalon neighborhood area is largely composed
of two-story houses that are well designed and nicely maintained. They also
felt that most of the existing additions were typically well-designed. Com-
ments were generally positive: "beautiful area," "large but well-proportioned
homes," and "nice homes and landscaping." It was noted, however, that there
is an odd transition from light commercial to residential in this neighbor-
hood, and that there are not enough trees in the area.
Neighborhood Tour Report
11
A windowless street frontage in West-
borough.
Wide driveways in Southwood ob-
scure the facades of the houses.
A porch addition in Southwood that
adds interest to street frontage.
A well-designed addition in Brent-
wood. The second story is set back
from the street and blends in well.
South San Francisco Zoning Ordinance Update
,,.~
b(ka
Brentwood
The Brentwood neighborhood area is characterized byone-story houses, long
driveways, and garages that are set back from the street. Tour participants felt
that the area has nice homes, landscaping, and lawns, but not enough trees.
Preserving the existing neighborhood character and maintaining consistent
roof lines is very important for this neighborhood.
Some additions are well done; some aren't. There are many additions that
work, but some are too boxy, too big for the neighborhood, or just "stick
out." There is also a problem with additions not conforming to the prevailing
garage pattern. People felt that houses should have one-car garages only. In
terms of mixed-use development, respondents saw the potential for amixed-
use area along the El Camino corridor near Spruce/Hazelwood.
"Over-parking" was considered to be a significant problem in this neighbor-
hood: too many cars per home. It was suggested that permitted parking be
considered, and that tandem parking might be an appropriate solution for
this area.
Francisco Terrace
The Francisco Terrace neighborhood is characterized by Cape Cod-style
houses with uniformly sloping roofs. The single most contentious issue in
this neighborhood is second-story additions that disrupt this uniform line of
roofs. Respondents said that the addition of dormers is acceptable, but that
full second story additions are too much of a departure from the original
Cape Cod style and are therefore inappropriate. Run-down homes, poorly
maintained landscaping, and large vehicles and boats parked in driveways
were also a concern for tour members. In general, participants expressed that
the neighborhood could use some code enforcement.
CONCLUSIONS
The comments and feedback from the neighborhood tour suggest a number
of issues should be considered as part of the Zoning Ordinance Update or ad-
dressed through other implementing actions. These include:
Scale, massing, and articulation of residential additions are all
central issues throughout the City. While certain design issues are
common across neighborhoods, some neighborhoods have specific
design issues that should be addressed in a tailored manner in the
Zoning Ordinance-for example, preserving the unique Cape Cod
style steep roof character of the Francisco Terrace, and second-story
additions to promote more active streetscapes in the Westborough
Townhomes area.
12
Thegables of the pink house in
the back dominate the Brentwood
streetscape in the foreground. A hip
roof would be more acceptable.
El Camino Real near Hazelwood
Drive presents an opportunity for a
mixed-use corridor.
The second story of the house on the
left disrupts the consistent roofline
pattern of Francisco Terrace.
Neighborhood Tour Report
Standards and/or guidelines are also likely to vary among neighbor-
hoods in terms of how building bulk is measured and controlled-
particularly among downtown lanes, downtown streets, and the
various residential neighborhoods. The City should consider
describing limits on development in terms of height, FAR, building
articulation, and/or percentage of a neighborhood's typical house
floor area.
There should be clarity regarding the extent to which additions
may deviate in form and style from the prevailing character of the
neighborhood. Since much mention was made of "inconsistent"
structures that do not "fit in" with their context, these guidelines
and regulations are also likely to vary somewhat among the differ-
ent residential neighborhood areas.
• The City should consider drafting a Hillside Ordinance. This ordi-
nance would recognize slope and topography in establishing height
and massing limits in different neighborhood areas of the City.
• The City should consider regulations that address landscaping,
building maintenance, and quality of building materials.
• Parking is clearly a major issue that will be addressed in the Zon-
ing Ordinance. While parking standards and location and size of
garages are issues in most neighborhoods, some approaches-such
as tandem parking-may need to be customized for different
neighborhoods.
• Many parking issues lie outside the domain of the Zoning Or-
dinance. The City could establish a pilot project to find parking
solutions appropriate to each neighborhood area. This project could
explore options for permit parking, limits on vehicles per lot that
are stored outside of a garage, and commercial vehicles parked in
residential areas.
• Landscaping regulations should ensure that there are sufficient
street trees throughout the City. Existing street trees should be pre-
served, new street trees planted by the City should be large in size,
and regulations regarding the planting of trees on lots along public
streets need to be explored.
• Lastly, there needs to be discussion about how much is the City
willing to invest in funding, education and enforcement.
13
South San Francisco Zoning Ordinance Update
APPENDIX: WORKBOOK COMMENTS BY NEIGHBORHOOD AREA
Downtown West
Are there any examples of design that are particularly good or bad in this area? Provide an address; circle a
property or an area on the map; or describe.
Parking- Narrow alley with little room to drive through (yellow areas)
Some houses store garbage cans in alley
Shallow setbacks, reasonably consistent design; apartment buildings nicely mixed in, although some in disrepair (or-
ange areas)
Reasonably consistent style of houses and setbacks; poor integration of light commercial areas with residential. Several
houses in disrepair (brown areas)
Parking - 3rd story issue in alley with setbacks includes should be controlled
Setbacks -Right of way landscaping
More trees!
Height should be compatible to existing houses in neighborhood
Support higher densities -require higher stories on properties
Property maintenance enforcement
No auto uses in area
Parking lane parking limited; now parking problem
No parking, No tandem massing
Out of scale
Set back on 1, 2, and 3 areas
60feet, 5'/z stories
Brown between Magnolia and Spruce - 3 stories with certain conditions
Brown between Spruce and Maple - 10 with exceptions for key projects; downtown revitalization program
Baden -Height is appropriate -landscaping
City right of way not to be hardscape; must be landscaped
Parking is an issue in the area: Second Avenue
Mansionizing on Second Street; 859 Second Street
It's way too big and tall
Parking aswell -out of scale
14
Neighborhood Tour Report
Driveway sits 3' out of the alley way
Height needs to take into consideration topography
Parking is a major issue
More focus on landscape upkeep
859 2nd Lane too tall
Taller buildings need more setback
Inconsistency in additions to homes, especially in Lanes
Parking lanes a major problem
859 2nd Lane -Addition is much too big; setback should be deeper
Baden Ave -1 story OK; landscape OK
Baden Ave - 600 Block Median Density
Baden Ave - 700 Block Median Density; 2 story high landscape
Baden 400, 300 Block - 3 stories high
What are the most important development and design issues relating to residential and mixed-use develop-
ment in this area? Please comment on these or any other de-sign elements: building height/bulk; roof form;
parking design and location; setbacks and landscaping; building materials/style. Feel free to write notes and/
or mark up the pictures.
Extremely variable design- Spanish mixed with ranch style. Reasonably consistent style of setbacks (yellow areas)
Variable aesthetics - mish-mash style of newer homes is not in keeping with the older; apartments mixed in (yellow
areas)
Three story house too tall (yellow areas)
Variable setbacks - do not seem to comport with house size (yellow areas)
Variable widths between houses (yellow areas)
Parking on lanes
Scale -height/setbacks
No auto repair in this area
859: too high off Lane
More setback off lane -bottom
Right-of--way landscape
Special assessment; limit underground utility
Parking problem
Front setback on Lanes and Streets
15
South San Francisco Zoning Ordinance U~r~ate
Sidewalk/Right of Way
Parking/Setbacks/Landscape
2 stories-max -should fit general character of alley. 859 - 3 car garage? Too much
Parking issues problematic throughout alley
Parking is a problem here
Building height, massing a problem
Building massing is an issue -possibly increase setback with increase height. Could we have a separate standard for
sidewall height vs. total height?
Apartments are too boxy- need more articulation
Perhaps say "no more than x % higher than ____"
More landscaping would be appropriate
Right of way landscaping
Height limits: 60' or more if appropriate
Downtown East
Are there any examples of design that are particularly good or bad in this area? Provide an address; circle a
property or an area on the map; or describe.
Complete mish-mash of styles. Poor use of light commercial areas. More landscaping and some beautification efforts
would improve the areas appearance
On Linden, odd (very poor) mixed use of commercial, residential and light commercial. Run down apartment build-
ings
On Pine, poor integration of apartments and homes
I like the idea of parking permits for this area for purposes of regulation
Downtown Revitalization -critical; lifting height limits when necessary (office -downtown)
TOD -near Caltrain station; build up Airport Blvd. corridor with higher densities
Mixed use -retail, residential and other
Grand Ave should be regulated as far as what business comes in
Retail on Linden is a good idea -build to near front
Need code enforcement -parking on property
Delete auto repair shops
Hawthorne Place - 3-story red is no good
800 Block Olive Avenue Janitorial business
16
Neighborhood Tour Report
What are the most important development and design issues relating to residential and mixed-use develop-
ment in this area? Please comment on these or any other de-sign elements: building height/bulk; roof form;
parking design and location; setbacks and landscaping; building materials/style. Feel free to write notes and/
or mark up the pictures.
Extremely variable design in downtown business. Stricter zoning would ensure more consistent aesthetics. Nature of
business could definitely be improved. Perhaps a specific area offGrand Ave. could be developed into a mixed use area.
I would love to see Grand Ave. look more like downtown Burlingame or San Mateo. Parking structure would encour-
age more diverse downtown traffic and improvement of businesses.
Promote retail on Linden Ave
Landscaping
Regulate types of business allowed
More aggressive code enforcement
Right away landscape
Concerns about auto repair facilities & properties offthe immediate downtown
Mixed use has existed in SSF for decades. Suggest that this concept be adopted around EI Camino Real, etc. Planning
for the greening age is of paramount importance.
Even if there is a redevelopment, the facade should remain consistent with the neighborhood (see photo #4 on page 5)
No hardscape by the church
Would like to see creation of a historic district (identified as such with signage clearly identifying each historic site/
bldg.)
Height limits for downtown: 60' or more if appropriate
Landscaping eliminated in some cases
Photo #2 -building must be demolished or retrofit the building; not allowed business in residential areas
Preserve landscape in front of homes
Sign Hill
What as special or unique about this neighborhood area?
Generally consistent style and setbacks. It appears some small industrial business are being operated out of some ga-
rages.
View protection
View protection
View protect for the uphill homes
Beautiful homes -similar in scope; nice front yards and well maintained
Similar look and feel to road designs in many areas
17
South San Francisco Zoning Ordinance Update
View protection ordinance needed
Topography very important -generally good building articulation
Current building height is fairly uniform
View protection in this area
Building materials should conform to existing
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscapin& building materials/style. Feel free to write notes and/or mark up the
pictures.
In general, nicely maintained homes and consistent design; some examples ofnon-integrated styles
Some buildings in Cottonwood are very high and very inconsistent with design of other homes. New construction
displaces views of other residents and is very out of place.
View protection
Uniform look on new additions
It's great; leave it alone!
Concerns about size of additions /rebuilds
Need more enforcement power ("teeth") in our ordinances around kinds of building materials/ look and feel
Need some semblance of consistency/uniformity
View protection ordinance needed
Parking on narrow streets is a problem
Paradise Valley
What as special or unique about this neighborhood area?
Some nice newer homes, but not well integrated with older homes (look like a tract). Houses near or opposite tracts
look completely different. Some regulation of permissible parking in front yards would be helpful
Ranch style ok; any addition to existing building should go up
Consistency in roof
For solar panels, Government will adjudicate on that
Uniform design -single story
One floor high ok. Landscape ok
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
18
Neighborhood Tour Report
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
Additions should be centered on top
Increase house size by adding floors
Again, concerns about 2nd story additions not conforming to neighborhood
Massing/size of new additions
Discourage investments and upgrades to property
Additions will upgrade neighborhoods. Striking a balance
Additions should be limited to one story -build up
Concerns about size/scope of some 2nd story additions
Sunshine Gardens
What is special or unique about this neighborhood area?
Fairly well-maintained landscaping. One addition incorporates Cape Cod style addition on 2nd story in a neighbor-
hood full of single-story ranch style homes.
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
Evergreen and Crestwood house -Bad addition not in conformance with other houses
Mish-mash styles - 2 story houses: Style not conforming to mostly single-story house style
Back of EC High School is weedy and not maintained
Costco well integrated with housing (appealing landscaping, etc.)
Winston Manor
Strip mall very unappealing (ECR)
Some additions/remodels not well done
Small parking garages & driveways limit parking
Control pop-up enlargement of house needs trees
Proportional size/height
Crestwood/Forestville corner ok
More trees!
Roof lines consistent
19
South San Francisco Zoning Ord'snance Ucsdato
Lots of 2nd story additions -some enhance neighborhood, others do not
New house is a very good example of height style and architecture; no trees in this area
Second floor additions need to be less boxy; roof & slope to fit in with neighborhood
Need to encourage trees
Winston Manor
What zs special or unique about this neighborhood area?
Strip mall very unappealing (ECR)
Some additions /remodels not well done
Small parking garages and driveways limit parking
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
Varied styles works
Some parking issues cited
Serra Highlands
What is special or unique about this neighborhood area?
Relatively inconsistent rooflines and landscaping. Setbacks relatively consistent as well. Consistent feel to neighbor-
hood. Some additions too large and incorporate inconsistent design elements.
Intersection of Keoncrest and Romney - 212 - a beautiful example of what we need here; good uniformity
2 stories and split level
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
212 Romney and Keoncrest -Good design for area
Large variety in landscaping; pride of ownership shows
Same trees -good
Uniformity among rooflines with certain individuality
Favorite neighborhood in City!
20
Neighborhood Tour Report
Mall is not in place with the area
Additions are uniform
Lots of landscaping
Buri-Burl
What is special or unique about this neighborhood area?
Lot size smaller here
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes andlor mark up the
pictures.
Roof lines relatively consistent
Bad design in blue house next to Buri-Buri park
Some houses have multiple service vans parked in driveways
Beautiful large trees from area near Golf course; trees kept throughout neighborhood where Arroyo area was built on
Golf Course area
Neat neighborhood
Roof line in character with neighbor addition; was well done
Similar comments to Serra Highlands
Photo #3 -Doesn't work
216 Lomitas -good addition, conforms to surrounding
Photo #3 -Don't like roof, rest of it okay
Westborough Townhomes
What is special or unique about this neighborhood area?
Very uniform. Too many garage doors
Landscaping very poorly maintained
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
Serious hodgepodge of styles (especially on King Dr.)
21
South San Francisco Zoning t~rdinance Update
Poor integration of light commercial and residential
Some homes really rundown. Inconsistent space between some homes (these areas are often not maintained re: land-
scaping)
Bad "Garage door land" on Palos Verdes -awful (other areas in this neighborhood as well); really badly designed
Palo Verde -Garages: Association prohibit?
Add grill storage
High density and height okay
No particular character
I like the densities -good use of space
2nd Story additions are possible
Generally, not very appealing feel to area though
This area needs to be re-developed; second stories, etc.
Landscaping poor
Maintenance issues
Would like to know ramifications of adding extension on top of garages
Bad example of urban design/planning, urban blight
Westborough
What is special or unique about this neighborhood area?
Buildable space
Nice area
Seems well designed neighborhood
Are there any examples of design that are particularly good or bad in this area? Pro-vide an address; circle a
property or an area on the map; or describe.
South City Lights -Density; great development, use of space
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
Relatively consistent (although boxy) design of houses
Some modifications poorly done. Homes variously maintained -landscaping variously maintained
Nice neighborhood
22
Neighborhood Tour Report
Most add-ons need to be planned
Brick frontages are beautiful -Shannon Drive
Southwood & Mayfair
What zr special or unique about this neighborhood area?
Southwood: streets very narrow; street parking clogs street. Very small homes with inconsistent addition; many poorly
maintained
Unincorporated area feels very rural -very strange, many yards poorly maintained
Garages extremely small
Sidewalk small and narrow
Very narrow streets
Small houses -nice 1950's look
732 Hill -design does not fit existing
Are there any examples of design that are particularly good or bad in this area? Pro-vide an address; circle a
property or an area on the map; or describe.
Narrow streets are tough: parking, sidewalks
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
Different looks -same block, not all work
Side by side parking would be different
Some code issues
Avalon
What zs special or unique about this neighborhood area?
Nice homes and landscaping
Additions variously consistent with existing design; some additions/revisions very well done
Beautiful -big but well proportioned homes
21eve1 houses
Are there any examples of design that are particularly good or bad in this area? Pro-vide an address; circle a
23
South San Francisco Zoning Ordinance tSpdate
property or an area on the map; or describe.
Odd transition to light commercial from industrial - I hate the Goodwill strip mall.
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
No trees
Good designs on add-ons
Brentwood
What rr special or unique about this neighborhood area?
Single level, long driveway, setback garage
Parking problem
Some good examples of additions that work, but some boxy ones that do not
Parking issues
Additions too large
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
Needs trees
Some examples of additions that "stick out"
Mostly nice neighborhoods -trees, lawns, etc.
Some "over parking." Too many cars per home (same with Southwood)
No trees here
Preserve neighborhood character
Tandem parking can work here
Francisco Terrace
What zr special or unique about this neighborhood area?
Very inconsistent modifications
Run down homes with poor landscaping and large vehicles/boats parked on street and in driveways
24
Neighborhood Tour Report
Cape Cods -unique style
Unique homes here -ornate types should have no square roofs
Roof line is very important in this neighborhood
Landscaping issues
Nonconforming additions
What are the most important development and design issues relating to new homes and additions in this
area? Please comment on these or any other design elements: building height/bulk; roof form; parking design
and location; setbacks and landscaping; building materials/style. Feel free to write notes and/or mark up the
pictures.
Needs work
Problems with additions
Could use some code enforcement
Consistent character
Dormers add room with character
General Comments
El Camino corridor from Westborough to Spruce is terrible. Very run down, some unattractive commercial areas.
Odd integration with residential areas across from Dollar Store (which is also terrible). Corner of Westborough and El
Camino Real (Car Wash and Old Gas Station) is awful, as is adjacent strip mall. This area is ripe for redevelopment
into nicer mixed-use.
More central/suggestions by Design Review/Planning; Building a compatibility of additions to neighborhood
Generally higher densities/heights in the downtown core
Better/tighter control of additions that don't conform to the character of the neighborhood. Whole respecting prop-
ertyrights and encouraging private investment.
Would like to see pilot project on parking permits (beyond the zoning code -general comment)
Need more resources into code enforcement
Look for uniqueness
"There are opportunities and some room for improvement
Overall it was very educational
25
DYETT & BHATIA
Urban and Regional Planners
M E M O R A N D U M
To: South San Francisco Planning Commission
From: Vivian Kahn and Rajeev Bhatia
Re: Overview of Base District Regulations
Date: 9/15/08
Base district regulations specify the land use and development standards for each of the base
zones. Once a user has identified the district in which a property is located, these sections al-
low the user to find easily the rules that specifically apply to the use and development of that
parcel. The base district regulations should include cross-references to supplemental regula-
tions applicable to particular uses that are listed in other chapters. Cross-references should also
be provided for administrative provisions pertaining to permit approval.
The base district regulations now found in Chapters 20.12 through 20.34 will be revised to be
consistent with the revised General Plan land use classifications. These regulations should also
be reorganized and renumbered using a consistent structure and numbering system. Each
chapter will include sections that deal with the following specific topics:
Specific Purpose of the Zoning District. This section would state the purpose of the
district or districts in each chapter based on the objectives and policies of the General
Plan.
Land Use Regulations. Each base district chapter will include a table showing the
uses that are permitted in the base district or districts. The table will list uses in al-
phabetical order within use classification categories. As shown in the following exam-
ple, the table specifies the type of regulation imposed on each use (e.g. permitted, per-
mitted subject to limitations, or permitted subject to conditional use permit or minor
use permit). Limited uses are those permitted as a matter of right, subject to limitations
such as location, size, hours of operation, buffering or other design requirements to
ensure their compatibility with surrounding uses.
The table will identify the limitations applicable to specific uses (e.g. P(1), P(2), etc.)
and, whenever possible, describe the limitations in text following the table (e.g. 2.
Permitted only on parcels with access from arterial streets). A separate column for
additional regulations will refer to other sections of the zoning ordinance that apply to
the particular land use. Although some ordinances list uses that are prohibited, this
755 Saraome St, Suite 400 I T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettand bhatia. com
DYETT & BHATIA
Urban and Regional Planners
can lead to confusion regarding the status of uses that are not identified as either per-
mitted or excluded outright.
EXAMPLE OF USE REGULATIONS TABLE: RESiDENTtAL DISTRICTS
Use Classifications RL-5, 6,
and 8 RM-10, 15,
and ?7.5 RH-30
and 40
Additional Regulations
Residential Use Types
Single Unit Detached P P P
Second Dwelling Unit P P P See Section
20.380.015
Residential Care Facilities
General - C C See Section
20.380.014
Limited P(1) P(1) P(1)
Senior C MUP
Limitations:
1: Sub'ect to state licensin re uirements.
Development Regulations. One or more tables will be used to show how the ordi-
nance regulates the form, location, and other physical characteristics of development
in the various districts, including intensity, setback, height, outdoor living area, and
other standards to carry out General Plan policy. Density bonuses will also be noted in
the tables and the procedures for these bonuses cross-referenced in the "Additional
Regulations " column. The tables will group standards under specific headings, such
as building form and location, building bulk, vehicle accommodation and open space
and landscaping. Development standards will be listed within the table whenever pos-
sible; supplemental regulations not easily listed in the table will follow the table. Some
standards may be better illustrated in a separate sub-table, such as a separate table for
maximum floor area ratio based on lot size or zoning district.
The primary development regulations table will include references to these supplemen-
tary schedules. Standards that apply to some or all districts, such as parking, sign
regulations and other design guidelines, will be listed under `Additional Regula-
tions ", with specific references to the appropriate section. Instead of reiterating these
standards in each base district section, regulations applicable in all or several districts
should be located in separate sections devoted to additional regulations applicable to
residential, commercial, or all districts. If development standards are designed to make
districts conform to specific community character types (e.g. pedestrian, mixed-
residential, neighborhood commercial, etc.) the ordinance will include requirements
755 Sansome SG Suite 400 (T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
that are specific to that particular district, such as standards for buffer yards, build-to
lines, and landscaping.
755 Sansome St, Suite 400 ~ T 415 956 4300
San Francisco, CA 941 I I F 4i5 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
EXAMPLE OF DEVELOPMENT REGULATIONS TABLE: RESIDENTIAL DISTRICTS.
Standards
R!-5, 6
and 8 RM-10
15, and
17.5
RH-30
and 40
Additional Regulations
Building.Form and Location
Minimum Lot Area (sq. ft.)
Minimum Lot Dimensions (ft.)
Width
Depth
Frontage
Maximum Density (units/acre)
Maximum FAR
Building Bulk
Maximum Height (ft.) See Section
20.310.003
Minimum Yards (ft.)
Front See Section
20.310.006
Side See Section
20.310.006 and A
Rear See Section
20.310.006
Other Standards
Accessory Buildings and Struc-
tures See Section
20.310.000
Landscaping See Section
20.310.004
Nonconforming Uses and Devel-
opment See Chapter 20.340
Parking and Loading See Chapter 20.350
Signs See Chapter 20.390
Temporary Uses See Chapter 20.360
Additional Development Standards:
A. Attached or Semi-attached Single-Unit Dwellings. Required setbacks apply to the ends of rows of
attached orsemi-attached single-unit dwellings.
Supplemental Regulations. This section would include supplemental regulations ap-
plicable to each base district that are not easily listed in the development regulations
table. Supplemental regulations include elements such as performance criteria that
755 Sansome St, Suite 400 I T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
implement General Plan policy and ensure compatibility among uses in a given dis-
trict.
755 Sansome St, Suite 400 T 415 956 4300
San Francisco, CA 941 I I I F 415 956 73! 5
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
M E M O R A N D U M
To: South San Francisco Planning Commission
From: Vivian Kahn and Rajeev Bhatia
Re: Base District Purpose Statements
Date: 9/15/08
This memo presents the purpose statements for the six groups of base districts as well as the
specific purposes of each of the individual zones. The purpose of each base district and indi-
vidual zone is based on relevant General Plan policies, the Plan's Land Use Diagram, and land
use classifications. The purpose statements explain in general language the objectives of the
zone and how it fits into the City's land use policy. These statements serve as a guide for speci-
fying use regulations and standards and for administration of zone regulations, a basis for the
findings required for action on discretionary permits, and specific reference criteria for rezon-
ing to implement General Plan policies.
1.1 RESIDENTIAL DISTRICTS
The purposes of the residential districts are to:
A. Provide for a full range of housing types consistent with the General Plan;
B. Preserve, protect and enhance the character of the City's different residential neighbor-
hoods;
C. Ensure adequate light, air, privacy, and open space for each dwelling;
D. Ensure that the scale and design of new development and alterations to existing struc-
tures are compatible with surrounding homes and appropriate to the physical character-
istics of the site and the area where the project is proposed;
E. Provide sites for public and semi-public land uses such as parks, libraries, and religious
assembly uses that will serve City residents and will complement surrounding residen-
tial development.
ADDITIONAL PURPOSES OF INDIVIDUAL RESIDENTIAL DISTRICTS
RL Low Density Residential. This zoning district is intended to provide areas for detached and
semi-attached single-unit housing outside the Downtown at densities of one to eight units per
755 Sansome St, Suite 400 T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
net acre that conform to specified standards to ensure land use compatibility. Numerical desig-
nators denoting the minimum density allowed in each sub-district (RL-1, RL-5, RL-8, etc.)
would replace the current code's system of alphabetical designators. In addition to detached
and partially attached single-unit homes, this district provides for residential care facilities,
family day care, park and recreation facilities, mobile home parks, and civic and institutional
uses such as private schools and places for religious assembly that maybe appropriate in a
residential environment. This district, which includes areas currently pre-zoned Rural Estates
(RE), is also designed to preserve the character of the City's remaining rural residential
neighborhoods, to allow the keeping of certain livestock and small animals for noncommercial
purposes and to maintain desirable agricultural uses in rural areas of the city. This district is
consistent with the General Plan's Low Density Residential designation.
RMMedium Density Residential. This zoning district is intended to provide areas for a variety
of housing types outside the Downtown at a density of 8.1 to 18 units per net acre. Types of
dwelling units include attached or detached single-unit homes, townhouses, duplexes, tri-
plexes, and fourplexes but multi-unit apartments are not permitted. This district also provides
for residential care facilities, family day care, service-enriched housing (assisted living facili-
ties), mobile home parks, park and recreation facilities, and civic and institutional uses such as
private schools and places for religious assembly that maybe appropriate in a residential envi-
ronment. This district is consistent with the General Plan's Medium Density Residential desig-
nation.
RHHigh Density Residential. This zoning district is intended to provide areas for a wide vari-
ety ofinedium to high-density residential development. Housing types include single-unit at-
tached, townhouses, condominiums, and apartment buildings at densities ranging from 18.1 to
30.0 units per net acre. This district also provides for residential care facilities, family day care,
group residential homes, including residential hotels and service-enriched housing (assisted
living facilities), parks and recreation facilities, and civic and institutional uses, such as private
schools and places for religious assembly that maybe appropriate in ahigher-density residen-
tial environment. This district is consistent with the General Plan's High Density Residential
designation.
1.2 COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS
The purposes of the commercial, office, and mixed-use districts are to:
A. Provide appropriately located areas for a full range of commercial and office uses to
ensure the stability of the City's economy, provide a variety of goods and services for
residents, employees, and visitors, and increase employment opportunities close to
home for current and future residents consistent with the General Plan;
B. Encourage a diverse mix of commercial and office uses, including small and independ-
ent businesses, to enrich the lives of residents and promote a sustainable economy;
C. Promote mixed use residential, retail, and office development at locations that will
support transit use;
755 Sansome SG Suite 400 (T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
D. Encourage retail development at locations where it would enhance surrounding resi-
dential neighborhoods by improving access to a greater range of facilities and services;
E. Promote commercial and mixed-use development that will foster and enhance the iden-
tity and vitality of specific areas and corridors;
F. Encourage the development of retail areas and employment centers that create an op-
portunity to walk and bike between businesses, employment, and residences;
G. Provide sites for lower-intensity office use in close proximity to neighborhoods that
provide convenient access to local patrons, complement nearby retail enterprise and
buffer residential uses from arterial streets.
H. Ensure that new commercial, office, and mixed-use development is designed to mini-
mize traffic and parking, impacts on surrounding residential neighborhoods and is ap-
propriate to the physical characteristics of the site and the area where the project is
proposed;
I. Encourage the development of commercial, office, and mixed-use projects that incor-
porate environmentally sensitive features and amenities to benefit the public as well as
meet the needs of project occupants.
ADDITIONAL PURPOSES OF INDIVIDUAL COMMERCIAL, OFFICE, AND MIXED USE DISTRICTS
CC Community Commercial. This zoning district is intended to provide areas for locally ori-
ented retail and service uses, community-serving offices (especially above the ground floor),
restaurants, service stations, public and quasi-public uses, and similar and compatible uses. In
order to promote a more pedestrian-oriented environment in neighborhood-serving commercial
areas, auto-oriented uses (other than service stations and mini-markets), would be restricted to
specified areas. Regional-serving commercial uses including large format retail stores and
warehouse membership clubs are only permitted in areas the General Plan designated as Re-
gional Commercial. The maximum FAR is .5. This district is consistent with the General
Plan's Community Commercial designation.
BPO Business and Professional Office. This zoning district is intended to provide sites for
administrative, financial, business, profession, medical and public offices at locations close to
BART or CalTrain stations. Retail uses would be limited to business services and food service
and convenience goods for those who work in the area. The maximum FAR is 1.0 but in-
creases up to a maximum FAR of 2.5 may be permitted for development that meets specific
transportation demand management, off-site improvement, or design requirements or criteria.
This district is consistent with the General Plan's Office designation.
CMX Commercial Mixed Use. To provide areas for a variety of purposes including high den-
sity residential, employment centers, retail commercial, and professional offices outside of the
Downtown. The mixed use concept would integrate a mix of compatible uses on a single site
that include sales, services and activities which residents may need on a daily basis. The sites
maybe integrated vertically with mixed uses above one another, such as residential or office
uses over a commercial use. Sites may also be mixed horizontally with the uses side-by-side,
755 Sansome St, Suite 400 T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
but linked together through common walkways, plazas and parking areas. Mixed-use devel-
opment farther than one half mile from a BART station would be at densities up to 30 units per
acre for the residential component or an FAR of 1.5 for non-residential uses or an appropriate
combination of the two. New development or redevelopment within a half mile from BART
will be required to maintain minimum densities as required by the Plan. This district would
apply to designated areas along and adjacent to El Camino Real consistent with General Plan
policies.
1.3 DOWNTOWN DISTRICTS
The purposes of the Downtown districts are to:
A. Promote and maintain Downtown's historic role as the City's center by developing a
pedestrian-friendly mixed-use core surrounded by a variety of residential types and
densities consistent with the policies of the General Plan;
B. Improve the quality and mix of retail uses in Downtown to make the area attractive to
residents, businesses, and visitors;
C. Expand housing choices in the Downtown while protecting and enhancing the charac-
ter and liveability of the Downtown residential neighborhoods;
D. Promote infill development, intensification, and reuse of currently underused sites
consistent with the General Plan;
E. Establish design standards to ensure that the scale and design of new development and
alterations to existing structures maintains the Downtown's traditional development
pattern;
F. Provide sites for public and semi-public land uses such as parks, libraries, and religious
assembly uses that will serve City residents and will complement surrounding residen-
tial development.
ADDITIONAL PURPOSES OF INDIVIDUAL DOWNTOWN DISTRICTS
DC Downtown Core. This zoning district is intended to maintain the pedestrian-oriented envi-
ronment in the heart of South San Francisco's Downtown with a focus on ground-level com-
mercial uses and pedestrian-oriented development that encourages pedestrian activity. The
maximum FAR for non-residential development and mixed use development would be 3.0.
Residential development will have a minimum density of 14.1 units per acre. The maximum
residential density will be limited by the FAR and development standards. This district is con-
sistent with the General Plan's Downtown Commercial designation.
DMX Downtown Mixed-Use. This district is intended to provide for a mix of residential de-
velopment, retail, and office uses as well as hotels and other commercial uses oriented toward
a more regional market. The maximum base FAR would be 1.5 and the maximum density
would be 40 units per acre. This district conforms to the Downtown Mixed Use area desig-
nated in the General Plan.
755 Sansome St, Suite 400 T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
DRL Downtown Residential Low This district is for detached and attached single-unit resi-
dential development with densities from 5.2 to 15 units per acre as well as care facilities, fam-
ily day care, park and recreation facilities, and civic and institutional uses such as private
schools and places for religious assembly that maybe appropriate in a residential environment.
Retail and office development and hotels are not permitted consistent with the General Plan.
DRM Downtown Residential Medium. A full range of housing types at densities ranging
from 15.1 to 25 units per acre would be permitted in this district. Consistent with the General
Plan, there is a minimum residential density of 15.1 units per acre; retail and office develop-
ment and hotels are not permitted.
DRH Downtown Residential High. This residential district is for multi-unit development at
densities from 25.1 to 40 units per acre with a maximum of 30 units for lots smaller than a half
acre. Retail and office development and hotels are not permitted
1.4 EMPLOYMENT DISTRICTS
The purposes of the employment districts are to:
A. Designate adequate land for business and professional offices, industrial growth, visi-
tor-service establishments, and regional-serving retail services consistent with the Gen-
eral Plan to maintain and strengthen the City's economic resources;
B. Provide a range of employment opportunities to meet the needs of current and future
residents and take advantage of the City's location relative to regional roadway and
transit systems;
C. Continue to diversify South San Francisco's economic base by providing sites for
technology-based businesses, research and development, and professional and medical
offices;
D. Provide areas for a wide range of manufacturing, industrial processing, storage and
distribution, and service commercial uses that meet environmental performance stan-
dards and protect areas where such uses now exist;
E. Assure high-quality design and site planning of offices and industrial parks that con-
tributes to the character of the city as a whole.
F. Provide appropriate buffers between industrial and residential uses to preserve both
industrial feasibility and residential quality.
ADDITIONAL PURPOSES OF INDIVIDUAL EMPLOYMENT DISTRICTS
BC Business Commercial. This zoning district is intended for business and professional of-
fices, visitor service establishments, and retail uses with an emphasis on larger and regional-
serving uses west of 101. A wide range ofnon-residential uses will be appropriate including
administrative, financial, business, professional, medical and public offices and visitor-oriented
and regional commercial activities such as warehouse clubs and other large-format retail uses.
755 Sansome St, Suite 400 T 415 956 4300
San Francisco, CA 941 I I I F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
The maximum base FAR will be .5 but increases may be permitted up to a total FAR of 1.0 for
research and development establishments or development that meets specific TDM, off-site
improvement or design standards. The maximum FAR for hotels will be 1.2 with increases to
a total of 2.0 for development that meets specified criteria consistent with General Plan poli-
cies.
BTP Business Technology Park. This zoning district, covering the area east of 101 north of
East Grand Avenue, will provide locations for a mix of corporate headquarters, research and
development facilities, and other offices in a campus-like environment. Permitted uses would
include incubator-research facilities, prototype manufacturing, testing, repairing, packaging,
publishing and printing as well as offices and research facilities. Marinas and shoreline-
oriented recreation will also be allowed in light of the shoreline location Warehousing, distri-
bution, manufacturing and small-scale retail and service uses serving local employees and visi-
tors maybe permitted as secondary uses. Maximum base FAR is .5 but increases maybe per-
mitted up to a total FAR of 1.0 for research and development establishments or development
that meets specific TDM, off-site improvement or design standards. All development is subject
to high design and landscape standards in this district, which is consistent with the General
Plan's Business and Technology Park designation.
FC Freeway Commercial This zoning district is intended to provide areas east of 101 for
regional-serving retail uses, commercial lodging, visitor services and similar uses that benefit
from proximity to the Bayshore Freeway. Residential development, warehousing, and distri-
bution would be prohibited. Research and development would be regulated in order to pre-
serve sites that are appropriate for commercial uses that attract a regional market such as large-
format retail sales. This district, which includes the emerging commercial and hotel district
along South Airport, Gateway, and Oyster Point boulevards, is consistent with the General
Plan's Business Commercial designation east of 101. The maximum base FAR will be .5 but
increases maybe permitted up to a total FAR of 1.0 for development that meets specific TDM,
off-site improvement or design standards. The maximum FAR for hotels will be 1.2 with in-
creases to a total of 2.0 for development that meets specified criteria consistent with General
Plan policies.
MI Mixed Industrial. This zoning district is intended to provide areas for a wide range of
manufacturing, industrial processing, general service, warehousing, storage and distribution,
and service commercial uses and to protect areas where such uses now exist. Industries that
use or produce substantial amounts of hazardous materials or generate noise, odor, or other
pollutants will not be permitted. Conventional residential development and/or group residen-
tial would also be prohibited but live-work uses such as artists' studios would be allowed in
designated areas on the west side of 101. Small-scale retail and service uses serving local em-
ployees, residents and visitors maybe permitted as secondary uses. This district is consistent
with the General Plan's Mixed Industrial designation. The maximum FAR is .4 with an in-
crease up to .6 for development providing specified off-site improvements.
1.5 PUBLIC AND SEMI-PUBLIC USE DISTRICTS
The purposes of the public and semi-public districts are to:
755 Sansome St, Suite 400 ~ T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
A. Create and maintain areas of the City that are appropriate for public or semi-public
uses including public and private utilities (electrical, gas, water, and telecommunica-
tions), public and private schools, institutional uses, community services, and other
city, county, state, or federal facilities.
B. Preserve and protect limited land and development resources, facilities, and sites for
potential future public use and provide for a public review process and City Council
deliberation on changes in land use when public and semi-public uses are no longer vi-
able;
C. Ensure that the development and operation of public and semi-public uses protects and
enhances the character and quality of life of surrounding residential areas.
Additional Purposes of Individual Public and Semi-Public Districts
PQP Public/Quasi Public. This district is for government owned facilities, civic uses and
public utilities, and quasi-public uses such as hospitals and churches but does not include either
public or private schools. The purpose of this district is to provide areas for uses on sites of two
or three acres or more that may not be appropriate within other districts. Development stan-
dards and requirements for specific uses will be crafted to conform with the General Plan and,
in particular, ensure compatibility with surrounding uses. This district is consistent with the
Plan's Public designation. The Plan does not include any standards for regulating the intensity
of public or quasi-public development in these areas.
S Schools. This district is for public and private schools and incorporates most of the provi-
sions from the existing School District Regulations (Chapter 20.49). The purposes of this dis-
trict are to provide the city and public with increased involvement in the planning of future
uses at existing school sites, including working with South San Francisco Unified School Dis-
trict and local neighborhoods on appropriate land uses for school sites no longer needed for
educational purposes, coordination with the School District on joint use of school facilities for
community-wide use, and acquisition of closed school sites for recreation, childcare and other
appropriate public purposes.
1.6 PARKS AND OPEN SPACE DISTRICTS
The purposes of the parks and open space districts are to:
A. Preserve and maintain parks and open space as a valuable resource to conserve natural
resources, provide recreation, protect public health, safety, and welfare, and protect
open areas of special ecological, geographic, historic or visual interest that contribute
to the distinctive character of the City and its neighborhoods;
B. Provide locations for a variety of recreational activities to meet the community's di-
verse needs;
C. Ensure that the use of areas designated as parks and open space is appropriate and
maintains valuable environmental qualities of open areas;
755 Sansome St, Suite 400 T 415 956 4300
San Francisco, CA 941 I 1 F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
D. Design and develop active and passive recreation areas to complement and minimize
traffic, noise, and other impacts on surrounding development;
E. Maintain and improve public access to the San Francisco Bay shoreline.
Additional Purposes of Individual Districts
PR Parks and Recreation, The Parks and Recreation District is intended for improved and un-
improvedparks and recreation facilities. It includes neighborhood, community, and regional
parks; golf courses; and recreational facilities that provide visual open space and serve the out-
door recreation needs of the community. This district is consistent with the Parks and Recrea-
tion land use classification of the General Plan.
OS Open Space. This district includes areas for open space preservation and for passive rec-
reational use consistent with the Open Space land use classification of the General Plan. These
sites are designated to protect environmentally sensitive areas such as slopes greater than 30
percent, sensitive habitat, wetlands and riparian areas. Where not otherwise excluded by noise,
aircraft safety, or other environmental standards, residential development is typically restricted
to a maximum of one unit per 20 acres.
755 Sansome St, Suite 400 T 415 956 4300
San Francisco, CA 941 I I F 415 956 7315
www.dyettandbhatia.com
ZONING DISTRICT CORRESPONDENCE TABLE
General Plan Land Use Proposed Zones Existing Zones
Classification
Low Density Residential Low Density Residential (RL- Rural Estates (R-E-B)
1.3)
Low Density Residential (RL- Single-Family Residential (R-1-C)
5)
Low Density Residential (RL- Single Family Residential (R-1-D)
6)
Low Density Residential (RS- Single Family Residential (R-1-E)
8)
Medium Density Medium Density Residential Medium Density Residential (R-2-G)
Residential (RM-10)
Medium Density Residential Medium Density Residential (R-2-H)
(RM-15)
Medium Density Residential Medium Density Residential (R-2-I)
(RM-17.5)
To be determined Westborough Town Homes Overlay (O-
Z-2)
Transit Village Residential Transit Village Residential Medium
Medium (TV-RM) Density (TV-RM)
High Density Residential High Density Residential Multi-Family Residential (R-3-J)
(RH-40)
High Density Residential Multi-Family Residential (R-3-L)
(RH-30)
Transit Village Residential Transit Village Residential High Density
High (TV-RH) (TV-RH)
Downtown Low Density Downtown Residential Low Medium Density Residential (R-2-H)
Residential (DRL)
Downtown Medium Downtown Residential Medium Density Residential (R-2-H)
Density Residential Medium (DRM)
Downtown High Density Downtown Residential High Multi-Family Residential (R-3-L)
Residential (DRH)
Downtown Commercial Downtown Core (DC) Downtown Commercial (D-C-L)
Downtown Mixed Use (DMX) Retail Commercial (C-1-L)
Planned Commercial (P-C-L)
Community Commercial Community Commercial (CC) Retail Commercial (C-1)
Commercial Mixed Use
(CMX)
Transit Village Commercial
(TV-C)
Transit Village Retail (TV-R)
Downtown Mixed Use (DMX)
Business Commercial Business Commercial (BC)
Freeway Commercial (FC)
Business and Technology Genentech Master Plan
Park (GPD)
Business Technology Park
(BTP)
Coastal Commercial Oyster Point Specific Plan
(OP-SP)
Planned Commercial (P-C-L)
Transit Village Commercial (TV-C)
Transit Village Retail (TV-R)
Retail Commercial (C-1-L)
Planned Commercial (P-C-L)
Planned Commercial (P-C-L)
Freeway Commercial (FC)
Genentech Overlay (0-Z-3)
Planned Industrial (P-I)
Oyster Point Marina Specific Plan (OP-
SP)
Planned Commercial (P-C-L)
Mixed Industrial Mixed Industrial (MI) Light Industrial (L-I)
Mixed Industrial (M-1)
Planned Industrial (P-I)
Office Business Professional Office Mixed Industrial (M-1)
(BPO)
Commercial Mixed Use Retail Commercial (C-1)
(CMX)
Public School (S) School (S)
Public/Quasi Public (PQP) Open Space (0-S)
Planned Commercial (P-C-L)
Park and Recreation
Open Space
Parks and Recreation (PR) Open Space (0-S)
Open Space (OS) Open Space (0-S)
Oyster Point Marina Specific Plan (OP-
SP)
Working Draft
September 18, 2008
Planning Commission
South San Francisco Zoning Ordinance Update
Module 1: Use Classifications and Use
Regulations
Prepared for
City of South San Francisco
By
Urban and Regir~nal Planners
September 12, 2008
Module T: Use Classifications and Use Regulations
This page intentionally left blank.
Module t: Use Classifications and Use Regulations
TABLE OF CONTENTS
INTRODUCTION ............................................................................................................................................1
PROPOSED USE REGULATIONS ...............................................................................................................9
RESIDENTIAL DISTRICTS ........................................................................................ ........................................9
Purpose Statements ........................................................................................... ....................................... 9
Additional Purposes of Individual Residential Districts ................................... ....................................... 9
COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS ............................................. ......................................14
Purpose Statements ........................................................................................... .....................................14
Additional Purposes of Individual Commercial, Office, and Mixed Use Districts .................................14
DOWNTOWN DISTRICTS ......................................................................................... ......................................21
Purpose Statements .......................................................................................... ...................................... 21
Additional Purposes of Individual Downtown Districts ................................... ......................................21
EMPLOYMENT DISTRICTS ....................................................................................... ......................................28
Purpose Statements .......................................................................................... ...................................... 28
Additional Purposes of Individual Employment Districts ................................ ...................................... 28
PUBLIC AND SEMI-PUBLIC USE DISTRICTS ............................................................. ......................................35
Purpose Statements .......................................................................................... ...................................... 35
Additional Purposes of Individual Public and Semi-Public Districts ............... ...................................... 35
PARKS AND OPEN SPACE DISTRICTS ...................................................................... ...................................... 3 8
Purpose Statements .......................................................................................... ...................................... 38
Additional Purposes oflndividual Districts ..................................................... ......................................38
PROPOSED USE CLASSIFICATIONS ......................................................................................................41
APPENDIX A: STANDARDS FOR SPECIFIC USES AND ACTIVITIES .............................................57
iii
Module 7; Use Classifications and Use I~egulation.r
This page intentionally left blank.
Module 7: Use Clarrification.r and Use I~egulation.r
INTRODUCTION
This document proposes revised use regulations to include in South San Francisco's updated
zoning ordinance reflecting new purpose statements for the base districts and a revised set of
use types and classifications. The proposed changes are based on analysis of the definitions
and use type descriptions in the existing South San Francisco zoning ordinance as well as
comments from Stakeholders and Staf£ The revised use classifications are intended to
include all of the different use types that the zoning ordinance regulates and will become the
basis for the use regulations in the updated code. The purpose statements provide a link
between the General Plan's policies and the regulations the City employs to implement
them.
The goal of the proposed revisions is to create a streamlined and user-friendly set of
regulations that clearly indicates which uses axe permitted in each district and what type of
approval is required. The types of uses allowed in each district have generally remained the
same but the proposed revisions include some changes to the names of use types to reflect
generally accepted terminology in modern land use regulation. The updated ordinance would
also include some new use types that are needed to distinguish activities that warrant special
regulation such as limousine services and emergency shelters.
This document also includes proposed regulations for certain specific uses and activities.
These are supplemental standards and permit requirements for uses that warrant consistent
special regulations, such as automobile repair shops and group homes. The emphasis is on
consolidating and streamlining standards in the existing zoning code but this document also
proposes standards for some additional uses. The intent of these additional requirements is
to provide clear rules for uses that may create conflicts with surrounding uses and to
minimize the need for discretionary decisions that impose conditions on aproject-specific or
case-by-case basis.
The purpose of this document is to obtain feedback on the proposed use regulations for
South San Francisco, including:
Module 1: Use Clarrification.r and Use Begulation.r
• Whether the district purposes provide an adequate basis for guiding decisions;
• Whether the proposed use classification and use types reflect the variety of uses the Ciry
regulates;
• Whether the proposed level of review for these uses is appropriate; and
• What supplemental use regulations the revised code should include to deal with existing
and anticipated "problem" uses.
This document identifies a number of key questions and issues that will help guide the final
drafting of these regulations. Feedback on these points will be crucial to the final choices
that are made for this Module.
ZONING DISTRICTS
South San Francisco's existing ordinance does not always provide sufficiently clear
distinctions between districts because most districts lack purpose statements that would
explain the intent of the regulations. Moreover, some districts, such as those east of 101 that
were never mapped, are no longer applicable or are rarely used. Zoning districts have been
consolidated/updated to facilitate implementing the 1999 General Plan. Both the new and
existing zoning districts will have purpose statements that provide a link between General
Plan policies and use regulations and standards.
USE LISTS AND USE CLASSIFICATIONS
South San Francisco's existing zoning ordinance lists a series of permitted and conditional
uses on adistrict-by-district basis. The uses are divided into five types: Residential, Civic,
Commercial, Industrial, and Agricultural. The ordinance states that the existing use
classification system is intended to "classify uses according to a limited number of use types
on the basis of common functional, product, or compatibility characteristics, thereby
providing a basis for regulation of uses in accordance with criteria which are directly relevant
to the public interest." Because a number of the listed use types and some of the use
classifications are not well-defined, the existing code doesn't always distinguish uses that may
need to be separately regulated because they have different land use characteristics. The
current definition of retail sales, fox example, includes "department stores, big box retail,
apparel stores, furniture stores or drug stores" even though those uses may warrant different
regulatory approaches in different parts of the City. Some uses are not defined at all (e.g.
joint live work quarters, big box retail, transitional housing) and others may be superfluous
or outmoded (e.g. animal production).
The updated code should have a new unified and inclusive use classification system that
reflects modern, updated definitions and clear terminology. The proposed revisions will,
when appropriate, draw on the North American Industrial Classification System (NAILS),
successor to the Standard Industrial Classification (SIC) system. This approach will ensure
standardized classification and definition of land uses that are often the most problematic.
Generally, the system will reflect a hierarchical arrangement of use types with corresponding
uses listed alphabetically.
2
Module 7: Use Clarrification.r and Use Kegulation,r
The proposed general classification of use types should include:
Residential
Commercial
Employment
Public and Semipublic
Transportation, Communication and Utilities
In addition to creating a new classification for transportation, communication, and utilities
that incorporates some of the uses now classified as civic uses, this document proposes
elimination of the Agricultural Use Type classification. In addition to these use types, the
new zoning will include revised regulations for accessory, temporary, and nonconforming
uses. These would, for the most part, be citywide rather than on a district basis.
The revised use classification system will accomplish two main objectives:
• Use of Plain English. The use classifications and the types of uses within each
classification will have names that a layperson can understand and recognize. For
instance, automobile sales and services are all grouped together in identifiable use
categories.
• Hierarchy of Uses. Use classifications have been grouped into broader categories to
facilitate understanding and regulation. For example, the following categories and sub-
categories aid in identifying particular groups of uses:
Automobile/Vehicle Sales and Service:
Automobile/Vehicle Rentals
Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Repair, Major
Automobile/Vehicle Service and Repair, Minor
Automobile/Vehicle Washing
Service Stations
The objective of the classification system is to categorize uses in a way that makes it easier to
determine whether a particular type of use is appropriate for the district given the policies of
the General Plan and the stated purpose of the district. The intensity of the use will be
regulated by development standards. Additional distinctions can easily be added if needed.
Appendix A includes the proposed use classifications for the new zoning ordinance. These
classifications will be fine-tuned based on comments from the Planning Commission and
from City staff.
3
Module 7: Use Clacafication.r and Use Regulations
USE REGULATIONS
The classification of land uses establishes the basis for regulation. The critical components
of implementation, however, are the specific rules that govern the land uses in each zoning
district. The regulation of permitted uses ensures that the operation of permitted uses within
a district will be consistent with the policies of the General Plan and the purposes of the
district. Regulations should implement land use policies in an easily understood and
streamlined permitting process. The objective is to provide increased certainty to applicants
and code-users alike. Tables 1-7, starting on page 11, include the proposed use regulations.
Generally, the new districts have maintained the uses permitted in corresponding existing
districts. The new use regulation tables contain three categories of uses:
Category Category Description
Designator
P Permitted uses, which require no discretionary review;
Footnote Limited uses, which are permitted by right, provided they comply with
specified standards; such as a limitation on floor area, indicated by a
footnote in the use regulation tables; and
C or MUP Conditional uses, which require approval of a Conditional Use Permit based
on discretionary review conducted by the Planning Commission or Minor
Use Permit that is reviewed by the Zoning Administrator.
STANDARDS FOR SPECIFIC USES AND ACTIVITIES
Additional supplemental regulations will be included in Chapter 20: Standards fox Specific
Uses and Activities of the updated code. These include standards that apply to uses in some
or all districts with little or no variation between districts. The proposed regulations will
come from a variety of sources. Some will be retained from the existing ordinance. Other
new standards will be developed in response to issues that emerged in the Issues and Options
I-Ylorking Paper.
At present, Chapter 20 is proposed to include supplemental regulations for the following
uses:
4
Module 1: Use Classifications and Use Regulations
• Adult Oriented Businesses
• Animal Keeping
• Animal Boarding
• Automobile Rental Facilities
• Automobile/Vehicle Service Stations and Washing
• Automobile/Vehicle Service and Repair
• Bed and Breakfast Lodging
• Check Cashing Businesses
• Community Assembly Facilities (including religious assembly uses)
• Convenience Markets
• Day Care Centers
• Domestic Violence Shelter
• Drive-In and Drive-Through Facilities
• Family Day Care, Large
• Freight/Truck Terminal and Warehouses
• Home Occupations
• Live/Work Units
• Manufactured Housing
• Medical Marijuana Dispensaries
• Mobile Home Parks
• Outdoor Retail Sales
• Outdoor Seating
• Outdoor Storage
• Personal Storage
• Recycling Facilities
• Residential Care Facilities
• Second Dwelling Units
• Single Room Occupancy Hotels
• Social Service Facilities
• Taxi and Limousine Services
5
Module 7: Use Clar~ification.c and Use Begulationr
QUESTIONS AND ISSUES FOR DISCUSSION
1. Do the proposed classifications provide a sufficient basis for determining which uses
are appropriate for different districts consistent with City goals and General Plan
policies?
Are additional distinctions needed, such as "small-scale" or "visitor-oriented" needed for
some use classifications?
Are newly proposed distinctions, such as minor/major automobile service and repair,
he pful and needed?
2. Does the selection of permitted, limited, and conditional uses in each base district
adequately reflect the purposes of those districts?
Are there any uses that are currently not allowed that should be permitted, or vice-versa?
Is the assignment of decision-making responsibility appropriate? Are there uses that
should always require a public hearing before the Planning Commission or, alternatively,
uses that could be subject to a Minor Use Permit if the updated ordinance includes
standards and limitations that address typical concerns?
Should additional limitations be added to control the location, scale, or operation of some
types of new uses in certain districts?
3. Are there additional uses that need supplemental regulations in the Standards fox
Specific Uses and Activities?
lY/hat aspects of these uses make them a problem?
How should these aspects be controlled?
QUESTIONS ON SPECIFIC USES AND STANDARDS
1. Should the updated ordinance distinguish between stand-alone bank facilities, bank
offices located within and ancillary to other facilities (such as a supermarket), and
automated teller machines (ATMs)? What type of regulation is appropriate for each
of these types of facilities?
2. Should "Commercial Recreation Facilities" be divided into large and small facilities?
What would be an appropriate threshold for classifying such uses?
3. Should the code distinguish medical and dental offices from other types of offices?
6
Module l: Use Classifications and Use Regulations
4. Are there additional use types that the proposed use classification system should
include?
5. Are there other uses that require supplemental standards? If so, what supplemental
use regulations, if any, should the updated zoning code impose to minimize recurring
problems with uses including:
• Alcohol sales for off-site consumption;
• Mini-marts and convenience stores;
• Non-family child and adult daycare centers;
• Recreation vehicle parking and storage;
• Social service facilities
• Tobacco and smoke shops
7
Module 7: Uce Classifications and Ure Kegulationr
This page intentionally left blank.
Module 7: Use Classifrcations and Use Regulations
PROPOSED USE REGULATIONS
RESIDENTIAL DISTRICTS
This section contains purpose statements for the residential districts, as well as the proposed
use regulations and permit requirements for each of these districts.
Purpose Statements
The purposes of the residential districts are to:
1. Provide for a full range of housing types consistent with the General Plan;
2. Preserve, protect and enhance the character of the City's different residential
neighborhoods;
3. Ensure adequate light, air, privacy, and open space for each dwelling;
4. Ensure that the scale and design of new development and alterations to existing
structures are compatible with surrounding homes and appropriate to the physical
characteristics of the site and the area where. the project is proposed;
5. Provide sites for public and semi-public land uses such as parks, libraries, and
religious assembly uses that will serve City residents and will complement
surrounding residential development.
Additional Purposes of Individual Residential Districts
RL Low Density Residential. This zoning district is intended to provide areas for
detached and semi-attached single-unit housing outside the Downtown at densities of one to
eight units per net acre that conform to specified standards to ensure land use compatibility.
Numerical designators denoting the minimum density allowed in each sub-district (RL-1,
RL-5, RL-8, etc.) would replace the current code's system of alphabetical designators. In
addition to detached and partially attached single-unit homes, this district provides for
residential care facilities, family day care, park and recreation facilities, mobile home parks,
and civic and institutional uses such as private schools and places for religious assembly that
may be appropriate in a residential environment. This district, which includes areas currently
pre-zoned Rural Estates (RE), is also designed to preserve the character of the City's
remaining rural residential neighborhoods, to allow the keeping of certain livestock and small
animals for noncommercial purposes and to maintain desirable agricultural uses in rural areas
of the city. This district is consistent with the General Plan's Low Density Residential
designation.
RM Medium Density Residential. This zoning district is intended to provide areas for a
variety of housing types outside the Downtown at a density of 8.1 to 18 units per net acre.
Types of dwelling units include attached or detached single-unit homes, townhouses,
9
Module 7: Use Clarnfication.r and Use Begulation,r
duplexes, triplexes, and fourplexes but multi-unit apartments are not permitted. This district
also provides for residential care facilities, family day care, service-enriched housing (assisted
living facilities), mobile home parks, park and recreation facilities, and civic and institutional
uses such as private schools and places fox religious assembly that may be appropriate in a
residential envixonment. This district is consistent with the General Plan's Medium Density
Residential designation.
RHHigh DerisityResidential, This zoning district is intended to provide areas for a wide
variety of medium to high-density residential development. Housing types include single-unit
attached, townhouses, condominiums, and apartment buildings at densities ranging from
18.1 to 30.0 units per net acre. This district also provides for residential care facilities, family
day care, group residential homes, including residential hotels and service-enriched housing
(assisted living facilities), parks and recreation facilities, and civic and institutional uses, such
as private schools and places for religious assembly that may be appropriate in a higher-
density residential environment. This district is consistent with the General Plan's High
Density Residential designation.
70
Module 1: Use Classifications and Use Regulations
TABLE 1:RESIDENTIAL DISTRICTS
Proposed arzd ~E~-islin~ UZJITZCIS 1ZZ.-1.3 ~~~ ~~i &L-a,6, and 8 K.11 !0, 75, RJI_?D anti -l.l~r:.,~:1/1-:egarlatio-.
(R-E - B~ I (R- 7 -C, D, E, and ~ °. , ~ u
and F) (Pi 2-G, H, I~.- ~-J acid L)
and I~
--
Permit Key: P-Permitted, MUP-Minor Use Permif,'C-Conditional Use Permit
Numbers in parentheses refer to limitations listed afthe end of the table..
Residential Use Types
Single-Unit Dwelling
Single-1=aflaily Unit
Detached P P P P
See Section Second
Second Dwelling Unit P P P P Dwelling Units
Single-Fa+~+ty Unit Semi-
Attached - C P P
- - ~ ~
Tsw~he~+se--Single - U n i t
Attached - - P P
Multiple-Unit Residential
~'~re-Emily Duplex - - - P
Multiy Unit - - P (1) P
Senior Citizen g
Residential C C C 6-MUP
Elderly and Long-term Care - C C C
See Section
Domestic Violence
Domestic Violence Shelter - - P (2} P {2) Shelter
Family Day Care Home
See Section Family
Large P P P P Day Care, Large
Small P P P P
Group Residential - - - S-MUP
See Section Mobile
Mobile Home Park C C C Home Parks
Residential Care Facilities
See Section
Residential Care
General - - C C Facilities
Limited - P (3) P (3) P (3)
77
Module 7: Use Classifications and Use Regulations
TABLE 1: HESIDENT'IAL DISTRICTS ~
Prapo.r~d and ~E'xi.rtin~ Di,rtrittr AI_-1.> F~L-5, 6, and ~ ~ 1~'i4-l0, 95, ~ KH-3U and Ad,~'itiona,! Ke~ulation,r
(K-E - 13) (B-7-C, D, E, and 77.5 ' -f0
and F) (K-2-G, H, (R-3-J"land L)
and I)
See Section
Residential Care
Senior - - C S MUP Facilities
See Section Single
Room Occupancy
Single Room Occupancy - - - C Hotels
- - --
-
- -
-
Public and Semi-Public Use?ypes
Clubs and Lodges - - C (4) C (4}
Colleges and Trade Schools - - C (4) C (4)
See Section
Community Assembly, 3500 Communi#y
Square Feet or Less - MUP MUP MUP Assembly Facilities
See Section
Community Assembly, More Community
Than 3500 Square Feet - C C C Assembly Facilities
Community ~.esreatier+-Center - C C C
Gommunity Garden P P P P
Cultural Institutions - C C C
See Section Day
Day Care Centers - C C/MUP {5} SP Care Centers
Government Offices - - - C
Park and Recreation Faci{ities,
Public P C C C
Public Safety Facilities C C C C
Rclinini~c Accomhly _ 6` 6` ~`
Schools, Public or Private - C C C
-- -
Commercial Use Types
-- _ J
Crop Production, Limited MUP MUP MUP MUP
Lodging
MUP MUP MUP MUP See Section Bed
and Breakfast
Bed and Breakfast Lodging
Offices
Business and Professional - - - C (6)
Medical and Dental - - - C (6)
Walk-in Clientele - - - C (6)
Parking, Public or Private - - - C
-- -_
Transportation, Communication, and Utilities Use Types
72
Module 7: Use Classifications and Use Regulations
TABLE 1:~RESIDENTIAL DI STRICTS
Pro~ared acid (Exi~tin~J llistriels RL,-' ~ RT ~;, ,:, ~' ~hl( ~l, 1 ~. l:! / .?u ,~;:i 1 a'. . ~,:~:~ 1 _ ~.ons
(1~-~ ~3) lR. ~ r ; D 1 ; -._- -fir)
arad I)
See Chapter
Telecommunications
Communication Facilities Facilities
Antennae and
Transmission Towers - - C (7} C (7)
Facilities Within Buildings - MUP MUP MUP
Utilities, Major C C C C
Utilities, Minor P P P P
Other Applicable Use Regulations
Accessory Uses See Chapter Accessory Uses
See Section Homes
Home Occupations P P P P Occupations
Nonconforming Use See Chapter Nonconforming Uses
Temporary Use See Chapter Temporary Uses
Limitations:
1. Only in single-unit detached structures.
2. Limited to facilities serving a maximum of 10 victims and may not be located within 300 feet of any other domestic
violence shelter.
3. Subject to state licensing requirements.
4. Only on parcels with access from arterial streets.
5. Minor use permit required when located within an existing building. Conditional use permit required for new construction.
6. Limited to sites with a maximum gross site area of 6,500 square feet and located on an arterial street.
7. Only building-mounted.
73
Module 1: Use Classifzcations and Use Regulations
COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS
This section contains purpose statements for the commercial, office, and mixed-use districts,
as well as the proposed use regulations and permit requirements for each of these districts.
Purpose Statements
The purposes of the commercial, office, and mixed-use districts are to:
Provide appropriately located areas for a full range of commercial and office uses to
ensure the stability of the City's economy, provide a variety of goods and services
for residents, employees, and visitors, and increase employment opportunities close
to home for current and future residents consistent with the General Plan;
Encourage a diverse mix of commercial and office uses, including small and
independent businesses, to enrich the lives of residents and promote a sustainable
economy;
Promote mixed use residential, retail, and office development at locations that will
support transit use;
Encourage retail development at locations where it would enhance surrounding
residential neighborhoods by improving access to a greater range of facilities and
services;
Promote commercial and mixed-use development that will foster and enhance the
identity and vitality of specific areas and corridors;
Encourage the development of retail areas and employment centers that create an
opportunity to walk and bike between businesses, employment, and residences;
Provide sites for lower-intensity office use in close proximity to neighborhoods that
provide convenient access to local patrons, complement nearby retail enterprise and
buffer residential uses from arterial streets.
Ensure that new commercial, office, and mixed-use development is designed to
minimize traffic and parking, impacts on surrounding residential neighborhoods and
is appropriate to the physical characteristics of the site and the area where the
project is proposed;
Encourage the development of commercial, office, and mixed-use projects that
incorporate environmentally sensitive features and amenities to benefit the public as
well as meet the needs of project occupants.
Additional Purposes of Individual Commercial, Office, and Mixed Use Districts
CC Community Commercial, This zoning district is intended to provide areas for locally
oriented retail and service uses, community-serving offices (especially above the ground
floor), restaurants, service stations, public and quasi-public uses, and similar and compatible
74
Module 7: Use Classifications and Use Kegulation.r
uses. In order to promote a more pedestrian-oriented environment in neighborhood-serving
commercial areas, auto-oriented uses (other than service stations and mini-markets), would
be restricted to specified areas. Regional-serving commercial uses including large format
retail stores and warehouse membership clubs are only permitted in areas the General Plan
designated as Regional Commercial. The maximum FAR is .5. This district is consistent
with the General Plan's Community Commercial designation.
BPO Business and Professional Office. This zoning district is intended to provide sites
for administrative, financial, business, profession, medical and public offices at locations
close to BART or CalTrain stations. Retail uses would be limited to business services and
food service and convenience goods for those who work in the area. The maximum FAR is
1.0 but increases up to a maximum FAR of 2.5 may be permitted for development that
meets specific transportation demand management, off-site improvement, or design
requirements or criteria. This district is consistent with the General Plan's Office
designation.
CMX Commercial Mixed Use. To provide areas for a variety of purposes including high
density residential, employment centers, retail commercial, and professional offices outside
of the Downtown. The mixed use concept would integrate a mix of compatible uses on a
single site that include sales, services and activities which residents may need on a daily basis.
The sites may be integrated vertically with mixed uses above one another, such as residential
or office uses over a commercial use. Sites may also be mixed horizontally with the uses
side-by-side, but linked together through common walkways, plazas and parking areas.
Mixed-use development farther than one half mile from a BART station would be at
densities up to 30 units per acre for the residential component or an FAR of 1.5 for non-
residential uses or an appropriate combination of the two. New development or
redevelopment within a half mile from BART will be required to maintain minimum
densities as required by the Plan. This district would apply to designated areas along and
adjacent to El Camino Real consistent with General Plan policies.
75
Module 7: Use Classifications and Use Regulations
TABLE 2: COMMERCIAL, OFFICE, AND AiIXED-USE DISTKICTS
Proposed and (L'~ristin~ CC RPO C~l,1X l.iditinnal Kegulatiofzs
DZSGI'LCt.f ~L-~~ C-~h~ (.,-I..~I-I~ ~P-C'Z.. (..-~~
Residential Use Types
Single-Unit Dwelling
Singley Unit
Detached C {1) C
See Section Second
Second Unit P (1) P Dwelling Units
Single €~+I-y Unit
Semi-Detached (1) (1) (1)
Taw+~ias~se-Single-
Unit Attached C (1) C
Multi-Unit Residential
T-wiiy Duplex C - C
Multiy Unit C - S P (2)
Senior Citizen
Housing C - G P (2)
Elderly and Long-term
Care C C
See Section
Domestic Violence Domestic Violence
Shelter C - MUP {2) Shelter
Family Day Care Home
See Section Family
Large 6 P (1) 6 P Day Care, Large
Small O P - G P
Group Residential C - S MUP {2)
See Section Mobile
Mobile Home Park G (1) - G (1) Home Parks
Residential Care
Facilities
See Section
Residential Care
General C G (1) C Facilities
Limited C S {1) C
See Section
Residential Care
Senior C S - P (2) Facilities
See Section Single
Room Occupancy
Single Room Occupancy C - P (2) Hotels
Public and Semi-Public Uses ~
76
Module 7: Use Classifications and Use Kegulationr
TABLE2: COMM-ERCIAL, OFFICE, AND~MI?XED-USE DISTRICTS
__
Proposed ar~d (E:~istina~ TC:;L
I3P0
C,':1IX
I.. ~ , ,~ .:'ttegur~rra?,: r
Di~lri~ts ' (t~-1, (;-11i/ (C-J,1~I Li
~ !I'-C-L,. C_~-l i
Clubs and Ladges MUP --
- MUP
Colleges and Trade MUP C MUP
Schools, Public or
Private
Community Assembly, MUP - MUP See Section
3500 Square Feet or Community
Less Assembly Facilities
Community Assembly, C - C See Section
Mare Than 3500 Square Community
Feet Assembly Facilities
Community t~esFeatia~a S MUP - G MUP
Centers
Community Garden P P P
C C C
~eaFises Cultural
Institutions
See Sectian Day
Day Care Centers MUP MUP MUP Care Centers
Government Offices MUP MUP MUP
Hospitals and Clinics
Hospitals C C C
Clinics C C C
Park and Recreation MUP MUP C
Facilities, Public
Community Education C C C
Schools, Public or
Private
See Section Social
Social Service Facilities MUP MUP P Service Facilities
Commercial Uses
Animal Care, Sales and
Services
See Section Animal
Kennels MUP - MUP Boarding
Pet Stores P - P
Veterinary Services P MUP MUP
Artists' Studios P MUP P
Automobile/Vehicle
Sales and Services
Automobile/Vehicle
Rentals. MUP P (3} C
77
Module 1: Use Classifications and Use Regulations
---
TABLE 2:GOMI~I~RCIdL;OFFICE,ANll ivl~Ia~ll-USE DISTRICTS
Pi~oj~o~ed aiad (Exi.rtzr_~J CC BPO G'<~IX ~ ~i~iditroira/`RE~auar<'o~i:r
DZJ tl"LGtS ~C-1, C-7H) (G1,~11-I~. - (1'-C-L, Gl~
See Section
Automobile/Vehicle Automobile/Vehicle
Sales and Leasing. MUP P (4) C Sales and Leasing
See Section
AutomobileNehicle Automobile/Vehicle
Repair, Major. C - C Service and Repair
Automobile/Vehicle See Section
Service and Repair, Automobile/Vehicle
Minor. MUP - MUP Service and Repair
See Section
Automobile/Vehicle
Automobile/Vehicle Service Stations and
Washing. MUP AAk~i? MUP Washing
See Section
Automobile/Vehicle
Service Stations and
Service Station. C t~-C - Washing
Banks and Financial
Institutions ~e~vises
See Section Drive-In
Banks and Credit and Drive-Through
Unions P P P Facilities
Check Cashing See Section Check
Businesses MUP MUP MUP Cashing Businesses
Business Services P P P
Commercial
Entertainment and
Recreation C - C
Eating and Drinking
Establishments
Bars/Night
Clubs/Lounges C - C
See Section
Coffee Shops/Cafes P P (5) P Outdoor Seating
Restaurants, Full See Section
Service P P (5) P Outdoor Seating
See Section
Outdoor Seating,
Restaurants, Limited Drive-In and Drive-
Service P P(5) P Through Facilities
Food and Beverage
Retail Sales P - P
Funeral Parlors and
Mortuaries C - C
78
Module 1: Use Clacrificationr and Use Aegulation.r
-- ---- - ~
rt~rsLt; .:: ~.,vNiNir,.ic~,i~L, vrri~~,, ~ Nli Mix~L-vaL L-isrxic:i~
-
P~op~ ,; nnrl (E~istin~ _ ~ << ': ~~, f'.: , o;;,
I
C,-1, ~-; 11
__ ~ l "~G C
C-~,~I1-I
~
!
- -- -
See Section
Live-Work Units P P (6) P Live/Work Units
Lodging
See Section Bed
and .Breakfast
Bed and Breakfast MUP - MUP Lodging
Hotels and Motels C C C
Maintenance and Repair
Services P P P
Nurseries and Garden
Centers MUP - MUP
Offices
Business and
Professional P(4) P P
Medical and Dental P(4) P P
Walk-ln Clientele P(4) P P
Parking, Public or
Private P P P
Personal Services P P {5) P
Retail Sales P - P
Large Format Retail C - -
Off-Price
Merchandise C - -
Second Hand Store C - C
Employment Uses'
Recycling Collection
Facilities
See Section
Recycling Collection
Collection Facility P P P Facilities
Transportation, Communication and Utilities Uses
Communication
Facilities
Antenna and See Chapter
Transmission Telecommunications
Towers P P MUP Facilities
See Chapter
Facilities within Telecommunications
Buildings P P P Facilities
Utilities, Minor P P P
Other Applicable Use Regulations
Accessory Uses See Chapter Accessory Uses
79
Module 7: Use Clatrification.r and Use Kegulationr
TABLE ~ (.Ohi~~ilr.RCIAL, OFFICE, AND 1~~tI~CLll-USF DIST'RI('T~
Di~ti._i~ ~ ~ ~,-~', ~.-lL1~ (C-7,M-Ij ~ ~1'-:,-L, ~ ~-lj
See Section Home
Home Occupations P P P Occupations
Nonconforming Use See Chapter Nonconforming Uses
Temporary Use See Chapter Temporary Uses
Limitations:
1. Permitted if existing. New units not allowed.
2. Residential use on ground floor limited to 50 percent of ground floor area.
3. Maximum of 10 vehicles stored on site with minor maintenance in enclosed structure only.
4. Must be located entirely within a building.
5. Hours of operation 7 am to 7 pm weekdays only except within 400 feet of a BART station.
6. Within Loft Overlay District along south Spruce to EI Camino Real.
20
Module 7: Use Classifications and Use Regulations
DOWNTOWN DISTRICTS
This section contains purpose statements for the Downtown districts, as well as the
proposed use regulations and permit requirements for each of these districts.
Purpose Statements
The purposes of the Downtown districts axe to:
Promote and maintain Downtown's historic role as the City's center by developing a
pedestrian-friendly mixed-use core surrounded by a variety of residential types and
densities consistent with the policies of the General Plan;
2. Improve the quality and mix of retail uses in Downtown to make the area attractive
to residents, businesses, and visitors;
3. Expand housing choices in the Downtown while protecting and enhancing the
character and liveability of the Downtown residential neighborhoods;
4. Promote infill development, intensification, and reuse of currently underused sites
consistent with the General Plan;
Establish design standards to ensure that the scale and design of new development
and alterations to existing structures maintains the Downtown's traditional
development pattern;
6. Provide sites for public and semi-public land uses such as parks, libraries, and
religious assembly uses that will serve Ciry residents and will complement
surrounding residential development.
Additional Purposes of Individual Downtown Districts
DC Downtown Core. This zoning district is intended to maintain the pedestrian-oriented
environment in the heart of South San Francisco's Downtown with a focus on ground-level
commercial uses and pedestrian-oriented development that encourages pedestrian activity.
The maximum FAR for non-residential development and mixed use development would be
3.0. Residential development will have a tninunum density of 14.1 units per acre. The
maximum residential density will be limited by the FAR and development standards. This
district is consistent with the General Plan's Downtown Commercial designation.
DMX Downtown Mixed-Use. This district is intended to provide for a mix of residential
development, retail, and office uses as well as hotels and other commercial uses oriented
toward a more regional market. The maximum base FAR would be 1.5 and the maximum
density would be 40 units per acre. This district conforms to the Downtown Mixed Use area
designated in the General Plan.
DRL Downtoum Residential Low. This district is for detached and attached single-unit
residential development with densities from 5.2 to 15 units per acre as well as care facilities,
family day care, park and recreation facilities, and civic and institutional uses such as private
schools and places for religious assembly that may be appropriate in a residential
27
Module 1: Use Classifications and Use I~egulation,r
environment. Retail and office development and hotels are not permitted consistent with
the General Plan.
DRM Doumtown Residential Medium. A full range of housing types at densities
ranging from 15.1 to 25 units per acre would be permitted in this district. Consistent with
the General Plan, there is a minimum residential density of 15.1 units per acre; retail and
office development and hotels are not permitted.
DRH Downtown Residential High. This residential district is for multi-unit
development at densities from 25.1 to 40 units. per acre with a maximum of 30 units fox lots
smaller than a half acre. Retail and office development and hotels are not permitted
22
Module 7: Use Clarrifzcation.r and Use Kegulation,r
- ---
TABLE 3: D0~7NTOWN DISTRICTti
____
Proposed acid (I ~;~,~;,~ Di.,•trict~ ~C D1~I~~' DKI~ L>_K 1~ T~lill 1 '-/i; ,,
r.D-C-L) (C-1-L, ~-211! ~-?-Il ~ (K-3-1 _i [~.~,.•:1.~lro~: ,
(Numbers in'_parentheses refer to notes at the end of the table.]
Residential Uses
Single-Unit Dwelling
Single-~a+~ify Unit Detached (1) (1) P P C
See Section
Second Dwelling
Second Unit (1) (1) P P P Units
Single-may Unit Semi-
Attached (1) (1) P P P
- - ~ ~ R
~ewaf-e~se-S i n g I e- U n i t
Attached (1) MUP (2) P P P
Multiple-Unit Residential
Duplex (1) MUP (2) P P P
P/MUP
Multi-~a+~iiy Unit C (3) (4} P P P
Senior Citizen Residential C (3) C P P P
See Section
Domestic
Domestic Violence Shelter P (5} P (5) P (5) P (5} P (5) Violence Shelter
Family Day Care Home
See Section
Family Day Care,
Large MUP MUP P P P Large
Small (1) P P P P
Group Residential (3) MUP - - C
- S - - -
Residential Care Facilities
See Section
MUP Residential Care
General (3) C C C C Facilities
Limited P (3) C P P P
See Section
Residential Care
Senior C (3) MUP C C MUP Facilities
See Section
Single Room
Occupancy
Single Room Occupancy C (3) MUP - - C Hotels
23
Module 7: Use Classifications and Use Regulations
TABLE 3: DOIt~'NTOWNDISTRICTS
T r i-
Propo;red and (E~istiri~ Di.rtrictr DC ll~~iX 1J1i1. l~t~L4 Ultl~ Additaotaal
(D-C-L) (C-1-L, ~-'-H) (R-2-H) (I~-3-L) Rebrtlation~
P-C-I_)
Public and Semi-Public Uses
MUP
Clubs and Lodges (3} MUP C C C
Colleges and Trade Schools,
Public or Private C P - - C
See Section
Community
Community Assembly, 3500 Assembly
Square Feet or Less P P MUP MUP MUP Facilities
See Section
Community
Community Assembly, More Assembly
Than 3500 Square Feet P(3) P C C C Facilities
Community Centers P P C C P
Community Garden MUP P P P P
Culturallnstitutions C C C C C
See Section Day
Day Care Centers P P - - C Care Centers
Cmornonn~i Chcl}or ~~, ~ _ _ _
Government Offices P (3) P - - C
Hospitals and Clinics
MUP
Clinics (6) MUP (6) - - -
Parkand Recreation Facilities,
Public P P MUP MUP MUP
Schools, Public or Private - - - - -
See Section
MUP Social Service
Social Service Facilities (3} MUP C C C Facilities
CommerciaF Uses
Animal Sales and Services
Pet Stores P P - - -
Veterinary Services C (3) C - - -
Automobile/Vehicle Sales and
Services
See Section
Automobile/Vehi
cle Rental
Automobile/Vehicle Rentals, - C - - - Facilities
24
Module 7: Use Classifications and Use Regulations
__
TAR7 R R. T1llAA'!T~TT(lAGl~~ ~liC`I'RTFTC
___
~ ___ _.
Proposed acrd (~~-asting) Districts ~ ~1X ~C~IU
DC`' Ulul~ D1~1-~ ~ 1 ~ ~~
(D-C L, (c, 7-L, ~ h :_' 11, 1R-2-I (, (1~-3-1 .) I~ ~.:~'.~.. _ ,
--
See Section
Automobile/Vehi
Automobile/Vehicle Sales, cle Sales and
and Leasing - C - - - Leasing
See Section
Automobi le/Vehi
AutomobileNehicle Service cle Service and
and Repair, Minor - MUP - - - Repair
See Section
AutomobileNehi
c!e Service
Stations and
Service Station - C - - - Washing
Banks and Financial Institutions
Banks and Credit Unions P (3) MUP - - -
See Section
MUP Check Cashing
Check Cashing Businesses (3) MUP - - - Businesses
Business Services P (3) P - - -
Commercial Recreation
Amusement Arcade - MUP - - -
Indoor Entertainment C C - - -
IndoorSports and Recreation C C - - -
Outdoor Entertainment - - - - -
Outdoor Sports and
Recreation - - - - -
Eating and Drinking
Establishments
Bars/Night Clubs/Lounges C C - - -
See Section
Coffee Shops/Cafes P P - - - Outdoor Seating
See Section
Restaurants, Full Service P P - - - Outdoor Seating
and Section
Drive-In and
Drive-Through
Restaurants, Limited Service MUP C - - - Facilities
Food and Beverage Retail Sales P P - - -
See Section
Convenience
Convenience Market C C - - - Market
Funeral Parlors and Mortuaries - C - - -
25
Module 7: Use Classifications and Use kegulations
TABLE 3: llQWNTOWN DISTR ICTS
Proposed ara~1 ~~Existau ~ T ~istricts
~
~ 1~ 11.~.~
~~
DRL
~
T ~ 1 ~11
D1iH
~ _ __
1 !r ~ 1'
~l ~-C L~ 1 ~ ~, l l ~ .'-J 1 ~
P-G-L)
See SECtlan
Live-Work P (7} P - - - Live/Work Units
lodging
See Section Bed
and Breakfast
Bed and Breakfast - MUP MUP MUP MUP Lodging
Hotels and Motels C (3} C - - -
Maintenance and Repair
Services P P - - -
Offices
MUP
Business and Professional (3) P - - -
MUP
Medical and Denta! (3) P - - -
MUP
Walk-In Clientele (3) - - - -
Personal Services P P - - -
Retail Sales P P - - -
Second Hand Store C C
Employment Uses -
Recycling Collection Facilities
See Section
Recycling
Collection
Collection Facility - P - - - Facilities
Research and Development - P - - -
Warehousing and Storage
See Section
Outdoor Storage - C (8) - - - Outdoor Storage
Transportation, Communication, and Utilities Uses
Communication Facilities
See Chapter
Antennas and Transmission MUP Telecommunicatio
Towers (9} MUP {9} - - - Facilities
See Chapter
Telecommunicati
Facilities Within Buildings MUP MUP - - - on Facilities
See Section Taxi
and Limousine
Light Fleet-Based Services C C - - - Services
Freight/Truck Terminal and
Warehouses - - - - -
26
Module 7: Use Clarrification.c and Use Begulation.r
-_
TABLE 3: DOWNTOWN DISTRICTS
---
~Propo.red arrd(Exi~tin~ DZJtYZCtJ
~ DC
D~~~X
UhL ,
DAtl4 - __
UKH
Additional
(D-C-L) (C-~-L, (K-2-I~3) ($-2-H) (K-3-L) I~e~rslation~
P-C-L)
Utilities, Major C C C C C
Utilities, Minor P P P P P
--
-- _
Other Applicable Use Regulations
Accessory Uses See Chapter Accessory Uses
See Section
Home
Home Occupations P P P P P Occupations
Nonconforming Use See Chapter Nonconforming Uses
Temporary Use See Chapter Temporary Uses
Limitations:
1. Permitted if existing. New units not allowed.
2. Limited to sites with a maximum gross site area of 4,000 square feet.
3. Use Permit required to allow banks and retail services on the ground floor. Ground floor residential prohibited
except south of Baden Avenue subject to approval of Use Permit. Hotels permitted on ground floor provided at
least 50 percent of street frontage is occupied by food service use.
4. Permitted if retail, restaurants, personal services, or other active pedestrian-oriented use is located on the
ground floor, otherwise minor use permit is required. Minor use permit may only be approved if the 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.
5. Limited to facilities serving a maximum of 10 victims and may not be located within 300 feet of any other
domestic violence shelter.
6. Clinics may not occupy ground floor.
7. Living space may not occupy ground floor.
8. Limited to the storage of operable vehicles
9. Only building-mounted or completely enclosed in building. Not permitted on ground floor in Downtown Core
(DC).
27
Module 7: Ure Classifications and Use I~egulation.r
EMPLOYMENT DISTRICTS
This section contains purpose statements for the employment districts, as well as the
proposed use regulations and permit requirements for each of these districts.
Purpose Statements
The purposes of the employment districts are to:
1. Designate adequate land for business and professional offices, industrial growth,
visitor-service establishments, and regional-serving retail services consistent with the
General Plan to maintain and strengthen the City's economic resources;
2. Provide a range of employment opportunities to meet the needs of current and
future residents and take advantage of the City's location relative to regional roadway
and txansit systems;
3. Continue to diversify South San Francisco's economic base by providing sites for
technology-based businesses, research and development, and professional and
medical offices;
4. Provide areas for a wide range of manufacturing, industrial processing, storage and
distribution, and service commercial uses that meet environmental performance
standards and protect areas where such uses now exist;
5. Assure high-quality design and site planning of offices and industrial parks that
contributes to the character of the city as a whole.
6. Provide appropriate buffers between industrial and residential uses to preserve both
industrial feasibility and residential quality.
Additional Purposes of Individual Employment Districts
BC Business Commercial. This zoning district is intended for business and professional
offices, visitor service establishments, and retail uses with an emphasis on larger and
regional-serving uses west of 101. A wide range of non-residential uses will be appropriate
including administrative, financial, business, professional, medical and public offices and
visitor-oriented and regional commercial activities such as warehouse clubs and other large-
format retail uses. The maximum base FAR will be .5 but increases may be permitted up to a
total FAR of 1.0 fox research and development establishments or development that meets
specific TDM, off-site improvement or design standards. The maximum FAR for hotels will
be 1.2 with increases to a total of 2.0 fox development that meets specified criteria consistent
with General Plan policies.
BTP Business Technology Park, This zoning district, covering the area east of 101 north
of East Grand Avenue, will provide locations for a mix of corporate headquarters, research
and development facilities, and other offices in a campus-like environment. Permitted uses
would include incubator-research facilities, prototype manufacturing, testing, repairing,
packaging, publishing and printing as well as offices and research facilities. Marinas and
28
Module 7: Use Classifications and Use Regulations
shoreline-oriented recreation will also be allowed in light of the shoreline location
Warehousing, distribution, manufacturing and small-scale retail and service uses serving local
employees and visitors may be permitted as secondary uses. Maximum base FAR is .5 but
increases may be permitted up to a total FAR of 1.0 for research and development
establishments or development that meets specific TDM, off-site improvement or design
standards. All development is subject to high design and landscape standards in this district,
which is consistent with the General Plan's Business and Technology Park designation.
FC Freeway Commercial. This zoning district is intended to provide areas east of 101 for
regional-serving retail uses, commercial lodging, visitor services and similar uses that benefit
from proximity to the Bayshore Freeway. Residential development, warehousing, and
distribution would be prohibited. Research and development would be regulated in order to
preserve sites that are appropriate for commercial uses that attract a regional market such as
large-format retail sales. This district, which includes the emerging commercial and hotel
district along South Airport, Gateway, and Oyster Point boulevards, is consistent with the
General Plan's Business Commercial designation east of 101. The maximum base FAR will
be .5 but increases may be permitted up to a total FAR of 1.0 for development that meets
specific TDM, off-site improvement or design standards. The maximum FAR for hotels will
be 1.2 with increases to a total of 2.0 for development that meets specified criteria consistent
with General Plan policies.
MI Mixed Industrial. This zoning district is intended to provide areas for a wide range of
manufacturing, industrial processing, general service, warehousing, storage and distribution,
and service commercial uses and to protect areas where such uses now exist. Industries that
use or produce substantial amounts of hazardous materials or generate noise, odor, or other
pollutants will not be permitted. Conventional residential and/or group residential
development would also be prohibited but live-work uses such as artists' studios would be
allowed in designated areas on the west side of 101. Small-scale retail and service uses
serving local employees, residents and visitors may be permitted as secondary uses. This
district is consistent with the General Plan's Mixed Industrial designation. The maximum
FAR is .4 with an increase up to .6 for development providing specified off-site
improvements.
29
Module 1: Use Classifzcations and Use Regulations
TABLE 4: EMPLOYMENT DISTRICTS
Proposed ar<~l(Etiistin~
Districts BC
(P-GL) BTP
(Ae:~D, P-
1) FC (F-C,
- lI-I
(L-1.11-7, P-
1)
_ A<<. ;ir, ~ ;i.,tiors
_ _ _-- -
Residential Uses
Caretaker Unit C
Mobile Home Park
C
-
-
- See Section Mobile
Home Parks
Public and Semi-Public Uses
Clubs and Ladges MUP - - -
Colleges and Trade
Schools, Public or Private P P - P
Community Assembly, 3500
Square Feet or Less P - - - See Section
Community
Assembly Facilities
Community Assembly, More
Than 3500 Square Feefi C - - - See Section
Community
Assembly Facilities
Community Center MUP - - -
Cultural
~eFViseslnstitutions
P
P
-
C
Day Care Centers
P
P
-
P See Section Day
Care Centers
Emergency Shelter
MUP
-
-
P See Section
Emergency Shelters
Government Offices P P - P
Hospitals and Clinics
Clinics MUP MUP {1) - -
Hospitals C MUP (1) - -
Parkand Recreation
Facilities, Public
MUP
MUP
-
MUP
Rolinini~c Accomhly ~' _ -
Public Safety Facilities P P - P
Schools, Public or Private C C - -
Social Service Facilities
MUP
-
-
P See Section Social
Service Facilities
Commercial Uses
Adult Oriented Businesses
C
-
-
C See Section Adult
Oriented
Businesses
Animal Sales and Services
Kennels
MUP
-
-
MUP See Section Animal
Boarding
30
Module 7: Ute Clarrification,r and Use Kegulationa
TABLE -I: I Til L,(~1-I~I1;NT DISTRICT'S
-- __ _r
F
Prapoeed cu~a I r;<<<- 1~~ ~ 1 f " [:, ~"1'-~'j ~ ll-1 1«. ~~~,,.-,,. 1 ~ ,. :~~r~
Di~trict.r ,1'-C-L~ i ~:~~~1?, P- ~ L-/.,ll-/, 1'
li I,
al
-
Pet Stores __-
P -
- _
- _
- - ---
See Section Animal
Pet Day Care MUP - - P Boarding
Veterinary Services MUP - - MUP
AutomobileNehicle Sales
and Services
See Section
AutomobileNehicle AutomobileNehicle
Rentals MUP MUP - MUP Rental Facilities
See Section
AutomobileNehicle AutomobileNehicle
Sales and Leasing C C - C Sales and Leasing
See Section
AutomobileNehicle AutomobileNehicle
Repair, Major MUP - - P (2) Service and Repair
AutomobileNehicle See Section
Service and Repair, AutomobileNehicle
Minor MUP - - P (2) Service and Repair
See Section
AutomobileNehicle
AutomobileNehicle Service Stations and
Washing C - - P(2) Washing.
See Section
AutomobileNehicle
Service Stations and
Service Station C C - C Washing.
Banks and Financial
institutions
See Section Drive-In
Banks and Credit and Drive-Through
Unions P P - P Facilities
Check Cashing See Section Check
Businesses MUP MUP - MUP Cashing Businesses
Building Materials and
Services P - - MUP
Business
Services P SMUP - P
Commercial Recreation -
Amusement Arcade M-l~MUP (3} G - ~-
Indoor Entertainment C - - C (4}
Indoor Sports and
Recreation C C - C (4}
Outdoor Entertainment C C - -
31
Module 7: Use Clarriftcation.r and Use Begulation.r
TABLE 4: Ii Ail'LOYAIENT D1S'I7ZIC`I'S
.,: ~ - 1~~ 13 I1 ~,. F C_, i
1'ropa.red uccl r,.xr ~ ~ ' ~ 11 1 a«a.. ~z-<< )~ , ~1:~':"~,~r~
Dirt~-irt~ ~ (l'-~'-1 _' I 1i~'°~1>, P- %1,-!._ll /. 1'-
~
,
~ ~
-
- I
I
- ---
Outdoor Sports and -- - - - - --
Recreation C C - -
Crop Production, Limited - - - C
Eating and Drinking
Establishments
Bars/Night
Clubs/Lounges C - -
See Section
Coffee Shops and Cafes P P - P Outdoor Seating
See Section
Restaurant, Full Service P P - GMUP Outdoor Seating
and Section Drive-In
Restaurant, Limited and Drive-Through
Service P P - P Facilities
Food and Beverage Retail
Sales P MUP - C
See Section
Convenience
Convenience Market P P - P Markets
Funeral Parlors and
Mortuaries C - - -
Lodging -
Hotels and Motels C - - -
See Section
Live-Work P - Live/Work Units
Maintenance and Repair
Services P P - P
Offices -
Business and
Professional P P - S(~-1-}-MUP
Medical and Dental P P - P
Parking, Public or Private MUP MUP -
Personal Services P - - P
Retail Sales P P - C
Large Format Retail P - - -
Second Hand Store C - - -
Swap Meet C - - C
Employment Uses
Construction and Material
Yard MUP - - P
Food Preparation - C - P (7)
32
Module 7: Use Class~eations and Use Regulations
TABLE 4: EMPLOYb1LN 1' DISTRICTS
Proposed a~zrl (Existitl~ ~
BC __
13TP
T 1'~ rF-C) ,-----
d1-1 ! 1~'a .~,,.,' P ,,.-,r,
Districts (P-C-L) ~I~C~'D, P- (L,-1..11-J. N-
I) ~ ~~
HandicraftJCustom _ __-
Manufacturing MUP P - P
Industry, General - P - P
Industry, Limited - P - P
Recycling Facility
See Section
Recycling Collection
Collection Facility MUP MUP - Facilities
Intermediate Processing - MUP
Research and Development ~C P - P
Salvage and Wrecking - - - P
Warehousing and Storage
Chemical, Mineral, and
Explosives Storage - - - C
Indoor Warehousing and
Storage - P - P
See Section
Outdoor Storage O MUP S - S MUP Outdoor Storage
See Section
Personal Storage - - - C Personal Storage
Wholesaling and Distribution - P (5) - P (6)
Transportation, Communication and Utilities Uses
Airports and Heliports C - - C
Communication Facilities
See Chapter
Antennas and Telecommunications
Transmission Towers MUP MUP - MUP? Facilities
Facilities within
Buildings P P - P
Freight/Truck Terminals and
Warehouses - - MUP G MUP
See Section Taxi
and Limousine
Light Fleet-Based Services C C - C Services
Transportation Passenger
Terminals MUP MUP - MUP
Utilities, Major C C - C
Utilities, Minor P P - P
Other Applicable lJse Regulations
Accessory Uses See Chapter Accessory Uses
Nonconforming Use See Chapter 20.340 Nonconforming Use
33
Modrsle 7: Use Clarrifacationr and Ure I~egulationr
TABLE ~1: L:MPLOYMENT DISTRICTS
Proposed aura ~E~i rtiit~ BC ~ FT r ~ ~ ~ 11-1 Additzo~lal Ke,~ulatiors~
Dirtricl~ (P-C-1 _; fKe~D, P- il_ J. 11-/. ;'
Temporary Use See Chapter 20.360 Temporary Use
Limitations:
1. Only in conjunction with research facility.
2. Must be located a minimum of 500 feet from any R District.
3. Only within hotels and motels.
4. Must be associated with a hotel or retail use when located within 1000 feet of SFO.
5. Only within enclosed buildings and south of Grand Avenue.
6. Only south of Grand Avenue.
7. Tasting rooms require Minor Use Permit.
34
Module 7: Use Classifzcatians and Use Regulations
PUBLIC AND SEMI-PUBLIC USE DISTRICTS
This section contains purpose statements fox the public and semi-public districts, as well as
the proposed use regulations and permit requirements fox each of these districts.
Purpose Statements
The purposes of the public and semi-public districts are to:
1. Create and maintain areas of the City that are appropriate for public or semi-public
uses including public and private utilities (electrical, gas, water, and
telecommunications), public and private schools, institutional uses, community
services, and other city, county, state, or federal facilities.
2. Preserve and protect limited land and development resources, facilities, and sites for
potential future public use and provide for a public review process and City Council
deliberation on changes in land use when public and semi-public uses are no longer
viable;
3. Ensure that the development and operation of public and semi-public uses protects
and enhances the character and quality of life of surrounding residential areas.
Additional Purposes of Individual Public and Semi-Public Districts
PQP Public/Quasi-Public. This district is for government owned facilities, civic uses and
public utilities, and quasi-public uses such as hospitals and churches but does not include
either public or private schools. The purpose of this district is to provide areas for uses on
sites of two or three acres or more that may not be appropriate within other districts.
Development standards and requirements for specific uses will be crafted to conform with
the General Plan and, in particular, ensure compatibility with surrounding uses. This district
is consistent with the Plan's Public designation. The Plan does not include any standards for
regulating the intensity of public or quasi-public development in these areas.
S Schools. This district is for public and private schools and incorporates most of the
provisions from the existing School District Regulations (Chapter 20.49). The purposes of
this district are to provide the city and public with increased involvement in the planning of
future uses at existing school sites, including working with South San Francisco Unified
School District and local neighborhoods on appropriate land uses for school sites no longer
needed for educational purposes, coordination with the School District on joint use of
school facilities for community-wide use, and acquisition of closed school sites for
recreation, childcare and other appropriate public purposes.
35
Module 7: Use Classifications and Use Regulations
TABLE 5: PUBLIC AND SEMI-PUBLIC DISTRICTS
Proposed arsd (Exi.rti~r~ Distiicts PAP
(O-S, P-C-
Lj S
(S) Additional I~egarlation.r'
(Numbers in parentheses refer to notes at the end of the table.)
Public and Semi:-Public Uses
Clubs and Lodges C C
College and Trade Schools,
Public or Private C C
Community Assembly, 3500
Square Feet or Less MUP MUP See Section Community Assembly Facilities
Community Assembly, More
Than 3500 Square Feet C C See Section Community Assembly Facilities
Community Centers MUP MUP
~ ~
6 S
Cultural
Institutions C MUP
Day Care Centers GMUP 6-MUP See Section Day Care Centers
Government Offices RMUP MUP
Hospitals and Clinics
Hospitals C -
Park and Recreation Facilities,
Public C ~C
Dolininiic 4ecomhly b' 6 Coo Con}inn Dolin inns C~nilifioc
Residential Care Facilities
General C - See Section Residential Care Facilities
Public Safety Facilities P C
Schools, Public or Private C C
Social Service Facilities MUP C See Section Social Service Facilities
Commercial Uses
Eating and Drinking
Establishments
Convenience Market GMUP
(1)
- See Section Convenience Markets
Parking, Public or Private MUP -
Transportation, Communication, and Utilities Uses
Communication Facilities
Antenna and Transmission
Towers P P See Chapter Telecommunications Facilities
36
Module 1: Use Classifications and Use Regulations
.TABLE 5: Pl'BLIC AND SEMI-PliBLIC DIS1'R1CTS
Proposed and (Cxirtr : ,; I> ~!,. ~~.: --
~ ~i~'
L;
ti 1; . r.:,: 1 _ , ~a: -,r.~
Facilities within Buildings P P See Chapter Telecommunications Facilities
Light Fleet-Based Services C - See Section Taxi and Limousine Services
Utilities, Major C C
Utilities, Minor 6MUP
(2) GMUP
(2}
Other Applicable Use Regulations
Accessory Uses and
Structures See Chapter Accessory Uses
Nonconforming Use See Chapter 20.340 Nonconforming Use
Temporary Uses See Chapter 20.360 Temporary Uses
Limitations:
1. Limited to concession stands and other facilities within and accessory to permitted park and recreation or
commercial recreation uses.
2. Limited to facilities that are accessory to permitted public/quasi public uses and schools.
37
Module 7: Use Classifications and Use Regulations
PARKS AND OPEN SPACE DISTRICTS
This section contains purpose statements for the park, recreation, and open space districts,
as well as the proposed use regulations and permit requirements fox each of these districts.
Purpose Statements
The purposes of the parks and open space districts are to:
1. Preserve and maintain parks and open space as a valuable resource to conserve
natural resources, provide recreation, protect public health, safety, and welfare, and
protect open areas of special ecological, geographic, historic or visual interest that
contribute to the distinctive character of the City and its neighborhoods;
2. Provide locations for a variety of recreational activities to meet the community's
diverse needs;
3. Ensure that the use of areas designated as parks and open space is appropriate and
maintains valuable environmental qualities of open areas;
4. Design and develop active and passive recreation areas to complement and
minimize traffic, noise, and other impacts on surrounding development;
5. Maintain and improve public access to the San Francisco Bay shoreline.
Additional Purposes of Individual Districts
PR Parks and Recreation. The Parks and Recreation District is intended for improved and
unimproved parks and recreation facilities. It includes neighborhood, community, and
regional parks; golf courses; and recreational facilities that provide visual open space and
serve the outdoor recreation needs of the community. This district is consistent with the
Parks and Recreation land use classification of the General Plan.
OS Open Space. This district includes areas for open space preservation and for passive
recreational use consistent with the Open Space land use classification of the General Plan.
These sites are designated to protect environmentally sensitive areas such as slopes greater
than 30 percent, sensitive habitat, wetlands and riparian areas. Where not otherwise
excluded by noise, aircraft safety, or other environmental standards, residential development
is typically restricted to a maximum of one unit per 20 acres.
38
Module 1: Use Clarrifzcation.r and Use l~egulation.r
TABLE 6: PARKS AND OPEN SPACE DISTRICTS
__T _-
Pro~o.redand (E;~i.rlin~ I~irtrictr PA O.S.. ~t~lrlitionai 1Z ~:riation~
(O-S) (<~ - S' ~ ~~
- --- - -_
(Numbers in parentheses refer to notes at the end of the table.)
.Public and Semi-Public Use Classifications
----- - _ -
Cemeteries C C
Community Assembly, 3500
Square Feet or Less
C
C See Section Community Assembly Facilities
Community Assembly, More
Than 3500 Square Feet
C
- See Section Community Assembly Facilities
Community °R°^~to^ Center C C
~ g
Community Gardens MUP -
Cultural °^~' ~ ihroni c°~,~^°~
Institutions
C
C
Day Care Centers C C See Section Day Care Centers
Park and Recreation Facilities,
Public
MUP
MUP
Public Safety Facilities P -
Commercial Use Classifications
Commercial Recreation
Indoor Entertainment C G-
Indoor Sports and
Recreation
C
6-
Outdoor Entertainment C C
Outdoor Sports and
Recreation
C
C
Crop Production, Limited MUP MUP
Eating and Drinking
Establishments
Convenience Market GMUP {1) GMUP (1) See Section Convenience Markets
Parking, Public or Private C {1) C (1)
Retail Sales C (1) C 1)
Transportation, Communication, and Utilities Use Classif ications
Communication Facilities
Antenna and Transmission
Towers
-
C See Chapter Telecommunication Facilities
Facilities within buildings P (2) P {2) See Chapter Telecommunication Facilities
Utilities, Major C C
Utilities, Minor S-MUP (1} S MUP (1)
Other Applicable Use Regulations
39
Module 7: Use Classifications and Use Regulations
TABLE 6: PARhS ~1Nll 01'EN SP.ACF DISTRICTS
Propo3'ed and (Exi~izn~j Gistt'iots :'R OS ~~r'Jr.-~~~:2t' ke~ur.,~'ioi.
~)-J'; (0-Sj
---
Accessory Uses and Structures See Chapter Accessory Uses and Structures
Nonconforming Uses See Chapter Nonconforming Use
Temporary Uses See Chapter Temporary Uses
Limitations:
1. Limited to concession stands and other facilities within and accessory to permitted park and recreation or
commercial recreation uses.
2. Limited to facilities within buildings that are accessory to permitted park and recreation or commercial
recreation uses.
40
Module 7: Use Claccification,r and Use Begulationr
PROPOSED USE CLASSIFICATIONS
Sections:
20.570.010 Purpose and Applicability
20.570.020 Residential Use Classifications
20.570.030 Public and Semi-Public Use Classifications
20.570.040 Commercial Use Classifications
20.570.050 Employment Use Classifications
20.570.060 Transportation, Communication, and Utilities Use Classifications
20.570.010 Purpose and Applicability
Use classifications describe one or more uses of land having similar characteristics, but do
not list every use or activity that may appropriately be within the classification. The Planning
Commission upon request from the Chief Planner shall determine whether a specific use
shall be deemed to be within one or more use classifications or not within any classification
in this chapter. The Commission may determine that a specific use shall not be deemed to be
within a classification, whether or not named within the classification, if its characteristics are
substantially incompatible with those typical of uses named within the classification.
20.570.020 Residential Use Classifications
Single-Unit Dwelling. A dwelling unit designed for occupancy by one household, and
located on a separate lot from any other unit (except second living units, where permitted).
This classification includes individual manufactured housing units installed on a foundation
system pursuant to Section 18551 of the California Health and Safety Code.
Detached. Asingle-unit dwelling, on a single lot, within which all rooms are internally
accessible and that is not attached to any other dwelling unit.
Attached. Asingle-unit dwelling on a single lot that is attached through common
vertical walls to one or more dwellings on abutting lots. An attached single-unit
dwelling is sometimes called a "townhouse."
47
Module 7: Use Classifications and Ure kegulation.r
Semi Attached. Asingle-unit dwelling with only the garage wall abutting, or in
common with, the garage of the dwelling unit on the adjacent lot.
Multiple-Unit Residential. Two or more dwelling units on a single lot. Multi-unit
development types include townhouses, single-unit groups, garden apartments, senior citizen
residential developments, multi-story apartment buildings, and transitional residential
development.
Duplex. A single building on a separate lot that contains two dwelling units or two
single-unit dwellings on a single lot. This use is distinguished from a Second Dwelling
Unit, which is an Accessory residential unit as defined by State law and this ordinance.
Multi-Unit. Three or more dwelling units on a site or lot. Types of multiple family
dwellings include townhouses, garden apartments, senior housing developments, and
multi-story apartment buildings.
Senior Citizen Residential. Amulti-unit development in which individual units are
occupied exclusively by one or more persons 62 years of age or older.
Caretaker Unit. A dwelling unit occupied by employees or caretakers of the primary
use on the site.
Domestic Violence Shelter. A facility where victims of domestic violence or sexual abuse
are provided temporary housing, food, and other specialized services in compliance with
California Welfare and Institutions Code Section 18290 et seq.
Elderly and Long-term Care. Establishment that provide 24-hour medical, convalescent
or chronic care to individuals who, by reason of advanced age, chronic illness or infirmity,
are unable to care for themselves, and is licensed as a skilled nursing facility by the, including
but not limited to, rest homes and convalescent hospitals, but not Residential Care,
Hospitals, or Clinics.
Family Day Care. Aday-care facility licensed by the State of California that is located in a
single-unit residence or other dwelling unit where an occupant of the residence provides care
and supervision for children under the age of 18 for periods of less than 24 hours a day.
Small. A facility that provides care fox 8 or fewer children, including children under
the age of 10 who reside at the home.
Large. A facility that provides care for 7 to 14 children, including children under the
age of 10 who reside at the home.
Group Residential. Shared living quarters without separate kitchen or bathroom facilities
for each room or unit, offered for rent for permanent or semi-transient residents on a
weekly or longer basis. This classification includes rooming and boarding houses,
dormitories and other types of organizational housing, private residential clubs, and
42
Module 1: Use Classifications and Use Regulations
residential hotels intended for long-term occupancy (30 days or more) but excludes Hotels
and Motels, and Residential Care Facilities.
Organizational Housing. A residential facility operated by a membership
organization for its members and not open to the general public that typically provides
individual sleeping quarters together with common dining and living areas. This use
type includes fraternity and sorority houses, convents, student dormitories and similar
residential accommodations.
Mobile Home Parks. A development designed and occupied by mobile homes including
development with facilities and amenities used in common by occupants who rent, lease, or
own spaces for mobile homes through a subdivision, cooperative, condominium or other
form of resident ownership.
Residential Care Facilities. Facilities that are licensed by the State of California to provide
permanent living accommodations and 24-hour primarily non-medical care and supervision
for persons in need of personal services, supervision, protection, or assistance for sustaining
the activities of daily living. Living accommodations are shared living quarters with or
without separate kitchen or bathroom facilities for each room or unit. This classification
includes facilities that are operated for profit as well as those operated by public or not-for-
profit institutions, including hospices, nursing homes, convalescent facilities, and group
homes for minors, persons with disabilities, and people in recovery from alcohol or drug
additions. This category excludes transitional housing and community social service
facilities.
Residential Care, General. A facility that requires a State license or is licensed by the
State to provide 24-hour primarily non-medical care and supervision for more than 6
persons in need of personal services, supervision, protection, or assistance for
sustaining the activities of daily living. Living accommodations axe shared living
quarters with or without separate kitchen or bathroom facilities for each room or unit.
This classification includes facilities that are operated for profit as well as those
operated by public or not-for-profit institutions, including hospices. This category
excludes transitional residential, foster family homes and any facilities supervised by or
under contract with the State Department of Corrections.
Residential Care, Limited. A facility that requires a State license or is State licensed
and provide 24-hour non-medical care and supervision fox 6 or fewer persons in need
of personal services, supervision, protection, or assistance for sustaining the activities
of daily living, excluding the licensee or members of the licensee's family or persons
employed as facility staff. Living accommodations are shared living quarters with or
without separate kitchen or bathroom facilities for each room or unit. This
classification includes facilities that are operated for profit as well as those operated by
public or not-fox-profit institutions, including hospices. Residential care facilities for 6
or fewer persons are considered asingle-unit residential use.
Residential Care, Senior. A housing arrangement chosen voluntarily by the resident,
the resident's guardian, conservator or other responsible person; where residents are 60
43
Module 1: Use Classifications and Use Regulations
years of age or older and where varying levels of care and supervision are provided as
agreed to at time of admission or as determined necessary at subsequent times of
reappraisal. Any younger residents must have needs compatible with other residents, as
provided in Health & Safety Code ~ 1569.316 or a successor statute. This classification
includes continuing care retirement communities and lifecare communities licensed for
residential care by the State of California.
Second Dwelling Unit. A dwelling unit providing complete independent living facilities for
one or more persons that is located on a lot with another primary, single-unit dwelling. A
second unit may be within the same structure as the primary unit, in an attached structure, or
in a separate structure on the same lot.
Single Room Occupancy. A residential facility where individual secure rooms, which may
or may not include cooking facilities, are rented to one or two-person households for a
weekly or monthly period of time. This use type is distinct from a Hotel or Motel, which is a
commercial use.
20.570.030 Public and Semi-Public Use Classifications
Cemetery. Establishments primarily engaged in operating sites or structures reserved for the
interment of human or animal remains, including mausoleums, burial places, and memorial
gardens.
Clubs and Lodges. Meeting, recreational, or social facilities of a private or nonprofit
organization primarily for use by members ox guests that may include residential
accommodations available to members or guests on a temporary basis for periods of fewer
than 30 consecutive days. This classification includes union halls and social clubs.
Colleges and Trade Schools, Public or Private. Institutions of higher education
providing curricula of a general, religious or professional nature, typically granting
recognized degrees, including conference centers and academic retreats associated with such
institutions. This classification includes business and computer schools, management
training, technical and trade schools, but excludes personal instructional services such as
music lessons.
Community Assembly. A facility fox public or private meetings including community
centers, religious assembly facilities, civic and private auditoriums, union halls, meeting halls
for clubs and other membership organizations. This classification includes functionally
related facilities for the use of members and attendees such as kitchens, multi-purpose
rooms, and storage. It does not include gymnasiums or other sports facilities, convention
centers, or facilities such as day care centers and schools, which axe separately defined and
regulated.
Community Center. A noncommercial facility established primarily for the benefit and
service of the population of the community in which it is located. Examples include youth
centers and senior centers.
44
Module 7: Use Classifications and Ure Kegulation.r
Community Garden. Use of land for and limited to the cultivation of herbs, fruits, flowers,
or vegetables, including the cultivation and tillage of soil and the production, cultivation,
growing, and harvesting of any agricultural, floricultural, or horticultural commodity.
Cultural Institutions. Public or non-profit institutions engaged primarily in the display or
preservation of objects of interest in the arts or sciences that are open to the public on a
regular basis. This classification includes performing arts centers for theater, dance, and
events; buildings of an educational, charitable or philanthropic nature; libraries; museums;
historical sites; aquariums; art galleries; and zoos and botanical gardens.
Day Care Centers. Establishments providing non-medical care for persons on a less than
24-hour basis other than Home Day Care. This classification includes nursery schools,
preschools, and day care facilities for children or adults, and any other day care facility
licensed by the State of California.
Emergency Shelter. A temporary, short-term residence providing housing with minimal
supportive services for homeless families or individual persons where occupancy is limited to
6 months or less. Medical assistance, counseling, and meals may be provided.
Government Offices. Administrative, clerical, or public contact offices of a government
agency, including postal facilities, together with incidental storage and maintenance of
vehicles. This classification excludes corporation yards, equipment service centers, and
similar facilities that primarily provide maintenance and repair services and storage facilities
for vehicles and equipment (See Utilities, Major).
Hospitals and Clinics. State-licensed facilities providing medical, surgical, psychiatric, or
emergency medical services to sick or injured persons. This classification includes facilities
for inpatient or outpatient treatment, including substance-abuse programs as well as training,
research, and administrative services for patients and employees. This classification excludes
veterinaries and animal hospitals (see Animal Care, Sales, and Services).
Hospital. A facility providing medical, psychiatric, or surgical services for sick or
injured persons primarily on an in-patient basis, and including ancillary facilities for
outpatient and emergency treatment, diagnostic services, training, research,
administration, and services to patients, employees, or visitors.
Clinic. A facility providing medical, psychiatric, or surgical service for sick or injured
persons exclusively on an out-patient basis including emergency treatment, diagnostic
services, administration, and related services to patients who are not lodged overnight.
Services may be available without a prior appointment. This classification includes
licensed facilities offering substance abuse treatment, blood banks and plasma centers,
and emergency medical services offered exclusively on an out-patient basis. This
classification does not include private medical and dental offices that typically require
appointments and are usually smaller scale.
Medical Marijuana Dispensary. Any facility or location where medical marijuana is made
available to and/or distributed by or to three or more of the following: a primary caregiver, a
45
Module 7: Use Clarcification.r and Use I~egulation.r
qualified patient, or a person with an identification card, in strict accordance with California
Health and Safety Code Section 11362.5 et seq. A "medical marijuana dispensary" shall not
include the following uses, as long as the location of such uses axe otherwise regulated by
this Code or Applicable Law: a clinic licensed pursuant to Chapter 1 or Division 2 of the
Health and Safety Code, a health care facility licensed pursuant to Chapter 2 of Division 2 of
the Health and Safety Code, a residential care facility for persons with chronic life-
threatening illness licensed pursuant to Chapter 3.01 of Division 2 of the Health and Safety
Code, a residential care facility for the elderly licensed pursuant to chapter 3.2 of Division 2
of the Health and Safety Code, a residential hospice, or a home health agency licensed
pursuant to Chapter 8 of Division 2 of the Health and Safety Code, as along as any such use
complies strictly with applicable law including, but not limited to, Health and Safety Code
Section 11362.5 et seq.
Park and Recreation Facilities, Public. Parks, playgrounds, recreation facilities, trails,
wildlife preserves, and related open spaces, all of which are noncommercial. This
classification also includes playing fields, courts, gymnasiums, swunming pools, picnic
facilities, tennis courts, and golf courses, botanical gardens, as well as related food
concessions or community centers within the facilities.
Public Safety Facilities. Facilities providing public-safety and emergency services,
including police and fire protection and emergency medical services, with incidental storage,
training and maintenance facilities.
Schools, Public or Private. Facilities for primary or secondary education, including public
schools, charter schools, and private and parochial schools having curricula comparable to
that required in the public schools of the State of California.
Social Service Facilities. Any noncommercial facility that provides shelter, meals, showers,
personal storage, and/or laundry facilities to families or individuals. Specialized programs
and services related to the needs of the residents may also be provided. This classification
excludes transitional housing facilities that provide living accommodations for a longer term.
20.570.040 Commercial Use Classifications
Adult-Oriented Business. An establishment or concern that, as a regular and substantial
course of conduct, offers, sells or distributes adult-oriented merchandise, or that offers to its
patrons materials, products, merchandise, services, entertainment or performances that have
sexual arousal, sexual gratification, and/or sexual stimulation as their dominant theme, or are
characterized by an emphasis on specified sexual activities or specified anatomical areas and
are not customarily open to the general public because they exclude minors by virtue of their
age. This classification does not include any establishment offering professional services
conducted, operated, or supervised by medical practitioners, physical therapists, nurses,
chiropractors, psychologist, social workers, marriage and family counselors, osteopaths, and
persons holding licenses or certificates under applicable State law or accreditation from
recognized programs when performing functions pursuant to the respective license or
certificate.
4G
Module 7: Use Classifications and Use kegulations
Animal Care, Sales and Services. Retail sales and services related to the boarding,
grooming, and care of household pets including:
Kennels. Facilities for keeping, boarding, training, breeding or maintaining for
commercial purposes, four or more dogs, cats, or other household pets not owned by
the kennel owner or operator. It excludes pet shops and animal hospitals that provide
24-hour accommodation of animals receiving medical or grooming services.
Pet Day Care. Facilities for providing non-medical care fox four or more dogs, cats,
or other household pets not owned by the pet day care owner or operator on a less
than 24-hour basis.
Pet Stores. Retail sales of animals and/or services, including grooming, for animals on
a commercial basis. This classification excludes dog walling and similar pet care
services not carried out at a fixed location, and excludes pet supply stores that do not
sell animals or provide on-site animal services.
Veterinary Services. Medical care for small animals on a commercial basis. This
classification allows 24-hour accommodation of anunals receiving medical or grooming
services but does not include kennels.
Artist's Studio. Work space for an artist or artisan including individuals practicing one of
the fine arts or performing arts, or skilled in an applied art or craft. This use is distinguished
by incidental retail sales of items produced on the premises and does not include Live-Work
units.
Automobile/Vehicle Sales and Services. Retail or wholesale business that sell, rent,
and/or repair automobiles, trucks, vans, trailers, motorcycles including the following:
Automobile/Vehicle Rentals. Rental of automobiles, including storage and
maintenance.
Automobile/Vehicle Sales and Leasing. Sales or leasing of automobiles, boats,
motorcycles, trucks, and motor homes, including storage and incidental maintenance.
Automobile/Vehicle Repair, Major. Repair of automobiles, trucks, motorcycles,
motor homes, boats and recreational vehicles, including the sale, installation, and
servicing of related equipment and parts, generally on an overnight basis. This
classification includes auto repair shops, body and fender shops, transmission shops,
wheel and brake shops, auto glass services, and fire sales and installation, but excludes
vehicle dismantling or salvaging and fire retreading or recapping.
Automobile/Vehicle Service and Repair, Minor. The service and repair of
automobiles, light-duty trucks, boats, and motorcycles, including the sale, installation,
and servicing of related equipment and parts. This classification includes the
replacement of small automotive parts and liquids as an accessory use to a gasoline
sales station or automotive accessories and supply store, and quick-service oil, tune-up
47
Module 7: Use Clacrification.r and Use Aegulation,r
and brake and muffler shops where repairs are made or service provided in enclosed
bays and no vehicles are stored overnight. This classification excludes disassembly,
removal or replacement of major components such as engines, drive trains,
transmissions or axles; automotive body and fender work, vehicle painting or other
operations that generate excessive noise, objectionable odors or hazardous materials.,
and towing services. It also excludes repair of heavy trucks, limousines or construction
vehicles.
Automobile/Vehicle Washing. Washing, waxing, or cleaning of automobiles or
similar light vehicles, including self-serve washing facilities.
Service Station. Establishments primarily engaged in retailing automotive fuels or
retailing these fuels in combination with activities, such as providing minor
automobile/vehicle repair services; selling automotive oils, replacement parts, and
accessories; and/or providing food services.
Banks and Financial Institutions.
Batiks and Credit Unions. Financial institutions providing retail banking services.
This classification includes only those institutions engaged ui the on-site circulation of
money, including credit unions, but excluding check-cashing businesses.
Check Cashing Businesses. Establishments that, for compensation, engage in the
business of cashing checks, warrants, drafts, money orders, or other commercial paper
serving the same purpose. This classification also includes the business of deferred
deposits, whereby the check casher refrains from depositing a personal check written
by a customer until a specific date pursuant to a written agreement as provided in Civil
Code 1789.33. Check Cashing Businesses do not include state or federally chartered
banks, savings associations, credit unions, or industrial loan companies. They also do
not include retail sellers engaged primarily in the business of selling consumer goods,
such as consumables to retail buyers, that cash checks or issue money order incidental
to their main purpose or business.
Building Materials and Services. Retail sales or rental of building supplies or equipment.
This classification includes lumber yards, tool and equipment sales or rental establishments,
and includes establishments devoted principally to taxable retail sales to individuals for their
own use. This definition does not include Contractors' Yards and hardware stores less than
10,000 square feet in floor area (see Retail Sales) or plant nurseries.
Business Services. Establishments that primarily provide goods and services to other
businesses on a fee or contract basis, including printing and copying, blueprint services,
advertising and mailing, equipment rental and leasing, office security, custodial services,
photo finishing, and model building.
Commercial Recreation. The Commercial Recreation use type refers to establishments or
places of business primarily engaged in the provision of sports, entertainment, or recreation
for participants or spectators. The following are Commercial Recreation use types:
48
Module 7: Use Classifications and Use Begulationr
Amusement Arcade. Public place of amusement or public place of business in which
four or more coin-operated amusement devices- are installed and includes any place
open to the public, whether or not the primary use of the premises is devoted to the
operation of such devices.
Indoor Entertainment. Predominantly spectator uses conducted within an enclosed
building. Typical uses include motion picture theaters, meeting halls, and dance halls.
Indoor Sports and Recreation. Predominantly participant sports conducted within
an enclosed building. Typical uses include bowling alleys, billiard parlors, ice and roller
skating rinks, indoor racquetball courts, athletic clubs, and physical fitness centers.
Outdoor Entertainment. Predominantly spectator uses conducted open or partially
enclosed or screened facilities. Typical uses include sports arenas, racing facilities, and
amusement parks.
Outdoor Sports and Recreation. Predominantly participant sports conducted in
open or partially enclosed or screened facilities. Typical uses include driving ranges,
miniature golf courses, golf courses, swimming pools, marinas, and tennis courts.
Crop Production, Limited. Use of land for agricultural production, vine or tree farm, truck
garden, apiary, horticulture, vineyard, hopyard, and associated crop preparation and
harvesting activities or any other type of agriculture determined to be substantially similar to
the above. This use does not include nurseries, greenhouses, processing, or retail sales of
agricultural products from the site.
Eating and Drinking Establishments. Businesses primarily engaged in serving prepared
food and/or beverages for consumption on ox off the premises.
Bars/Night Clubs/Lounges. Businesses serving beverages for consumption on the
premises as a primary use and including on-sale service of alcohol including beer, wine,
and mixed drinks.
Coffee Shops/Cafes. Establishments that primarily serve nonalcoholic beverages,
such as coffee, juices or sodas for consumption on or near the premises, or a specialty
snack, such as ice cream, frozen yogurt, cookies or popcorn.
Restaurants, Full Service. Restaurants providing food and beverage services to
patrons who order and are served while seated and pay after eating. Takeout service
may be provided.
Restaurants, Limited Service. Establishments where food and beverages may be
consumed on the premises, taken out, or delivered, but where no table service is
provided. This classification includes cafeterias, fast-food restaurants, carryout
sandwich shops, limited service pizza parlors and delivery shops, self-service
restaurants, snack bars and takeout restaurants. This classification also includes
catering businesses or bakeries that have a storefront retail component.
49
Module 7: Use Clacnfication.r and Use Begulation.r
Food and Beverage Sales. Retail sales of food and beverages for off-site preparation and
consumption. Typical uses include food markets, convenience markets, groceries, liquor
stores, and retail bakeries.
Convenience Market. Retail establishments that sell a limited line of groceries,
prepackaged food items, tobacco, magazines, and other household goods, primarily for
off-premises consumption and typically found in establishments with long or late
hours of operation and a relatively small building. This classification includes small
retail stores located on the same parcel as or operated in conjunction with a service
station but does not include delicatessens or specialty food shops. It excludes
establishments which have a sizeable assortment of fresh fruits and vegetables or fresh
cut meat.
Funeral Parlors and Mortuaries. An establishment primarily engaged in the provision of
services involving the care, preparation, or disposition of the human remains and conducting
memorial services. Typical uses include a crematory, columbarium, mausoleum, or mortuary.
Lodging. An establishment providing overnight accommodations to transient patrons for
payment for periods of 30 consecutive calendar days or less.
Bed and Breakfast. A residential structure that is in residential use with one or more
bedrooms rented for overnight lodging and where meals may be provided.
Hotels and Motels. An establishment providing overnight lodging to transient
patrons. These establishments may provide additional services, such as conference and
meeting rooms, restaurants, bars, or recreation facilities available to guests or to the
general public. This classification includes motor lodges, motels, hostels, extended-stay
hotels, and tourist courts, but does not include rooming houses, boarding houses,
private residential clubs, ox bed and breakfast establishments within asingle-unit
residence, which axe separately defined and regulated.
Live-Work. A unit that combines a work space and incidental residential occupancy
occupied and used by a single household in structure that has been constructed for such use
or converted from commercial ox industrial use and structurally modified to accommodate
residential occupancy and work activity in compliance with the California Building Code.
The working space is reserved for and regularly used by one or more occupants of the unit.
Maintenance and Repair Services. Establishments engaged in the maintenance or repair
of office machines, household appliances, furniture, and similar items. This classification
excludes maintenance and repair of vehicles or boats (see Automotive Sales and Services)
and personal apparel (See Personal Services).
Nurseries and Garden Centers. Establishments primarily engaged in retailing nursery and
garden products-such as trees, shrubs, plants, seeds, bulbs, and sod-that are
predominantly grown elsewhere. These establishments may sell a limited amount of a
product they grow themselves. Fertilizer and soil products are stored and sold in package
form only. This classification includes wholesale and retail nurseries offering plants for sale.
SO
Module 7: Use Clacrificatian,c and Use IZegulation.r
Offices. Offices of firms or organizations providing professional, executive, management,
administrative or design services, such as accounting, architectural, computer software
design, engineering, graphic design, interior design, investment, and legal offices, excluding
banks, and savings and loan associations (see Banks and Financial Institutions). This
classification also includes offices where medical and dental services axe provided by
physicians, dentists, chiropractors, optometrists, and similar medical professionals, including
medical/dental laboratories within medical office. buildings but excluding clinics or
independent research laboratory facilities and hospitals (see Hospitals and Clinics).
Business and Professional. Offices of firms or organizations providing professional,
executive, management, or administrative services, such as accounting, architectural,
computer software design, engineering, graphic design, interior design, legal offices and
tax preparations offices.
Medical and Dental. Office use providing consultation, diagnosis, therapeutic,
preventive, or corrective personal treatment services by doctors, dentists, medical and
dental laboratories, and similar practitioners of medical and healing arts fox humans
licensed for such practice by the state of California. Incidental medical and/or dental
research within the office is considered part of the office use, where it supports the on-
site patient services.
Walk-In Clientele. An office business providing direct services to patrons or clients
that may or may not require appointments. This use type includes employment
agencies, insurance agent offices, real estate offices, travel agencies, utility company
offices and offices for elected officials. It does not include banks or check-cashing
facilities that are separately defined and regulated.
Parking, Public or Private. Surface lots and structures for use of occupants, employees, ox
patrons on the subject site or offering parking to the public for a fee when such use is not
incidental to another activity.
Personal Services. Provision of recurrently needed services of a personal nature. This
classification includes barber and beauty shops, massage establishments, tattoo parlors,
seamstresses, tailors, dry cleaning agents (excluding large-scale bulk cleaning plants), shoe
repair shops, self-service laundries, photocopying and photo finishing services, and travel
agencies mainly intended for the consumer.
Retail Sales. The retail sale or rental of merchandise not specifically listed under another
use classification. This classification includes department stores, clothing stores, furniture
stores, pet supply stores, small hardware stores (with 10,000 square feet or less of floor area),
and businesses retailing the following goods: toys,. hobby materials, handcrafted items,
jewe]ry, cameras, photographic supplies and services (including portraiture and retail photo
processing), medical supplies and equipment, pharmacies, electronic equipment, records,
sporting goods, kitchen utensils, hardware, appliances, antiques, art galleries, art supplies and
services, paint and wallpaper, carpeting and floor covering, office supplies, bicycles, video
rental, and new automotive parts and accessories (excluding vehicle service and installation).
Retail sales may be combined with other services such as office machine, computer,
57
Module 7: Use ClaJ.cification.r and Use Aegulationr
electronics, and similar small-item repairs. This classification includes secondhand and
wholesale stores.
Latge Format Retail. Retail establishments (over 80,000 square feet of sales area) that
sell merchandise and bulk goods for individual consumption, including membership
warehouse clubs and superstores.
Off-Price Merchandise. Retail establishments that sell a variety of overstock, off-
season, or defected goods, including "99 cent" and "dollar" stores.
Second Hand Store. A retail establishment that buys and sells used products that
may include clothing, furniture and household. goods, jewelry, household appliances,
musical instruments, business machines and office equipment, hand tools, and similar
items. This use does not include book stores, antique stores, sale of used farm or
construction equipment, junk dealers, scrap/dismantling yards, sale of used cars or
other vehicles, or pawn shops.
Swap Meet. Any indoor or outdoor place, in an approved location, or for an
approved activity where new or used goods or secondhand personal property is
offered for sale or exchange to the general public by a multitude of individual licensed
vendors, usually in compartmentalized spaces. The term swap meet is interchangeable
with and applicable to: flea markets, auctions, open air markets, farmers markets, or
other similarly named or labeled activities; but the term does not include the usual
supermarket or department store retail operations.
20.570.050 Employment Use Classifications
Construction and Material Yards. Storage of construction materials or equipment on a site
other than a construction site.
Food Preparation. Cooking, processing, packaging, and shipping of food products for off-site
sales. Typical uses include wholesale bakeries. This use includes wineries and micro-breweries
but does not include tasting rooms open to the public or sales for consumption on site.
Handicraft/Custom Manufacturing. Manufacture of crafts, art, sculpture, stained glass,
jewelry, apparel, and similar items using hand tools and small mechanical devices.
Industry, General. Manufacturing of products from extracted or raw materials or recycled or
secondary materials, or bulk storage and handling of such products and materials. This
classification includes operations such as biomass energy conversion; food and beverage
processing; textile mills; production apparel manufacturing; photographic processing plants;
leather and allied product manufacturing; wood product manufacturing; paper manufacturing;
chemical manufacturing; plastics and rubber products manufacturing; nonmetallic mineral
product manufacturing; primary metal manufacturing; fabricated metal product manufacturing;
recycling materials processing facilities in which post-consumer materials are sorted, condensed,
baled, or transformed; and automotive, ship, aircraft, and heavy equipment manufacturing.
52
Module 7: Use Classifzcations and Use Regulations
Industry, Limited. Establishments engaged in light industrial activities taking place primarily
within enclosed buildings and producing minimal impacts on nearby properties. This
classification includes operations such as manufacturing finished parts or products primarily
from previously prepared materials; commercial laundries and dry cleaning plants; mobile home
manufacturing; monument works; printing, engraving and publishing; computer and electronic
product manufacturing; furniture and related product manufacturing; and industrial services.
Recycling Facility. A facility for receiving, temporarily storing, transferring and/or processing
materials for recycling, reuse, or final disposal. A certified recycling facility or certified processor
means a recycling facility certified by the California Beverage Container Recycling and Litter
Reduction Act. A recycling facility does not include storage containers or processing activity
located on the premises of a residential, commercial or manufacturing use and used solely for the
recycling of material generated by that residential property, for the recycling of material
generated by that residential property, business or manufacturer. This use type does not include
waste transfer facilities that operate as materials recovery, recycling, and solid waste transfer
operations and are classified as utilities.
Collection Facility. A center for the acceptance, by donation, redemption, or
purchase, of recyclable materials from the public where limited processing and storing
of such items is conducted on-site.
Intermediate Processing Facility. A facility that receives, sorts, compresses or bales,
and stores recyclable materials for efficient transfer to other processing facilities or to
an end-user.
Research and Development. A facility for scientific research and the design, development,
and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and
biotechnology components and products in advance of product manufacturing. Includes
assembly of related products form parts produced off-site where the manufacturing activity is
secondary to the research and development activities.
Salvage and Wrecking. Storage and dismantling of vehicles and equipment for sale of
parts, as well as their collection, storage, exchange or sale of goods including, but not limited
to, any used building materials, used containers or steel drums, used tires, and similar or
related articles or property.
Warehousing and Storage. Storage and distribution facilities without sales to the public
on-site or direct public access except for public storage in small individual space exclusively
and directly accessible to a specific tenant. This classification includes mini-warehouses.
Chemical, Mineral, and Explosives Storage. Storage of hazardous materials
including but not limited to: bottled gas, chemicals, minerals and ores, petroleum or
petroleum-based fuels, fireworks, and explosives.
Indoor Warehousing and Storage. Storage within an enclosed building of
commercial goods prior to their distribution to wholesale and retail outlets and the
storage of industrial equipment, products and materials including but not limited to
53
Module 7: Use Classifzcations and Use Regulations
automobiles, feed, and lumber. Also includes cold storage, draying or freight, moving
and storage, and warehouses. This classification excludes the storage of hazardous
chemical, mineral, and explosive materials.
Outdoor Storage. Storage of vehicles or commercial goods in open lots.
Personal Storage. Facilities offering enclosed storage with individual access for personal
effects and household goods including mini-warehouses and mini-storage. This use
excludes workshops, hobby shops, manufacturing, or commercial activity.
Wholesaling and Distribution. Indoor storage and sale of goods to other firms for resale;
storage of goods for transfer to retail outlets of the same firm; or storage and sale of
materials and supplies used in production or operation, including janitorial and restaurant
supplies. Wholesalers are primarily engaged in business-to-business sales, but may sell to
individual consumers through mail or Internet orders. They normally operate from a
warehouse or office having little or no display of merchandise, and are not designed to solicit
walk-in traffic. This classification does not include wholesale sale of building materials. (See
Construction Sales and Services)
20.570.060 Transportation, Communication, and Utilities
Airports and Heliports. Facilities for the takeoff and landing of airplanes and helicopters,
including runways, helipads, aircraft storage buildings, public terminal building and parking,
and support activities such as airport operations and air traffic control, incidental retail sales,
coffee shops and snack shops.
Communication Facilities. Facilities for the provision of broadcasting and other
information relay services through the use of electronic and telephonic mechanisms.
A.ntentia and Transmission Towers. Broadcasting and other communication
services accomplished through electronic or telephonic mechanisms, as well as
structures designed to support one or more reception/transmission systems. Examples
of transmission towers include, but shall not be limited to, radio towers, television
towers, telephone exchange/microwave relay towers, and cellular telephone
transmission/personal communications systems towers.
Facilities within Buildings. Includes radio, television, or recording studios;
telephone switching centers; excludes Antennae and Transmission Towers..
Freight/Truck Terminals and Warehouses. F acilities for local or worldwide freight,
courier, local messenger, and postal services by truck or rail.
Light Fleet-Based Services. Passenger transportation services, local delivery services,
medical transport, and other businesses that rely on fleets of three or more vehicles with
rated capacities less than 10,000 lbs. This classification includes parking, dispatching, and
offices for taxicab and limousine operations, ambulance services, non-emergency medical
54
Module 7: Use Classifications and Use Regulations
transport, local messenger and document delivery services, home cleaning services, and
similar businesses. This classification does not include towing operations (See
Automobile/Vehicle Sales and Service, Towing and Impound) or taxi or delivery services
with two or fewer fleet vehicles on-site (See Business Services).
Transportation Passenger Terminals. Facilities for passenger transportation operations.
This classification includes rail stations, bus terminals, ferry terminals, and scenic and
sightseeing facilities, but does not include terminals serving airports or heliports.
Utilities, Major. Generating plants, electric substations, solid waste collection, including
transfer stations and materials recovery (recycling processing) facilities, solid waste treatment
and disposal, water or wastewater treatment plants, and similar facilities of public agencies or
public utilities.
Utilities, Minor. Facilities necessary to support established uses involving only minor
structures, such as electrical distribution lines, and underground water and sewer lines.
Waste Transfer Facility. A facility that operates as a materials recovery, recycling and solid
waste transfer operation providing solid waste recycling and transfer services fox other local
jurisdictions and public agencies that are not located within the City of South San Francisco.
The facility sorts and removes recyclable materials (including paper, metal, wood, inert
materials such as soils and concrete, green waste, glass, aluminum and cardboard) through
separation and sorting technologies to divert these materials from the waste stream
otherwise destined for landfill.
SS
Module 1: Use Classifications and Use Regulations
This page intentionally left blank.
56
Working Draft
September 18, 2008
Planning Commission
Appendix A
Standards and Requirements for Specific Uses
and Activities
This chapter will establish specific standards and requirements applicable to a list of
particular uses that are allowed in some or all districts. This chapter will incorporate
and as needed revise existing regulations such as provisions for home occupations, in
Chapter 20.11 (Accessory Uses) and Medical Marijuana Regulations in Chapter 20.65.
It would include provisions for any additional uses that are identified as needing
specific requirements. The following list is illustrative and will be modified as
necessary. In addition to incorporating standard conditions for such uses, the
requirements may include special review procedures. Separate chapters will be
devoted to specific uses such as signs and telecommunications facilities that require
more complex regulation.
Sections:
20.380.01 Purpose
20.380.02 Applicability
20.380.03 Adult Oriented Businesses
20.380.04 Animal Keeping
20.380.01 Animal Boarding
20.380.02 Automobile Rental Facilities
20.380.03 Automobile/Vehicle Service Stations and Washing
20.380.04 Automobile/Vehicle Sales and Leasing
20.380.05 Automobile/Vehicle Service and Repair, Major and Minor
20.380.06 Bed and Breakfast Lodging
20.380.07 Check Cashing Businesses
20.380.08 Community Assembly Facilities
20.380.09 Convenience Markets
20.380.10 Day Care Centers
20.380.11 Domestic Violence Shelter
20.380.12 Drive-In and Drive-Through Facilities
20.380.13 Emergency Shelters
20.380.14 Family Day Care, Large
20.380.15 Freight/Truck Terminal and Warehouses
20.380.16 Home Occupations
57
Module 1: Use Classifications and Use Regulations
20.380.17 Live-Work Units
20.380.18 Manufactured Housing
20.380.19 Medical Marijuana Dispensaries
20.380.20 Mobile Home Parks
20.380.21 Outdoor Retail Sales
20.380.22 Outdoor Seating
20.380.23 Outdoor Storage
20.380.24 Personal Storage
20.380.25 Recycling Facilities
20.380.26 Residential Care Facilities
20.380.27 Second Dwelling Units
20.380.28 Single Room Occupancy Hotels
20.380.29 Social Service Facilities
20.380.30 Taxi and Limousine Services
20.380.01 Purpose
The purpose of this Chapter is to establish standards for specific uses and activities that
are permitted or conditionally permitted in several or all zones. These provisions are
supplemental standards and requirements to minimize the effect of these uses and
activities on surrounding properties and to protect the health, safety, and welfare of
their occupants and of the general public. Uses that are permitted or conditionally
permitted in individual zones shall comply with the regulations and standards of this
Chapter, as well as any applicable standard found in each zoning district.
20.380.02 Applicability
Each land use and activity covered by this Chapter shall comply with the requirements
of the sections applicable to the specific use or activity, in addition to any applicable
standard this Ordinance requires in the zone where the use or activity is proposed and
all other applicable provisions of this Ordinance.
A. The uses that are subject to the standards in this Chapter shall be located only
where allowed by base zone or overlay zone use regulations.
B. Planning Permit Requirements. The uses that are subject to the standards in
this Chapter are allowed only when authorized by the planning permit required
by base zone regulations, such as a Conditional Use Permit, except where this
Chapter establishes a different planning permit requirement for a specific use.
20.380.03 Adult Oriented Businesses
This section retains the substantive requirements of existing Chapter 20.110 (Adult-
Oriented Businesses Locational Requirements). To avoid duplication and facilitate
-58-
Module 1: Use Classifications and Use Regulations
administration, definitions include only those terms that are specific to the provisions
of this section. Proposed changes are indicated by underlined or strike-out text.
A. Purpose. It is the intent of this section to prevent community-wide adverse
economic impacts, increased crime, decreased property values, and the
deterioration of neighborhoods, which can be brought about by the
concentration of adult-oriented businesses in close proximity to incompatible
uses such as schools for minors, churches, and residentially zoned districts or
uses. The city council finds that it has been demonstrated in various
communities that adult-oriented businesses can cause an increase in the number
of transients in the area, and an increase in crime, and in addition to the effects
described above can cause other businesses and residents to move elsewhere. It
is, therefore, the purpose of this article to establish reasonable and uniform
regulations to prevent the close proximity of adult-oriented businesses to
incompatible uses, while permitting the location of adult-oriented businesses in
certain areas.
B. Applicability. This section applies to the establishment of any Adult-Oriented
Business, including the operating of such a business as a new business, the
relocating of such business, or the conversion of an existing business location to
any sex oriented entertainment business use as follows:
1. The opening or commencement of any adult-oriented business as a new
business;
2. The conversion of an existing business, whether or not an adult-oriented
business, to any adult-oriented business defined herein;
3. The addition of any of the adult-oriented businesses defined herein to
any other existing adult-oriented business;
4. The relocation of any such adult-oriented business; or
5. The opening or commencement of any adult-oriented business as an
accessory use of an existing business.
C. Definitions. As used in this chapter:
I . "Adult-oriented business" means any of the following:
2. "Adult arcade" means an establishment where, for any form of
consideration, one or more still or motion picture projectors, or similar
machines, for viewing by five or fewer persons each, are used to show
films, computer generated images, motion pictures, video cassettes,
slides or other photographic reproductions as part of its regular course
-59-
Module I: Use Classifications and Use Regulations
and scope of conduct of its business and which are distinguished or
characterized by an emphasis upon the depiction or description of
specified sexual activities or specified anatomical areas.
3. "Adult bookstore" means an establishment that a result as part of the
regular course and scope of conduct of its business has its stock in
books, magazines, periodicals or other printed matter, or of photographs,
films, motion pictures, video cassettes, slides, tapes, records or other
form of visual or audio representations which are distinguished or
characterized by an emphasis upon the depiction or description of
specified sexual activities and/or specified anatomical areas, or in goods
specifically designed to be used to achieve sexual gratification and
constituting a substantial portion of the adult bookstore's revenues.
4. "Adult cabaret" means a nightclub, restaurant, or similar business
establishment which: (A) regularly features live performances which are
distinguished or characterized by an emphasis upon the display of
specified anatomical areas or specified sexual activities; and/or (B)
which regularly features live performances by persons who appear semi-
nude; and/or (C) shows films, computer generated images, motion
pictures, video cassettes, slides, or other photographic reproductions that
are distinguished or characterized by an emphasis upon the depiction or
description of specified sexual activities or specified anatomical areas as
part of the regular course and scope of conduct of its business.
5. "Adult hotel/motel" means a hotel or similar business establishment
offering public accommodations for any form of consideration which:
(A) provides patrons with closed-circuit television transmissions, films,
computer generated images, motion pictures, video cassettes, slides, or
other photographic reproductions that are distinguished or characterized
by an emphasis upon the depiction or description of specified sexual
activities or specified anatomical areas as part of the regular course and
scope of conduct of its business constituting a substantial portion of the
adult hotel/motel's revenues, and/or (B) rents, leases, or lets any room
for less than asix-hour period, or rents, leases, or lets any single room
more than twice in atwenty-four-hour period.
6. "Adult motion picture theater" means a business establishment where,
for any form of consideration, films, computer generated images, motion
pictures, video cassettes, slides or similar photographic reproductions are
shown, which are distinguished or characterized by an emphasis upon the
depiction or description of specified sexual activities or specified
anatomical areas as part of the regular course and scope of conduct of its
business.
-60-
Module 1: Use Classifications and Use Regulations
7. "Adult theater" means a theater, concert hall, auditorium, or similar
establishment which, for any form of consideration regularly features
live performances which are distinguished or characterized by an
emphasis on the display of specified anatomical areas or specified sexual
activities or which features live performances by persons who are semi-
nude.
8. "Modeling studio" means a business which provides, for pecuniary
compensation, monetary or other consideration, hire or reward, figure
models who, for the purposes of sexual stimulation of patrons, display
specified anatomical areas or are semi-nude to be observed, sketched,
photographed, painted, sculpted or otherwise depicted by persons paying
such consideration. "Modeling studio" does not include schools
maintained pursuant to standards set by the State Board of Education.
"Modeling studio" further does not include a studio or similar facility
owned, operated, or maintained by an individual artist or group of artists,
and which does not provide, permit, or make available specified sexual
activities.
9. "Outcall service" means any establishment, business, or person that
provides an outcall service consisting of individuals leaving a premises
upon request or by appointment to visit other premises for a period of
time for the purpose of providing any service during which time
specified anatomical areas are displayed, specified sexual activities
occur, or semi-nude live performances or activities occur.
10. "Sexual encounter establishment" means an establishment, other than a
hotel, motel or similar establishment offering public accommodations
which, for any form of consideration, provides a place where two or
more persons may congregate, associate or consort in connection with
specified sexual activities or the exposure of specified anatomical areas
or live semi-nude displays. This definition does not include an
establishment where a medical practitioner, psychologist, psychiatrist or
similar professional person licensed by the state engages in sexual
therapy.
11. "Distinguished or characterized by an emphasis upon" means and refers
to the dominant or essential theme of the object described by such
phrase. For instance, when the phrase refers to films "which are
distinguished or characterized by an emphasis upon" the depiction or
description of specified sexual activities or specified anatomical areas,
the films so described are those whose dominant or predominant
character and theme are the depiction of specified sexual activities or
-61-
Module 1: Use Classifications and Use Regulations
anatomical areas. See Pringle v. City of Covina, 115 Cal. App.3d 151
(1981).
12. "Figure model" means any person who, for pecuniary compensation,
consideration, hire or reward, poses in a modeling studio to be observed,
sketched, painted, drawn, sculptured, photographed or otherwise
depicted.
13. "Regularly features" with respect to an adult theater or adult cabaret,
means a regular and substantial course of conduct. The fact that live
semi-nude performances or other activities occur on two or more
occasions within athirty-day period; three or more occasions within a
sixty-day period; or four or more occasions within a one hundred eighty-
day period, shall to the extent permitted by law be deemed to be a
regular and substantial course of conduct.
14. "~c~l-euo-z4-a '1•• " .,~,.,,..+„«o +L..,r v.l ,~, ,-;l<, F ol.
1 '
~
k ~.•~a a., „ ~; ~;~.. ~~;+„
5. c
T r
eo- n~-a-n-s ~ T
` ir
OT e-
'r'1~' ~~~ 4
:
r
n4r n
+1
i i
~~G~
+ ~Cp "*e TTf17"ne'r 7. j
I
t f;
1 ~
~7~I J CC
~~4~e~~
~ CTC
~,•~ ,
ri~ t ~1
,~~
~
,]
,
~
T
•
"
'IIIV'7 G-VV~ -V'
T ~ CCC~'ATr~' '-~"--' ~l u
i01T
?~ ~
a l
t c -r
^ 6-~-
c^ ~c-ii
d~tc °lo „*~r<,
.-r in-r
a-
2
1 '.7 -l-9ri-rrrG
-L
.71 -r ~,r~
L.•r
CI, ~~
v
c
L.,...1 v
L. r
:..L, ..1~, .,.,1 n,
J~7't ~ P - ,
- -
„
e
T7"~TL TCLCt1 V'~ Va.l ,.lV ll C1V ,Tl~l'CC~ I~~~1lT II~7L 1TIL
TITaI~.l Vr
7ILTI
GCCLTG
~
7
7 7
16. "Semi-nude" or "semi-nudity" means a state of dress in which clothing
covers no more than the genitals, pubic region, buttocks, areola of the
female breast, as well as portions of the body covered by supporting
straps or devices.
17. "Specified anatomical areas" means and includes any of the following:
a. Less than completely and opaquely covered human genitals or
pubic region, buttocks or female breast below a point
immediately above the top of the areola;
b. Human male genitals in a discernibly turgid state, even if
completely and opaquely covered;
c. Any device, costume or covering that simulates any of the body
parts included in subsections (a) or (b) of this definition.
-62-
Module 1: Use Classifications and Use Regulations
18. "Specified sexual activities" means and includes any of the following,
whether performed semi-nude or directly or indirectly through clothing
or other covering:
a. The fondling or other erotic touching of human genitals, pubic
region, buttocks, anus, or female breast;
b. Sex acts, actual or simulated, including intercourse, oral
copulation, or sodomy;
c. Masturbation, actual or simulated;
d. Excretory functions as part of or in connection with any of the
other activities described in subsections (a) through (c) of this
definition.
D. Standards. The following standards apply to Adult-Oriented Businesses.
1. Location. No adult-oriented business shall be established or located in
any zone in the City other than the light industrial or planned industrial
zoning district east of South Airport Boulevard and the Bayshore
Freeway, or within certain distances of certain specified land uses or
zones as set forth below:
a. No such business shall be established or located within three
hundred feet from any existing residential zone or use, park,
religious facility, school, or public facilities serving children, or
within 600 feet of any other Adult-Oriented Business.
b. The distances set forth above shall be measured as a radius from
the primary entrance of the adult-oriented business to the
property lines of the property so zoned or used without regard to
intervening structures.
2. Loitering No loitering or consumption of alcoholic beverages shall be
allowed in Adult-Oriented Business ~arkin~ lots. Parking lots shall
contain sig_nage stating that loitering and consumption of alcoholic
bevera egLs are prohibited in parking lots.
3. Parking Parking shall be provided at a ratio of one space per two seats
and/or one space per one 100 square feet of gross leasable floor area, as
determined by the Planning Department The Department's
determination shall be based on the extent to which the Adult-Oriented
Business provides seating for patrons.
-63-
Module 1: Use Classifications and Use Regulations
4. Screening All windows doors or other apertures shall be architecturally
screened or otherwise obscured so as to prevent public viewing of the
interior of the Adult-Oriented Business from a public street or sidewalk.
5. Security All Adult-Oriented Businesses shall provide security personnel
(at a ratio of one per 10 parking spaces) to control behavior of both
indoor and outdoor patrons so they do not violate any laws.
6. Sims No advertisement di~lays or merchandise available for sale or
rent that includes or depicts specified sexual activities or specified
anatomical areas shall be visible from andpublic right-of--way. Total
wall sign area shall not exceed 20 square feet. Businesses located on a
corner lot may have a maximum of 25 square feet. No si n~age associated
with the business including monument suns shall be visible from a
State hi hg way.
7. Time Limits Hours of operation of the business must be limited to the
time period between 10 a.m. and midnight daily.
20.380.04 Animal Keeping.
Animal keeping is allowed as an accessory use to a primary residential use. To permit
the keeping of animals and ensure that their presence does not create an undue burden
on neighboring residents, the following standards will apply:
A. The keeping of small domestic, household pets such as cats, dogs, and birds for
non commercial purposes is permitted.
B. Lots of One Half Acre or Less. The keeping of chicken, hens, rabbits, guinea
pigs, or similar small animals, not exceeding a combined total of 12 (excluding
the offspring thereof, up to the age of six months), may be kept for home
enjoyment or consumption, subject to the provisions of other applicable laws.
No hoofed animals or roosters are permitted, except up to two pot bellied pigs
are allowed as pets. The keeping of more than three (3) dogs shall be completely
enclosed in a building of soundproof construction.
C. Lots Exceeding One Half Acre. The keeping of more than 12 chickens, hens,
rabbits, guinea pigs or similar small animals or keeping of other types of
livestock is allowed with an approved conditional use permit. Such animals
must be housed in pens or buildings set back at least 35 feet from any lot line
and 40 feet from a residence. The keeping of more than five (5) dogs shall be
completely enclosed in a building of soundproof construction.
- 64 -
Module 1: Use Classifications and Use Regulations
20.380.05 Animal Boarding
Animal boarding facilities, including kennels and pet day care facilities, shall be
located, developed, and operated in compliance with the following standards:
A. Location.
Separation from Other Facilities. An animal boarding facility shall be
separated by at least 300 feet in all directions from any other animal
boarding facility. This spacing requirement may be reduced with Minor
Use Permit approval if the review authority first finds that on-street
parking is adequate and adjacent businesses and neighborhoods are not
adversely impacted.
2. Separation from Residential Areas. An animal boarding facility shall
not be located within 200 feet from any residentially zoned property or
an existing residential use.
3. Outdoor Facilities. Outdoor animal boarding facilties must be located at
least 200 feet from any lot line.
4. Street Type. The use may be permitted on highways and arterial streets
only.
B. Hours of Operation. An animal boarding facility shall operate only between the
hours of 6:00 a.m. and 7:00 p.m., Monday through Friday.
C. Noise. Noise produced by animal boarding activities shall be attenuated as
necessary by interior noise insulation or other measures so that it does not
exceed 60 dB at the interior lot lines of the site.
D. Parking and Loading. The operator of an animal boarding facility shall provide
adequate parking for employees, and for drop-off and pick-up of animals in
compliance with the following standards:
1. Employee Parking: One space per employee.
2. Animal Loading and Drop-off.• A minimum of two improved off-street
drop-off and pick-up parking spaces shall be provided unless there is at
least one on-street parking space located directly adjacent to the animal
boarding facility and available for this use. These spaces may be in a
driveway or off-street parking area.
E. Pet Day Care Centers. In addition to the requirements listed above, pet day
care centers shall be operated in compliance with the following standards:
-65-
Module 1: Use Classiftcations and Use Regulations
1. Facilities for boarding animals may occupy no more than 30 percent of
the gross floor area;
2. Applicants must submit written operating procedures, such as those
recommended by the American Boarding and Kennel Association. Such
procedures must include provisions for identifying and correcting
behavior that may adversely affect surrounding uses including excessive
barking.
20.380.06 Automobile Rental Facilities
Automotive rental agencies located in hotels are accessory uses. Automotive rental
agencies that include the storing of vehicles on the hotel site may be approved subject
to a use permit, providing the following criteria are met:
A. The use is intended to serve hotel guests;
B. Adequate parking is available, as determined parking demand study approved by
the planning commission;
C. No preparation, maintenance or cleaning of rental vehicles occurs on-site;
D. No more than ten vehicles are stored on the hotel site.
20.380.07 Automobile/Vehicle Service Stations and Washing
The following supplementary development standards apply to service stations,
automobile/vehicle washing facilities, and any other commercial use that includes fuel
pumps for retail sales of gasoline. Such uses warrant special consideration because of
potential traffic hazards, the physical appearance of outdoor facilities, hours of
operation, noise, use of hazardous materials, and potential effects on adjacent uses and
properties in the surrounding area.
A. Landscaping. At least 10 percent of the site shall be landscaped. All
landscaped areas shall be permanently maintained in compliance with Chapter
20.380, Landscaping, and the following standards:
1. A minimum six foot wide inside dimension and a 6 inch high curbed
landscaped planter area shall be provided along the front and street
property lines, except for vehicular circulation openings. Athree-foot
wide landscaping buffer shall be provided along all other property lines.
2. A 600-square-foot planter with a minimum dimension of 20 feet shall be
provided at the corner of intersecting streets unless a building is located
at the corner.
- 66 -
Module 1: Use Classifications and Use Regulations
3. Additional landscaping may be required where necessary to prevent
visual impacts on adjacent properties.
B. Pump Islands. Pump islands shall be located a minimum of 15 feet from any
property line to the nearest edge of the pump island. A canopy or roof structure
over a pump island may encroach up to 10 feet within this distance.
C. Washing Facilities. No building or structure shall be located within 30 feet of
any public street or within 20 feet of any interior lot line of a residential use or
residential district.
D. Hours of Operation. Automobile/vehicle washing facilities are limited to 7:00
a.m. to 10:00 p.m., 7 days a week. When abutting a residential district, the hours
of operation shall be 8:00 a.m. to 8:00 p.m., 7 days a week.
E. Application Review and Findings for Approval. In reviewing proposals,
emphasis shall be placed on quality design of building materials and landscape
features. The decision-making authority shall only approve a conditional use
permit for an Auto Service Station-Fuel Sales, or Car Washing facility if it finds
that:
1. The project is designed so that form. and scale are harmonious and
consistent with the character of the specific site, the adjacent uses and
structures, and the surrounding neighborhood.
2. The site design, including the location and number of driveways, will
promote safe and efficient on-site and off-site traffic circulation.
3. Service bay openings are designed to minimize the visual intrusion on
surrounding streets and properties.
4. Lighting is designed to be low-profile, indirect or diffused, create a
pleasing appearance, and avoid adverse impacts on surrounding uses.
5. Car washing facility will not have an adverse impact on water supply and
quality.
F. Conditions of Approval. Conditions of approval of a conditional use permit
may address operational characteristics of the use; impose restrictions on
outdoor storage and display, location of pump islands, canopies and service bay
openings; and/or require buffering, screening, lighting, planting areas, or other
site elements, in order to avoid adverse impacts on properties in the surrounding
area.
- 67 -
Module 1: Use Classifications and Use Regulations
G. Abandonment. Any service station shall in the case of abandonment or non-
operation of the primary use be dismantled and the site cleared within twelve
(12) months subsequent to the close of the last business day.
20.380.08 Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Sales and Leasing shall be located, developed and operated in
compliance with the following standards:
A. Landscaping. At least 10 percent of the site shall be landscaped. All
landscaped areas shall be permanently maintained in compliance with Chapter
20.380, Landscaping, and the following standards:
A minimum six foot wide inside dimension and a 6 inch high curbed
landscaped planter area shall be provided along the front and street
property lines, except for vehicular circulation openings. Athree-foot
wide landscaping buffer shall be provided along all other property lines.
2. A 600-square-foot planter with a minimum dimension of 20 feet shall be
provided at the corner of intersecting streets unless a building is located
at the corner.
3. Additional landscaping may be required where necessary to prevent
visual impacts on adjacent properties.
B. Lighting. In addition to the lighting standards required in Section 20.310.XX,
Lighting, all exterior light sources, including canopy, perimeter, and flood, shall
be energy-efficient, stationary, and shielded or recessed within the roof canopy
to ensure that all light is directed away from adjacent properties and public
rights-of-way. Lighting shall not of a high intensity so as to cause a traffic
hazard, be used as an advertising element, or adversely affect adjacent
properties.
C. Signs. The use of balloons, pendants, flags and other vertical advertising
devices may be permitted for occasional special events or temporary sales,
subject to the requirements of Chapter 20.390 Signs.
20.380.09 Automobile/Vehicle Service and Repair, Major and Minor
Major and Minor Automobile/Vehicle Service and Repair uses must comply with the
following standards.
A. Landscaping. A minimum six foot wide inside dimension and a 6 inch high
curbed landscaped planter area shall be provided along the front and street
property lines, except for vehicular circulation openings. Athree-foot wide
- 68 -
Module 1: Use Classifications and Use Regulations
landscaping buffer shall be provided along all other property lines. Additional
landscaping may be required where necessary to prevent visual impacts on
adjacent properties. All landscaped areas shall be permanently maintained in
compliance with Chapter 20.380, Landscaping.
B. Noise. All body and fender work or similar noise-generating activity shall be
conducted within an enclosed masonry or similar building with sound-
attenuating construction to absorb noise. Air compressors and similar equipment
shall be located inside a building.
C. Litter. The premises shall be kept in an orderly condition at all times. No used
or discarded automotive parts or equipment or permanently disabled, junked, or
wrecked vehicles may be stored outside a building.
D. Work Areas. All work shall be conducted within an enclosed building except:
pumping motor vehicle fluids, checking and supplementing various fluids, and
mechanical inspection and adjustments not involving any disassembly.
E. Vehicle Storage. Vehicles being worked on or awaiting service or pick-up shall
be stored within an enclosed building or in a parking lot on the property that is
screened in compliance with Chapter 20.310, Screening. Unattended vehicles
may not be parked or stored on the sidewalk adjoining the property, in the street,
or in any portion of the public right-of--way within the City.
20.380.10 Bed and Breakfast Lodging
Bed and breakfast establishments shall be located, developed, and operated in
compliance with the following standards:
A. Type of Residence. Must be located, developed and operated in asingle-family
dwelling.
B. Number of Rooms. No more than two rooms for rent may be allowed without a
use permit.
C. Appearance. In all residential districts, the exterior appearance of a structure
housing a bed and breakfast establishment shall not be altered from its original
single-family character.
D. Limitation on Services Provided. Meals and rental of bedrooms shall be
limited to registered guests. Separate or additional kitchens for guests are
prohibited.
-69-
Module 1: Use Classifications and Use Regulations
E. Parking. 1 parking space for every 2 guest rooms is required, in addition to the
requirements for the dwelling itself, as prescribed in Chapter 20.350, Parking
and Loading.
20.380.11 Check Cashing Businesses
Check Cashing Businesses shall be located, developed, and operated in compliance
with the following standards:
A. Maximum Size. Limited to 2,500 square feet in size.
B. Location. Check Cashing Businesses shall be located on an arterial or higher
classification street, and at least 1,000 square feet from any other check cashing
business.
C. Queuing Area. Adequate queuing area shall be provided with the building.
Queuing on the sidewalk is prohibited.
D. Security. Adequate security, including a direct line to the City of South San
Francisco Police Department, must be provided. Bars on the windows are
prohibited.
20.380.12- Community Assembly Facilities
Community Assembly uses shall be located, developed, and operated in compliance
with the following standards:
A. Location. Community Assembly uses shall be located on a corner lot, not at mid
block, unless the site area is greater than 20,000 square feet.
B. Access. Community Assembly uses shall take primary access from a public
street with a minimum of 50 feet in width and improved with curbs, gutters,
sidewalks and street lights.
C. Buffer, Where Required. A minimum 20-foot perimeter buffer shall be
included adjacent to any residential zone. This buffer area may be used for
parking or landscaping but shall not be used for structures or outside activities.
D. Outdoor Recreation. Outdoor recreation areas shall be at least 50 feet from any
residential use.
E. Off street Parking. Parking areas adjacent to any residential use shall be
screened with a six foot high wall.
F. Outdoor Lighting.
- 70 -
Module I: Use Classifications and Use Regulations
1. Outdoor lighting shall be shielded to direct light and glare only onto the
community assembly facility premises. Such lighting shall be deflected,
shaded, and focused away from all adjoining property.
2. Outdoor lighting shall not exceed an intensity of one foot candle of light
throughout the facility.
20.380.13 Convenience Markets
Convenience Markets shall be located, developed, and operated in compliance with the
following standards:
A. Maximum Size. 2,500 square feet. Additional floor area requires approval of a
conditional use permit.
B. Setbacks. No building or structure shall be located within 20 feet of an interior
lot line abutting a residential zoning district.
C. Landscaping. Landscaping shall comprise a minimum 10 percent of the site
area, exclusive of required setbacks, and include an irrigation system that is
permanent, below-grade, and activated by automatic timing controls.
D. Litter. One permanent, non-flammable trash receptacle shall be installed in the
parking area adjacent to the entrance/exit.
E. Alcoholic Beverage Sales. Convenience markets which sell alcoholic beverages
are also subject to the following standards:
1. Location-Minimum Distances Required.
a. From an R District Boundary. Convenience markets which sell
alcoholic beverages shall be located at least 500 feet from any R
district boundary, unless part of a shopping center withat least
50,000 square feet of floor area.
b. From Specified Public Uses. Convenience markets which sell
alcoholic beverages shall be located at least 500 feet from any
Community Center, Cultural Institution, Day Care Center, Public
Park and Recreation Facility, or Public or Private School.
c. From other Convenience Markets which Sell Alcoholic
Beverages. A convenience markets which sell alcoholic
beverages shall be located at least 1,000 feet from any other
Liquor Store unless there is a finding of public convenience or
necessity pursuant to state law.
-71-
Module 1: Use Classifications and Use Regulations
2. Hours of Operation. Convenience markets which sell alcoholic
beverages may only be operated between 9:00 a.m. and 9:00 p.m., seven
days per week. Additional hours may be allowed with approval of a
conditional use permit.
20.380.14 Day Care Centers
Day care centers shall be located, developed and operated in compliance with the
following standards:
A. Landscaping and Buffer Yards. A 10 foot wide landscaped buffer yard shall
be provided for all day care centers adjacent to residential districts. The buffer
yard landscaping shall be permanently maintained in compliance with Chapter
20.380, Landscaping. In addition, a periphery wall, constructed of wood or
masonry, shall be provided for purposes of securing outdoor play areas and
screening the site and shall achieve 75 percent opacity. Chain metal fencing or
barbed wire is prohibited.
B. Outdoor Space. A minimum of 75 square feet of outdoor space is required for
each child over two years old. This area must be either owned or leased by the
applicant and cannot be shared with other property owners unless written
permission is granted by the other property owners. This requirement may be
waived if the applicant can demonstrate that there is a public park, school or
other public open area in close proximity to the day care center.
C. Hours of Operation. 6:00 a.m. to 7:00 p.m., Monday through Friday.
D. Noise. Outdoor play shall not occur before 8:00 a.m. when the site is located
within or adjacent to a residential district. Day care centers shall comply with
the requirements of the City's noise ordinance limits.
E. Passenger Loading and Drop-off. A minimum of one passenger loading space,
meeting the dimensional standards fora standard parking space, must be
provided for every 15 children or clients of a Day Care Center. The passenger
loading area shall be located to provide direct access to a building entrance, so
that students or clients can reach the entrance without crossing a driveway,
parking aisle, alley, or street. The location of the loading area, and a plan for
drop-off and pick-up areas, shall be subject to review and approval by the Chief
Planner.
F. Pick-up and Drop-off Plan. A plan and schedule for the pick-up and drop-off
of children or clients shall be provided for review and approval by the Chief
Planner. The plan shall demonstrate that increased traffic will not cause traffic
levels to exceed those levels customary in residential neighborhoods except for
somewhat higher traffic levels during the morning and evening commute. The
- 72 -
Module 1: Use Classifications and Use Regulations
plan shall include an al;reement for each parent or client to sign which includes,
at minimum:
1. A scheduled time for pick-up and drop-off with allowances for
emergencies.
2. Prohibitions of double-parking, blocking driveways of neighboring
houses, or using; driveways of neighboring houses to turn around.
20.380.15 Domestic Violence Shelter
Domestic violence shelters sl-all be located, developed, and operated in compliance
with the following standards.
A. Maximum Occupanc3-. No more than 30 adult residents, not including staff,
shall be allowed at one time, if such shelter is located on a lot or parcel of land
of less than two acres.
B. Off-Street Parking. '],he number of required parking spaces, plus adequate
access thereto, shall lie determined by the Director for each shelter, in an
amount adequate to prevent excessive on-street parking, and with such factors as
the number of adult beds to be provided by the shelter, the anticipated number
of employees on the largest shift, and the distance from the closest transit stop
taken into consideration. In no case shall the number of required spaces be less
than the number of ;such spaces required for an adult residential facility
specified by Chapter 6f3. The required parking may be located within 500 feet of
the exterior boundary of the lot on which the shelter is sited.
C. Land Use Compatibility. The land uses and developments in the immediate
vicinity of the shelter shall not constitute an immediate or potential hazard to
occupants of the shelter.
20.380.16 Drive-In and :Drive-Through Facilities
Any eating and drinking establishment, retail trade, bank or financial institution, or
service use providing drive-ir- or drive-through facilities shall be located, developed
and operated in compliance with the following standards:
A. Drive-In and Drive-Thhrough Aisles. Drive-in and drive-through aisles shall be
designed to allow safe, unimpeded movement of vehicles at street access points
and within the travel aisles and parking space areas. A minimum 15-foot interior
radius at curves and a minimum 12-foot width is required. Each drive-in and
drive-through entrance and exit shall be at least 100 feet from an intersection of
public rights-of-way, measured at the closest intersecting curbs, and at least 25
feet from the nearest cixrb cut on an adjacent property. Each entrance to an aisle
-73-
Module I: Use Classifications and Use Regulations
and the direction of flow shall be clearly designated by signs and/or pavement
markings or raised curbs outside of the public right-of--way. A site plan in
compliance with these standards shall be submitted for review and approval by
the Zoning Administrator.
B. Drive-In and Drive-Through Queue Area. Each drive-through aisle shall
provide a sufficient queue for four cars or 80 feet, and the queue area shall not
interfere with public rights-of--ways or streets, or with on- or off-site circulation
and parking. Exceptions to the queue size may be granted based on an interior
traffic circulation study prepared for review and approval by the Zoning
Administrator.
C. Landscaping. Each drive-through aisle shall be screened with a combination of
decorative walls and landscape to prevent headlight glare and direct visibility of
vehicles from adjacent streets and parking lots.
D. Menu Boards. Menu boards shall not exceed 20 square feet in area, with a
maximum height of six feet, and shall face away from public rights-of--ways
unless located at least 35 feet from the street and adequately screened from
view. All outdoor speakers shall be directed away from any residential zone or
residential use.
E. Pedestrian Walkways. Pedestrian walkways shall not intersect drive-in or
drive-through aisles, unless no alternative exists. In such cases, pedestrian
walkways shall have clear visibility, emphasized by enhanced paving or
markings.
20.380.17. Emergency Shelters
Emergency shelters shall be located, developed, and operated in compliance with the
following standards:
A. Number of Residents. The number of adult residents, not including staff, who
may be housed on a lot that is smaller than one acre shall not exceed the number
of persons that may be accommodated in any hospital, convalescent home,
residential, transient occupancy, or similar facility allowed in the same zone.
B. Limitation On Time of Occupancy. Occupancy by an individual or family may
not exceed 180 consecutive days unless the management plan provides for
longer residency by those enrolled and regularly participating in a training or
rehabilitation program.
C. Outdoor Activities. All functions associated with the shelter, except for
children's play areas, outdoor recreation areas, parking, and outdoor waiting
must take place within the building proposed to house the shelter. Outdoor
- 74 -
Module l: Use Classifications and Use Regulations
waiting for clients, if any, may not be in the public right-of--way, must be
physically separated from the public right-of--way, and must be large enough to
accommodate the expected number of clients.
D. Hours of Operation. To limit outdoor waiting, the facility must be open for at
least 8 hours every day between 7:00 AM and 7:00 PM.
E. Supervision. On-site supervision must be provided at all times.
F. Toilets. At least one toilet must be provided for every 15 shelter beds.
G. Management Plan. The operator of the shelter must submit a management plan
for approval by the Chief Planner. The Plan must address issues identified by
the Director, including transportation, client supervision, security, client
services, staffing, and good neighbor issues.
20.380.18 Family Day Care, Large
Large family day care homes shalt 6e located, developed, and operated in compliance
with the applicable requirements of State law and the following standards:
A. Location. Large family day care homes must be located at least 500 feet apart in
all directions from any other large family day care home. In no case, however,
shall there be more than one large family day care home per blockface.
Exceptions to these requirements may be granted subject to the approval of a
Zoning Administrator's Permit.
B. Hours of Operation. Large family day care homes shall operate only between
the hours of 6:00 a.m. and 7:00 p.m., Monday through Friday.
C. Residency. The operator of a large family day care home shall be a full-time
resident of the dwelling unit in which the facility is located.
D. Screening. A periphery wall, constructed of wood or masonry, shall be provided
for purposes of securing outdoor play areas and screening the site and shall
achieve 75 percent opacity. Chain metal fencing or barbed wire is prohibited.
E. Play Area. A minimum of 700 square feet of play area is required. An
additional 75 square feet is required for each child in excess of 10, as shown by
the maximum number of children which may be cared for at any time, pursuant
to the license for such a facility. The play area shall not be located in any
required front or side yard.
F. Parking and Loading. An operator of a large family day care home shall satisfy
the following conditions:
-n-
Module 1: Use Classifications and Use Regulations
G. Passenger Loading and .Drop-off. A minimum of one additional improved off-
street drop-off and pick-up parking space shall be provided unless there is at
least one on-street parking space located directly adjacent to the large family
day care home property for such use.
H. Traffic. Increased traffic due to the operation of any large family day care home
shall not cause traffic levels to exceed those levels customary in residential
neighborhoods. However, somewhat higher traffic levels during the morning and
evening commute time is acceptable.
20.380.19 Freight/Truck Terminal and Warehouses
Freight/Truck Terminals and Warehouse businesses shall provide adequate parking,
loading, queuing, and circulation areas on-site and shall not have a detrimental impact
on the circulation or on-street parking in the surrounding area.
A. Parking and Circulation Study. A parking and circulation study shall be
submitted for review and approval by the Chief Planner which demonstrates
compliance with the above criteria. The study shall, at minimum, include the
following:
1. Description of the type of freight to be distributed.
2. Size of trucks and shipping containers.
3. Number and schedule of deliveries.
4. Amount and duration of storage.
5. Loading and unloading procedures.
6. Circulation plan.
7. Other information as required by the City.
20.380.20 Home Occupations
A resident of a dwelling unit may conduct a Home Occupation that is incidental to the
residential use of the structure and within the habitable area of the dwelling in
compliance with the following standards.
A. The home occupation may not occupy more than 25 percent of the net floor area
of the dwelling.
B. The home occupation shall not occupy any attached or detached accessory
structure or garage, open space, or yard.
- 76 -
Module 1: Use Classifications and Use Regulations
C. No person not residing on the premises may be employed, either for pay or as an
independent contractor or a volunteer at the site of the home occupation.
D. No sign or advertising that identifies or otherwise draws attention to the home
occupation or any product of the occupation shall be published or displayed on
the premises.
E. Sale of goods on the premises shall be limited to the products of the home
occupations, and no other merchandise or goods shall be sold, kept or displayed
for the purposes of sale on the premises. Mail order businesses that do not
involve handling or merchandise or storage in the home are permitted.
F. The home occupation shall not attract or generate excessive auto or foot traffic,
require additional off-street parking spaces, or involve the use of commercial
vehicles for delivery of materials or supplies to or from the premises in excess
of that which is customary for a dwelling unit.
G. No tractor-trailer or similar heavy duty delivery or pickup and no other vehicle
of more than three-quarter ton capacity and no limousine or other vehicle for
hire used in connection with the home-based business shall be kept on the site or
parked in the public right-of--way in the vicinity of the site.
H. Any trailer, wheeled equipment, or any vehicle displaying or advertising the
home occupation shall not be visible from off the premises.
I. No customer or client visits are permitted except for instructional services for
not more than one student at a time.
J. No use of materials, mechanical equipment, utilities, or community facilities
beyond that normal to the use of the property for residential purposes shall be
permitted.
K. No stock in trade, inventory, or display of goods or materials shall be kept on
the premises except for incidental storage that is confined to the dwelling or an
accessory building.
L. No dwelling shall be built, altered, finished, or decorated externally for the
purposes of conducting the home occupation in such a manner as to change the
residential character and appearance of the dwelling, or in such a manner as to
cause the structure to be reasonably recognized as a place where a home
occupation is conducted.
M. No equipment or process shall be used which creates noise, vibration, glare,
fumes, odor, or electrical interference detectable to the normal senses off the lot
- ~~ -
Module 1: Use Classifications and Use Regulations
if the occupation is conducted in a single family detached residence, or outside
the dwelling unit if conducted in other than asingle-family detached residence.
N. The home occupation shall not involve the use of power equipment on the
premises using motors exceeding one horsepower combined capacity.
O. No equipment or process shall be used which creates visual or audible electrical
interference in any radio or television receiver off the premises, or causes
fluctuations in line voltage off the premises. There shall be no storage or use of
toxic or hazardous materials other than the types and quantities customarily
found in connection with a dwelling unit.
P. If any home occupation becomes dangerous or unsafe; presents a safety hazard
to the public, pedestrians on public sidewalks, or motorists on a public right-of-
way; or presents a safety hazard to adjacent or nearby properties, residents, or
business, the Zoning Administrator shall issue an order to the dwelling owner
and/or tenant on the property on which the home occupation is being
undertaken, directing that the home occupation immediately be made safe or be
terminated.
Q. The property owner and/or tenant shall take the necessary corrective steps or
measures but, in the event of a failure to do so by the owner and/or tenant, after
notice and a reasonable period of time, the City may initiate any enforcement
action available under this Ordinance or Municipal Code to render the home
occupation and dwelling safe.
R. Costs incurred by the City to take enforcement actions, shall be borne by the
property owner and shall be treated as a zoning violation.
S. The following uses are not permitted as a home occupation:
1. Adult business;
2. Ambulance service;
3. Automotive repair, painting, body/fender work, upholstering, detailing,
washing, including motorcycles, trucks, trailers and boats.
4. Beautician or barber services on-site;
5. Commercial food preparation, food handling, processing or packing,
other than specialized minor cooking or baking.
6. Firearms manufacture, sales, or repair;
-78-
Module 1: Use Classifications and Use Regulations
7. Furniture refinishing or upholstery;
8. Gymnastic facilities;
9. Repair, reconditioning, servicing or manufacture of any internal
combustion or diesel engine or of any motor vehicle, including
automobiles, trucks, motorcycles, or boats.
10. Repair, fix-it or plumbing shops
11. Medical services except as a secondary office that does not involve
patient visits as an adjunct to a principal office located elsewhere.
12. Restaurant.
13. Retail sales.
14. Tattoo studio.
15. Upholstery.
16. Tow truck service.
17. Veterinary services and other uses that entail the harboring, training,
care, breeding, raising or grooming of dogs, cats, birds, or other
domestic animals on the premises, except those that are owned by the
resident or otherwise permitted by this article.
18. Welding or machine shop.
19. Yoga/spa retreat center.
20.380.21 Live-Work Units
Joint living and working quarters (Live/Work Units) shall be located, developed, and
operated in compliance with the following standards:
A. Establishment. Live/Work units may be established through the conversion of
existing commercial and industrial buildings or by new construction, permitted
or conditionally permitted as specified in Division II: Base and Overlay District
Regulations.
B. Use Regulations. Work activities in Live/Work units shall be those uses
permitted outright, permitted subject to zoning clearance, or permitted subject to
use permit in the district in which the units are located.
- 79 -
Module 1; Use Classifications and Use Regulations
C. Business License. All work activity shall be subject to a business license to be
maintained by at least one occupant of each unit.
D. Non-Resident Employees. Persons who do no reside in the Live/Work Unit
may be employed in a Live/Work Unit if a Use Permit is obtained and the
parking required in the District is provided.
E. Client and Customer Visits. Client and customer visits to Live/Work Units are
permitted in all commercial and transit-oriented mixed-use districts.
F. Sale or Rental of Portions of Unit. No portion of a Live/Work Unit may be
separately rented or sold as a commercial space for a person or persons not
living on the premises, or as a residential space for a person or persons not
working on the premises.
G. Floor Area Distribution. At least 50 percent of the net floor area of a
Live/Work Unit must be designated for work activities. An applicant shall
submit a floor plan of all proposed units to demonstrate compliance with this
regulation.
H. Open Space.
1. New Construction. Common or private on-site open space shall be
provided for the use of occupants at a rate of 150 square feet per
Live/Work Unit. This space may be attached to individual units or
located on the roof or adjoining the building in a rear yard.
2. Conversions. Any existing on-site open space shall be retained for the
use of the occupants of the Live/Work Units.
I. Parking.
New Construction. Parking spaces shall be provided for the use of
occupants of a Live/Work Unit according to the standards of Chapter
20.350, Parking and Loading, at a ratio of one space per 1,000 square
feet of net floor area or fraction thereof, with a minimum of one space
per Live/Work Unit.
2. Conversions. New off-street parking spaces are not required to be
provided for Live/Work Units created through conversion of an existing
building. However, any existing on-site parking spaces shall be retained
for use of occupants of and visitors to the Live/Work Units.
-so-
Module 1: Use Classifications and Use Regulations
20.380.22 Manufactured Housing
The following supplemental regulations are intended to provide opportunities for the
placement of manufactured homes in residential districts, consistent with State law, and
to ensure that such manufactured homes are designed and located so as to be
harmonious within the context of the surrounding houses and neighborhoods.
A. General Requirements. Manufactured homes may be used for residential
purposes subject to the provisions of this Section. Manufactured homes may
also be used for temporary uses subject to the approval of a temporary use
permit (See Chapter 20.360).
B. Design Criteria. A manufactured home shall be compatible in design and
appearance with residential structures in the vicinity and shall meet the
following standards:
1. Foundation. A manufactured home and any addition to a manufactured
home shall be built and securely fastened to a permanent foundation
system approved by the Building Official and designed to meet the
following requirements:
a. All manufactured homes and additions to manufactured homes
shall be securely anchored to resist flotation, collapse, or lateral
movement.
b. The lowest floor shall be at or above the base flood elevation.
2. Date of construction. Each manufactured home shall have been
manufactured within ten years of the date of issuance of a permit to
install the manufactured home and must be certified under the National
Manufactured Home Construction and Safety Act of 1974.
3. Roof Overhang. The roof overhang shall not be less than 12 inches
around the entire perimeter of the manufactured home as measured from
the vertical side of the home. The overhang requirement may be waived
at the point of connection where an accessory structure is attached to the
manufactured home.
4. Roof Material. Roof material shall consist of material customarily used
for conventional one-family dwellings, such as tile, composition
shingles, and wood shakes and shingles. If shingles and/or wood shakes
are used, the pitch of the roof shall be not less than 3 inches vertical to
12 inches horizontal.
- sl -
Module 1: Use Classifications and Use Regulations
5. Siding Material. Siding material shall consist of exterior material
customarily used for conventional one-family dwellings, such as stucco,
wood, brick, stone or decorative concrete. Metal siding, if utilized, shall
be non-reflective and horizontally lapping. Siding material utilized as
skirting shall be the same as the material used on the exterior wall
surface of the manufactured home.
6. Skirting. The unit's skirting must extend to the finished grade.
20.380.23 Medical Marijuana Dispensaries
This section retains the requirements in Chapter 20.65 of the existing code with minor
formatting changes.
A. Purpose and intent. It is the purpose and intent of this chapter to regulate the
collective cultivation of medical marijuana within the city limits, and to require
that marijuana cultivated in individual households be appropriately secured so
as not to be visible to the public domain, to provide for the health, safety and
welfare of the public. The ordinance codified in this chapter, in compliance
with California Health and Safety Code Section 11362, does not interfere with a
patient's right to medical marijuana, nor does it criminalize the possession or
cultivation of medical marijuana by specifically defined classifications of
persons, pursuant to state law.
B. Definitions. The following words and phrases, when used in this chapter, shall
be construed as defined in this section, unless it is apparent from the context that
they have a different meaning:
1. "Medical marijuana collective" or "collective" means a location where
marijuana is cultivated collectively by more than one qualified patient,
person with identification card or primary caregiver.
2. Medical marijuana cultivated collectively may be distributed by a
primary caregiver to a qualified patient or patients, or to a person or
persons with identification card(s) for medical purposes, in accordance
with Health and Safety Code § 11362.7, et seq.
3. "Person with an identification card" means an individual who is a
qualified patient who has applied for and received a valid identification
card pursuant to California Health and Safety Code Section 11362.7. The
identification card must be obtained via written recommendation from
the individual's attending licensed physician, after an examination.
4. An "attending physician" is defined as a duly licensed medical doctor,
who has the patient's medical records. Those patients, who seek medical
-sz-
Module 1: Use Classifications and Use Regulations
services from clinics, are required to obtain identification cards from
said clinics.
5. "Police chiefl' means the city's chief of police or the chief's designee.
6. "Primary caregiver" means a primary caregiver as that term is defined in
Health and Safety Code Section 11362.7, designated by a qualified
patient or by a person with an identification card, who has consistently
assumed responsibility for the housing,. health, or safety of that patient.
For the purposes of this chapter, "primary caregiver" is defined as:
a. An individual who has been designated as a primary caregiver by
one or more qualified patients or persons with identification card,
if every qualified patient or person with identification card who
has designated that individual as a primary caregiver, resides in
the same city or county as the primary caregiver.
b. An individual who has been designated as a primary caregiver by
a qualified patient or person with an identification card, who
resides in a city or county other than that of the primary
caregiver, if the individual has not been designated as a primary
caregiver by any other qualified patient or person with an
identification card.
c. If the primary caregiver and qualified patient or person with
identification card do not live in the same city or county, only
one qualified patient or person with identification card may
designate this individual as his or her primary caregiver. This
primary caregiver will have no other qualified patients or persons
with identification card designated to him or her from outside the
county.
d. A primary caregiver shall be at least eighteen years of age, unless
the primary caregiver is the parent of a minor child who is a
qualified patient, and the parent of such minor child is also a
minor.
e. As it is reasonable that primary caregivers are unable to
consistently assume. responsibility for the housing, health or
safety of an unlimited number of persons, the number of qualified
patients or persons with identification cards to primary caregiver
is limited to no more than ten qualified patients or persons with
an identification card.
f. The primary caregiver must keep a list of his or her assigned ten
qualified patients or persons with an identification card; such a
-83-
Module 1: Use Classifications and Use Regulations
list must minimally contain those persons' contact information,
such that it may be immediately provided to the chief of police
upon request, for the purposes of determining the proper legal
amounts of cultivated and/or .dried marijuana that may be
possessed at the collective.
g. Only these three classifications of person may possess or
cultivate medical marijuana individually or collectively, in
accordance with California Health and Safety Code Section
11362.7.
C
7. "Qualified patient" means a person who is entitled to the protections of
California Health and Safety Code Section 11362.7, but who does not
have an identification card issued pursuant to California Health and
Safety Code Section 11362.
8. A Qualified Patient is someone who could possess a valid identification
card pursuant to California Health and Safety Code Section 11362.7, but
has either failed to apply for such a card, or not yet received such a card.
The patient is deemed as qualified, if a licensed physician would have
recommended the patient use marijuana for medical relief.
9. "Residential district" means any area within the city limits that is
designated in this Ordinance zoning ordinance as one of the following
districts: R-E, R-1, R-2, R-3, TV-RM, TV-RH, any residential P.U.D, the
t~Vestborough Townhomes Overlay District, and the Downtown
Residential Overlay District where the underlying zone is R-2 or R-3, or
any subsequently created zoning district whose primary use is residential
in character.
Enforcement of chapter.
The police chief shall have the duty and responsibility to enforce any
violations of Sections 20.380.19D and 20.380.19F (2) and (3) of this
chapter, and to report and enforce against any violations of the
conditions of approval attached to use permits obtained under the
authority of the Section 20.380.19E. The police chief shall provide a
report of all violations of these provisions to the chief planner for
possible revocation of use permits obtained under the authority of
Section 20.380.19E of this chapter, pursuant to the use revocation
procedures contained in Section 20.440.XX, Revocation and
Modification of Permits.
2. The Planning Director shall have the duty and responsibility of
processing and referring to the planning commission all use permit
-84-
Module 1: Use Classifications and Use Regulations
applications using the minimum guidelines established by Section
20.380.19E consistent with the use permit procedure established by
Chapter 20.460, Use Permits. The Director shall also have the duty and
responsibility to consider the initiation of modification or revocation
proceedings in accordance with the procedures outlined in Section
20.440.XX, Revocation and Modification of Permits.
D. Registration. Primary caregivers, qualified patients and persons with
identifications cards cultivating medical marijuana at such collectives shall
register the collective with the police chief, providing the name of a responsible
party, a telephone number, the place of operation of the medical marijuana
collective, and such other information as may be reasonably required by the
police chief.
E. Operating restrictions.
1. Medical marijuana collectives may not be operated or located in any
residential district, as defined in Section 20.380.19B or within five
hundred feet of the boundary of any such district.
2. Only qualified patients, persons with identification cards and primary
caregivers may cultivate medical marijuana collectively. Medical
marijuana collectives may not operate in a residential district.
Collectives shall otherwise comply with all provisions of the South San
Francisco Municipal Code, including the zoning ordinance, and the
California Health and Safety Code.
3. Medical marijuana collectives are required to obtain a use permit to
operate within the city limits. This use permit may be immediately
revoked pending a hearing at the planning commission for any violation
of law, or failure to comply with the conditions listed on said use permit.
The use permit conditions will be the following, at minimum:
a. The applicant shall comply with the provisions of Chapter 15.48
of the Municipal Code; "Minimum Building Security Standards"
ordinance revised May, 1995;
b. Absolutely no advertising of marijuana is allowed at any time;
c. Exterior signage is limited to site addressing only;
d. The collective site will be monitored at all times, by web-based
closed circuit television for security purposes. The camera and
recording system must be of adequate quality, color rendition and
-ss-
Module 1: Use Classifications and Use Regulations
resolution, as to allow the ready identification of any individual
committing a crime anywhere on the site;
e. A centrally monitored alarm system is required;
f. Interior building lighting, exterior building lighting and parking
area lighting will be of sufficient foot-candles and color
rendition, so as to allow the ready identification of any individual
committing a crime on site at a distance of no less than forty feet.
Forty feet allows a person reasonable reaction time upon
recognition of a viable threat;
g. Windows and roof hatches will be secured with bars on the
windows so as to prevent unauthorized entry, and be equipped
with latches that may be released quickly from the inside to allow
exit in the event of emergency;
h. Absolutely no cultivated marijuana or dried marijuana product
may be visible from the building exterior;
Only cultivation will be allowed. No further refinement of
marijuana, or the preparation of marijuana products, such as but
not limited to hashish, "hash oil" or marijuana butter is allowed;
j. No cooking, sale, preparation or manufacturing of marijuana
enhanced or edible products is allowed;
k. No sales of cultivated marijuana are allowed on site;
No persons under the age of eighteen are allowed on site, unless
such individual is a qualified patient and accompanied by their
licensed attending physician, parent or documented legal
guardian;
m. The amount of marijuana allowed must conform to the California
Health and Safety Code Section 11362.77, divided by the number
of participants in the collective;
n. The police chief may inspect the collective at any reasonable time
to ensure that the amounts of medical marijuana on site conform
to California Health and Safety Code Section 11362.77. The
police department reserves the right to make additional security
and safety conditions, if necessary, upon receipt of
detailed/revised building plans.
F. Marijuana produced for on-site consumption.
- 86 -
Module 1: Use Classifications and Use Regulations
1. Nothing in this chapter shall be deemed to make it unlawful for an
individual to grow marijuana at his or her residence for his or her own
consumption at such residence, or for consumption by another person
regularly residing at such residence, if such consumption is permitted
under Health and Safety Code Sections 11362.5 through 11362.77.
2. Marijuana cultivated pursuant to these sections must be secured from
public access, and not be visible to the public domain. All. cultivated
marijuana must be secured in structures consisting of at least four walls
and a roof, and conform to Chapter 15.48 of the South San Francisco
Municipal Code, Minimum Security Standards, as to locks, deadbolts
and additional security measures.
3. Medical marijuana cultivated at registered collectives may not be
consumed on-site, in the parking areas, inside vehicles, or in those areas
already restricted by the California Health and Safety Code Section
11362.79. (Ord. 1369 § 2 (part), 2006)
G. Violation and Penalties. Any violation of this chapter shall be deemed a
misdemeanor, unless the circumstances that create the violation are subject to
prosecution as a felony under state or federal law. Any violation of this chapter
shall also be deemed a public nuisance and may be enforced by any remedy
available to the city for abatement of public nuisances.
20.380.24 Mobile Home Parks
A. Use Permit Required. Mobile home parks are subject to approval of a
Conditional Use Permit and must comply with the following requirements:
B. Minimum Lot Area. The minimum lot area for each lot in the mobile home
park is 2,500 square feet.
C. Maximum Density. The maximum density is as allowed by the base zoning
district in which the manufactured home park is located.
D. Maximum Allowable Height. Maximum building or structural height of any
buildings appurtenant to mobile home or trailer courts or subdivisions shall be
thirty-five (35) feet.
E. Setback from Adjacent Streets. All manufactured home spaces shall be set
back a minimum of 20 feet from all public street rights-or-way adjacent to the
site, and the setback area shall be landscaped.
F. Setbacks for Individual Units. Minimum setbacks for individual units are as
follows:
-s~-
Module 1: Use Classifications and Use Regulations
1. Front: 5 feet.
2. Side: 5 feet.
3. Rear: 10 feet.
4. Awnings and carports may not be closer than 3 feet from any
manufactured home space boundary.
G. Access. Access to internal private streets is required for all manufactured home
lots or spaces within the manufactured home park. Direct access from a
manufactured home lot or spaces to a public street or alley is not permitted. All
points of vehicular access to and from public streets shall be approved by the
City Engineer.
H. Internal Streets. All private internal streets within the mobile home or trailer
park shall not be less than thirty (30) feet in width, and shall be surfaced and
maintained with not less than 2" of plant mix placed on 4" of aggregate base or
equivalent.
I. Parking. Provisions of Article 22 shall apply in determining the amount of
parking space that must be provided for each trailer or mobile home space.
Parking space shall be approved as set forth in said section.
J. Walkways. Walkways linking the manufactured homes with recreational and
other internal facilities and other manufactured homes must be provided.
K. Walls and Screening. Exterior boundaries of a manufactured home park must
be screened with a 6-foot high solid wall. Such walls shall be composed of
decorative block, concrete panels or similar materials and include architectural
relief through variations in height, the use of architectural "caps," columns, or
similar measures. All trash and garbage collection areas shall be surrounded on
at least three sides by a five foot block wall, and shall have adequate access for
collection vehicles
L. Common Open Space. Recreation, or common open spaces, shall be provided
for each mobile home park or subdivision. An area of at least three hundred
(300) square feet for each mobile home space must be provided. This open
space may be used in more than one (1) location, but no location shall contain
less than one thousand (1,000) square feet in the aggregate. Each recreational
space shall be accessible to all of the mobile home spaces in the park, and shall
not be used for any other purpose.
M. Landscaping. Landscaping as prescribed in Chapter 20.380, Landscaping, is
required for all common open space areas, exterior front and street side yards,
-88-
Module 1: Use Classifications and Use Regulations
and common parking areas. A 15-foot landscaped buffer shall be provided along
streets adjoining the park.
N. Certification. All manufactured houses shall be certified under the National
Manufactured Home Construction and Safety Act of 1974.
20.380.25 Outdoor Retail Sales
Outdoor retail sales shall be located, developed, and operated in compliance with the
standards of this section.
A. Temporary Outdoor Display and Sales. The temporary outdoor display and
sale of merchandise shall comply with Temporary Uses Permits.
B. Permanent Outdoor Display/Sales. The permanent outdoor display of
merchandise requires approval of a minor use permit in accordance with,'Chapter
20.460, Use Permits, and shall comply with the following minimum standards:
C. Location. Outdoor sales shall be located entirely on .private property outside
any required setback, fire lane, fire access way, or landscaped planter in zoning
districts that do not have required setbacks. A minimum setback of 15 feet from
any public right-of-way is required.
D. Screening. All outdoor sales and activity areas shall be screened from adjacent
public rights-of--way and R districts by decorative solid walls, solid fences, or
landscaped berms pursuant to Chapter 20.380, Landscaping.
E. Location of Merchandise. Displayed merchandise shall occupy a fixed,
specifically approved and defined location that does not disrupt the normal
function of the site or its circulation and does not encroach upon parking spaces,
driveways, pedestrian walkways, or required landscaped areas. These displays
shall also not obstruct sight distances or otherwise create hazards for vehicle or
pedestrian traffic.
20.380.26 Outdoor Seating
Eating and drinking establishments with outdoor seating areas shall be located,
developed, and operated in compliance with the following standards:
A. Location. Outdoor seating areas may be permitted on any public sidewalk or
alley, provided a minimum of 5 feet of public sidewalk or 10 feet of public alley
remains unobstructed for pedestrian or vehicle uses. Outdoor eating areas
accessory to an Eating and Drinking Establishment are permitted so long as the
area does not exceed 10 percent of the total building floor area occupied by the
Eating and Drinking Establishment.
-89-
Module 1: Use Classifications and Use Regulations
B. Conditional Use Permit. A conditional use permit is required when the outdoor
seating area is located immediately abutting the property line of a residential
district, and contains more than five tables or seating for 15 customers.
C. Barriers. The use of barriers around the outdoor seating area may be permitted,
provided they are in a manner acceptable by the City and the design is approved
by the Zoning Administrator.
D. Hours of Operation. The hours of operation for an outdoor seating area shall be
limited to the hours of operation of the associated eating and drinking
establishment.
E. Refuse Storage Area. No structure or enclosure to accommodate the storage of
trash or garbage shall be erected or placed on, adjacent to, or separate from an
outdoor seating area on the public sidewalk or right-of--way. Refuse areas shall
be screened with a solid masonry wall at least six feet in height.
20.380.27 Outdoor Storage
Outdoor Storage shall be located, developed and operated in compliance with the
following standards.
A. Fences and Walls Required. A fence or wall is required to screen areas
devoted to outdoor storage from view from public streets and residential,
downtown, and commercial districts.
All fences and walls shall be of uniform height and shall be a minimum
of eight feet and shall not exceed 15 feet in height. Where fences or
walls exceed a height of 10 feet and are located on street or highway
frontages they shall be set back at least three feet from the lot line. The
area between the fence and the lot line shall be fully landscaped
according to Chapter 20.380, Landscaping.
2. All fences and walls open to view from any public street or highway or
any area in a residential, downtown or commercial district shall be
constructed of the following materials:
a. Metallic panels, at least .024 inches thick, painted with a "baked
on" enamel or similar permanent finish;
b. Masonry; or
c. Other materials comparable to the foregoing if approved by the
director.
- 90 -
Module 1: Use Classifications and Use Regulations
3. Required fences that are not open to view from any street or highway or
any area in a residential, agricultural or commercial zone may be
constructed of material other than as specified in subsection B(2) of this
section if constructed and maintained in accordance with all other
provisions of this section
4. All fences and walls shall be constructed in workmanlike manner and
shall consist solely of new materials unless the Director approves the
substitution of used materials where, in his opinion, such used materials
will provide the equivalent in service, appearance and useful life.
5. All fences and walls, excluding masonry and approved permanent-finish
panels, shall be painted a uniform, neutral color, excluding black, which
blends with the surrounding terrain, and improvements shall be
maintained in a neat, orderly condition at all times.
B. Fence or Wall Required-Exemptions. All outside storage or display open to
view from the exterior boundary of the lot upon which it is conducted shall be
enclosed by a solid wall or fence as set forth in this section, except that the
following uses are exempt from this requirement:
1. Automobile service stations, limited to automobile accessories and
facilities necessary to dispensing petroleum products only.
2. Automobile and vehicle sales, limited to automobiles and vehicles held
for sale or rental only.
3. Mobilehome sales.
4. Parking lots.
C. Modification of Fences or Walls-Conditions.
1. The Chief Planner may modify standards for fences or walls not open to
view from any public street or highway, or any area in a residential,
downtown or commercial district:
a. Where adjoining property is located in an industrial zone and is
developed with another outside storage use; or
b. Where substantial fences, walls or buildings are located adjacent
to lot lines on surrounding property which serve to enclose such
yard as well or better than the wall or fence required by this
section.
-91-
Module I: Use Classifications and Use Regulations
2. Should the use, fence, wall or building providing justification for such
modification be removed, such wall or fence shall be provided in
compliance with this section within six months from the date of such
removal.
D. Landscaping Requirements.
All required fences or walls which are open to view from any street or
highway, or any area in a residential, downtown or commercial district,
shall be provided with at least one square foot of landscaping for each
linear foot of such frontage, and this landscaping shall meet the
following standards:
a. Landscaping shall be distributed along said frontage in
accordance with the site plan approved by the director.
b. No planting area shall have a horizontal dimension of less than
three feet.
c. Landscaping shall be maintained in a neat, clean and healthful
condition, including proper pruning, weeding, removal of litter,
fertilizing and replacement of plants when necessary.
d. A permanent watering system shall be provided which
satisfactorily irrigates all planted areas. Where the watering
system consists of hose bibs alone, these bibs shall be located not
more than 50 feet apart within the required landscaped area.
Sprinklers used to satisfy the requirements of this provision shall
be spaced to assure complete coverage of the required landscape
area.
2. The Chief Planner may approve alternative methods of providing
landscaping where the criteria provided herein would cause unnecessary
hardship or constitute an unreasonable requirement and an alternative
plan will, in his opinion, provide as well or better for landscaping within
the intent of this provision.
E. Surfacing. Outdoor storage areas shall be surfaced with a minimum thickness of
two inches of Type A asphalt concrete over 95 percent relative compaction
native soil, or a minimum thickness of six inches of Class B concrete. Such
surfacing shall be permanently maintained free of structural defects. A waiver or
exception may be granted to allow outdoor storage of non-hazardous materials
on other surfacing only if the following findings can be made:
-92-
Module 1: Use Classifications and Use Regulations
The proposed surfacing is appropriate to the type of product displayed;
and
2. The proposed surfacing will conform to all applicable federal and State
air and water quality standards.
F. Storage Restrictions. All portions of outside storage and display areas shall
have adequate grading and drainage and shall be continuously maintained, and
all raw material, equipment or finished products stored or displayed pursuant to
the provisions of this section:
1. Shall not be stored above the height of the fence or wall within 10 feet of
said fence or wall; and
2. Shall be stored in such manner that it cannot be blown from the enclosed
storage area; and
3. Shall not be placed or allowed to remain outside the enclosed storage
area.
20.380.28 Personal Storage
Personal Storage Facilities shall be located, developed and operated in compliance with
the following standards.
A. Basiness Activity. All Self Storage Facilities shall be limited to dead storage
only. No retail, repair, or other commercial use shall be conducted out of the
individual rental storage units. No activities other than rental of storage units
and pick-up and deposit of dead storage shall be allowed on the premises.
Examples of activities prohibited in said facilities include, but are not limited to
the following:
1. Auctions, Commercial Wholesale or Retail sales, or miscellaneous
garage sales. Excepting auctions required by law to comply with lien
sale requirements. During the course of said lien sales, customer
vehicles shall not be allowed to obstruct travelways within the self
service storage facility.
2. The servicing, repair, or fabrication of motor vehicles, boats, trailers,
lawn mowers, appliances, or other similar equipment.
3. The operation of power tools, spray-painting equipment, table saws,
lathes, compressors, welding equipment, kilns, or other similar
equipment.
-93-
Module 1: Use Classifications and Use Regulations
4. The establishment of a transfer and storage business.
5. Any use that is noxious or offensive because of odors, dust, noise,
fumes, or vibrations.
B. Notice to Tenants. As part of the rental process, the facility manager shall
inform all tenants of conditions restricting storage of hazardous materials and
limitation on the use of the storage units. These restrictions shall be included in
rental contracts and posted at a conspicuous location within the front of each
rental unit.
C. Development Standards. A personal storage facility permit will only be issued
if it complies with the following development standards.
D. Size Limitations. Total lot coverage by any and all structures shall be limited
to fifty percent (50%) of the total lot area.
E. Circulation. Driveway aisles for shall be a minimum of twenty (20) feet wide.
F. Screening. Where exterior wall are required or proposed, they shall be
constructed of decorative block, concrete panel, stucco, or similar material. The
walls shall include architectural relief through variations in height, the use of
architectural "caps", attractive posts, or similar measures. A gate(s) shall be
decorative iron or similar material. Chain link or wood is not appropriate.
G. Fencing. A six (6) foot high security fence shall be provided around the
perimeter of the development at locations where the solid facades of the storage
structures do not provide a perimeter barrier.
H. Open Storage. Open storage, outside an enclosed building, shall be limited to
vehicles and trailers and screened from public view by building facades or solid
fences.
Outdoor Lighting. All outdoor lights shall be shielded to direct light and glare
only onto the personal storage premises and may be of sufficient intensity to
discourage vandalism and theft. Said lighting and glare shall be deflected,
shaded, and focused away from all adjoining property.
J. Signs. Outdoor advertising displays besides those for the personal storage
facility itself shall not be permitted on the premises.
K. Fire Protection. One hour rated construction fire walls shall be provided to
separate every 3,000 square feet within any personal storage structure.
-94-
Module 1: Use Classifications and Use Regulations
L. Portable Storage Buildings. Movable storage buildings shall be allowed if they
are constructed to appear as conventional storage buildings and adhere to all
applicable Uniform Building and Fire Codes.
M. Additional Standards. Where a conditional use permit is required, the City
council may apply additional conditions of approval of the project.
20.380.29 Recycling Facilities
A. Purpose. The purpose of these provisions is to promote recding in compliance
with the requirements of the California Beverage Container Recycling and Litter
Reduction Act (Public Resources Code Section 14500 et seq.)
B. Definitions. For the purposes of this chapter, unless otherwise apparent from
the context, certain words and phrases used in this chapter are defined as
follows:
1. "Mobile recycling unit" means an automobile, truck, trailer or van,
licensed by the Department of Motor Vehicles, which is used for the
collection of recyclable materials. A mobile recycling center also means
the bins, boxes or containers transported by trucks, vans or trailers, and
used for the collection of recyclable materials.
2. "Recyclable material" means reusable material, including, but not
limited to metals, glass, plastic and paper, which are intended for reuse,
remanufacture or reconstitution for the purpose of using the altered form.
Recyclable material does not include refuse or hazardous materials.
Recyclable material may include used motor oil collected and
transported in accordance with Section 25250.11 and 25143.2(b)(4) of
the California Health and Safety Code.
3. "Recycling facility" means a center for the collection and/or processing
of recyclable materials. A certified recycling facility or certified
processor means a recycling facility certified by the California Beverage
Container Recycling and Litter Reduction Act. A recycling facility does
not include storage containers or processing activity located on the
premises of a residential, commercial or manufacturing use and used
solely for the recycling of material generated by that residential property,
for the recycling of material generated by that residential property,
business or manufacturer. Recycling facilities may include the following:
a. Collection Facility. A collection facility is a center for the
acceptance, by donation, redemption or purchase, of recyclable
materials from the public. Such a facility does not use power-
driven processing equipment except as indicated in Section
-95-
Module 1: Use Classifications and Use Regulations
20.380.25C, Criteria and Standards. Collection facilities may
include the following:
i. Reverse vending machines;
ii. Small collection facilities, which occupy an area of not
more than five hundred square feet and may include a
mobile unit; bulk reverse vending machines or a grouping
of reverse vending machines occupying more than fifty
square feet; kiosk type units, which may include
permanent structures; unattended containers placed for the
donation of recyclable materials;
iii. Large collection facilities, which may occupy an area of
more than five hundred square feet or be on a separate
property not appurtenant to a host use, and which may
include permanent structures.
b. Processing Facility. A processing facility is a building or
enclosed space used for the collection and processing of
recyclable materials. "Processing" means the preparation of
material for efficient shipment, or to an end-user's specifications,
by such means as baling, briquetting, compacting, flattening,
grinding, crushing, mechanical sorting, shredding, cleaning and
remanufacturing.
i. Alight processing facility occupies an area of under forty-
five thousand square feet of gross collection, processing
and storage area and has up to an average of two outbound
truck shipments per day. Light processing facilities are
limited to baling, briquetting, crushing, compacting,
grinding, shredding and sorting of source-separated
recyclable materials and repairing of reusable materials
sufficient to qualify as a certified processing facility. A
light processing facility shall not shred, compact or bale
ferrous metals other than food and beverage containers.
ii. A heavy processing facility is any processing facility
other than a light processing facility and is not a permitted
use in South San Francisco.
c. Waste Transfer Facility. A facility which operates as a materials
recovery, recycling and solid waste transfer operation. The
facility provides solid waste recycling and transfer services for
local cities and the San Francisco International Airport. The
facility sorts and removes recyclable materials (including paper,
- 96 -
Module I: Use Classifications and Use Regulations
metal, wood, inert materials such as soils and concrete, green
waste, glass, aluminum and cardboard) through separation and
sorting technologies to divert these materials from the waste
stream otherwise destined for landfill.
4. "Reverse vending machine" means a reverse vending machine is an
automated mechanical device which accepts at least one or more types of
empty beverage containers including, but not limited to aluminum cans,
glass and plastic bottles, and issues a cash refund or a redeemable credit
slip with a value not less than the container's redemption value as
determined by the state. A reverse vending machine may sort and process
containers mechanically provided that the entire process is enclosed
within the machine.
a. A bulk reverse vending machine is a reverse vending machine
that is larger than fifty square feet; is designed to accept more
than one container at a time; and will pay by weight instead of by
container.
C. Criteria and standards. Those recycling facilities permitted by right and
design review approval shall meet all of the applicable criteria and standards
listed below. Those recycling facilities permitted with a use permit shall meet
the applicable criteria and standards; provided, that the planning director,
planning commission or city council, as the case may be, may relax such
standards or impose stricter standards as an exercise of discretion upon a finding
that such modifications are reasonably necessary in order to implement the
general intent of this section and the purposes of this title.
If the zoning district in which the facility is located has a provision requiring all
activities to be conducted completely within an enclosed structure, recycling
collection facilities are exempt from that requirement.
1. Reverse Vending Machines. Reverse vending machines located within a
commercial structure do not require discretionary permits. Reverse
vending machines do not require additional parking spaces for. recycling
customers and may be permitted in all commercial and industrial zones
by right; provided, that they comply with the following standards:
a. Shall be established in conjunction with a commercial use or
community service facility which is in compliance with the
zoning, building and fire codes of the city;
b. Shall be located within thirty feet of the entrance to the
commercial structure and shall not obstruct pedestrian or
vehicular circulation;
- 97-
Module I: Use Classifications and Use Regulations
c. Shall not occupy parking spaces required by the primary use;
d. Shall occupy no more than fifty square feet of ground or floor
space per installation, including any protective enclosure, and
shall be no more than eight feet in height;
e. Shall be constructed and maintained with durable waterproof and
rustproof material;
f. Shall be clearly marked to identify the type of material to be
deposited, operating instructions, and the identity and phone
number of the operator or responsible person to call if the
machine is inoperative;
g. Shall have a sign area of a maximum of four feet per
h. Shall be maintained in a clean, litter-free condition on a daily
basis;
Shall have operating hours at least the equivalent of the
operating hours of the host use;
j. Shall be illuminated to ensure comfortable and safe operation if
operating hours are between dusk and dawn.
2. Small Collection Facilities. Small collection facilities may be sited in
commercial and industrial zones with a use permit, provided the facility
meets all the following standards:
a. Shall be established in conjunction with an existing commercial
use or community service facility which is in compliance with the
zoning, building and fire codes of the city;
b. Shall be no larger than five hundred square feet and occupy no
more than five parking spaces not including space that will be
periodically needed for removal of materials or exchange of
containers;
c. Shall be set back at least ten feet from any street line and shall
not obstruct pedestrian or vehicular circulation;
d. Shall accept only glass, metals, plastic containers, papers and
reusable items. Used motor oil may be accepted with permission
of the local health official;
e. Shall use no power-driven processing equipment except for
reverse vending machines;
- 98 -
Module 1: Use Classifications and Use Regulations
f. Shall use containers that are constructed and maintained with
durable waterproof and rustproof material, covered when site is
not attended, secured from unauthorized entry or removal of
material and shall be of a capacity sufficient to accommodate
materials collected and collection schedule;
g. Shall store all recyclable material in containers or in the mobile
unit vehicle, and shall not leave materials outside of containers
when attendant is not present;
h. Shall be maintained free of litter and any other undesirable
materials, and mobile facilities, at which truck or containers are
removed at the end of each collection day, shall be swept at the
end of each collection day;
i. Shall not exceed noise levels of 60 dbA as measured at the
property line of residentially zoned or occupied property,
otherwise shall not exceed 70 dbA;
j. If the facility is located within one hundred feet of a property
zoned or occupied for residential use it shall operate only during
the hours between nine a.m. and seven p.m.;
k. Containers for the twenty-four-hour donation of materials shall be
at least thirty feet from any property zoned or occupied for
residential use unless there is a recognized service corridor or
acoustical shielding between the containers and the residential
use;
Containers shall be clearly marked to identify the type of material
which may be deposited; the facility shall be clearly marked to
identify the name and telephone number of the facility operator
and the hours of operation, and display a notice stating that no
material shall be left outside the recycling enclosure or
containers;
m. Signs may be provided as follows:
i. Recycling facilities may have identification signs with a
maximum of twenty percent per side or sixteen square
feet, whichever is larger, in addition to informational
signs required in subsection 20.380.25C(2)(1) of this
section. In the case of a wheeled facility, the side will be
measured from the pavement to the top of the container,
ii. Signs must be consistent with the character of the
location,
-99-
Module 1: Use Classifications and Use Regulations
iii. Directional signs, bearing no advertising message, may be
installed with the approval of the city engineer and police
department if necessary to facilitate traffic circulation, or
if the facility is not visible from the public right-of--way;
n. The facility shall not impair the landscaping required by local
ordinances for any concurrent use of this title or any permit
issued pursuant thereto;
o. No additional parking spaces will be required for customers of a
small collection facility located at the established parking lot of a
host use. One space will be provided for the attendant, if needed;
p. Mobile recycling units shall have an area clearly marked to
prohibit other vehicular parking during hours when the mobile
unit is scheduled to be present;
q. Occupation of parking spaces by the facility and by the attendant
may not reduce available parking spaces below the minimum
number required for the primary host use unless all of the
following conditions exist:
The facility is located in a convenience zone or a potential
convenience zone as designated by the California
Department of Conservation, and
ii. A parking study shows that existing parking capacity is
not fully utilized during the time the recycling facility will
be on the site, and
iii. The permit will be reconsidered at the end of eighteen
months.
A reduction in available parking spaces in an established
parking facility may then be allowed as follows:
For a commercial host use:
COMMERCIAL HOST PARKING REDUCTION
Number of Parking Spaces
Available Maximum
Reduction
0-25 0
26 - 35 2
36 - 49 3
- 100 -
Module 1: Use Classifications and Use Regulations
50 - 99 4
100+ 5
Fora community facility host use: A maximum five
spaces reduction may be allowed when not in conflict with
parking needs of the host use;
r. If the permit expires without renewal, the collection facility shall
be removed from the site on the day following permit expiration.
3. Large Collection Facilities. Large collection facilities may be sited in
commercial and industrial zones with a use permit, provided the facility
meets all the following standards:
a. Facility shall not abut a property zoned or planned for residential
use;
b. Facility shall be screened from the public right-of--way by
operating in an enclosed building or:
Within an area enclosed by an opaque fence at least six
feet in height with landscaping as specified in Chapter
20.380, and
ii. At least one hundred fifty feet from property zoned or
planned for residential use,
iii. Meets all applicable noise standards in this chapter;
c. Setback requirements shall be those required in the zoning district
in which the facility is located.
d. All exterior storage of material shall be in sturdy containers
which are covered, secured and maintained in good condition.
Storage containers for flammable material shall be constructed of
nonflammable material and approved by the fire department. Oil
storage must be in containers approved by the fire department and
health official. No storage, excluding truck trailers and overseas
containers shall be visible above the height of the fencing;
e. Site shall be maintained free of litter and any other undesirable
materials, and shall be cleaned of Loose debris on a daily basis;
f. Space shall be provided on site for six vehicles or the anticipated
peak customer load, whichever is higher, to circulate and to
-101-
Module I: Use Classifications and Use Regulations
deposit recyclable materials, except where it is determined that
allowing overflow traffic above. six vehicles is compatible with
surrounding businesses and public safety;
g. One parking space shall be provided for each commercial vehicle
operated by the recycling facility. Parking requirements shall be
as provided for in the zone, except that parking requirements for
employees may be reduced when it can be shown that parking
spaces are not necessary such as when employees are transported
in a company vehicle to a work facility;
h. Noise levels shall not exceed 55 dbA as measured at the property
line of residentially zoned property, or otherwise shall not exceed
70 dbA;
i. If the facility is located within fifty feet of property zoned,
planned or occupied for residential use, it shall not be in
operation between seven p.m. and seven a.m.;
j. Any containers provided for after hours donation of recyclable
materials shall be at least fifty feet from .any property zoned or
occupied for residential use, shall be sturdy, rustproof
construction, shall have sufficient capacity to accommodate
materials collected, and shall be secure from unauthorized entry
or removal of materials. Containers shall be at least ten feet from
any building;
k. Donation areas shall be kept free of litter and any other
undesirable material. The containers shall be clearly marked to
identify the type of material that may be deposited. A notice
stating that no material shall be left outside the recycling
containers must be displayed;
1. Facility shall be clearly marked with the name and phone number
of the facility operator and the hours of operation; identification
and informational signs shall meet the standards of the zone; and
directional signs, bearing no advertising message, may be
installed with the approval of the city engineer and police
department, if necessary, to facilitate traffic circulation or if the
facility is not visible from the public right-of-way;
m. Power-driven processing, including aluminum foil and can
compacting, baling, plastic shredding, or other light processing
activities necessary for efficient. temporary storage and shipment
of material, may be approved through the use permit process if
noise and other conditions are met.
-loa-
Module 1: Use Classifications and Use Regulations
4. Processing Facilities. A light processing facility may be sited in an M-1
zone district with a use permit, provided the facility meets all the
following standards:
a. Facility shall not abut a property zoned or planned for residential
use;
b. Processors shall operate in a wholly enclosed building except for
incidental storage, or:
Within an area enclosed on all sides by an opaque fence or
wall not less than eight feet in height and landscaped
according to the provisions of Chapter 20.73,
ii. Located at least one hundred fifty feet from property
zoned or planned for residential use;
c. Power-driven processing shall be permitted, provided all noise
level requirements are met. Light processing facilities are limited
to baling, briquetting, crushing, compacting, grinding, shredding
and sorting of source-separated recyclable materials and repairing
of reusable materials;
d. A light processing facility shall be no larger than forty-five
thousand square feet and shall have no more than an average of
two outbound truck shipments of material per day and may not
shred, compact or bale ferrous metals other than food and
beverage containers;
e. A processing facility may accept used motor oil for recycling
from the generator in accordance with Section 25250.11 of the
California Health and Safety Code;
f. Setback requirements shall be those required in the M-1 zone
district;
g. All exterior storage of material shall be in sturdy containers or
enclosures which are covered, secured and maintained in good
condition. Storage containers for flammable material shall be
constructed of nonflammable material. Oil storage must be in
containers approved by the fire department and health official. No
storage excluding truck trailers and overseas containers shall be
visible above the height of the fencing.
h. Site shall be maintained free of litter and any other undesirable
materials, and shall be cleaned of loose debris on a daily basis
- 103 -
Module 1: Use Classifications and Use Regulations
and will be secured from unauthorized entry and removal of
materials when attendants are not present;
Space shall be provided on site for the anticipated peak load of
customers to circulate, park and deposit recyclable materials. If
the facility is open to the public, space will be provided for a
minimum of ten customers. except where it is determined that
allowing overflow traffic above six vehicles is compatible with
surrounding businesses and public safety;
j. One parking space shall be provided for each commercial vehicle
operated by the processing center. Parking requirements will
otherwise be as mandated by the zone in which the facility is
located;
k. Noise levels shall not exceed 60 dbA as measured at the property
line of residentially zoned or occupied property, or otherwise
shall not exceed 70 dbA;
If the facility is located within five hundred feet of property
zoned or planned for residential use, it shall not be in operation
between seven p.m. and seven a.m. The facility will be
administered by on-site personnel during the hours the facility is
open;
m. Any containers provided for after hours donation of recyclable
materials will be at least fifty feet from any property zoned or
occupied for residential use; shall be of sturdy, rustproof
construction; shall have sufficient capacity to accommodate
materials collected; and shall be secure from unauthorized entry
or removal of materials;
n. Donation areas shall be kept free of litter and any other
undesirable material. The containers shall be clearly marked to
identify the type of material that may be deposited. A notice
stating that no material shall be left outside the recycling
containers must be displayed;
o. Sign requirements shall be those provided for the M-1 zoning
district. In addition, facility shall be clearly marked with the
name and phone number of the facility operator and the hours of
operation;
p. No dust, fumes, smoke, vibration or odor above ambient level
may be detectable on neighboring properties.
- 104 -
Module I: Use Classifications and Use Regulations
20.380.30 Residential Care Facilities
Residential care facilities shall be located, developed and operated in compliance with
the following standards:
A. Location. Minimum distance from other residential care facilities shall be 300
feet.
B. Screening and Landscaping. A minimum 6-foot high solid wall or fence shall
be provided for purposes of securing outdoor recreational areas and screening
the site. Chain metal fencing and barbed wire are prohibited. All other
provisions of Section 20.380, Landscaping, shall apply.
C. Licensing. Residential care facilities shall be licensed and certified by the State
of California and shall be operated according to all applicable State and local
regulations.
D. Parking. All parking shall be located to the side and/or rear of a structure. All
other requirements of Chapter: 20.350: Parking and Loading shall apply. One
space shall be provided for every four beds in the facility. Residents may not
keep personal vehicles on the property while in residence unless the facility
provides parking for residents and employees at the rate of one parking space
for every two beds in the facility.
E. No Drug or Alcohol Use. Residents and staff shall sign an agreement affirming
that use of drugs or alcohol on the premises is prohibited and acknowledging
that drug or alcohol use will result in termination or eviction.
20.380.31 Second Dwelling Units
A permit will be issued as a ministerial matter for a second dwelling unit, in addition to
the first single-unit dwelling on a lot when all of the conditions below are met. Such
permits may be processed and issued as an administrative matter by the Chief Planner
after review and consideration of the application without requirement of hearing.
A. Location. Second units may be established on any lot in any district where a
primary single unit dwelling has been previously established or is proposed to
be established in conjunction with construction of a second unit. Only one
second unit is permitted per primary single-family dwelling on the same lot. The
primary unit must meet all City codes including the height, setback, lot
coverage, parking, and other zoning requirements. Any nonconforming
structures must be brought into conformance prior to construction of second
unit.
- 105 -
Module 1: Use Classifications and Use Regulations
B. Development Standards. Second units shall conform to the height, setbacks, lot
coverage and other zoning requirements of the zoning district in which the site
is located, the following development standards, other requirements of the
zoning ordinance, and other applicable City codes. Applications for a second
dwelling shall include the following information to assist the Zoning
Administrator in determining compliance with this section: (1) location map and
site plan drawn to scale showing existing and proposed structures and additions,
orientation and dimension of lot and structure(s) on the lot, and adjacent streets.
access and parking and (2) a floor plan of existing and proposed structures.
C. Type of unit. The second unit shall provide separate, independent living
quarters for one household. The second unit may be attached, detached, or
located within the living areas of the primary dwelling unit on the lot, subject to
the standards of this Section. An existing single-family dwelling may be
converted into two dwelling units.
D. Maximum Floor Area. The total area of floor space of a detached second unit
shall not exceed 1,200 square feet. The floor area of an attached second unit
shall not exceed 30 percent of the living area or the minimum area of an
efficiency unit as described in section 17958.1 of the California Health and
Safety Code, whichever is greater.
E. Architectural Compatibility. The entrance to an attached second unit shall be
separate from the entrance to the first unit and shall be installed in a manner as
to negate an obvious indication of two (2) units in the same structure. A second
unit shall be designed and constructed so as to blend with and complement the
existing single-family unit in terms of height, roofing, siding materials and
color.
F. Parking. In addition to parking required for the existing residence, an additional
one covered space for efficiency units and one bedroom units, two covered
parking spaces for two, three, and four bedroom units, and one parking space
per bedroom thereafter shall be provided. Access to parking for the primary and
second unit shall be provided via a paved driveway in compliance with City
codes.
G. Use limitation. Either the primary or secondary unit may be for rental purposes
and neither unit may be sold separately.
H. Deed Restrictions. Before obtaining a building permit, the property owner shall
file with the County Recorder a declaration or agreement of restrictions which
has been approved by the City Attorney as to its form and content, containing a
reference to the deed under which the property was acquired by the owner
stating that:
- 1~6-
Module I: Use Classifications and Use Regulations
1. The second dwelling unit shall be considered legal only so long as either
the primary residence or the second dwelling is occupied by the owner of
the property.
2. The second dwelling cannot be sold separately.
3. The restrictions shall be binding upon any successor in ownership of the
property, the City may enforce these provisions at the cost of the owner,
and enforcement may include legal action against the property owner.
I. Conversion of an Existing House to a Second Unit. In cases where an existing
single-family residence of a size 1,200 square feet or less, the Zoning
Administrator may approve the construction of one additional residence which
is intended to be the primary residence on the property. The existing residence,
which is intended to become the lawful second unit, must comply with all the
requirements of this code, including the second-dwelling size limitations. The
primary residence shall be constructed in accordance with the provisions of the
applicable zoning district and other requirements of this code.
20.380.32 Single Room Occupancy Hotels
Single Room Occupancy Hotels shall be located, developed, and operated in
compliance with the following standards:
A. Maximum Occupancy. Each SRO living unit shall be designed to accommodate
a maximum of two persons.
B. Minimum Size. An SRO living unit must have at least 150 square feet of floor
area, excluding closet and bathroom. No individual unit may exceed 400 square
feet.
C. Allowable Facilities. An SRO living unit may contain partial or complete
kitchen and bath facilities. If individual bath facilities are not provided, common
bath facilities must be provided in compliance with Chapter 11.20 of the County
Code.
D. Open Space Required. Each facility shall provide at least 200 square feet of
interior common space or 4 square feet of interior common space per living unit,
which ever is larger, not including janitorial storage, laundry facilities and
common hallways.
20.380.33 Social Service Facilities
All Social Service Facilities shall provide: adequate and accessible sanitary facilities,
including lavatories, rest rooms and refuse containers; sufficient patron seating
- 107 -
Module I: Use Classifications and Use Regulations
facilities for dining, whether indoor or outdoor; effective screening devices such as
landscaping and masonry fences in conjunction with outdoor activity areas; a plan of
operation, including but not limited to, patron access requirements, hours of operation,
control of congregate activity, security measures, litter control, and noise attenuation.
Evidence of compliance with all Building and Fire Safety regulations and any other
measures determined by the City Council to be necessary and appropriate to ensure
compatibility of the proposed use or uses with the surrounding area shall be provided
with permit applications.
20.380.34 Taxi and Limousine Services
No fleet vehicles shall be parked in a residential district or in the public right-of--way.
-IOS-