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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-