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HomeMy WebLinkAbout11-20-2008 PC e-PacketCITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE November 20, 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 fhe 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, 31.5 Maple Avenue or telephone (650) 877-8535 or by a-mail at web- ecdt:~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 Pacers 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 fhe 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 395 Maple Avenue, South San Francisco, California 94080. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE November 20, 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 November 6, 2008. PUBLIC HEARING 2. Sign Ordinance Zoning Text Amendment City of South San Francisco/applicant Citywide P08-0093: ZA08-0006 Text Amendment -Sign Ordinance text amendment to section 20.76.170 Special Circumstances, to allow employee oriented signs for multi-building campus-like facilities in accordance with SSFMC Chapters 20.76 & 20.86. 3. Type "C" South Campus Banner Program Genentech, Inc/applicant HCP Life Science Estates/owner 470 E Grand Avenue P08-0080: DR08-0039 & Signs08-0049 Type "C" Sign Permit to allow employee oriented signs at the Genentech South Campus located 450 & 640 East Grand Avenue in the Planned Industrial Zone (P-I) District in accordance with SSFMC Chapters 20.32, 20.76, 20.85 & 20.86 Planning Commission Agenda - Cont'd Page 3 November 20, 2008 4. Parking .Comp of America Airport/applicant Hanna, Elias S/owner 160 Produce Ave P06-0088: PUD 07- 0003, UP06-0020 & DR06-0072 (Continued from October 16, 2008) Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 14,113 square feet instead of the minimum requirement of 47,350 square feet. Use Permit and Design Review allowing a new canopy entry and landscaping, 24-hour operation, generating in excess of 100 average daily vehicle trips vehicles, fences greater than 3 feet in height within the minimum required street setbacks, and expanding the existing commercial parking use on several lots adjacent to San Mateo Drive(APNs 015-113-210, 015-113-290, 015-113-330 thru 350, 015-113-440, 015-114-390, 015-114-420, 015-114-450 thru 500), in the Planned Industrial (P-I) and the Industrial (M-1) Zoning Districts, in accordance with SSFMC Chapters 20.30, 20.32, 20.73, 20.81, 20.84 & 20.85 5. Kais Broadway/applicant LBA, REALTY FUND III - WB/owner 800 DUBUQUE AVE P08-0057: UP08-0008, DR08-0026, VAR08-0006 & TDM08-00004 Use Permit and Design Review allowing an outdoor emergency generator at an existing multi-tenant building, Transportation Demand Management Plan to reduce vehicle trips and parking, and a Variance to reduce parking to a total of 293 spaces instead of the minimum requirement of 325 spaces, situated at 810 Dubuque Avenue (APN 015-021-030), in the Planned Commercial (P-C) Zone District, in accordance with SSFMC Sections 20.24.070(b) and Chapters 20.81, 20.85 & 20.120. 6. Type "C" -Master Sign Program SSW Signs/applicant Citi Garden Hotel/owner 245 S AIRPORT BLVD P08-0039: DR08-0018 8- Signs08-0024 Type "C" Master Sign Program for the CitiGarden Hotel and Beijing Buffet at 245 So. Airport Blvd. in the Planned Commercial Zone (P-C-L) District in accordance with SSFMC Chapters 20.24, 20.85 & 20.86 ADMINISTRATIVE BUSINESS 7. County of San Mateo/applicant County of San Mateo/owner 1050 Mission Rd P08-0094: PCA08-0006 General Plan Conformity finding for a proposed transfer of real property interests in the County of San Mateo north county court facility to the State of California, situated at 1050 Mission Road (APN 011-302- 250), in the Multi-Family Residential Zone District (R-3-L), in accordance with provisions of the State of California Government Code Sections 65402 and 70301-70404. s:~,4gewdgs\PLAww%w9 Govuvw%sscow\zoo8\i2-2o-o81zPCftgewda.doc Planning Commission Agenda - Cont'd Page 4 November 20, 2008 8. Use Permit -Medical Services Smith, Kathleen/owner Chas Jones/Applicant 91 WESTBOROUGH BLVD P08-0064: UP08-0009 & DR08-0028 Review building exterior of color scheme and "green screen" details for the generator enclosure. 9. Study Session Zoning Ordinance Update Citywide P07-0136: ZA07-0007 Zoning Ordinance Update Use Regulation Module #1 -Base District regulation discussion including the land use for each of the base zones. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT Susy Kalki Secretary to the Planning Commission City of South San Francisco NEXT Regular Meeting December 4, 2008, Municipal Services Building, 33 Arroyo Drive, MEETING: ~ South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.net/depts/comms/planninu/agenda minutes.asp or via http: //we bl i n k.ssf. net SK/bla S:~}9CwdAS\'PLAwwiwg Cove.wtCssiow\2008\ii-20-08RPCftgCwdA.doc MINUTES November 6, 2008 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION ~1Mt CALL TO ORDER /PLEDGE OF ALLEGIANCE 7:30 n.m. ROLL CALL PRESENT: Commissioner Oborne, Commissioner Moore, Commissioner Teglia, Commissioner Zemke, Vice Chairperson Giusti and Chairperson Prouty ABSENT: STAFF PRESENT: CHAIR COMMENTS AGENDA REVIEW Commissioner Sim Planning Division: City Attorney: Engineering Division: Police Department: Fire Prevention. ORAL COMMUNICATIONS No Changes David Sincatta, Counsel for Parking Company of America Airport (PCAA), provided an update to-the Commission on their application and pointed out that they will be submitting an ingress/egress plan and a revised landscaping plan. CONSENT CALENDAR 1. Approval of meeting minutes of October 16, 2008. 2. Use Permit Modification Chamberlin ~ Kaiser Permanente /Owners Chamberlin /Applicant 220 Oyster Point Boulevard P04-0131: UPM08-0004 8~ DR08-0044 Use Permit modification and Design Review to relocate the driveway access and modify the landscaping for the new Kaiser medical building at 220 Oyster Point Boulevard in the P-C Planned Commercial Zone District from Oyster Point Boulevard to the internal Federal Express driveway in accordance with SSFMC chapters 20.81 and 20.91 Application withdrawn Vice Chairperson Teglia pulled item 2 from the Consent Calendar. Susy Kalkin, Chief Planner Steve Carlson, Senior Planner Girard Beaudin, Associate Planner Bertha Aguilar, Admin. Asst. II Brian Grossman, Assistant City Attorney Sam Bautista, Senior Civil Engineer Sergeant ]on Kallas, Planning Liaison Luis Da Silva, Assistant Fire Marshall Motion--Commissioner Zemke/Second--Commissioner Prouty to approve the remainder of the Consent Calendar. Approved by unanimous voice vote. Commissioner Sim -absent Planning Commission Meeting of November 6, 2008 PUBLIC HEARING -CONSENT CALENDAR 2. Use Permit Modification Chamberlin & Kaiser Permanente /Owners Chamberlin /Applicant 220 Oyster Point Boulevard P04-0131: UPM08-0004 & DR08-0044 Use Permit modification and Design Review to relocate the driveway access and modify the landscaping for the new Kaiser medical building at 220 Oyster Point Boulevard in the P-C Planned Commercial Zone District from Oyster Point Boulevard to the internal Federal Express driveway in accordance with SSFMC chapters 20.81 and 20.91 Application withdrawn Vice Chairperson Teglia acknowledged that the application was being withdrawn and commented that the utilities located at the driveway are not stealthed with rocks or bushes of some type as discussed during the project approval process and suggested that staff work with the applicant to address this. Motion--Commissioner Prouty /Second--Vice Chairperson Teglia to accept P04-0131: UPM08- 0004 & DR08-0044 as withdrawn. Approved by unanimous voice vote. Commissioner Sim -absent PUBLIC HEARING -CONSENT CALENDAR 3. Type "C" Master Sign Program Haskins, Richard E TR/Owner Alexandria RE Equities/Applicant 400-450 E. Jamie Ct P08-0058: Signs08-0047 8~ DR08-0036 Type C Master Sign Program to allow installation of monument signs and building mounted signs on the site located at 400-450 East Jamie Court in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32, 20.76, 20.85, & 20.86 Public Hearing opened. Senior Planner Beaudin presented the staff report. Steve Peterson, Architect, was available to answer any questions the Commission might have. There being no speakers the Public Hearing was closed. Commissioner Prouty asked if there would be sufficient clearance to ensure the corner sign would not be hit by large trucks. Mr. Peterson replied that the street is busy but felt that the sign was set back far enough to avoid any potential damage by trucks. Commissioner Zemke questioned if the signs on the buildings would be back lit. Senior Planner Beaudin replied that the signs would be internally illuminated. Motion--Vice Chairperson Teglia/Second--Commissioner Moore to approve P08-0058: Signs08- 0047 & DR08-0036. Approved by unanimous voice vote. Commissioner Sim -absent POCUw~.ev~.t1 pagezof ~ Planning Commission Meeting of November 6, 2008 ADMINISTRATIVE BUSINESS 4. BURNS & MCDONNELL ENGINEERING/applicant Shell Oil Products/owner 135 N ACCESS RD Reviewing Landscape Plan for 135 North Access Road. Senior Planner Carlson presented the staff report. Vice Chairperson Teglia questioned if the fence had been moved back ten feet or if the trees were being placed behind the fence. Senior Planner Carlson noted that the trees are behind the fence and that there would. be 10 feet of depth between the sidewalk and fence. Vice Chairperson Teglia and Senior Planner Carlson discussed the tree size being proposed for the site as well as maintenance Conditions of Approval. Bill Fee, Landscape Architect with Cartuchi and Associates, clarified that they are proposing 36 inch box size trees which will be staked and maintained. Commissioner Oborne recalled discussing that the plants would be larger and was concerned that they would remain the same size. Mr. Fee explained that horitculturally aplant is more adaptable if it is planted at a younger stage. He further noted that, taking into consideration that the site was a salt marsh and there is a slough next to it, it is best to use small adaptable plants because large plants may go into shock and not grow. Senior Planner Carlson informed the Commission that the Conditions of Approval were restructured to require mature shrubs and specimen size trees. Motion--Commissioner Prouty /Second--Commissioner Oborne to accept the revised landscape plan for 135 North Access Road. Approved by unanimous voice vote. Commissioner Sim -absent 5. Genentech Master Plan Implementation Acceptance of employee shuttle stop locations and designs. Senior Planner Beaudin presented the Staff Report. Shar Zamanpour, Genentech Inc., noted she, Geraldine O'connor, John Flynn and Andrew Keller were present to report on the shuttle stop locations. She pointed out that the shuttle system has been key to their having a successful Transportation Demand Management Program. The Planning Commission complimented Genentech for their .shuttle plan and noted that the City is proud of the outcome. Consensus of the Commission to accept the report. ITEMS FROM STAFF None nocuvwewts gage s of ~ Planning Commission Meeting of November 6, 2008 ITEMS FROM COMMISSION Project Quality -Vice Chairperson Teglia commented on how easy it is to approve superior projects, such as the ones presented at this meeting. He requested that staff communicate with future applicants that the Commission is looking for better projects to avoid having the application continued to another meeting for further review. Fairfield Development trees -Commissioner Prouty also commented on the dilapidated state of the trees at the Fairfield project site. He expressed concern on the visible aspect of the trees and asked staff to look into rectifying the situation. Chief Planner Kalkin informed the Commission that there is an ongoing maintenance agreement that the site needs to adhere to. Vice Chairperson Teglia observed that the Fairfield Development was required to install awning material on the corners to cover the conduits but only installed the material on the outer edge and never put it underneath and requested staff look into the matter. Rental facility adjacent to Costco -Vice Chairperson Teglia expressed concern with the temporary fencing and cars being parked on the landscaped areas at the rental facility that is adjacent to Costco. He pointed out that the current use is not conforming to any rules and requested that Code Enforcement be alerted of the situation. ITEMS FROM THE PUBLIC None ADJOURNMENT 10:00 P.M. Chairperson Giusti adjourned the meeting to November 20, 2008. Susy Kalkin Mary Giusti, Chairperson Secretary to the Planning Commission Planning .Commission City of South San Francisco City of South San Francisco SK/bla Pocuwtevitl Fa9e4of 4 ~o~~x„S~~ Planning Commission o .~ o Staff Repo ~~t c9LIFOR~S~ DATE: November 20, 2008 TO: Planning Commission SUBJECT: AN AMENDMENT TO CHAPTER 20 OF THE CITY OF SOUTH SAN FRANCISCO MUNICIPAL, SECTION 20.76.170 TO ESTABLISH PROVISIONS FOR EMPLOYEE-ORIENTED SIGNS FOR MULTI-BUILDING CAMPUS-TYPE FACILITIES. Owner: City of South San Francisco Applicant: City of South San Francisco Case Nos.: P08-0093 & ZA08-0006 RECOMMENDATION: It is recommended that the Planning Commission adopt the attached resolution recommending that the City Council adopt the attached ordinance amendment establishing procedures to permit employee-oriented signs for multi-building campus-type facilities, subject to the approval of a Type `C' Special Circumstances Sign Permit. BACKGROUND/DISCUSSION: In December of 2007 the Planning Commission approved a zoning text amendment and banner program for the Genentech Campus Master Plan area which allowed for the placement of "patient success story" signage at various locations on its campus. This amendment was subsequently adopted by the City Council in January of 2008. At that meeting, the Council directed staff to prepare an ordinance amendment to accommodate similar employee-oriented sign programs throughout the City. The intent of the direct was to allow other building owners and tenants to have the same ability as Genentech to install employee-oriented signs within multi-building, campus-like environments. Consistent with the policies in the General Plan, and the direction from the City Council, staff has drafted provisions to allow owners and tenants to apply for a Type "C" Special Circumstances Sign Permit in conjunction with the Special Circumstances sign permit procedure outlined in Chapter 20.76 (Sign Regulations). Sub-section (g) has been added to Section 20.76.170 of the Special Circumstances sign regulations. The new section allows for "employee-oriented signs for multi-building campus-like environments, of which at least 400,000 total square feet of development is occupied by a single tenant". Staff Report To: Planning Commission Re: P08-0093 -Sign Ordinance Text Amendment November 20, 2008 Page 2 of 4 Review and approval criteria address the same issues identified in the GMP Amendment and include architectural integration, orientation toward the interior of the campus (not public areas), quality sign design (ex. hidden framing), and copy associated with on-site business entity. To ensure that these criteria are met, the applicant would be subject to a Type "C" Special Circumstances Sign Permit, which would require Planning Commission review and approval. ENVIRONMENTAL REVIEW: Staff has determined that the proposed prof ect is categorically exempt pursuant to the provisions of the "General Rule" (CEQA Section 15061 (b) (3)) that CEQA applies only to projects that have, the potential for causing a significant effect on the environment; and "Accessory Structures" (CEQA Section 15311(a) On-premise signs (CEQA Guidelines). Therefore, no further environmental review is necessary. CONCLUSION: The proposed ordinance amendment is consistent with the South San Francisco General Plan. The amendment will provide other business owners and tenants to apply for employee-oriented signs program within multi-building campus-like facilities. Therefore, staff recommends that the Planning Commission adopt the attached resolution recommending that the City Council adopt the subject ordinance and related criteria to allow employee-oriented signs for multi-building, campus-type facilities, subject to obtaining a Type "C" Special Circumstances Sign Permit. i Gerry eaudin, AICP, LEED AP Senior Planner ATTACHMENTS: Draft Planning Commission Resolution and Findings Draft City Council Ordinance RESOLUTION NO. PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING ADOPTION OF AN ORDINANCE BY THE CITY COUNCIL TO AMEND SECTION 20.76.170 OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE, TO REQUIRE TYPE "C" SIGN PERMITS, AND ESTABLISH REGULATIONS, FOR CERTAIN EMPLOYEE- ORIENTED SIGNS TO BE ERECTED IN MULTI-BUILDING, CAMPUS-LIKE FACILITIES. WHEREAS, at its regular meeting on January 16, 2008, the City Council directed staff to prepare a zoning amendment that would allow employee-oriented signs to be erected on multi- building, campus-like facilities; and WHEREAS, the proposed zoning amendment will allow multi-building, campus-like facilities to erect employee-oriented signs, subject to obtaining a Type "C" Sign Permit, and complying with the proposed regulations, including architectural integration, orientation towards the interior of the campus, disguising attachment apparatus, and restricting copy to that associated with the entity for which the permit is issued; and, WHEREAS, the proposed zoning amendment has been determined to be "Categorically Exempt" under the "General Rule" (CEQA Section 15061 (b) (3)) that CEQA applies only to projects that have the potential for causing a significant effect on the environment; and WHEREAS, the proposed zoning amendment is consistent with the City of South San Francisco General Plan,. because the amendment is compatible with the General Plan's objectives and policies and does not obstruct attainment of any objectives or policies; and WHEREAS, on November 20, 2008, the Planning Commission held a properly noticed public hearing to consider the proposed zoning amendment. NOW THEREFORE, based on the entirety of the record before it, which includes without limitation, the South San Francisco General Plan, the South San Francisco Municipal Code, all reports, minutes and transcripts from the November 20, 2008, Planning Commission meeting, the Planning Commission of the City of South San Francisco, does hereby RESOLVE as follows: 1. The foregoing recitals are true and correct and made apart of this resolution. Subject to conditions of approval, the Planning Commission recommends adoption of the proposed zoning amendment to Municipal Code section 20.76.170, to require Type "C" Sign Permits and establish regulations for certain employee-oriented signs to be erected on multi-building, campus- like facilities, as described in the draft ordinance attached as Exhibit A, and incorporated herein by reference. I hereby certify that the foregoing Resolution was regularly introduced and adopted by the Planning Commission of the City of South San Francisco at a regular meeting held on the day of , 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: 1169221.1 4 Exhibit A Draft Ordinance 20.76.170 Special Circumstances. Unusual site conditions, locations, particular unique signing requirements, or other design factors may warrant types; heights, and sizes of signs not otherwise permitted by the regulations of this chapter. Such signs, including but not limited to the following, shall require a type "C" permit: (a) Roof signs which extend above the highest point on the roof or of the type not allowed by Section 20.76.160. (b) Any individual sign, or combination of all signs on any one property, which exceeds the height or area limitations prescribed in this chapter. (c) Time and temperature signs, or any other signs which incorporate a changeable electronic message. (d) Readerboard signs or other signs with changeable copy, including theatre marquees. (e) Signs in the D-C Zone District which are of a classic design style, consistent with those designed and erected in the 1940's and 1950's. (f) Signs in the El Camino Real, Airport/South Airport Boulevard, and Highway 101 corridor areas which have special sign needs due to the regional nature of the use, the traveler- oriented nature of the use, or other special requirements. (gl Employee-oriented signs for multi-building campus-like facilities, of which at least 400.000 total square feet of development is occupied by a single tenant. Signs approved pursuant to this subsection shall (il be architecturally integrated with the buildings to which they are -- - --- -- attached; (ii) be oriented toward the interior of the campus and not a public area. including public -_-- ri~hts-of--way and public open space (iii) hide from view or disguise any separate structure or apparatus required to attach the signs to buildings; and (ivl only contain copy that is directly associated with the entity for which the sign permit is issued. Type "C" sign permits issued pursuant to this subsection shall expire immediately if the facility is no longer owned or primarily occupied by the entity for which the permit is issued. Application to the planning commission shall include reasons or exceptional circumstances which warrant consideration for exceeding the prescribed standards (e.g. nonconforming structures, visual obstruction, unusual building location, etc.). The planning commission may approve, conditionally approve, modify, or deny a request. The decision of the planning commission may be appealed to the city council. ~~~ ORDINANCE NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA AN ORDINANCE AMENDING SECTION 20.76.170 OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE, TO REQUIRE TYPE "C" SIGN PERMITS, AND ESTABLISH REGULATIONS, FOR CERTAIN EMPLOYEE-ORIENTED SIGNS TO BE ERECTED IN MULTI-BUILDING, CAMPUS-LIKE FACILITIES. WHEREAS, at its regular meeting on January 16, 2008, the City Council directed staff to prepare a zoning amendment that would allow employee-oriented signs to be erected on multi- building, campus-like facilities; and WHEREAS, the proposed zoning amendment will allow multi-building, campus-like facilities to erect employee-oriented signs, subject to obtaining a Type "C" Sign Permit, and complying with the proposed regulations, including architectural integration, orientation towards the interior of the campus, disguising attachment apparatus, and restricting copy to that associated with the entity for which the permits is issued; and, WHEREAS, the proposed amendments have been determined to be "Categorically Exempt" under the "General Rule" (CEQA Section 15061 (b) (3)) that CEQA applies only to projects that have the potential for causing a significant effect on the environment; and WHEREAS, the proposed zoning amendment is consistent with the City of South San Francisco General Plan, because the amendment is compatible with the General Plan's objectives and policies and does not obstruct attainment of any objectives or policies; and WHEREAS, on November 20, 2008, the Planning Commission held a properly noticed public hearing to consider the proposed zoning amendment, and recommend that the City Council adopt and ordinance to amend the Municipal Code to allow employee-oriented signs to be erected in multi-building, campus-like facilities; and WHEREAS, the Recitals, findings, and determinations contained herein constitute the independent findings and determinations of the City Council, and are based on all competent and substantial evidence in the record, both oral and written, which includes without limitation, the South San Francisco General Plan, the South San Francisco Municipal Code, all reports, minutes and transcripts from the November 20, 2008, Planning Commission meeting, and all reports, minutes and transcripts from the , 2008, City Council meeting. NOW THEREFORE, based on the entirety of the record before it, the City Council of the City of South San Francisco, does hereby ORDAIN as follows: DRA~'1' SECTION 1. AMENDMENTS The City Council hereby amends section 170 of Chapter 76 of Title 20 of the South San Francisco Municipal Code to add subsection (g) as follows (added text in double-underline): 20.76.170 Special Circumstances. Unusual site conditions, locations, .particular unique signing requirements, or other design factors may warrant types, heights, and sizes of signs not otherwise permitted by the regulations of this chapter. Such signs, including but not limited to the following, shall require a type "C" permit: (a) Roof signs which extend above the highest point on the roof or of the type not allowed by Section 20.76.160. (b) Any individual sign, or combination of all signs on any one properly, which exceeds the height or area limitations prescribed in this chapter. (c) Time and temperature signs, or any other signs which incorporate a changeable electronic message. (d) Readerboard signs or other signs with changeable copy, including theatre marquees. (e) Signs in the D-C Zone District which are of a classic design style, consistent with those designed and erected in the 1940's and 1950's. (f) Signs in the EI Camino Real, Airport/South Airport Boulevard, and Highway 101 corridor areas which have special sign needs due to the regional nature of the use, the traveler- oriented nature of the use, or other special requirements. (~) Employee-oriented suns for multi-building campus-like facilities. of which at least 400,000 total square feet of development is occupied by a single tenant. Suns approved pursuant to this subsection shall (il be architecturally integrated with the buildings to which they are attached: (iil be oriented toward the interior of the campus and not a public area, including public riehts-of--way and public open space; (iiil hide from view or disguise any separate structure or apparatus required to attach the suns to buildings; and (ivl only contain copy that is directly associated with the entity for which the sign permit is issued.. Type "C" sign permits issued - _ _ ----- pursuant~to this subsection shall expire immediately if the facility is no loner owned or primarily occupied by the entity for which the permit is issued. Application to the planning commission shall include reasons or exceptional circumstances which warrant consideration for exceeding the prescribed standards (e.g. nonconforming structures, visual obstruction, unusual building location, etc.). The planning commission may approve, conditionally approve, modify, or deny a request. The decision of the planning commission may be appealed to the city council. SECTION 2. SEVERABILITY If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of this ordinance, including the application of such part or provision to DRAFT, other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this ordinance are severable. The City Council of the City of South San Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. SECTION 3. PUBLICATION AND EFFECTIVE DATE This Ordinance shall be published once, with the names of those City Councilmembers voting for or against it, in the San Mateo Times, a newspaper of general circulation in the City of South San Francisco, as required by law, and shall become effective thirty (30) days from and after its adoption. Introduced and adopted at a regular meeting of the City Council of the City of South San Francisco, held the day of , 2008. Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the City Council held the day of , 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance this day of , 2008. Pedro Gonzalez, Mayor 1169656.1 1164958.1 o °°~x~~s~'~~ Plannin Commission g H Jc9LIFOR~~~o Staff Report DATE: November 20, 2008 TO: Planning Commission SUBJECT: Type "C" Sign -Special Circumstances -South Campus Banner Program to allow two banners within South Campus (Building 46 and Parking Structure A) at 450 & 640 East Grand Avenue in accordance with South San Francisco Municipal Code Sections 20.76 and 20.86. Owner: HCP Applicant: Genentech, Inc. Case Nos.: P08-0080: SIGNS08-0049 Address: 450 & 640 East Grand Avenue RECOMMENDATION: That the Planning Commission approve application P08-0080: SIGNS08-0049 based on the attached Draft Findings and subject to the attached Draft Conditions of Approval. BACKGROUND: In early 2008, the City Council adopted an ordinance to amend Chapter 20.40 (Genentech Research and Development Overlay District) to all allow Genentech to install a "patient success story" banner program on the main campus. At the same time the City Council directed staff to amend the City's sign ordinance to allow other city property owners, business owners, and tenants to have the ability to apply to erect similar employee-oriented sign programs. In response, Sign Ordinance amendment application P08-0093 is before the Commission at this time. The applicant understands that the City's current zoning ordinance does not permit the subject sign application. The staff report has a condition of approval that clearly states that any approval related to the subject application is contingent upon successful adoption of the Sign Ordinance amendment presently under consideration. The current application has been evaluated using the criteria included in application P08-0093. Should the Planning Commission not approve or modify the text amendment (application P08-0093), the subject application would have to be withdrawn or modified accordingly. STAFF REPORT -STUDY SESSION TO: Planning Commission SUBJECT: South Campus Type C Sign Application DATE: November 20, 2008 Page 2 DISCUSSION: Genentech has applied to expand the main campus sign program to what is now referred to as the South Campus. The South Campus (formerly known as Britannia East Grand) is located at the easterly terminus of East Grand. The project is owned by HCP, leased by Genentech. Genentech is proposing two display locations for the South Campus -Parking Structure A (PS- A), and Building 46 (B46). PS-A is one of two parking structures on South Campus. The primary use of the building is parking. However, the building also includes a fitness facility. The window displays/graphics are proposed for the windows on the ground floor of the building, covering approximately 210 square feet. Initially, the graphic proposed for Building 46 .was shown as a building mounted (not window mounted) design. The Design Review Board commented that the display was not architecturally integrated. Genentech modified the application to include a window mounted display lower on the building totaling approximately 280 square feet. This change addresses. the concern expressed by the Design Review Board. Both signs are the same 3M (or equal) window mounted film, and are consistent with the signs approved for the main Genentech campus. They include a picture of a patient, the patient's name, the patient's story, the name of the drug they are using, and a corporate logo. Findings Discussion The draft. findings attached to the staff report and discussed below are based on the findings required by the SSFMC and on the criteria outlined in the requisite zoning ordinance text amendment (application P08-0093) for Type "C" Special Circumstances sign applications. a) Neighborhood Compatibility -The proposed signs are both consistent with the character and quality of the buildings where they are mounted. The signs are oriented toward the interior of the campus and are not visible from public areas, including public rights-of--way and public open spaces. b) Readability -The proposed signs are designed to be pedestrian oriented in nature, visible from areas of the campus that are well traveled by employees. STAFF REPORT -STUDY SESSION TO: Planning Commission SUBJECT: South Campus Type C Sign Application DATE: November 20, 2008 Page 3 c) Integration with Architectural Features -The proposed signs are to be applied to existing windows on the building. The graphic material will be applied in a manner that does not require any frame structure or separate apparatus to attach the sign to the building. d) Design Review Board Recommendation -The Design Review Board commented that the sign proposed for B46 should be relocated from the top area of the building or removed from the program. ~ The applicant relocated the sign lower on the building and to an area with glass. The modifications are reflected in the plans attached to the staff report, and address the concerns of the Board. e) Special Circumstances 1. The banner program is designed to be employee oriented, focusing on people helped by drugs created by Genentech employees. 2. The banner program is proposed for amulti-building, campus-like environment, where the primary tenant is Genentech and Genentech occupies approximately 790,000 square feet of leasable area.- ENVIRONMENTAL REVIEW: Staff has determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311(a) On-premise signs (CEQA Guidelines). Therefore, no further environmental review is necessary. CONCLUSION: Pending the successful outcome of the sign ordinance text amendment (application P08-0093), staff recommends that the Planning Commission approve the proposed banner program for the South Campus based on the attached Draft Findings and subject to the attached Draft Conditions of Approval. Gerry eaudin, AICP, LEED AP Senio Planner Attachments: 1. Draft Findings 2. Draft Conditions of Approval 3. Plans, dated November 7; 2008 DRAFT FINDINGS OF APPROVAL TYPE C SIGN APPLICATION -SOUTH CAMPUS BANNERS P08-0080: SIGNS08-0049 (As recommended by the Planning Division -November 20, 2008 As required by the "South San Francisco Municipal Code" (SSFMC Sections 20.76 & 20.86), the following findings are made in support of a Type C sign application for two locations including Building 46 and Parking Structure A, in accordance with SSFMC Sections 20.76 & 20.86, based the materials submitted by the applicant to the City of South San Francisco Planning Division dated November 7, 2008, and Planning Commission direction during the Public Hearing, dated November 20, 2008. a) Neighborhood Compatibility -The proposed signs are both consistent with the character and quality of the buildings where they are mounted. The signs are oriented toward the interior of the campus and not visible from public areas, including public rights-of--way and public open space. b) Readability -The proposed signs are designed to be pedestrian oriented in nature, visible .from areas of the campus that are well traveled by employees. c) Integration with Architectural Features -The proposed signs are to be applied to existing windows on the building. The graphic material will be applied in a manner that does not require any frame structure or separate apparatus to attach the sign to the building. d) Design Review Board Recommendation -The Design Review Board commented that the sign proposed for B46 should be relocated from the top area of the building or removed from the program. The applicant relocated the sign lower on the building and to an area with glass. The modifications are reflected in the plans attached to the staff report. e) Special Circumstances i. The banner program is designed to be employee oriented, focusing on people helped by drugs created by Genentech employees. ii. The banner program is proposed for amulti-building, campus-like environment, where the primary tenant is Genentech and Genentech occupies approximately 790,000 square feet of leasable area. DRAFT CONDITIONS OF APPROVAL TYPE C SIGN APPLICATION -SOUTH CAMPUS BANNERS P08-0080: SIGNS08-0049 (As recommended by the Planning Division -November 20, 2008) A. Planning Division requirements shall be as follows: The project shall be constructed substantially as indicated on the attached plans prepared by the applicant and dated November 7, 2008. 2. The applicant shall comply with the City of South San Francisco, Department of Economic and Community Development, Planning Division, Standard Conditions and Limitations for Commercial, Industrial and Multi-Family Residential Projects. 3. The applicant cannot install any signage/display associated with this application until the Zoning Text Amendment (P08-0093 & ZA08-0006) Resolution has been adopted by the City Council and the applicable appeal period has expired. 4. All future sign content and or graphic changes shall be reviewed and approved by the Chief Planner prior to installation. If, in the opinion of the Chief Planner, the sign format changes substantially, the signs will be subject to the review and approval of the Planning Commission (Type "C" Sign Permit). 5. The signs must be maintained in good condition as defined by the Chief Planner and shall be replaced at the request of the Chief Planner. 6. The letters or logos on the signage shall not exceed 12-inches in height. (Planning Division Contact Person: Gerry Beaudin, Senior Planner (650) 877-8535) L C7 ~_ m n -~ O ~o z v m O n ~_ Z ~ x cn D ~ o -t ~ ~ ~ ~ ~ ~ j ~ ? o ~ooo~ ?~ a~ cn~non ~ + ~• Q. jO ~° `°. ~ ~ ~ ~ ~ ~ ~ 1 ~ ~• ~~ 0 cn ~ w iv -- ~~~~~ ~, ,~ o o .~ c ~ m Q m ~ ~ ~ ~ x ~ ~ ~ ~ ~ ~ ~ ~. ~ ~ ~~ I I ~- ~ ~ ~ ~. ~ W o o D ~ ~ ~ ~ ~. -~ ~ ~ o ~ ~ o D p ~ p ~~ N~~y~ 3 ~' cn o .~ as ~ jQ~ ~o ~ cn v ~ ,c ~ ,..~, o j '~ ~ ~ ~ n ~ ~ ~' _ o ^~ m n ~ ~ oCD ~ ~ ~ ~~m ~~~ Q ~ ~ DrD c ~ c~ ~ n D ~_ O Z ~rn O ~9 v ~,, -n ~ ~ ~ ~' r ~~. A, ° l O ~ ~: ~ ~ D z Z m 0 r m C~r~ co co rt fD C1 S Z r ' W lL C z m N o T A •Y r ~T m r` z 0 Q fD N N 0 o 'A °' N, ~rn m n T ~r r D Z D v r n O z O~ a ~' ' i_._ ~J ~~ . f-" ~ l ,-.. E . •~ q~ ~F~r O ~ ° ~ ~ ~LF _~ ~ '^ o d~ N O m 2 Z n v • D ~ ~ m ~ C O ~' U1 ^ rn o • ' - , z ~ ~ ~ ~ ~ ~ o m cn v :. ^ ~ ... -~ cn ^ ~:,. Y • - ~ rn .: ' " • `1 -. • ~., ,~ ~~a H .. •~~~~~i z ~_ .;,~ ~ ~ Via. o ~~:.~. 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W Z C N Z m N ~rt o~ r m V O tD C a' ~TT ~ ^i m c-i C o N I v r D ~ ~ ,..F m ~ ~ ~ ~ , ~ D n ~ v . r ~ n ~ ~_ 3 o O C y D ~_ Q 0 n~ ' V v O '~~ i [ ..._ , r~ O. Z r~ ,~4 r k y- 'y r ~ ~ ~w.~ .. ..~ 2 z c N Z ~ m N N ~rt o~ A r 1 1 m\\\/// ~D 3 °~ m V •~ ~ N 0 0 r c~ • ^ D~// ~m r A ^ ~ ~ m D ~~ r n D O 'Z V I V , V r D 0 c m a 0 w m ~~ ; ~ ~_ ~ ~ ~ ~ - -~ ~, ~~ ~ ~ o ~ ~ sv ~. ~ m °- ~, D ~ ~ ~' ~ ~ ~ o~ ~ ~... m ,~' - _ ~ .. ~ ~ (7 m r ~ ~~3~~DCncn~ ~ o ~ ~ ~~ ~ o w ~ ~ ~ ~~ .~ ~N Q~~~~ ~ 'Y ~ ~ ~ - Q ~~ ~ ~ CD CD ~ X N (7 ~ ~ sp ~ ?i ~ O ~ < ~ ~ ~ O ~. D ~ Q ~ ~ ~ ~ co N O < ~ (D ~ ~ ~ D rn z c n n m 0 0 .~ ~. ~ ~:. ~~ ~ ~ II7 ~ ~D ~ 3 ~ ,..t "" ~_, z ~ ~ ~G N ~zx s~ Planning Commission ~o _.,,.,.. ~~ w o Staff Report c'~LIFOR~1~ DATE: TO: SUBJECT: November 20, 2008 Planning Commission 1. Commercial Planned Unit Development Permit allowing a combined on site and off-site landscape area of 14,113 square feet instead of the minimum requirement of 47,350 square feet. 2. Use Permit and Design Review allowing a new canopy entry and landscaping, 24 hour operation, generating in excess of 100 average daily vehicle trips, fences greater than 3 feet in height within the minimum required street setbacks, and expanding the existing commercial parking use to several abutting lots. Address: 160 Produce Avenue and portions of 14 abutting lots (APNs 015-13-210, 015-113-290, 015-113-330, 015-113-340, 015-113-350, 015-113-440, 015-114-390, 015-114-420, 015-114-450, 015-1134- 460, 015-114-470, 015-114-480, 015-114-490 & 015-114-500). Zoning: Planned Industrial Zone and the Industrial Zone Districts. SSFMC: Chapters 20.30, 20.32, 20.73, 20.81, 20.84 & 20.85. Owner: Elias S. Hanna Trust (primary owner) Applicant: Farias & Marrugo Architects Case No.: P06-0088 (UP06-0020 & DR06-0072) RECOMMENDATION: That the Planning Commission review the preliminary landscape plan and continue the matter to allow refinements to the landscape plan and the development of a traffic safety plan associated with the driveway entry. BACKGROUND/DISCUSSION: The Planning Commission reviewed the project at its hearing on October 16, 2008. The Commission was supportive of granting the applicant limited additional time to develop an adequate landscape plan and a traffic safety plan of the entry/exit, and continued the matter to their meeting of November 20. The applicant has developed three scaled landscape concept plans,. but has not provided any dimensions. Without dimensions, City staff cannot complete a full plan evaluation. As of the drafting of this staff report, City staff has not had sufficient time to review the plans, because the plans were Staff Report To: Planning Commission Re: P06-0088 - 160 Produce Avenue November 20, 2008 Page 2 of 3 not received until late Monday November 10 afternoon. City staff will endeavor to provide the Planning Commission with a more complete review by the pertinent City departments at the meeting. Landscape plan, Concept A, appears to meet the City's minimum requirement of 10% landscaping, but does not meet the City's minimum depth standard of 6 feet along the property boundaries, doe not meet the minimum aisle widths and backup dimension of 25 feet for atwo-way aisle and for vehicle backup, does not appear to meet the City's minimum vehicle parking stall lengths of 18 feet, and a section of the rear portion of the site does not appear to comply with the City's Fire turning radius (a truck turning circulation diagram will need to be provided by the applicant). The other two landscape plans, Concepts B & C, do not meet the minimum 10% requirements, nor other minimum landscape standards, share many of the same issues associated with Concept A, and were not evaluated further. Of the three plans, Concept A appears to be the most promising. The landscape plants will be informally reviewed by the Design Review Board at their meeting on November 18 and the comments will be offered at the Commission meeting on November 20. In the days following the Commission meeting of October 16, City staff informed the applicant that a traffic safety study is necessary to obtain traffic data for all three street frontages (Produce Avenue, Terminal Court and San Mateo Avenue) to develop and evaluate possible vehicle access alternatives. The study will take approximately three weeks to complete. A copy of the proposed scope of work and cost estimate for the traffic safety study was sent to the applicant before the end of October. The applicant and City staff have discussed the traffic safety study, but the applicant has not yet made any commitment to paying for the study. A study is not required if the applicant commits to moving the entry/exit to Terminal Court. Independently, without direction from City staff, the applicant has developed a couple of alternative vehicle entry designs (landscape plan Concepts B & C) using Produce Avenue as the entry/exit. City staff has no way of evaluating these designs without obtaining the street design and traffic data. CONCLUSION/RECOMMENDATION: The proposed landscape plans partially comply with the City's minimum landscape requirements and development standards. The applicant requires additional time to incorporate the Commission's comments, undertake a traffic safety study and develop a traffic improvement plan. Although it is not likely that a traffic safety study even if started by November 21 could be completed by early December, City staff recommends that the Planning Commission continue the matter to the Commission meeting of December 4, 2008 so that the landscape plan can be refined, and that the Commission can review the status of the traffic safety study. Staff Report To: Planning Commission Re: P06-0088 - 160 Produce Avenue November 20, 2008 Page 3 of 3 Commission meeting of December 4, 2008 so that the landscape plan can be refined, and that the Commission can review the status of the traffic safety study. eve Carlson, enior Planner ATTACHMENTS: Planning Commission October 16, 2008 Staff Report and Minutes Plans ~zxS Planning Commission 0 J Q staff Report c9LIFOR~~ DATE: October 16, 2008 TO: Planning Commission SUBJECT: 1. Commercial Planned Unit Development Permit allowing a combined on site and off-site landscape area of 14,113 square feet instead of the minimum requirement of 47,350 square feet. 2. Use Permit and Design Review allowing a new canopy entry and landscaping, 24 hour operation, generating in excess of 100 average daily vehicle trips, fences greater than 3 feet in height within the minimum required street setbacks, and expanding the existing commercial parking use to several abutting lots. Address: 160 Produce Avenue and portions ~of 14 abutting lots (APNs 015-13-210,015-113-290, 015-113-330,.015-113-340, 015-113-350, 015-113-440, 015-114-390, OIS-114-420, 015-114-450, 015-1134- 460,015-114-470, 015-114-480, 015-114-490 & 015-114-500). Zoning: Planned Industrial Zone and the Industrial Zone Districts. SSFMC: Chapters 20.30, 20.32, 20.73, 20.81, 20.84 & 20.85. Owner: Elias S. Hanna Trust (primary owner) Applicant: Farias & Marrugo Architects Case No.: P06-0088 (UP06-0020 & DR06-0072) RECOMMENDATION: That the Planning Commission deny the application and consider other actions to achieve compliance. BACKGROUND/DISCUSSION: The Planning Commission conducted a study session of the revised landscape plans at its hearing on January 17, 2008. The Commission was supportive of landscape Option #2 (increased landscape area). The Commission last reviewed the proposal at their meeting of May 1 and continued the matter off calendar in order that the applicant would have an opportunity to address the issues. Subsequently, the applicant hired new legal representatives who met with City staff to review the project. The applicant's legal representative has submitted a letter requesting that the City provide more information regarding previous entitlements, grant what amounts to a two year waiver of the landscaping requirements and that the applicant would begin the process of hiring a new landscape architect to develop plans and begin improvement of some of the perimeter landscaping. City staff has provided all the extant City files and records pertaining to the project site to the applicant's representatives and made every effort to assist the applicant in resolving these matters. Staff Report To: Planning Commission Re: P06-0088 - 160 Produce Avenue October 16, 2008 Page 2 of 2 City records and filed observation clearly indicates that landscaping was required in association with the previous entitlements for the project. It is evident that the landscaping has been removed and altered, and that the site is not now in compliance with the minimum landscape requirements. City staff is not aware of any planning applications in which the Planning Commission has either deferred and/or waived the landscape requirements without an offsetting benefit as prescribed by the SSFMC Title 20. Allowing any deferral, without an offset or written agreement, would establish a new precedent. CONCLUSION/RECOMMENDATION: The proposed development does not comply with the City's landscape requirements and development standards. The applicant has had more than adequate time to develop a landscape plan and to achieve compliance with the City's minimum landscape requirements. Therefore, City staff recommends that the Planning Commission deny the Use Permit and consider other appropriate action to achieve compliance. The following are suggested options: 1. Direct-City staff to continue to work with the applicant to make available all City documents pertaining to the subject site. 2. Direct Code Enforcement to initiate an investigation and take immediate action to achieve compliance with the portions of the site with no approved Use Permits (Exhibit #B). 3. Direct City staff to schedule the existing Use Permit (UP &) for consideration of revocation (Exhibit #B). 4. Defer action on the item for a limited period (ex. 3 month) to allow the applicant a final opportunity to address application deficiencies prior to the City initiating revocation proceedings. ~~ ~t~ ~.~ ve Carlson, Senior Planner ATTACHMENTS: Applicant's Letter City Letter of Response Planning Commission Staff Reports and Minutes December 6, 2007 January 17, 2008 . May 1, 2008 Exhibit # A -Summary of Past Use Permits Exhibit # B -Site Plan ' Planning Commission Meeting of October 16, 2008 4. Parking Comp of America Airport/applicant Hanna, Elias S/owner 160 Produce Ave P06-0088: PUD 07- 0003, UP06-0020 & DR06-0072 Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 14,113 square feet instead of the minimum requirement of 47,350 square feet. Use Permit and Design Review allowing a new canopy entry and landscaping, 24-hour operation, generating in excess of 100 average daily vehicle trips vehicles, fences greater than 3 feet in height within the minimum required street setbacks, and expanding the existing commercial parking use on several lots adjacent to San Mateo Drive(APNs 015-113-210, 015-113-290, 015-113-330 thru 350, 015- 113-440, 015-114-390, 015-114-420, 015-114-450.thru 500), in the Planned Industrial (P-I) and the Industrial (M-1) Zoning Districts, in accordance with SSFMC Chapters 20.30, 20.32, 20.73, 20.81, 20.84 & 20.85 Senior Planner Carlson presented the Staff Report. David Sincata, Counsel on behalf of Parking Company of America Airport (PCAA), stated that there has been a lot of activity in the past year and stated that when PCAA leased the property the information pertaining to the use permit and its conditions was not given to them. He added that the site is considered a "hot spot" by the County which is estimated to cost up to one million dollars in cleanup, and a portion of this is where some of the landscaping is and would be placed. He pointed out that the company is negotiating lease extensions. He pointed out that they hired a new landscape architect and want to resolve the issues to the Commission's satisfaction. He suggested that the Commission combine the four recommendations made` by staff and require PCAA to return within 90 days with plans and deliver some of the items that are not being delayed due to the cleanup of the site. He stated that some of the items, such as queuing and the entrance could be addressed within the next several weeks. He pointed out that when they seek approval for the minor items, they could report on the status of the remaining items. Ethan Spiegelberg, Chief Operating Office of PCAA, understood the Commission's frustration with the length of the process and because they do not own the parcel they cannot make some of the decisions. He noted that they had recently changed their architect to expedite resolution of the issues. Vice Chairperson Teglia questioned if the applicant had determined their commitment to the site based on the leases being extended or not. Mr. Spiegelberg stated that if they had a phased project, they could move on it quickly but some item, like the remediation, need additional time. Vice Chairperson Teglia questioned if the owner are negotiating with PCAA. Mr. Spiegelberg stated that they are in negotiations. Vice Chairperson Teglia stated that the severity of the process or possibility of being shutdown needs to be clearly communicated to the property owners. Mr. Spiegelberg stated that the severity has been communicated and the risk of being shutdown would fall upon PCAA and their employees. Steve Kikuchi ,landscape architect, noted that he has been retained to work on the project and will be preparing plans for review by the applicant and property owner. Commissioner Prouty questioned if the architect has seen the previously submitted plans. Mr. Kikuchi stated that he has seen the plans. Commissioner Prouty expressed his frustration with the project and asked that a viable plan be submitted in short order. He questioned how soon a plan could be submitted. Mr. Kikuchi noted that it could be within a month, but it is contingent on what the property owners decide. Commissioner Oborne questioned what the level of contamination was and how much remediation needed to be done. Senior Planner Carlson stated that the contamination was probably caused by a leaking underground fuel storage tank and #hat while the removal and remediation would cause a disruption to the business that since it was such a large site that the business, should be able to continue while the remediation is underway. Mr. Sincata. noted that he did not have all the details but knew that the last study s:\M%wutes\~Cwaltzed M%wutes\zoog\io-i~-o8 R.pc MCwutes.doc pagesof ~ Planning Commission Meeting of October 16, 2008 showed high levels of TPH and they need to remove the soil. He added that a report can be given.to the Commission on the contamination. Commissioner Oborne questioned if the owner was participating in the clean up. Mr. Sincata stated that they have determined who they believe to be the responsible party and a claim has been submitted. Senior. Planner Carlson added that it may be a leaky underground storage tank, being that SamTrans was operating at that time. Mr. Sincata confirmed that there are two tanks on the site. Senior Planner Carlson stated that there should be minimal disruption to the site. Vice Chairperson. Teglia noted that the landscape plan can be submitted for review and the items that are in the contaminated location will have to wait until the remediation is done. Vice Chairperson. Teglia added that the Commission had previously discussed the dangerous entry to the site and felt that the entry could be moved around the corner. Senior Planner Carlson stated that staff's concern was the entry and suggested improving it because the shuttles were disrupting the traffic. He stated that some of the solutions could be; 1) move the canopy further down on the site and provide some type of deceleration or access lane; 2) the entrance could be moved towards Terminal Court; 3); reactivation of the original entry on Terminal Court; and 4) proved signalization at Produce Avenue and Terminal Court. Vice Chairperson Teglia stated that this needs to be explored further prior to redesigning the canopy. Commissioner Prouty stated that the Commission needs to have a landscape plan within 30 days, a tentative ingress /egress plan no later than 60 days and take an action in 90 days. Vice Chairperson Teglia stated that there needs to be a commitment from the owners within 30 days. He pointed out that it is clear that a fence was placed where the landscape buffer used to be and whether this operator is there or not the owner is on the hook to correct this. Senior Planner Carlson asked that given this schedule if it would be acceptable if the landscape plan is conceptual but has not been reviewed by the Design Review Board. Vice Chairperson Teglia noted that he would like to see this in a study session to make sure the issues are being addressed. Senior Planner Carlson asked if the Commission still wants to see 10% landscaping in the perimeter and interior.. Commissioner Prouty stated that the plan has to meet the City's minimum standards. Vice Chairperson Teglia clarified that he could consider other options if the project as a whole made sense and if all the concerns were addressed. Motion Teglia /Second Prouty to continue P06-0088: PUD 07- 0003, UP06-0020 & DR06-0072. to review a preliminary plan with assurances of the concerns expressed by the Commission. Approved by unanimous voice vote. 5. BURNS & MCDONNELL ENGINEERING/applicant Shell Oil Products/owner 135 N ACCESS RD P07-0135: UP07-0024 8~ DR07-0084 Use Permit and Design review allowing an 8 foot tall fence within the minimum required front setback, situated at 135 North Access Road (APN 015-173-140), in the Planned Industrial (P-I) Zone District, in accordance with SSFMC Chapters 20.71, 20.81 and 20.85. Senior Planner Carlson presented the staff report. Roshy Mozafar presented the project with a visual presentation. Chairperson Giusti questioned if the plants will be mature when planted. Ms. Mozafar stated that the plants would reach maturity in five years. Vice Chairperson Teglia asked for clarity on why the applicant cannot accommodate the standard minimum landscaping depth. Ms. Mozafar stated that due to utilities, monitoring wells and security concerns they proposed to maintain the landscaping along the eastern portion of the fence but increased the depth of landscaping in the parking area and in front of the maintenance building. s:\r~tCwutes\~~wAl%zed n~twutes\2oo8\io-z6-os,zpc MCwutes.doc page 6 of ~ RE-USE, REPRODUCTION OR PUBLICA710N OF THESE PUUI3IS PROHIBRED WITHOUT WRRTEN CONSENT ~ IOKUCHI & ASSOCIATES. ~f v ~~ n ~ vli~ m p P ~ ~ ~ -~ D ~ ( n~t N ~p~pD= ~A~t~~ r ' Z=z ~O~ G ~ /~ D~-n~~ 0 1 1~1 N pp Dm~ 0 O ~$ Zi ,IA-A~o Y ~D~~ p ~ Aso p D ~ ~ D ni ill m D~~~; ~ 5 ~I~z 01 p ~ D ~QQ5 ,~ ~~ d ~~~ rn~ z y D z ~m~~ ~~~ ~ `~ ~ ; ~, z ~ y ` A D y L p o n n ~1 to m ~ ~ z O O rn g a yt <'> ~ yt -1 -1 -i y 0 0 o Z m ~ ~ ~ a m ~ ~" ~n Z ~ ~ A 8 ~ N O .~N,INW- G'f. _ ~~ rn N _~~ o~ ~ m3> m~ r m$A o~-~° Z ~~~ ~o rn a i ~D m3 ~~ ~R,d Z mO~ D~ Z ~~~ ~~ gym; ~~ ~ _ ~ -~P~ ~~ ~l P r ._ g ~~ D r I ~ ~ rn ~ y CiTjc ~~~ m N ~5 ~ ~~ ~i ~ilr ~ND ~ ~ I S m p~p~~P c p~ ~' I - { ' N o~oP ~ O ~~ T1I1 TI ~ ~ ~ ~~4 ~ 3> ~~ii ~ I ~ I~ AO tD_'NipO A N N~ m0 G v ~ ~ i m ~~ 4~ ~ -~ ~o ~ I m> i > a `.'` __ {~,c, ~ ltl~~, - ~ r m m ~ ~ ~ _~ ' r ~ ~ N ~ V• ~ N /~ I _ y ~ ~l J F `! /~~ F y a n D~ s~ mpcm ~ ~ ~ ~ A ~~~NN z~ 2~~ ~1 ''111~ ~~b~N rr >AZ y y ~iv ~ Z ~ ~ r A_Az TDDO~ o A3 '~ `~~b 1 n1 rn ~ a g ~m~~ ~ ~ Z ~ ~ `- ((11 -~ N m y ~I me ~n ^~~~ r ~ Z ~ 0 ~ N ~ ° o m fO$ ~ 3 ~ f f /~ m ' ~_ o ~o ~I '~O ~ _~. o O' ,a ~ ~ Dm C A n O P 0 J N< Q y ~ ~ g ~ ~ ~ 'DL p lPn ~ ~ O ry ~ ~ y sm mm ~ o~a~ ~ m 0 C o JpA~ ~ ~. ~ '~ ~ sJ ~ `°N H 3 RELSE, REPRODUCTION OR PUBLICATION OF TNESE PLANS 18 PROHIBRED WRNOUT WRRTEN CONSENT OF KHQICHI S ASSOCUlTE3. ~" (IV 3(~(~m mD'D, Y ~~~NN ~pD -I ~ z rN ~;p D SIN ~ $~(~ ~~~ p0~ ~ ~p ~c~~n@n Zg~ ~ >~~~m ~~o ~(TI~ ~ ~ P ~ ~ CO ffl ~~~~g C§§~ ~I~il<~ ~NITj o,~ ~~ D mCrn z D ~ ~ ~~P ~ z r L N A d ~' ,~p111dP1' GT F t 1' 1 `~ 1 ~~ t f .- I rn~ «~Toam~ ~~.. ni ~ ~~~~r~g.. 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O ~1~ r ~ ~~11 mAm~ ~A ~ l,~ ~ ~~f T O 1nZrnrnN ~ 2 1 ~{ {1 ~ m Z m N B 'z ` ~ m~iz ~ a ~ I ~ I L-.. s-. ) , Z Dmm~ m-iv~ o ~ ~ ~' "' vom b Z ~ ~ o m o8 ~ $ D ~ a~ ~ ~ ~~ ~ ay < ~ ~~ ~ c P o ~ <° ~, ~- _ y?~~.5 ~ •~ ~ ~ ~ ~~ 3~ ~ No° o ~ ~ ~ C m: e mm ~ °~p~ ~m ~ ~ m ~ (n 1 rn o~P~V ~fiP~~'m o~D 3'~~ 0 ~ ~ T O ~pA~ ~p ~ N,Q "r 3 o ~°~x~s=~~~ Planning Commission n ~~° Sta Re ort qL ~ .ff P IFOR DATE: November 20, 2008 TO: Planning Commission SUBJECT: Use Permit and Design Review allowing an outdoor emergency generator at an existing multi-tenant building, Transportation Demand Plan to reduce parking and vehicle trips in association with a Variance to reduce parking to a total of 293 spaces instead of the minimum requirement of 325 spaces, situated at 800-890 Dubuque Avenue (APN 015-021-030), in the Planned Commercial (P-C) Zone District, in accordance with SSFMC Sections 20.24.070(b) and Chapters 20.81, 20.85 & 20.120. Owner: LBA Realty Applicant: Coviden by Kris Broadway Case No.: P08-0057 [UP 08-0008, DR08-0026, VAR08-0006 & TDM08- 0004] Env. Doc.: Categorical Exemption Section 15061(b)(3) RECOMMENDATION: That the Planning Commission approve P08-0057 subject to making the findings of approval and adopting the conditions of approval. BACKGROUND/DISCUSSION: The 5.883 acre site is developed with three one-story multi-tenant buildings containing an aggregate floor area of 111,325 square feet and was constructed in 1985 (UP85-713). The complex has long been used for a range of industrial and commercial uses and in recent years has been converting more space to office and research and development uses. The original development was approved for a mix of office and industrial, but at the time of approval no breakdown of floor space was provided to the Planning Commission. During the subsequent construction plan check, the City Engineer authorized the building to be comprised of 50% office and 50% manufacturing (based on traffic impact fees paid to the City for the Oyster Point Interchange) and the availability of on-site parking. The traffic impact fees were based on 911 average daily vehicle trips (ADT). Today the building complex is approximately 64% office, 20% warehouse and 16% other Staff Report To: Planning Commission Subject: P08-0057 November 20, 2008 Page 2 of 4 resulting in an ADT in excess of 2,200-2400 vehicle trips (ITE 7th Edition). The current proposal would increase ADT by an additiona170+ trips and increase the parking requirements. Similar to other research uses the applicant is proposing to install an outdoor emergency generator to provide sustained power during electrical outages anticipated to last more than several hours. The generator enclosure is proposed to be located at south side of the building, adjacent to the tenant space, and will be visible from adjacent properties, but not the street. Views of the generator will be screened by walls that will be finished to match the building and will match or exceed the height of the generator and foundation. An existing emergency generator enclosure, adjacent to the southerly property boundary, was previously approved by staff in association with 830 Dubuque Avenue and constructed in 2007. The project site's General Plan land use designation, Business Commercial, allows research and development uses. The site's zoning of Planned Commercial (P-C) Zone District, allows research uses, and outdoor utility yards, subject to an approved Use Permit by the City's Planning Commission [SSFMC Section 20.24.070 (b)]. The multi-tenant complex complies with the General Plan goals and policies of encouraging reinvestment and maintenance of improved sites. The proposed improvements comply with most aspects of the City's development standards, as displayed in the table in Exhibit #A. The site has a parking deficiency, due to the conversion of former industrial space to research and development and office, which have greater parking requirements due to the increased intensity of use (SSFMC Chapter 20.74). Full occupancy of the building, including two vacant tenant spaces (800 and 874 Dubuque Avenue), will require as many as 325 parking spaces -exceeding the existing supply of 294 parking spaces and the proposed supply of 293 spaces (a parking spaces will be lost due to the location of the emergency generator in the parking lot). Rather than disallow occupancy of the vacant units, to provide an adequate number of parking spaces for the entire complex, and to reduce vehicle trips, a parking Variance and a Transportation Demand Management Plan (TDM) are required, subject to the review and approval by the Planning Commission (SSFMC Chapters 20.82 & 20.120, respectively). Following previous parking demand studies for research and development uses and offices, parking requirements can be reduced by as much as 14% (reducing the parking requirement to 262 spaces -well within the proposed 293 parking spaces). A Transportation System Management Plan (similar to a TDM, but aimed exclusively at vehicle trip reduction and not parking) was originally required by the City to attempt to reduce vehicle Staff Report To: Planning Commission Subject: P08-0057 November 20, 2008 Page 3 of 4 trips (UP85-713 Engineering Division Condition of Approval #6 -but the TSM effectiveness has not been reviewed since 1985). Because the site's floor area ratio (FAR) of 0.43 is less than the base FAR of 0.5 allowed for Business Commercial by the South San Francisco General Plan, the TDM Plan is only required to target a 28% trip diversion during the peak commute hours (SSFMC Chapter 120). The TDM plan will apply to all of the current and future tenants. The plan includes all 15 basic elements set forth in SSFMC Chapter 20.120. Conditions of approval have been added requiring the implementation of the TDM Plan, and that any conversion of any tenant space to a greater intensity, will require prior review and approval by the Planning Commission. The applicant is preparing a TDM Plan and will present the plan to the Planning Commission at the November 20 meeting. The conditions of approval require that the Final TDM Plan be implemented within 90 days and that the project be subject to a one-year review by the Planning Commission. Impact Fees The use intensity of the site and the demand for parking and traffic, have increased well beyond that approved by the Planning Commission in 1985. The intensity changes over 911 ADT arguably should have required a modification to the Use Permit and payment of additional Oyster Point Interchange & Grade Separation impact fees (and for more recent improvements, the payment of Sewer Impact Fees, Child Care Impact Fees and the East of 101 Area Impact Fees). This is an unusual situation that has occurred over the course of many years and through no fault of the current owner. City staff has reviewed and approved business licenses and Building Permits for all of the past and present uses resulting in the increase in site activity. City staff recommends that the Planning Commission require that the owner be obligated to pay the impact fees associated with future intensification of the site and the use of the current vacant tenant spaces. A condition of approval has been added that requires that the payment of the impact fees. ENVIRONMENTAL REVIEW The proposed outdoor generator was determined by City staff to be Categorically Exempt from the provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15061 (b)(3). Pursuant to these provisions the project was judged not to have the potential for causing a significant effect on the environment. Because the project is exempt, in accordance with the CEQA, the Planning Commission need take no further action. Staff Report To: Planning Commission Subject: P08-0057 November 20, 2008 Page 4 of 4 CONCLUSION/RECOMMENDATION: The proposed project complies with the General Plan and Zoning Code development requirements. Conditions of approval are recommended to meet City development standards, to reduce potential parking impacts, and require aone-year review. Therefore, it is recommended that the Planning Commission approve P08-0057. St e Carlson, S for Planner Attachments: Exhibit #A -Development Data Draft Findings of Approval Use Permit Variance Transportation Demand Management Plan Draft Conditions of Approval Photographs Plans EXHIBIT #A DEVELOPMENT STANDARDS Address: 800 - 890 Dubuque Avenue Site Area: 5.883 acres [256,263 SF] Floor Area: 111,325 SF [Three Buildings] Floor Area Ratio Maximum: 0.4 to 0.6 Existing: 0.43 Proposed: Lot Coverage Maximum: 50% Existing: 43% Proposed: Floor Area Ratio Maximum: 0.50 - 1.0 Existing: 43% Proposed: Landscaping Minimum: 10% Existing: 15% Proposed: Automobile Parking Minimum: 325 Existing: 294 Proposed: Setbacks Minim um Existing Proposed Front 20 FT 25 FT 25 FT Right Side 6 FT 6 FT 6 FT Left Side 6 FT 6 FT 6 FT Rear 15 FT 6 FT 6 FT Note: 1. FARs above 0.50 require structured parking. 2. Variance and TDM Plan to reduce parking requirements. 2. Existing rear setback is pre-existing. 3. Parking requires a 6 foot landscape setback. 0.43 43 43 15% 293 DRAFT FINDINGS OF APPROVAL USE PERMIT P08-0057 [UP08-0008] 810 DUBUQUE AVENUE (As recommended by City Staff November 20, 2008) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of P08-0057 [UP08-0008] Use Permit allowing an outdoor emergency generator, situated at 810 Dubuque Avenue, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: revised Landscape, Site and Building Plans prepared by The Charles Doerr Group, dated June 30, 2008; Planning Commission staff report, dated November 20, 2008; and Planning Commission meeting of November 20, 2008: The proposed outdoor emergency generator will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The project has been designed in accordance with the City of South San Francisco Design Guidelines to provide an adequate quality of fit with the existing development and the surrounding commercial buildings. Conditions of approval are required which will ensure that the development complies with local development standards and the approved plans and will limit its use. A Transportation Demand Management Plan be prepared and implemented to minimize traffic and parking impacts to other neighboring businesses resulting from the intensification of the site since the original construction in 1986. 2. The proposed outdoor emergency generator complies with the General Plan Land Use Element designation of the site of Business Commercial which allows research and development uses, including outdoor utility yards, and encourages the maintenance and improvements of existing buildings. 3. The proposed outdoor emergency generator is adjacent to other commercial and transportation uses, and complies all applicable standards and requirements of SSFMC Title 20. FINDINGS OF APPROVAL VARIANCE P08-0057 [VAR08-0006] 810-890 DUBUQUE AVENUE (As recommended by City Staff November 20, 2008) As required by the Variance Procedures [SSFMC Chapter 20.82], the following findings are made in approval of P08-0057 [VAR08-0006] a Variance allowing a parking reduction in lieu of the minimum requirement, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by The Charles Doerr Group, dated June 2008; Transportation Demand Management Plan submitted by the applicant dated November 2008; Planning Commission staff report, dated November 20, 2008; and Planning Commission meeting of November 20, .2008: Granting of the Variance allowing a parking reduction in lieu of the minimum requirement is necessary to allow the conversion of the site from industrial to commercial uses and to reduce traffic impacts associated with the development. Strict application of the Zoning regulations would result in greater traffic and parking demand impacts. Similar Variances reducing parking and traffic have been granted to other multi-tenant facilities within the immediate project vicinity. Conditions of approval are included to require implementation of a TDM Plan to help reduce any parking and traffic impacts associated with the commercial use. 2. Granting of the Variance allowing a parking reduction in lieu of the minimum requirement will not constitute a special privilege granted to the recipient inconsistent with the limitations on other properties in the vicinity and Zoning District in that the existing development complies with the City adopted General Plan and Zoning Regulations that requires commercial uses to reduce traffic impacts in part through reduced parking requirements. 3. Granting of the Variance allowing a parking reduction in lieu of the minimum requirement will be an incentive to, and a benefit for the commercial use, in that it will allow the development and foster continued conversion of the area east of U.S. Highway 101 from industrial to commercial uses. 4. Granting of the Variance allowing a parking reduction in lieu of the minimum requirement in association with the implementation of a TDM Plan will facilitate use of alternative means of transportation during peak commute hours, such as public transit, and carpooling, rather than the use of single occupant vehicles. FINDINGS OF APPROVAL PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PROGRAM P08-0057 [TDM08-0004] 800-890 DUBUQUE AVENUE (As recommended by City Staff November 20, 2008) As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Preliminary Transportation Demand Management Plan in fulfillment of P08-0057 [TDM08-0004], based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by The Charles Doerr Group, dated June 2008; PTDM Plan submitted by the applicant, dated November 2008; Planning Commission staff report, dated November 20, 2008; and Planning Commission meeting of November 20, 2008: 1. The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the multi-tenant commercial complex with on-site parking for 293 vehicle spaces and a Floor Area Ratio of 0.43. 2. The proposed performance guarantees, consisting of an Annual Review, will ensure that the target alternative mode use established for the project of 28% based on a Floor Area Ratio of 0.43 [SSFMC 20.120.030 (c)] will be achieved and maintained. PROPOSED CONDITIONS OF APPROVAL 800-890 DUBUQUE AVENUE P08-0057 (As recommended by City Staff on November 20, 2008) A. PLANNING DIVISION The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the revised plans prepared by The Charles Doerr Group, dated June 302008, submitted in association with P08-0057 [Use Permit 08-0008 & Design Review 08-0026, VAR08-0006 & TDM08-0004]. 3. Prior to the final inspection, any and all dead landscaping and missing plants shall be replaced in kind. 4. The project shall be subject to a one-year review from the effective date of the Planning Commission decision. At the time of the review the Planning Commission may modify, add or delete conditions of approval, take other action or extend the review. 5. The emergency generator shall only be utilized to provide power during electrical outages estimated to last longer than 4 hours. Testing of the generator shall be only allowed once every 30 days and for 30 minutes during each test. Any change in the testing or operation of the generator, such as sustained power other than during electrical power outages, shall require a modification of the Use Permit to be first approved by the Planning Commission. 6. Prior to issuance of any Building Permit the applicant shall have a qualified acoustical consultant review the proposed generator plans and make recommendations to ensure that the generator will conform to the SSFMC Chapter 8.32 Noise Regulations. Prior to the final inspection the acoustical consultant shall measure the acoustic levels created by the generator and shall submit a final report to the City. The final report shall be subject to the review and approval by the City's Chief Planner. 7. Prior to issuance of any Building Permit the applicant shall have a qualified consultant review the proposed generator plans and make recommendations to ensure that the generator will minimize the generation of carbon soot and maintain the appearance of the exhaust stack and the adjacent buildings from carbon soot. Prior to the final inspection the consultant shall evaluate the generator and shall submit a final report to the City. The final report shall be subject to the review and approval by the City's Chief Planner. 8. Prior to start of operation the owner shall obtain and thereafter maintain a Business License from the City of South San Francisco. 9. Prior to the final inspection, the property owner shall provide a Final Transportation Demand Management Plan (TDM), including an implementation schedule, to reduce traffic impacts and to alleviate potential parking impacts to adjacent properties. The TDM Plan shall be prepared by a qualified transportation planner acceptable to the city and shall comply with the minimum requirements contained in SSFMC Chapter 20.120 and shall be subject to the review and approval of the City's Chief Planner. The TDM plan shall supersede the TSM Plan in association with UP85-713, be implemented within 90 days from the effective date of the Planning Commission's decision. 10. Prior to the issuance of any future Building Permits for 800-890 Dubuque Avenue resulting in an intensification of the use of the site, the owner shall pay the Oyster Point Impact Fees, the East of 101 Traffic Impact Fees, Sewer Fees and the Child Care Impact Fees associated only with the improvements. The payment of City impact fees shall be an on-going obligation of the owner for any and all future intensification of uses at all of the tenant spaces at 800-890 Dubuque Avenue, as determined by the City Engineer in consultation with the City's Chief Planner. (Planning Division: Steve Carlson 650/877-8353 Fax 650/829-6639) B. POLICE DEPARTMENT Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. (Police Department: Sergeant Jon Kallas 650/877-8927) C. FIRE DEPARTMENT Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code), State and Federal Codes. (Fire Department: Luis Da Silva, Fire Marshal 650/829-6645) D. WATER QUALITY A plan showing the location of the nearest storm drains must be submitted. 2. The generator must have secondary containment and a system to convey any collected rainwater to the sanitary sewer. 3. The applicant must have storm drain protectors on site to mitigate any problems that might arise from a spill. (Water Quality Division: Cassie Prudhel, Coordinator, 650/829-3840) ®U~UQUE ,4VENUE 0 0 -o C~ C IrTn1 V , z -i in O S d n ~ ~, N ~~ '' m A D m z n r O c m t. m m m 3 Dm ^ O A z n ~ r N G A m m~ ZO D~ ~m 3Z OD mr m~ zA ~~ 1 ~: - .. ^~,~~~ fTl X z r z ^~~~~ ~: ......~i~-~~- ]: ]? :`: ^ ^ ^ _. bT a y ., L.\ \ ~ / f yE _ jr ~;? ~ ~; > ~ i ~Y .a~. .... r,. ~, ! N 9~ ~F. ,I Y r -~ . 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W1E IIENSIOM Em ~ ~ m D fAA1 NRI /. .\ m /. \ ~~ / ~ -1 \ /. \ /. ~ / N O l: u u \_ ~. N N o 0 N ~ .. ~ ~~ ~ 1 D T Z Q~ m p~ D k+ / ~ /. .~ DY nD `t / \ L !r" m3 ~ ~ /. ~~ m ~' ~ i ~ / r D X ~ ~~ ~O ~ D °s O .. n0 ~m w ~~ / ~ ~N A ' m m VrV7- D .. .. r } J r 6.' Z m Z m ~vm o'~~ ~x ~~ z N O~A / ~ / ~ ~r Tyr O ~ ~~ / ~ T~ Or ~ N \ / /' ~~ 71~ hTT A ~m ~ '~ /. a ~ A 0~ DDL~ Da~a nD m -r ~~ -y~ V' W \ i 111 Z ~ ~ O ~ B , 1 " t z~z z n ~~ y~ -t ]} D ~ ~ z ~ ~~~~ fTi O ® O O ~ ~ O XO z ~-~'~ z -.rn -' A O3- ~n_ A -~ ~?' -~ N D ~ O ,., ~ ~ ~ OrnD , ~ ~ ~ N ~ r ~~~ `, ' ~rz w ~ ~ n 0 ~ 0 ~1 , 7 C X ~ ~ 00 Q W D ~ ~ ~ ^ \/ ~' -p, D '~ N_ Q ~ ^ it' ~ 1 -~ ~ ® r T~ U `0 r_ Cl D Z C ~ ~ ~ PLAN & ELEVATIONS ~ ~ ~ ~ COVIDIEN/MALLINCKRODT ~ 810 DUBUQUE AVE. (~ SOUTH SAN FRANCISCO, CA PROPERTY OWNER LBA THE CHARLES OOERR GROUP ~ « P REALTY 611 VETERANS BLVD, SURE 717 ONE EtdBARCA0ER0 CENTER, SUITE 770 REDWOOD CITY, CA 94063 650 366-8275 TEL SAN FRANCISCO. CALIFORNIA 680 366-0837 FAX N0. CAiE REVISgN ~oQTB"SANS' o n H J O c9LIFOR~1~ Planning Commission Rebo DATE: November 20, 2008 TO: Planning Commission SUBJECT: Type `C' Sign Permit and Design Review application to allow a Master Sign Program, including three building mounted signs, one monument sign, and one freestanding pole sign at 245 South Airport Blvd in the Planned Commercial (P- C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 &.20.86. Applicant: Afzal Chaudhry, Hotel Manager Contractor: Aaron Soares, S&W Signs Site Address: 245 South Airport Blvd. Case Nos. P08-0039, Signs 08-0024, and DR08-0018 RECOMMENDATION: That the Commission approve portions of application P08-0039: SIGNS08-0024 & DR08-0018 based on the attached Findings and subject to the attached Conditions of Approval. BACKGROUND/DISCUSSION: The site is located at 245 South Airport Boulevard and currently houses the "Good Nite Inn" and "Beijing Buffet". The owner of the "Good Nite Inn" would like to re-brand the hotel as "CitiGarden Hotel", and provide signs for the on-site restaurant. The application includes building mounted signs for both the CitiGarden Hotel and the Beijing Buffet, and a monument sign and freestanding pole sign for further hotel identification. A type C sign permit is required because the total amount of signage exceeds 100 square feet (per SSFMC Table 20.76.130). Additionally, approval of the freestanding pole sign requires findings of "Special Circumstances", per SSFMC 20.76.170. This application is necessary to address a pending Code Enforcement case that began in January of 2008. From January to April of 2008, the applicant met with City Planning and Code Enforcement staff on a number of occasions to address the zoning issues associated-with on-site signage. Between April and present, staff has continued to meet with the applicant and his representatives. A letter dated August 22, 2008 (attached) from staff to the applicant summarizes many of the concerns and issues with the existing signage on the property as well as with the subject sign proposal. At this time, staff is recommending approval of only two wall-mounted signs included in the application, and denial of the pole sign, monument sign, and a redundant wall-mounted sign. Staff Report Type C Sign 245 South Airport Boulevard Page 2 Signage Proposal As mentioned above, the sign application consists of five signs, four of which (Signs A, B, D, & E) would identify the hotel, and one (Sign C) is realated to the on-site restaurant. Sign A is proposed to be an internally illuminated channel letter sign with green letter faces and gold trimcap. The sign is proposed to be a total of approximately 51 square feet, and it would be mounted on the upper portion of the front facade of the GoodNite Inn hotel. Sign B would be the same construction as Sign A, but it would be smaller (approximately 16 square feet) in size and mounted on the upper area of the angled wall element of the GoodNite Inn hotel facade. Sign C is also proposed to be an internally illuminated channel letter design. The lettering is proposed to be red, with gold trimcap. The total area of the sign is would be approximately 28 square feet: The applicant has proposed that the sign be located on the center of the front elevation of the building above the restaurant. Sign D is a monument sign proposed for the southwest corner of the property where an abandoned sign frame currently sits. The package includes two options, one is a six foot tall monument sign, which includes a three foot tall base and a three foot tall sign face, and the the other is a 12 foot tall monument sign, including a nine foot tall base with a three foot tall sign face. The sign itself is adouble-faced internally illuminated sign with green push-through letters within a white aluminum background. Sign E is a freestanding pole sign proposed at the north end of the property. The sign is proposed to be double sided with channel letters mounted on both sides of an aluminum background. City Zoning and Policies Abandoned Si ns Sign E, the freestanding pole sign, has been determined to be "abandoned" according to SSFMC Section 20.76.060. Additionally, the existing monument sign (Sign D) is also abandoned per this provision. SSFMC Section 20.76.060 states, "any on-site sign or display, including its. supporting structure, that remains in place or is not maintained for a period of ninety days which no longer advertises or identifies an ongoing business, product or service available on the premises where the display is located shall be deemed abandoned and shall be removed." City records indicate that the signs have been abandoned for at least two years. Consequently, these sign requests should be reviewed by the Planning Commission in the context of being "new" signs, rather than a reface of existing signs. East of 101 Design Policies East of 101 Area Plan Design Policies DE-45, DE-46, DE-47, DE-48, and DE-49 all address Signage in South San Francisco for development in the area east of Highway 101. These policies Staff Report Type C Sign 245 South Airport Boulevard Page 3 address sign integration, height, coordination, type, location, and illumination. The design policies state that "development shall have a unified signage program for the entire development", and "signage should be designed as an integral part of the overall center, and should be attached to building and other architectural elements wherever possible". DE-49 states the following: "Freestanding signs are discouraged, but may be installed as monument signs generally not more than 12 feet tal1...Pole signs...are discouraged. Monument signage taller than 12 feet may be allowed for traveler-oriented business at the City's discretion..." Special Circumstances Section 20.76.170 of the SSFMC is the "Special Circumstances" section of the Sign Ordinance regulations. This section allows applicants to request exceptions from the standard sign regulations based on "unusual site conditions, locations, particular unique signing requirements, or other design factors". To support this application, the applicant must include the reasons or exceptional circumstances which warrant consideration for exceeding the prescribed standards. The applicant has attempted to justify their application to maintain non-conforming signs with a letter dated October 28, 2008 (attached). In the letter, the applicant's representative states that PG&E towers obscure the views of the site, although no supporting photos are provided. Staff believes that Signs A and C provide visibility to the site from South Airport Boueevard, which is the public right-of--way. The monument sign is largely obscured from view at its currently location. Staff has told the applicant that the monument sign should be relocated to provide the entry identification that they are seeking. The sign should be redesigned and placed closer to the entry. The applicant has not been willing to change the location or upgrade the design of the monument sign. The applicant has stated that the pole sign is visible from Highway 101. Staff does not agree with this statement. In summary, staff does not believe that the applicant's letter addresses the fundamental issue regarding the necessary findings that must be made for approval of one of the building mounted signs, the monument sign, and freestanding pole sign as outlined below: Chapter 20.86 of the Zoning Ordinance outlines the necessary findings for a Type "C" Sign Application (see attached). The findings include neighborhood compatibility, readability, integration with architectural features, recommendation of the Design Review Board, and Special Circumstances. Staff believes that the findings cannot be made for Signs B, D, and E. Sign B is a wall mounted sign that is not compatible with the neighborhood because it is too close to proposed Sign A. No other business in the neighborhood has a sign directly adjacent to another sign. Further, Sign B is not integrated with the architectural features of the building. Mounting a sign on the brick portion of the building detracts from the overall architectural integrity of the building. Staff Report Type C Sign 245 South Airport Boulevard Page 4 Sign D, the proposed monument sign, is not readable from Airport Boulevard because it is largely obscured by existing landscape and fencing. The Design Review Board recommended that the monument sign be relocated or removed from the plan. The applicant has stated that they will not relocate the sign, so staff is recommending that the Commission not approve the sign. Sign E is the proposed pole sign. The letters are compressed within the existing space on the sign, leading to readability issues and a letter design that is not architecturally integrated with the sign frame. Finally, a Special Circumstance for this sign is taken from the City's East of 101 Design Guidelines (Policy DE-49), which states that "Freestanding signs are discouraged... ". Sign D and Sign E, including their support structures are considered abandoned, and therefore the application should be reviewed as if the structures are not there to begin with. In that context, staff has concern with the design of the structures, the proposed graphics, and does not believe the location enhances the visibility along the 101 corridor for travelers, since it is not readily visible from US 101. ENVIRONMENTAL DETERMINATION: The proposed development is Categorically Exempt from the provisions of the California Environmental Quality Act in accordance with Section 15301 -Class 1: minor modifications to an existing facility and Class 11, Accessory Structures, Section 15311(a) On-premise signs (CEQA Guidelines). Therefore no further environmental review is necessary. CONCLUSION: As conditioned, the sign application as related to proposed Signs A and C meets the intent of the City's Zoning Regulations and Design Policies, and staff has drafted findings and conditions to support these two signs. Gerry audin, AICP, CIP, LEED AP Senior Planner SK/ghb Staff Report Type C Sign 245 South Airport Boulevard Page 5 Attachments: • Findings of Approval • Conditions of Approval • Design Review. Board Meeting Minutes, dated May, 200.8 • Letter to the Applicant, dated August 22, 2008 • Letter from Applicant, dated October 28, 2008 • Zoning Ordinance Excerpts - SSFMC Section 20.76.170 & 20.86.060 • Plans, dated 3/05/08 DRAFT FINDINGS OF APPROVAL P08-0039, SIGNS 08-0024, & DR08-0018 TYPE `C' MASTER SIGN PROGRAM 245 SOUTH AIRPORT BOULEVARD (As recommended by City Staff November 20, 2008) As required by the ``Sign Regulations" & "Sign Permit Procedure" (SSFMC Chapter 20.76 & 20.86) the following findings are made in support of a Master Sign Program to allow installation of building mounted signs on the site located at 245 South Airport Boulevard in the Planned Commercial (P-C) Zoning District subject to making the findings of approval, based on the conditions of approval, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission, which include but are not limited to plans dated 3/5/08; Planning Commission Staff Report, dated November 20, 2008; and the Planning Commission meeting held on November 6, 2008: 1. Neighborhood Compatibility -The size, materials, illumination and overall design aesthetic of Sign A and Sign C is consistent and compatible with the building architecture on the site and the physical character of the neighborhood where the signs are proposed because they are: an appropriate size, internally illuminated channel letters, and are appropriate scale for the location on the building where they are to be installed. 2. Readability -The. proportions and location of the signs ensure that they are readable. The building mounted signs (Sign A and Sign C) will be visible from Airport Boulevard and will thereby assist and orient visitors to the site. Integration with Architectural Features -The proposed program, which includes Sign A and Sign C, is aesthetically pleasing. The proposed individual channel letters are attached to the building in an area where they will complement the overall building design. 4. Design Review Board Recommendations -The Design Review Board (DRB) commented on the application at their meeting held on May 30, 2008. In summary, the DRB stated that the monument sign was too tall and did not visible from the street, the sign design was not consistent, and the proposed lettering was not in scale with the sign areas. As conditioned, staff believes that the concerns expressed by the DRB have been addressed. 5. Special Circumstances -There are no special circumstances associated with the signs identified as Sign A and Sign C in the attached plans dated 3/5/08. DRAFT CONDITIONS OF APPROVAL P08-0039, SIGNS 08-0024, & DR08-0018 TYPE `C' MASTER SIGN PROGRAM 245 SOUTH AIRPORT BOULEVARD (As recommended by City Staff November 6, 2008) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by the applicant, dated 3/5/08. 3. The applicant/owner shall apply for a Type "A" sign permit and any. other necessary City permits, including a Building Permit, prior to erecting any of the signs approved as part of the Master Sign Program. 4. Signs identified as Sign B, Sign D, and Sign E shall be removed from the sign program because they are not consistent with the Sign Regulations, and/or East of 101 Design Policies. Planning Division contact Gerry Beaudin, Senior Planner, (650) 877-8353 B. Engineering Division conditions of approval are as follows: 1. All signs shall be constructed on private property (outside of the public right-of--way). Engineering Division contact, Sam Bautista, Senior Civil Engineer (650)829-6652 4. OWNER Archstone APPLICANT Philp DeMartins ADDRESS 1600 El Camino Real PROJECT NUMBER Signs08-0021 & P02-0088 PROJECT NAME Archstone -Master Sign Program (Case Planner: Stephen O'Connell) DESCRIPTION Modification to the Approved Master Sign Program at 1600 El Camino Real located TV-E the Transit Village Commercial Zoning District. The Board had the following comments: 1. The purpose of the proposed signage is unclear. The signage does not appear to meet Code since it is not the name of a business at that location or the name of the development. If the sign application does move forward, the following comments should be addressed: a. The raceway should be eliminated or better integrated -individual letters should be used b. Use 12' tall letters on both building mounted signs Re-Submittal is required. 5. OWNER Welch Family Partnership APPLICANT Emilio Arco ADDRESS 325 Victory Ave PROJECT NUMBER P08-0033 & DR08-0014 & Signs08-0022 PROJECT NAME Type "B" Sign Permit - Arco's Auto Body (Case Planner: Stephen O'Connell) DESCRIPTION Type "B" Sign Permit for Arco's Auto Body at 325 Victory Ave in the Industrial Zone (M-1) District in accordance with SSFMC Chapters 20.30, 20.85 & 80.86 Approved as submitted. OWNER Citi Garden Hotel APPLICANT S&W Signs ADDRESS 245 S Airport Blvd PROJECT NUMBER P08-0039, DR08-0018 & Signs08-0024 PROJECT NAME Type "C" Sign -CitiGarden Hotel (Formerly Good Nite Inn) (Case Planner Stephen O'Connell) DESCRIPTION Type "C" Sign Permit for the CitiGarden Hotel/SFO at 245 So. Airport Blvd in the Planned Commercial Zone (P-C-L) District in accordance with SSFMC Chapters 20.24, 20.85 & 20.86 The board had the following comments: 1. Monument sign is too tall -reduce the monument sign to be 6 feet or less in height 2. Re-design the monument sign to have the lettering on the top of the sign and remove the logo from the signage, allowing it to be more visible from the street 3. Considered removing SFO & the logo from the signs to be consistent with all the proposed signs. 4. The signs on the building are too big and not properly scaled to the building, re- design -the letters should be no more than 18-inches tall. Recommend approved with conditions. 7. OWNER Sil & Laura Gonzalez APPLICANT Leonardo Calzadilla ADDRESS 92 Jefferson Drive PROJECT NUMBER P08-0019 & DR08-0008 PROJECT NAME Gonzales Residence - 2nd Story Addition (Case Planner: Gerry Beaudin) DESCRIPTION "Re-Submittal"- Design Review of a 2nd story addition to a single-family dwelling in the Single Family Residential Zone (R-1-E) District in accordance with SSFMC Chapters 20.16 & 20.85 Approved as submitted. 8. OWNER Hadish Varma APPLICANT Andrea Costanzo ADDRESS 251 Forestview Drive PROJECT NUMBER P08-0037 & DR08-00]6 PROJECT NAME Varma Residence - 2nd Story Addition (Case Planner: Maureen Morton) DESCRIPTION Design Review of a 2nd story addition to an existing single family dwelling in the Single Family Residential (R-1-E) Zone District in accordance with SSFMC Chapters 20.16 & 20.85 The Board had the following comments: 1. Re-design or re-locate rear porch to better intergate with the dwelling. Create an opening from the office to lead into the rear porch with sliding glass doors OR consider putting the porch behind the family room. 2. Use a different material for the front open porch railings -materials are not consitent with the style of the dwelling Recommend approval with conditions. CITY C®UNCIL 2008 ~C ~., F• U CIF©R~~ PEDRO GONZALEZ, MAYOR KARYL MATSUMOTO, MAYOR PRO TEM MARK N. ADDIEGO, COUNCILMEMBER RICHARD A. GARBARINO, COUNCILMEMBER KEVIN MULLIN, COUNCILMEMBER BARRY M. NAGEL, CITY MANAGER DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) 877-8535 FAX (650) 829-6639 August 22, 2008 Alzal Chaudhry General Manager Good-Nite Inn SFO 245 South Airport Blvd. South San Francisco, CA 94080 Subject: 245 South Airport Boulevard Type "C" Sign Permit Application Status -Application P08-0094: SIGNS08-0024 Dear Mr. Chaudhry: Based on staff's recommendation, the Planning Commission continued-your Type "C" Sign Permit application. This recommendation was made to the Plamzing Commission after a thorough techxucal and physical review of your proposal. This review resulted in a determination that: several existing signs were installed without benefit of City review or approval; portions of the existing sign program are "abandoned" per South San Francisco Municipal Code (SSFNIC) Section 20.76.060; the proposed freestanding pole sign is not consistent with the intent of the City's East of 101 Area Plan design policies; and that the site improvements required by the 1982 Use Permit approval are not being maintained as required in the conditions of approval. Staff s recommendation to the Planning Commission to continue your application is intended to provide you with the necessary time to revise your application to address the aforementioned issues, which are outlined in detail below. The revised submittal should include plans and/or illustrations which show and/or explain how the applicant will address the neglected 1982 Use Permit conditions of approval. Please address the issues outlined below prior to resubmitting plans for review. Wall Signs For staff to properly review and potentially support any of the wall signs, the exact location and dimensions for the sign must be included on scaled elevations. Signs `A', `B', and `C' should be proposed at a scale that allows them to be framed by the portion of the building where they are proposed. All signs should be of similar materials and should be constructed and mounted in the same fashion. 315 MAPLE AVENUE ~ P.O. BOX 711 ~ SOUTH SAN FRANCISCO, CA 94083 Page 2 of 3 Abandoned Signs & Design Standards -East of 101 Design Guidelines Signs identified as `D' and `E', sign `D' being a monument sign and `E' a freestanding pole sign, are abandoned according to SSFMC Section 20.76.060. This section states, "any on-site sign or display, including its supporting structure, that remains in place or is not maintained for a period of ninety days which no longer advertises or identifies an ongoing business, product or service available on the premises where the display is located shall be deemed abandoned and shall be removed." .City records indicate that the aforementioned signs were abandoned and a Code Enforcement case was opened in January of 2008 to address this issue. East of 101 Area Plan Design Policies DE-45, DE-46, DE-47, DE-48, and DE-49 (as amended by Resolution 140-96) all address signage in South San Francisco for development in the area east of Highway 101. These policies address sign: integration, height, coordination, type, location, and illumination. The design policies state that "development shall have a unified signage program for the entire development", and "signage should be designed an integral part of the overall center, and should be attached to building and other architectural elements wherever possible". The City amended design policy DE-49 to allow freestanding signs with visibility to Highway 101. Additionally, since the freestanding pole sign is abandoned it can only be established under the provisions of SSFMC Section 20.76.170 -Special Circumstances. As indicated in this section, the application must outline the reasons and exceptional circumstances that would warrant the Planning Commission's special consideration. Included for your reference is a copy of the Findings the . Planning Commission must adopt if the application is to be approved. As the application stands there is no data submitted that would provide a basis for a positive staff recommendation. With respect to the monument sign, staff recommends that it be eliminated from the application because of its poor visibility from the street, and because, as proposed, the design is dated. Should you wish to include sign `D' (monument sign) in your application, please. provide across-section to address questions surrounding the visibility of the sign from South Airport Boulevard and redesign the sign and use lettering that is more in scale with the monument sign background. Existing Use Permit Conditions of Approval Over the years there have been several modifications to the original use permit for the subject property. The conditions of approval for the use permit and subsequent modifications require the property owner to maintain the landscape for the site. Staff recommends that you include plans and/or a statement in your revised submittal illustrating. and/or explaining how the applicant will address the neglected on-site landscape issue. Please contact me if you would like to review the previously approved landscape plan prior to submitting your response. Page 3 of 3 Submittal Requirements and Staff Sub~ort Attached is a copy of the City's Type "C" Sign Permit Application Form. Please review the "Required Plans" section of the application. Your resubmittal should include properly dimensioned and scaled plans, including architectural elevations. This information and format is required for Planning Commission review. At this time, staff is recommending that your application focus on building mounted signs and possibly the monument sign. The signs should be similar materials and construction for both the "CitiGarden Hotel" signage and the "Beijing Buffet" signage. I look forward to working. with you to bring this application to a successful conclusion. Sincerely, { e Beaudin Senior Planner Attachments: - SSFMC Sections 20.76 and 20.86 - East of 101 Area Plan -Relevant Design Policies and 1996 Amendment - Type "C" Sign Permit Application Form cc: Aaron Soares, S&W Signs, P.O. Box 2400, Oakdale, CA 95361 Susy Kalkin, Chief Planner Dennis Rosaia, Code Enforcement Officer File CARR McCLELLAN INGERSOLL THOMPSON & HORN Professional Law Corporation October 28, 2008 Mr. Jerry Bodeaudin Senior Planner Department of Economic and Community Planning Division City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 David M. King Attorney Direct Phone: (650) 696-2505. dking@carr-mcclellan.com Re: 245 So. Airport Boulevard "C"Sign Permit Application -Application P08-0094; Sign SOS-0024 Dear Mr. Bodeaudin: My colleagues and I at Carr McClellan represent the interests of the SFO Good Nite Inn (the "Hotel"), Since the Hotel was acquired in 2004, the owners have endeavored to improve the Hotel, and to turn it into a profitable enterprise. These efforts have been tempered by the economic difficulties facing hotels and other travel-related businesses, occasioned in part, by the fall-out from the September 11, 2001 terrorist attacks. The Hotel manager, Mr. Chaudhry, has asked that I respond to your letter of August 22, 2008. As you know, in 2007, the Hotel retained a sign expert, Mr. Aaron Soares, to assist them with creating an attractive and functional set of signs for the Hotel and related business. Mr. Soares has been working with the City to achieve the purposes set forth in South San Francisco Municipal Code section 20.76.010. The Hotel is, of course, committed to the creation of signs on the property which are not only internally harmonious, harmonious with the surrounding community, and esthetically pleasing, but also functional in providing notice to the public of the location of the hotel from the U.S. 101 Freeway, from the freeway exits, and from South Airport Boulevard. P 650.342.9600 216 Park Road Burlingame California 94010 F 650.342.7685 www.carr-mcclellan.com Mr. Jerry Bodeaudin Senior Planner October 28, 2008 Page 2 of 5 It is imperative that the Hotel be permitted to utilize the proposed signage in order to operate as a profitable (and tax revenue generating) business. I trust we will be able to work together towards this purpose. A. Wall Signs Mr. Soares, on behalf of the Hotel, has provided the exact locations and dimensions for the new signs, currently designated as signs "A", "B", and "C". These signs will be framed by the portion of the building where they are proposed. The signs will be constructed of similar materials, and mounted in the same fashion. The Hotel agrees to use the same form of lettering for all the wall signs, and to utilize the same color for the lettering, if that is the City's preference. In the alternative, the Hotel agrees to have its tenant, the Beijing Buffet, change the currently proposed red sign lettering to match the Hotel's signs, and will consider a lighter complimentary shade of green, or perhaps yellow. The Hotel is also willing to remove the proposed star-flower shaped logo entirely from all of the signs proposed, inclusive of the wall signs. I am advised that the City has voiced an objection to the proposed sign on the brick facia of the Hotel, which is angled such that it presents a flat face facing the southwest. It is important for the Hotel to have a sign on this surface, so as to provide visibility of its location to motorist exiting from northbound U.S. 101, and at the intersection of the freeway exit and South Airport Boulevard. The existing sign on the west facing surface is only partially visible from the freeway exit. It is difficult to read, as it faces due west, and is substantially obscured from view by a PG&E steel electrical tower, and other structures, whereas the sign on the brick surface facing southwest is clearly visible from the freeway exit. B. Monument Sign The proposed monument sign identified as "D", is indeed a very important aspect of the master plan for the Hotel's signage. Individuals proceeding north or south on South Airport Boulevard currently have no signage directing them to the main entrance to the Hotel's parking lot. The Hotel has received complaints from its patrons that they have had difficulty identifying the entrance to the Hotel parking lot. On many occasions, Hotel guests have driven past the entrance repeatedly, attempting to find the entrance. Not only is this circumstance problematic for the Hotel's business as to creates a negative f rst impression, but it is also a safety issue. Motorist who are confused as to where to turn, are likely to slow to an unsafe speed while looking for the entrance or to make sudden and turning movements without signaling. Such motorists are also likely to become frustrated, which certainly does not lend itself to safe driving habits. Mr. Jerry Bodeaudin Senior Planner October 28, 2008 Page 3 of 5 It is my understanding that the City has voiced an objection as to the height of the monument sign. There are unusual site conditions which qualify as special and unique circumstances, which respectfully should be given due weight and consideration, under Municipal Code section 20.76.170. Specifically, the parking lot area for the SFO Good Nite Inn is at least 2-1/2 feet below the grade of the sidewalk and street. Further, there is a black wrought iron fence which stands in excess of 3 feet above the level of the street. The net result is a height differential of close to 6 feet, such that unless the proposed sign is allowed as proposed, it will not be visible to passing motorists. In fairness to the Hotel, the base height of the proposed sign necessary to bring the sign to street level should be not be utilized in analyzing whether the sign complies with the general height limitations for monument signs. Further, the maximum height limit is 12 feet, pursuant to Policy DE-49. Even counting the base of the sign necessary to achieve visibility from the road, the proposed height is, at 10 feet, below the maximum limit. The Hotel is, however, willing to remove the proposed star-flower logo and the lettering "SFO" from the sign. Further, the Hotel is willing to reduce the size of the lettering for "City Garden Hotel," so that it is more aesthetically pleasing and more in scale with the monument sign background. Further, pursuant to the City's police department requirements, the sign will be illuminated. C. Pole Sign With respect to the free standing pole sign identified as "Sign E", once again, there are, in fact, special circumstances which very clearly justify the Hotel reestablishing this vitally important sign. It is the only sign for the Hotel which is visible from U.S. 101. As you know, the Hotel's site/location is partially (substantially) blocked from view by other buildings and structures west of the Hotel, and immediately adjacent to the north bound lanes of U.S. 101. It is of great importance for the Hotel to have visibility from the freeway. Both Hotel patrons and potential. patrons utilizing the SFO International Airport must travel on U.S. 101 in order to reach their planned destinations and accommodations. The sign also is critical to provide visibility of the Hotel for motorists who have exited from southbound U.S. 101, and have reached the intersection of S. Airport Boulevard. In order for the Hotel to fairly compete with the other hotels in the vicinity, it is imperative that it be allowed to advertise its existence, and the location of the Hotel, to travelers on the freeway. Indeed, a significant factor in the value of the Hotel property is its proximity to U.S. 101 and the airport. Were the City of South San Francisco to prevent the Hotel from utilizing the existing pole sign structure, which only needs to be refaced to be fully functional, the Hotel would be kept at a distinct disadvantage in competing with other hotels in the vicinity. The Travel Lodge, for example, has a very large pole sign clearly visible from the freeway. The Holiday Inn, a multi-story hotel, has large, highly visible lettering at a height of four stories. The Best Western, Mr. Jerry Bodeaudin Senior Planner October 28, 2008 Page 4 of 5 and the Four Points Sheraton are also multi-storey hotels, with signs placed high, on their west facing structures, which are easily visible from the freeway. The nearby Motel 6 has a pole sign of similar size and height to the Hotel sign at issue. Were the City to deny the Hotel permission to re-establish the pole sign, the effect would be to perpetuate the unfair advantage of competing business, and to significantly devalue the property. Moreover, it would be very expensive and wasteful to .compel the Hotel to remove the existing pole sign structure, which, as noted above, only needs the face element to be fully functional. In conclusion, the owners of the SFO Good Nite Inn are more than willing to work together with the City of South San Francisco to create functional, harmonious, and aesthetically pleasing signs for the hotel property and its tenant, such that the hotel and the restaurant continue to be economical viable and contribute to the community. We look forward to worming with you. Very truly yours David M. King DMK:Ijs 26843.00004\BGLIB 1 \1383087.1 Mr. Jerry Bodeaudin Senior Planner October 28, 2008 Page 5 of 5 bcc: Bang Ja Kim A. Chaudhry 20.76.170 Special circumstances. Unusual site conditions, locations, particular unique signing requirements, or other design factors may warrant types, heights, and sizes of signs not otherwise permitted by the regulations of this chapter. Such signs, including but not limited to the following, shall require a type "C" permit: (a) Roof signs which extend above the highest point on the roof or of the type not allowed by Section 20.76.160. (b) Any individual sign, or combination of all signs on any one property, which exceeds the height or area limitations prescribed in this chapter. (c) Time and temperature signs, or any other signs which incorporate a changeable electronic message. (d) Readerboard signs or other signs with changeable copy, including theatre marquees. (e) Signs in the D-C Zone District which are of a classic design style, consistent with those designed and erected in the 1940's and 1950's. (f) Signs in the El Camino Real, AirportlSouth Airport Boulevard, and Highway l O1 corridor areas which have special sign needs due to the regional nature of the use, the traveler-oriented nature of the use, or other special requirements. Application to the planning commission shall include reasons or exceptional circumstances which warrant consideration for exceeding the prescribed standards (e.g. nonconforming structures, visual obstruction, unusual building location, etc.). The planning commission may approve, conditionally approve, modify, or deny a request. The decision of the planning commission may be appealed to the city council. (Ord. 1015 § 1 (part), 1987) http://gcode.us/codes/southsanfrancisco/view.php?topic=20-20_76-20_76_170&frames=on 11/14/2008 20.86,,060 Type_Csign ~ermits._______ A Type C sign permit is a discretionary permit issued by the planning commission. When a Type C sign permit is required by this title to authorize a sign, its approval certifies the sign satisfies all applicable provisions of this title. Approval of a Type C sign permit enables the issuance of a building permit under Title 15 of this code. (a) Type C sign permit Application. Type C sign permit applications shall include the forms provided by the planning division and the materials required therein. (b) Permit Review and Approval. The planning commission shall review and approve, conditionally approve, or disapprove an application for a Type C sign permit. Only permits considered in accordance with the provisions of Section 20.76.170 may be appealed to the city council as provided by Chapter 20.90. The planning commission's decision is final on other Type C permits. Type C sign permit application review and approval shall follow the procedure established for use permits in Chapter 20.81, except that the required findings for the granting of a use permit shall not apply. A Type C sign permit shall be approved only when it meets all of the following standards: (1) All general sign standards set in Section 20.76.150. (2) .Additional criteria as determined by the planning commission based on its evaluation of the appropriateness and effectiveness of the sign within the site and in the wider context of its surroundings. The primary factors which the commission will consider in granting or denying a permit will be: (A) Neighborhood Compatibility. The size, materials, colors, graphic style, illumination and other features of the sign will be assessed to ensure that it is in keeping with the visual character of the street or area in which it is proposed. Proposed new signs should reflect the highest quality of design possible for a given area. (B) Readability. To ensure that signs perform their essential communicative function appropriately, such characteristics as the proportion between different parts of the sign, visibility from important vantage points,. and other design features will. be considered. (C) Integration with Architectural Features. In order to be aesthetically pleasing as well as effective in communication, signs should be treated as an integral part of the total design concept for a given site. Based on characteristics such as scale relationships, color, materials, and graphic style, signs will be assessed in terms of their compatibility with the forms and themes of building and landscape design. (D) The recommendations of the design review board. (E) Special circumstances, if applicable, which may warrant consideration under the provisions of Section 20.76.170. (c) Conditions of Approval. Conditions of approval for a Type C sign permit may include provisions for modifications or additions to landscaping, on-site or off-site circulation, painting programs, or other site modifications, when it can be shown that such provisions will mitigate the impacts of the proposal. 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AvY'S ~rnco-o ~w ~ ~ ~ ~ ~ W A ~ OD -~ \ w J y ~ -, r `-T <. `'a r ,,, :-'' ~ ~ (~V t V! _ ~' ~ cn~cs' ',_ ~ _ ~ ~ p z m ~ SU p Q ~ ~ ~ ~ ~ ~ m ~ o ~ ~ -~ S o c~ ~ ~ ~ cS1 o s ~ ~ S ~ x ~ ~ ~ ~-t ~? ~ ~ = G1 N Sb ~," ~ `< ~ ~ - __ ~ ~ m c+ co >;;Y'~; ~ N 2'-11" ~~~ ~ ~~~~ R.` ~~ N ,\ ~ ~ ~ r ~ ~ D rn ~ N CA N O _~' O ~J ~k ~ ~ 1::1 3 ~ • • ~~ H ay = ~ ~ • ~ °' c,= mO r ~OZ~~ ~ ~m ~ z ~ ~ 8 ~ tD • ' H m • maHN~ ° ADZ m ~ ~~my2 zmZ N m ~ A N~~Y= m ~ i d ~t a A u ~ ~ Imo ~ ~ ~ m o N ~~o ~ Om ~ c acoUlx i odo t m OD V f~ A ~~ , ^.o~.~~ ~ " n~~ '~ Ul"'~.U~.~ zm ~Of~'D } ~ ~l' Z ~ zm v ~ o • Zmm N~~ym ~ ~t~~~ ~ A! `~ tnm v > m ~ C31 O O A ~ y H o J c'QLIFOR~1~ DATE: TO: Planning Commission Staff Report November 20, 2008 Planning Commission SUBJECT: General Plan Conformity finding for a proposed transfer of real property interests in the County of San Mateo north county court facility to the State of California, situated at 1050 Mission Road (APN Ol 1-302-250), in the Multi-Family Residential Zone District (R-3-L), in accordance with provisions of the State of California Government Code Sections 65402 and 70301-70404. Owner & Applicant: County of San Mateo Case No.: P08-0094 & PCA08-0006 RECOMMENDATION: It is recommended that the Planning Commission fmd the proposed transfer of real property interests of the subject .property by the County of San Mateo to the State of California to be in conformity with the South San Francisco General Plan. BACKGROUND/DISCUSSION: In 2002, the State of California enacted legislation (SB 1732 Escutia -codified as Government Code Sections 70301-70404) designed to transfer County owned court facilities to the State of California judicial branch with a deadline to complete such transfers by 2008. The judicial branch is responsible for its programs and operations, but not court facilities. Allowing the judicial branch to control both operations and facilities is intended to help ensure that all costs are considered by the judicial branch and uniformity of access to court facilities by all citizens. Accordingly, the County of San Mateo is proposing to transfer real property interests in the north county court buildings, situated at 1050 Mission Road, to the State of California. Ultimately, the County of San Mateo may transfer title to the State of California, but is not required to do so. In accordance with Government Code Section 65402, all transfers of property by the County must be submitted to the local Planning Commission for review as to the property's conformity with the local General Plan. The court facilities at 1050 Mission Road are located in an area designated as Public in the South San Francisco General Plan Land Use Element, which allows for government uses, including judicial facilities. As stated in the applicant's letter, the intent of the State of California is to maintain the judicial uses on the site in conformance with the current land use designation. CONCLUSION: The County of San Mateo's transfer of real property interests to the State of California and the continued use of the site for judicial functions are consistent with the current South San Francisco General Plan Land Use designation. Staff recommends that the Planning Commission find the proposed transfer of property interests to be in conformity with the City's General Plan. Staff Report To: Planning Commission Subject: P08-0094 General Plan Consistency Finding Page 2 of 2 f ~~ eve Carlson, Senior Planner Attachments: Applicant's Letter Site Map Aerial Photo County Manager's Office Real Property BOARD OF SUPERVISORS MARK CHURCH RICHARD S. GORDON JERRY HILL ROSE JACOBS GIBBON ADRIENNE J. TISSIER JOHN L. MALTBIE CLERK OF THE BOARD COUNTY O F SAN MAT E O COUNTY MANAGER COUNTY GOVERNMENT CENTER • 455 COUNTY CENTER, 5TH FLOOR • REDWOOD CITY CALIFORNIA 94063-1663 wE6 PAGE ADDRESS:http://www.co.sanmateo.ca.us (650) 363-4326 FAX: (650) 363-4832 October 27, 2008 ~ ~ NOV p ,~ ZDO~ ~. Transfe rby Coun y o ity ~"~~-~~ ~ Court Facility at 1 OSO Mission 1Zoad, South San Francisco, CA 94080 • Susy Kalkin Chief Planner City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 Dear Ms. Kalkin: In compliance with SB 1732 (Escutia) and subsequent related legislation, the County of San Mateo is finalizing the transfer to the State of California of real property interests in court facilities at 1050 Mission Road. Consistent with Government Code §65402(a), this letter requests that the City issue a finding that the transfer by the County conforms with the City's General Plan. The County is preparing to complete the mandated transfer to the State no later than December 31, 2008. It is expected that the facilities will continue to be used for court purposes. We look forward to receiving a finding of the City within the 40 days set forth in §65402. If you have any questions regarding this matter, please contact me by telephone at (650) 363-4047 or via email at Balms@co.sanmateo.ca.us. Very truly yours, Steve Alms, Manager Real Property Services SITE MAP 1050 MISSION ROAD ~: R ~ .. ~ .~~ .. ~ , 3 ` J * w..y ~~'~~ -v ~ y f ,i f ~ V' r ~. ~ Y_~ ~, `~ ~ :,~ ~ t z ~~. ~ ~. ''~.. V'~ ~ ~ f. . r, ~ ~~~y~ ~_. ,, ~~ 1 'r ~; µ f m ~ ~ ~ ~ ~~~ ~ ~.~ __ ~ .~ Yv ,~'. ... ~ rte, .~.~..jj.~~ i~ t ~ i ~ {y ~ , r ~, ;, ,.~.,. ~~~ ~ ~~-r, ~~~ - --.~a++~~~-.b':-""1'." ~~ ~:_:1 31111~A.s1 i~'. d~ '.~ ~T~ ~~_~,u~ ~zx s Planning Commission yo ,.,~„~'~~ 0 o Staff .Report c9LIFOR~1~ DATE: November 20, 2008 TO: Planning Commission SUBJECT: Review of proposed exterior paint colors and green screen details pursuant to Condition of Approval A.6 of UP08-0009, a Use Permit to allow the conversion of a ground floor commerciaUoffice space, located at 91 Westborough Avenue, into a medical services facility, with a related outdoor emergency generator and enclosure in the Planned Commercial (P-C-L) Zoning District. Owner: Kathleen A. Smith TR Applicant: Chas Jones Case Nos.: P08-0064: DR08-0080 & UP08-0009 RECOMMENDATION: It is recommended that the Planning Commission approve the proposed exterior paint colors for the commercial building and. the "green screen" proposed to obscure the generator enclosure to satisfy the conditions of approval of Use Permit application UP08-0009. BACKGROUND/DISCUSSION: The Planning. Commission reviewed the project at its hearing on October 16,.2008 and conditionally approved the use permit with the additional conditions, as follows: • The generator shall operate during the clinic's business hours only • The generator exhaust shall be maintained to be free of visible soot • The final color scheme is subject to the Planning Commission's approval • The applicant shall submit details of the green screen for the Planning Commission to review. As conditioned, the applicant has submitted detailed drawings for the "green screen" and the new color scheme for the exterior of the building for the Planning Commission to review. PROJECT SUMMARY: The project site, which is located on the corner of Westborough Boulevard and West Orange Avenue, contains atwo-story, 11,470 square foot, commercial/office building constructed in 1980- 81. The commercial/office building has approximately 5,870 square feet on the first floor in which 4,250 square feet will be occupied by a Nephrology Clinic. Page 2 of 3 P08-0064: DR08-0080 & UP08-0009 Use Permit 91 Westborough Boulevard Improvements include new exterior paint on the building; parking and access upgrades to meet the Americans with Disabilities Act (ADA) requirements; an' outdoor emergency generator and enclosure; and landscape improvements. The exterior of the building is presently painted beige/tan color. The applicant's preferred color choice for the building exterior is a medium grayish/green color called "Sea Pine." The applicant's alternate paint color selection is called "Solitary Seule," which has a light mossy green hue. Both colors are subtle and either selection would be complimentary to the mature landscaping throughout the site. The proposed "greenscreen" will be constructed of 48 inch steel panels attached to 3 inch capped steel tube posts. The "greenscreen" is proposed to measure 8 feet in height and will be installed on the south and west sides of the generator enclosure. Ficus Pumila vines will be planted on the "greenscreen" to provide additional landscape screening of the enclosure. The vines will be connected to the irrigation system on site. CONCLUSION: Staff recommends that the Planning Commission approve the proposed exterior paint colors for the commercial building and the "green screen" proposed to obscure the generator enclosure to satisfy the conditions of approval of Use Permit application UP08-0009._ Linda Aj ello, AICP Associate Planner /lna Attachments: PC Minutes -dated October 16, 2008 Approved Conditions of Approval Plans/Details -dated September 15, 2008 and November 12, 2008 Planning Commission Meeting of October 16, 2008 Motion Teglia /Second Sim to adopt resolutions 2676-2008 and 2677-2008 as stated by Assistant City Attorney Woodruff. Roll call: Ayes: Commissioner Oborne, Commissioner Prouty, Commissioner Sim, Commissioner Zemke, Vice Chairperson Teglia and Chairperson Giusti Noes: None Absent: Commissioner Moore Abstain: None Approved by roll call vote. Commissioner Sim and Commissioner Prouty thanked the applicant and architect for their high quality projects in South San Francisco. 3. Use Permit -Medical Services Smith, Kathleen/owner Chas Jones/Applicant 91 WESTBOROUGH BLVD P08-0064: UP08-0009 8~ DR08-0028 Use Permit and Design Review allowing a nephrology surgical center and an outdoor emergency generator, situated at 91 Westborough Boulevard (APN 013-260-010) in the Planned Commercial Zoning District (P-C- L), in accordance with SSFMC Chapters 20.24, 20.81 & 20.85. Public Hearing opened. Associate Planner Ajello presented the staff report and gave a visual presentation of the project. Chas Jones, project architect, was present along with doctor's from the facility and Cynthia Jansen, business representative, to answer questions. Chairperson Giusti questioned if the patients would arrive by ambulance. Mr. Jones stated that the patients would not be arriving by ambulance but would walk into the facility. Commissioner Prouty asked what type of procedures would be conducted at the site. Dr. Louis clarified that the facility was not a dialysis center but an ambulatory surgery center, and its main function is to clean the access catheter that tends to block on dialysis patients. Chairperson Giusti questioned if the facility would be working in conjunction with the Brentwood Dialysis center. Dr. Louis stated that their company is not affiliated with them. There being no speakers, the Public Hearing was closed. Commissioner Prouty questioned if the generator is for use in case of a power outage. Mr. Jones noted that this was correct. Commissioner Sim asked that the applicant clarify the detail of the green screen. Mr. Jones stated that it is a vinyl coated mesh planting trellis and is designed to be 8 feet high to screen the building. Commissioner Sim asked what the height of the shed was to which Mr. Jones replied that the shed has 8 foot walls and the roof peak is at 9'6". He further noted that the Design Review Board suggested additional screening on the site. Commissioner Sim requested that the applicant provide additional details on the green screen. Commissioner Zemke questioned what type of generator was being used and what the testing schedule was. Mr. Jones stated that it is a diesel generator and is tested for 30 minutes every month, with the fuel being S:Vvliwutes~l0-16-08 RPC M%wutes.doc ~agesof 20 Planning Commission Meeting of October 16, 2008 changed annually. Commissioner Zemke questioned if the fuel storage was incorporated into the structure. Mr. Jones noted that it is incorporated into the unit with its own tank. Commissioner Zemke questioned how many gallons of fuel would be onsite at a time. Mr. Jones noted that he did not have the answer at the moment but could provide it to staff. Commissioner Oborne questioned if this was an above ground storage tank. Mr. Jones stated that the generator is sitting on top of the tank and is above the concrete slab. Vice Chairperson Teglia acknowledged that the purpose of the generator is to ensure power in the event of an outage while the Doctors are in surgery and questioned if there was any need for after hours use of the generator. Mr. Jones noted that there is no need for this. Vice Chairperson Teglia questioned if there would be any issues with restricting the generator to operate during business hours only. Mr. Jones noted that there is no need for it to be run after hours and noted it is much quieter than the background traffic. Vice Chairperson Teglia noted that he has no issues with the generator as long as it is not running after business hours and a timer can ensure that it does not turn on after hours. Mr. Jones noted that he would check with the generator contractor if timers exist. Chief Planner Kalkin asked if the doctors would have any need for the generator to run after hours for any refrigeration purposes. Dr. Louis stated that they do not store any blood products and have no need for the generator after hours. Commissioner Prouty concurred with Vice Chairperson Teglia and noted that the senior center and adjacent residences could be disturbed if the generator is running after hours. Commissioner Oborne questioned the proposed color palette noting she did not feel they were well integrated with the neighborhood. Vice Chairperson Teglia questioned if a color board was available. Associate Planner Ajello stated that the color copies provided in the Commission's staff report were the only samples submitted. Commissioner Sim questioned if the DRB looked at the colors. Associate Planner Ajello stated that the DRB did not comment on the color and were mostly concerned with the landscaping. Commissioner Sim questioned if the accent color would only be on the front of the building. Mr. Jones noted that the Chinese Red would be the secondary accent color. Vice Chairperson Teglia noted that the building will not be painted for some time and noted that they could require that the application return to the Commission with color schemes and boards. Commissioner Oborne added that the applicant can also submit pictures of the surrounding area at that time. Commissioner Prouty questioned if the applicant owned the building. Mr. Jones noted that there is a contingency on the sale based on the outcome of the meeting. Vice Chairperson Teglia noted that some generators emit a lot of soot and questioned if the generator they will be installing is required to have particulate traps or if the output is clean. Mr. Jones stated that that with diesel generators there is soot on startup and clarified that the generator has to comply with the Air Resources Board standards in order to get a permit. Vice Chairperson Teglia stated that if there will be soot, he would like to add a maintenance requirement to make sure that. it is cleaned off. Mr. Jones stated that an alternative is a gas generator with a propane backup which is a cleaner method if the Commission allows it. Vice Chairperson Teglia noted that the cleanest method is preferred and left it to the applicants' discretion. Motion Teglia /Second Zemke to approve P08-0064: UP08-0009 8~ DR08-0028 with the following amendments to the conditions of approval: Motion Teglia /Second Zemke to approve P08-0064: UP08- 0009 & DR08-0028 with the following amendments to the conditions of approval: • The generator shall operate during the clinic's business hours only • .The generator exhaust shall be maintained to be free of visible soot • The final color scheme is subject to the Planning Commission's approval The applicant shall submit details of the green screen for the Planning Commission to review. Approved by majority voice vote -Commissioner Moore absent. 5:\rnCwutes\io-i6-o8 x.PC M~wutes.doc page 4 o f 20 CONDITIONS OF APPROVAL P08-0064: DR08-0080 & UP08-0009 USE PERMIT 91 WESTBOROUGH BOULEVARD (As adopted by Planning Commission on October 16, 2008) A. Planning Division requirements shall be as follows: 1. The generator shall operate during the clinic's business hours only. 2. The generator exhaust shall be maintained to be free of visible soot. 3. The final color scheme is subject to the Planning Commission's approval. 4. The applicant shall submit details of the green screen for the Planning Commission to review. 5. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial, Industrial and Multi-family Residential Projects. 6. The project shall be completed and operated substantially as indicated in the plans prepared by Hardin Jones Architects, dated September 15, 2008. 7. Any proposed new or modified signage will be subject to City Sign Review. Planning Division contact Linda Ajello, Associate Planner, (650) 877-8353 B. Fire Department conditions of approval are as follows: 1. This tenant improvement requires a fire sprinkler plan. Please submit under a separate plan. 2. Plans are to conform to NFPA 13 and the City of South San Francisco Municipal Code, Section 15.24.110. 3. This building requires fire alarms. Please submit separate plans. 4. Provide ahorn/strobe at the front of the building, which will activate upon fire sprinkler or alarm notification. Plans shall conform to NFPA 72 and the City of South San Francisco Municipal Code, Section 15.24.150. 5. Tenant improvement requires a detailed standby power system plan. Please submit under a separate plan. Plans are to conform to NFPA 110 ed. 2005 and NFPA 111 ed. 2005. 6. Provide adequate premise identification on the building per City of South San Francisco Municipal Code, Section 15.21.100. 7. Please show plans for medical gas system. Plans shall conform to NFPA 99 ed. 2005. 8. Please submit a list, quantities, and MSDS (material safety data sheets) of all compressed gases and chemicals to be used in this building. 9. Please show on plans a detail of the compressed medical gas storage room. Fire Department contact, Luis Da Silva, (650) 829-6670 C. Engineering Division conditions of approval are as follows: 1. The building permit application plans shall conform to the standards of the Engineering Division's "Building Permit Typical Plan Check Submittals" requirements, copies of which are available from the Engineering Division. 2. The owner shall, at his/her expense, install and R1 "STOP" sign and an R3-2 No Left Turn symbol sign at the driveway exit on to Westborough Boulevard. The signs shall be mounted on a 2 inch diameter galvanized steel pole 7 feet above the ground. Engineering Division contact, Sam Bautista, (650) 829-6652 D. Water Quality Control Plant 1. Stormwater that collects in the generator enclosure must drain to landscape. Water Quality Control Plant contact, Cassie Prudhel, (650) 877-8555 12 November 2008 Color Selection 91 Westborough South San Francisco, CA Building Color: Benjamin Moore No. AC-17 Sea Pine Alternate Building Color: Prtt & Lambert No. 19-29 Solitary Seule 19-29 AC378 y :u m .d V ~~ L J 1 ~m =m Z m -~ D r f2o D < T~ ~ N 0 'n Z c7 cn w ~ cu cn cn C7 r m ~# [~ ~ r O ~ cn O O ~ *k T -o cn cn r~0 N ~ i = ~m~ O Z~ ~oDvC)O-. N D Z ~ .~-~~~ O ~ mmZ- O~OG~ W O ~r C ~C~ r= OT• -Ic ~~ „ i- - m -i Z~° zZc „ N xaocnm pViDNp y O ao m0 ~~ :~~ c i~O O ~cnz ooN ~NmOD,~ ~~ i2 r,., -IMP mZ -1~~cn~T m ~ cn ~ ~T y~k~~ ~°~mm O ZZp000 Z ~~ ~ ~m~~N v~r m -Ir r ~ ~m ~ 7mC~ wn~ ~ ~ v ~ O~ Z D= O m~~ N ~ rn ~ m -~ O o N -1 O o z ~ ~ o ~ n D r Z rn m D r ~~ u D ~ X D ,p Z ~ m r r Z Z N = Z + m ~~ " m ~ Z -gyp N 0 0 0 n m m N n v D Z m r r m Z S .t~ 12 November 2008 Color Selection 91 Westborough South San Francisco, CA Building Color: Benjamin Moore No. AC-17 Sea Pine Alternate Building Color: Prn & Lambert No. ] 9-29 Solitary Seule b n v sea pine Infonet Services Corporation - EI Segundo, CA Freestanding s c ~ ~ a -.°~ panels were installed as a fence /screen to separate a parking area from an outdoor plaza using "Snap Clips" with the height of the posts held lower than the top of the panels. ~~- :r , . , / ~.,-_•. - +~~ r ' - ~ '~.~_, t a ~. ~~'~~r, ~i~~'h - _ ...r { "~'~ `~, `ice 'ate. 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Update -Module #1 -- Study Session #2 Background The Commission was introduced to the Use Regulation Module of the Zoning Ordinance Update during a study session held on October 2, 2008. At that meeting the City's consultant provided a thorough overview of use regulations and there was a discussion about several uses that the Commission had concerns about (adult oriented business, auto repair, etc.). The Commission also requested that the document be formatted so the changes could be readily identified, and that the be provided an overview about uses which are regulated by the State or federal government. Attachments Since that meeting staff and the City's consultant have been working to provide the Commission with the additional information that was requested. Attached are four documents: I. Memorandum from Vivian Kahn, FAICP (Dyett & Bhatia) to the Planning Commission; 2. Use Correspondences: Existing to Proposed 3. Module 1: Use Classifications and Use Regulations; and 4. Appendix A: Standards and Requirements for Specific Uses and Activities. Please review and bring your comments on Attachments #1, #2 & #3 to the November 6th Planning Commission meeting. Attachment #4, which is "Appendix A: Standards and Requirements for Specific Uses and Activities", remains a work in progress as staff and the consultant continue to review the list of uses and the conditions included in the section. If you have comments on Attachment #4, please bring them to the November 6th meeting, forward them to staff in writing, or bring them forward during Module #2. Zoning Ordinance Update -Process Overview The Commission is currently reviewing Module # 1-Use Regulations. There are three more modules to follow, including: Module #2 -Development/Design Standards, Module #3 Parking and Supplemental Regulations, and Module #4 -Zoning Administration. Once the Modules are drafted, they will be assembled into one document and circulated as a Public Review Draft Zoning Ordinance document. Comments on the .draft will continue to be taken and addressed throughout the public hearing process. ATTACHMENT 1 DYETT & BHATIA Urban and Regional Planners M E M O R A N D U M To: City of South San Francisco Planning Commission From: Vivian Kahn, FAICP Re: Protected Uses in the Updated Zoning Ordinance Date: October 30, 2008 California law grants cities-and counties relatively broad dis- cretion in the regulation of land uses and development, and the Federal courts and United States Congress have, for the most part, left land use and environmental regulation up to state and local government. There are, however, some important excep- tions to this approach. If local regulations conflict with fed- eral law, pursuant to the supremacy clause of the United State Constitution, then local laws are preempted. In some cases, both Congress and the State have identified matters of critical concern that limit the authority of California cities. This memo discusses some of these protected uses, applicable rules, and potential issues that should be addressed during the update of the South San Francisco zoning ordinance. • Religious uses (Federal Religious Land Use and Institutional- ized Persons Act of 2000, California Gov. Code Sec. 25373 and 37361) • Housing for persons with disabilities (Federal Fair Housing Act Amendments of 1998, Americans with Disabilities Act as incorporated into California Gov. Code Section 11935 and Civil Code Section 54.1) • Telecommunications (Federal Communications Act of 1996, California Gov. Code Section 65850.6, 65964} • Second units (California Gov. Code Section 65852.2) • Affordable housing (Gov. Code Sections 65583, 65589.5 and 65915) DYETT & BHATIA Urban and Regional Planners Religious Uses The Federal Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA) requires public agencies to demonstrate a compelling government interest and to use the least restrictive means when making a land use decision that imposes a substan- tial burden on religious exercise. The Federal Courts have ruled that requiring a church to apply for a conditional use permit, submit information needed to conduct zoning review, or obtain a rezone is, in most cases, not be considered to be a "substantial burden" on religious exercise. Local agencies that impose limitations on where religious uses may locate or impose requirements that the applicant considers "burdensome" may, however, be sued in Federal court and, if found in violation of the law, subject to financial penalties. The City must also be wary of requirements or conditions that restrict the number of worshippers, hours of operation or oth- erwise "burden".religious practice. Any design review require- ments under consideration or current development standards should also not be applied to religious uses in a way that may conflict with religious values or precepts that are embodied in certain symbols or designs. In those districts with height lim- its, provisions must be made to exempt certain .signs and stee- ples, cupolas, domes, and similar architectural features that are common to some types of religious architecture. One approach to avoiding potential conflicts with RLUIPA is to classify and regulate .religious assembly uses as community as- sembly facilities along with other types of meeting halls and auditoriums. This use type would not include activities such as gymnasiums, parochial schools, day care centers or other ac- tivi~ies, which are often associated with religious uses .and would be regulated separately. Housing for Persons with Disabilities Various provisions in both federal and State law limit the au- thority of local agencies to regulate facilities for mentally and physically handicapped persons. In 1988, Congress extended the 1968 Fair Housing Act's prohibitions against housing dis- crimination to include discrimination on the basis of handicap or familial status (families with children). The Federal Fair Housing Act Amendments (FHAA) defined "handicapped" to include persons with physical or mental disabilities and recovering al- 755 Sansc~me St, Suite 400 I T 413 956 4300 2 San Francisco, CA 941 I 1 f 415 95b 7315 www. dyetta n d b h ati a. c o m DYETT & BHATIA Urban and Regional Planners coholics and drug addicts. The FHAA not only prevents communi- ties from discriminating against handicapped individuals but also requires "reasonable accommodations in rules policies, practices, or services, when such accommodations are necessary to afford [handicapped persons an] equal opportunity to use and enjoy a dwelling."The California Fair Employment and Housing Act, codified as Government Code Sections 12900 to 12996, rein- forces provisions of federal statute to prohibit any unlawful discrimination against persons with disabilities. Responding to federal and State laws that require local agen- cies to allow physical modifications necessary to make proper- ties fully accessible to persons with physical handicaps, the State Attorney General advised cities and counties to revise their ordinances to make it possible to grant accommodations where needed. The State Supreme Court has also prohibited local agencies from limiting the number of persons unrelated by blood, marriage, or adoption who can reside in a single-family home. This restriction affects local ability to regulate groups of individuals who live as a single household. These statutes and regulations have the following important ef- fects on zoning: • Community care, foster homes and other licensed facilities for six or fewer persons plus support staff necessary to as- sist residents must be treated as a single-family residential use; • Community care homes and other licensed facilities for seven or more persons including facilities Licensed to treat per- sons-with mental disabilities or substance abuse problems may be subject to a use permit but must be permitted in any zone where nursing homes and hospitals are allowed. • Transitional housing, "clean and sober homes", board and care facilities, and similar unlicensed group homes serving more than six persons may be regulated in the same manner as group living accommodations such as boarding houses, fraternities, convents if the occupants are not living as a single house- hold. The regulation of unlicensed group homes must focus on the use of the property rather than the occupants' character- istics. 755 Sansome St, Suite 400 T 415 95b 4300 San Francisco, CA 94I I I F 415 95b 7315 3 www. dye tta n d b h ati a. co m DYETT & BHATIA Urban and Regional Planners Ideally, the. Ordinance should use the same terminology and definitions as the State statute and provide whatever clarifi- cation maybe needed to demonstrate compliance with the federal law as well. The City should also be aware of the potential for conflict with federal law when a facility protected by the FHAA is subject to the use permit process. While neighbors' comments about the future residents of a facility are protected by the First Amendment of the U.S. Constitution, the City's denial of a discretionary permit may be subject to challenge if it can be shown that the action was a result of such comments. (White v. Lee, 9t'' Cir 2000, 227 Fad 1214) The federal and State requirements for accommodating individu- als with disabilities also dictate that cities establish proce- dures to allow modification of setback requirements and other standards that may preclude alterations to make buildings ac- cessible. Rather than requiring a property owner to go through the process of obtaining a variance, one approach is to explic- itly state that an administrative waiver or modification of such standards is available based on a determination of neces- sity under federal and State disability laws. second Units Changes in State law that became effective on July 1, 2003, re- quired local agencies to treat all second units that comply with specific standards as ministerial approvals. The amend- ments to Government Code Section 65852.2 make the second unit provisions applicable to all residentially zoned lots with an existing single-family dwelling unit. Additionally, absent to- pographic or safety considerations, local agencies must allow parking for second units in setback areas or tandem parking. Affordable Housing Over the past several decades the California Legislature has adopted a number of laws that limit the ability of cities and counties to reject or reduce the feasibility of housing devel- opments that will help to meet the housing needs identified in their general plan housing elements. These provisions include laws that bar discretionary review of certain attached or mul- tifamily housing projects (Gov. Code 65589.4), require local agencies to make specific written findings in order to deny an affordable housing development (Gov. Code 65589.5(d)), and limit the ability of local agencies to prohibit the repair or 755 5ansome 5G Suite 40©I T 41 ~ 95b 43t3~ 4 San Francisco, CA 941 I I F 415 956 T315 www. dyetta n d b h ati a. c o m DYETT & BHATIA Urban and Regional Planners rebuilding of multifamily dwellings involuntarily destroyed or damaged (Gov. Code 65852.25). Regardless of whether a local agency incorporates or makes specific reference to these provi- sions in its zoning ordinance, it is responsible for complying with these requirements. It may be advisable to include such references in the revised Ordinance to increase the public's awareness of the City's legal obligations and to remind deci- sion makers of these rules. Legislation that became effective January 1, 2008 clarified and strengthened requirements applicable to emergency shelters and supportive and transitional housing. The statute defines sup- portive housing as an accommodation occupied by a target popu- lation that is linked to on- or off-site services and has no limit on the length of stay. These provisions: • Require the identification of at least one zone where emergency shelters are permitted without a use permit or other discretionary review; • Limit the type of additional requirements that can be im- posed on emergency shelters to specific objective stan- dards and rules applicable to residential or commercial development in the same zone; • Require that transitional and supportive housing be regu- lated as a residential use subject to the same restric-_ tions applicable to other residential uses of the same type in the same zone. TeleCOnlnnunicatioas Federal law imposes constraints on the ability of local agen- cies to use zoning and building regulations to regulate wire- less telecommunications facilities on private property and in the public right-of-way.. The Federal Telecommunications Act of 1996 preserved local zoning authority so long as it does not (1) unreasonably discriminate among providers of functionally equivalent services, or (2) prohibit or have the effect of pro- hibiting the provision of personal wire services subject to two general limitations and a number of procedural requirements. Since 1996, the Federal courts have clarified the meaning of these provisions in scores of cases, which have, in some in- stances, further limited local regulation of telecommunications 755 Sansane St, Suite 400 I T 415 956 4300 San Francisco. CA 941 I I F 415 956 7315 5 www.dyettandbhatia.com DYETT & BHATIA Urban and Regional Planners uses. During the same period, the State has also entered the field with legislation that both reinforces and augments the federal requirements. Legislation that went into effect January 1, 2007, requires a city or county to ministerially approve an application for a co-location facility on or immediately adjacent to an existing wireless telecommunications co-location facility when the ex- isting facility was approved in a discretionary review process. It also prohibits a city or county from imposing certain condi- tions of approval on permits for construction or reconstruction of wireless telecommunications facility. A series of recent legal challenges to local telecommunications ordinances have further defined the extent to which municipali- ties may regulate facilities under the 1996 Federal law. In September, the Ninth Circuit Appellate Court overturned a lower court ruling that San Diego County's wireless telecommunica- tions ordinance violated the Federal law because its permit re- quirements and review provisions applicable to wireless provid- ers had the effect of prohibiting wireless telecommunications services. In -its decision,-the Court warned that even though San Diego's requirements did not amount to a prohibition on wireless services this did not mean that a plaintiff might not be able to successfully challenge an ordinance with standards that had the effect of creating a "significant gap" in service coverage. (Sprint Telephony PCS et al., v. County of San Diego, Case. Nos. 05-56076 and 05-56435, DC No. CV-03-1398 BTM). The September decision reversed a 2007 ruling by a three-judge appellate panel. Two other recent decisions involve. regulation of telecommunica- tions facilities in the public right-of-way. In both cases Fed- eral courts overturned ordinances intended to protect the aes- thetic character of public streets. In January, 2006, the US Court of Appeals overturned an ordinance adopted by La Canada Flintridge ruling that a city or county cannot deny an applica- tion to construct and install a wireless antenna in the public right-of-way on aesthetic grounds because the California Public Utility Code § 7901 only granted local authority the right to control how roads "are accessed," not how they look. (Sprint v. La Canada Flintridge, 435 F.3d 993 (9th Cir. 2006) The US Dis- trict Court reached a similar conclusion in 2005 in an action against the City of Palos Verdes Estates finding that the City 755 Sansome St, Suite 40A I T 415 956 4300 6 San Francisco, CA 94I I I F 415 956 7315 www.dyettandbhatia.com DYETT & BHATIA Urban and Regional Planners violated the federal Telecommunications Act of 1996, the Su- premacy Clause, and the Civil Rights Act by denying permits to build telecommunications facilities in the public rights-of-way on aesthetic grounds (Sprint PCS Assets, LLC v. Palos Verdes Estates, et al., Case No. SACV03-825 (C.D. Cal. 2005). 755 sansome st, suite 400 J T 415 95~ 43010 San Francisco, CA 941 I I F 415 956 7315 7 www.dyettandbhatia.com ~ C ro~ o ~ ~a o o q y ATTACHMENT 2 .,. ~... Use Correspondences: Existing to Proposed Table 1 below presents all existing uses in alphabetical order, along with the proposed uses to which they correspond. In .instances where an existing use may fit into two or more proposed categories, all possible categories have been noted. "None" in the Existing Use column means that the proposed use is not identified in the current code. Table 1: Use Correspondences (Existing to Yropose~d) ~~ .._-- Existing Use '~ ~ I'r~,~~osed Uri Residential Use Types Kesidential Use T~~~~cs Congregate Living Facility Elderl~~ and Lun ~ 1~crm Care Family Residential: Caretaker Residential Hou,in~ Types' Cah~~talcer --- Family Residential: Multi-Family Residential I I~~usin~~ Types: Multi-Unit Family Residential: Single-Family Detached ~ Rcsidenti~rl I I~~usin~ T~~pcs: Single-Unit Detached - - - Family Residential: Single-Family Group ~ Ke>idential I luiuin_~ lopes: Single-Unit Detached ~ Ke~idential F{OIISIi]_ I~pes: Single-Unit Semi- Family Residential: Single-Family Semi-Attached \ttache~l Family Residential: Townhouse ~ ' Residenri~rl I Iousina~Types: Single-Unit Attached Family ResidentiaL• T~~~-Pamily Duplex Residential H~~using Types: Duplex Group Residential Group Residential Large Tamil} llay Care Home Family Day Care Home, Large ~~ Mobile T-come Park Mobile Home Park Residential Care l~ acilities for the Elderly- Residential Care Facilities, Senior Residential Second L!nit° Second Unit Residential Second Lnits as regulated inChapter 20.79 of the Municipal C;~~dc ~ Second Unit Senior Citizen Residential Senior Citizen Residential Small Family Day Care Home Family Day Care Home, Small Special Residential Care Facility Residential Care Facilities, Limited None Domestic Violence Shelter None Single Room Occupancy Civic Use Types Public and Semi-Public Use Types ~, II .i Table 1: Use Correspondences (E~isting to Proposed) Etistirag~ Use Pr°oposed Use Administrative Services Government Offices Civic Use, Community Serving Utilities, Major (moved to Transportation, Communication, and Utilities Use Types) Civic Use; Neighborhood Serving Cultural Institutions Civic Use, Neighborhood Serving Public Safety ~~'ieilities ~ Community Education _ Schott>ls, Pnhlic or 1'rivatc Community Recreation Corrununit~ Centers Convalescent Services Hospitals and Cliliics: Clinics Cultural and Library Services CulturalYnstiunions '~ Day Care Services: Day Care Center '; lla~ Care CCnl~:l' L tilitics, ~1in~~r 1 m~~~~dto Transportation, Essential Services Cruiunr~nirttiun. ~u~~i l.'~tilitic~ Use Types) '~ R~sidenti;il Care Facilities, General (moved to Group Care ~ Residen~i;il lase"I)~pesi' Hospital Services llospit~~ls un~i Clinics: Hospitals Major Public Service Waste lransCcr Facility (moved to Transportation, C~otnmunication, and Utilities Use Types) Major Public Services Airports and Heliports (moved to Transportation, Communication, and Utilities Use Types) Park and K~creation ~ Park and Recreation Facilities, Public Public Parl:in`~ Services Parking, Public or Private (moved to Commercial Use Types) Public School _ Schools, Public or Private Public Transit Facility Transportation Passenger Terminals (moved to Transportation, Communication, and Utilities Use Types) Public Utility Utilities, Major (moved to Transportation, Communication, and Utilities Use Types) Public Utility Utilities, Minor (moved to Transportation, Communication, and Utilities Use Types) Religious Assembly Community Assembly, 3500 square feet or less Religious Assembly Community Assembly, 3500 square feet or more Safety Services Public Safety Facilities --- - ___ - `-l Table l : Use Correspondences (Existing fo Prolx~scd) Existing Use Proposed U.~~~ Utility Services Utilities, Major (moved to Transportation, Communication, and Utilities Use Types) None Clubs and Lodges None Colleges and Trade Schools, Public or Private None Community Garden None Emergency Shelter None Social Service Facilities Commercial Use Types Commercial Use Types Administrative and Business Offices Offices, Business and Professional Adult Entertainment Adult Oriented Business Airport Facilities Airports and Heliports (moved to Transportation, Communication, and Utilities Use Types) Animal Sales and Services: Grooming and Pet Stores Animal Sales and Services: Pet Stores Animal Sales and Services: Kennels Animal Sales and Services: Kennels Animal Sales and Services: Veterinary Animal Sales and Services: Veterinary Services Antiques and Collectibles Retail Sales Automotive and Equipment: Automotive Accessory and Supply Sales Retail Sales Automotive and Equipment: Automotive Cleaning AutomobileNehicle Sales and Services: AutomobileNehicle Washing Automotive and Equipment: Automotive Cleaning, Self-service Automobile/Vehicle Sales and Services: AutomobileNehicle Washing Automotive and Equipment: Automotive Repairs, Light AutomobileNehicle Sales and Services: AutomobileNehicle Service and Repair, Minor Automotive and Equipment: Automotive Sales/Rentals Automobile/Vehicle Sales and Services: AutomobileNehicle Rentals Automotive and Equipment: Automotive Sales/Rentals AutomobileNehicle Sales and Services: AutomobileNehicle Sales and Leasing Automotive and Equipment: Commercial Parking Parking, Public or Private Automotive and Equipment: Equipment Repair/Sales AutomobileNehicle Sales and Services: AutomobileNehicle Repair, Major Automotive and Equipment: Quick Lube Services AutomobileNehicle Sales and Services: AutomobileNehicle Service and Repair, Minor Automotive and Equipment: Rental Car Fleet Maintenance Automobile/Vehicle Sales and Services: AutomobileNehicle Repair, Major __ J Table 1: Use Correspondences (Existing to Proposed) Existing Use Pf°oposerl Use AutomobileNehicle Sales and Services: Automotive and Equipment: Repair Service, Minor AutomobileNehicle Service and Repair, Minor Automotive and Equipment: Storage of Operable Warehousing and Storage: Outdoor Storage Vehicles (moved to Employment Use Types) AutomobileNehicle Sales and Services: Service Automotive and Equipment: Truck Stops Station Building Maintenance Services Maintenance and Repair Services - - +~ - . Business and Professional Services BUS1ne5s Srn i~cs Eating and Drinking Tst:~blishments: Bars/Night Cocktail Lounge Clubs'~.oun~es a Commercial Recreation: Amusement Arcade with four or five coin-operated amusement devices Commercial Recreation: Am~iseme~t arcade Commercial Recreation: Amusement Arcade with six or more coin-operated amusement devices Conu»cr~i~il Recreation: Amusement Arcade Commercial Recreation: Indoor Entertainment C~~nunercia l:crrc~~tic~n: ludonr Entertainment ~~~unmcrcial Rccrc~ui~~it; lnd~~ur Sports and Commercial Recreation: Indoor Sports and Recre,~tion IZc~rcati~~n Commercial Recreation: Outdoor Entert<iinrn~ut (;e>mm~~rci,~l Recreation: Outdoor Entertainment Commercial Recreation: Outdoor Sports vid C`ommrrcial Recreation: Outdoor Sports and Recreation Recreation Construction Sales and Service Building Materials Sales and Service Food and Beverage Retail Sales: Convenience Convenience S,iles ,Market Food and Beverage Retail Sales: Convenience Convenicncc~ tiales and Service Market Crematorium Funeral Parlors and Mortuaries Defective Good talcs Retail Sales: Off-Price Merchandise Eating and Drinking Establishments: Restaurant, Eating and Drinking Estahlishnunt~: Convenience Limited Service Eating and Drinking Establishments: Restaurant, Eating and Drinking Establishments: Full Service Full Service Eating and Drinking Establishments: Restaurant, Eating and Drinking Establishments: Limited Service Limited Service Eating and Drinking Establishments: with Live Eating and Drinking Establishments: Bars/Night Entertainment Clubs/Lounges Eating and Drinking Establishments: with Outdoor Eating and Drinking Establishments: Restaurant, Seating Full Service w/notes Banks and Financial Institutions: Banks and Credit Financial Services Unions Table 1: Use Correspondences (Existing to Proposed) Existing Use Proposed Use Food and Beverage Retail Sales Food and Beverage Retail Sales Funeral and Interment Services Funeral Parlors and Mortuaries Gasoline Sales AutomobileNehicle Sales and Services: Service Station Hotel Lodging: Hotels and Motels Joint Live/Work Quarters Live-Work Linen Supply Services Personal Services Lodging Services Lodging; Bed and Breakfast Lodging Services Lodging: Hotels and Motels Massage Establishments Personal Services Medical Services Offices, Medical and Dental Motel Lodging: Hotels and Motels Personal Services Personal Services Repair Services, Consumer Maintenance and Repair Services Research and Development Research and Development (moved to Employment Use Types) Retail Sales Retail Sales Retail Sales, Limited Retail Sales Secondhand Dealers and Sales Retail Sales: Second Hand Stores Secondhand Good Sales Retail Sales: Second Hand Stores Transportation Services Light Fleet-Based Services (moved to Transportation, Communication, and Utilities Use Types) None Animal Sales and Services: Pet Day Care None Artist's Studios None Banks and Financial Institutions: Check Cashing Businesses None Eating and Drinking Establishments: Coffee Shops/Cafes None Nurseries and Garden Centers L_____. __--- Table 1: Use Correspondences (Existing to Proposed) Existing Use Pf°o~~nsc~I Crse None Retail Sales: Large Format Retail None Retail Sales: Swap Meet None Offices, Walk-In Clientele Industrial Use Types Employment Use Types Custom Manufacturing Hantiicraii.C~ustonll~iz~iulacturing Food Preparation Food Yre~~~u,rti~m General Industrial Industr~~, Getler~rl Inoperable Vehicle Storage Warehcusin~~~ a~~d Storage: Out~louT- Stora~~r~ Laundry Services Industry. I imitr~l Light Manufacturing ~ Industry, L,irni(~d ~ Personal Storage ~1~rrchousin_and S orage: Personal Storage Recycling Facility IZec}cling Fug iiit~ Truck Terminal ~rei!~ht/Tru~1: Terminal and Warehouses (moved t~, ~I~ransportati«n, Communication, and Utilities Usc "1,~~4si _ Waste Tr.rnslct' Tacility Waste Transfer Facility (moved to Transportation, Communication, and Utilities Use Types) Whoi~sale;'~torage/Distribution: Heavv Warehousing and Storage: Chemical, Mineral, and Explosives Storage WholesaleiSwra~e "Distribution: Light Warehousing and Storage: Indoor Warehousing and Storage Wholesale/Stora~,r;!Distribution: Light Warehousing and Storage: Personal Storage None a Construction and Material Yard None Salvage and Wrecking None Wholesaling and Distribution None Transportation, Communication, and Utilities Use Types Antenna and Towers Communication Facilities: Antennas and Transmission Towers None Communication Facilities: Facilities Within Buildings Table l : Use Correspondences (Existing to Proposed) Existing Use P~~oposed Use Agricultural Use Types None Animal Production None Crop Production Crop Production, Limited (moved to Commercial Use Types) Energy Storage Warehousing and Storage: Chemical, Mineral, and Explosives Storage (moved to Employment Use Types) Horticulture: Cultivation Crop Production, Limited (moved to Commercial Use Types) Horticulture: Storage Crop Production, Limited (moved to Commercial Use Types) ~,. ._. -. ~. Use Correspondences: Proposed to Existing Table 2 below presents all proposed uses in alphabetical order, along with the existing uses to which they correspond. In instances where an existing use may fit into two or more proposed categories, all possible categories have been noted. "None" in the Existing Use column means that the proposed use is not identified in the current code. Table 2: UseCorrespondences (ProposedtoExistin~,j ~~ P~~oposedUse Existing Use Residential Use Types Residential Use Types Domestic Violence Shelter Elderly and Long Term Care Family Day Care Home, Large Family Day Care Home, Small Group Residential Mobile Home Park Residential Care FaciliT~eS, General Residential Care Facilities, Limitz~ Residential Care Facilities, Senior Residential Eiousing Types: Caretaker Residential 1•lou~in<~ Types: Duplex Residential Housing "Types: Multi-i'r~it Residential Housing Types Sin~~lc-Unit Attached Residential Housing Types: Si~~gle-Unit Detached Residential Housing Types: Single-Unit Detached Residential Housing Types: Single-Unit Semi- Attached Second Unit Second Unit None Congregate Li~~in~ Facility ~- j Lar~~e Family D,i~ C,~re I ~7me Snuill Family lla~ Carc Hoge ~il~OU}? 12~'SI~~Clltla~ 1~1obilc I lomc Park Group Care (moved from Civic Use Types) Special Residential Care Facility Residential Care Facilities for the Elderly Family Residential: Caretaker Family Residential: Two-Family Duplex Family Residential: Multi-Family Family Residential: Townhouse Family Residential: Single-Family Detached Family Residential: Single-Family Group Family Residential: Single-Family Semi-Attached Residential Second Unit Residential Second Units as regulated in Chapter 20.79 of the Municipal Code -1 Table 2: Use Correspondences,(Proposed toExisting) Proposed Use Exisl;,i~, I ~~ Senior Citizen Residential Senior Citizen Residential Single Room Occupancy None Public and Semi-Public Use Types Civic Use Types Clubs and Lodges None Colleges and Trade Schools, Public or Private None Community Assembly, 3500 square feet or less Religious Assembly Community Assembly, 3500 square feet or more Religious Assembly Community Centers Community Recreation Community Garden None Cultural Institutions Civic Use, Neighborhood Serving Cultural Institutions Cultural and Library Services Day Care Center Day Care Services: Day Care Center Emergency Shelter None Government Offices Administrative Services Hospitals and Clinics: Clinics Convalescent Services Hospitals and Clinics: Hospitals Hospital Services Medical Marijuana Dispensary Medica] Marijuana Dispensary Park and Recreation Facilities, Public Park and Recreation Public Safety Facilities Civic Use, Neighborhood Serving Public Safety Facilities Safety Services Schools, Public or Private Community Education Schools, Public or Private Public School Social Service Facilities None Commercial Use Types Commercial Use Types Adult Oriented Business Adult Entertainment - ~ Table 2: Use Correspondences (Proposed to Existing ) Proposed Use Fxistir~g Use Animal Sales and Services: Kennels Animal Sales and Services: Kennels Animal Sales and Services: Pet Day Care None Animal Sales and Services: Grooming and Pet Animal Sales and Services: Pet Stores Stores Animal Sales and Services: Veterinary Services Animal Sales a,id°Services: Veterinary Artist's Studios None AutomobileNehicle Sales and Services: Auto«~oti~r and F.cjuipn~enr: Automotive AutomobileNehicle Rentals Sales; Rcntal5 Automobile/Vehicle Sales and Services: Automotive and Lyuipment~ Equipment AutomobileNehicle Repair, Major Repair Sale Automobile/Vehicle Sales and Services: Automoti~ ~ an~1 't'.yuipment: Rerittil Car }Meet Automobile/Vehicle Repair, Major ~ ~~laintenancc AutomobileNehicle Sales and Services: ~ Au<<~motive ~md I:~~ui~unenr Automotive Automobile/Vehicle Sales and Leasing ~~il~~ I:ontals _ AutomobileNehicle Sales and Services: ~u~uuloti~r and Equipment: Automotive Repairs, I i~ht Automobile/Vehicle Service and Repair, Minor _ Automobile/Vehicle Sales and Services: AutomobileNehicle Service and Repair, R~1ii,~or :lutoniuti~ ~ ,iud Equipment: Quick Lube Services AutomobileNehicle Sales and Serv~res: Au~omuti~ e and Equipment: Repair Service, AutomobileNehicle Service and Re~~~iir_ Minor Minor. AutomobileNeh~i;le.Salcs and Settiir~~>: Automobil~;'Vehicle Washing Automotive and Equipment: Automotive Cleaning Automt,~bile,-Vehicle Sales and Ser~~iccs: ~ Automotive and Equipment: Automotive AutomobileNehicle Washing ~ Cleaning, Self-service AutomobiieiVcl7icle Sales and Services: Service Station Automotive and Equipment: Truck Stops Automobile/1~~hicle Sales and Service: Service Station Gasoline Sales Banks and Financial f ntituti~ns: T3anlcs and Credit Unions Financial Services Banks and Financial Institutions: Check Cashing Businesses None Building Materials Sales and Service Construction Sales and Service Business Services Business and Professional Services Commercial Recreation: Amusement Arcade with Commercial Recreation: Amusement Arcade four or five coin-operated amusement devices Commercial Recreation: Amusement Arcade with Commercial Recreation: Amusement Arcade six or more coin-operated amusement devices Table 2: Use Correspondences (Proposed to Existing) Proposed Use Existing Use Commercial Recreation: Indoor Entertainment Commercial Recreation: Indoor Entertainment Commercial Recreation: Indoor Sports and Recreation Commercial Recreation: Indoor Sports and Recreation Commercial Recreation: Outdoor Entertainment Commercial Recreation: Outdoor Entertainment Commercial Recreation: Outdoor Sports and Recreation Commercial Recreation: Outdoor Sports and Recreation Crop Production, Limited Crop Production (moved from Agricultural Use Types) Crop Production, Limited Horticulture: Cultivation (moved from Agricultural Use Types) Crop Production, Limited Horticulture: Storage (moved from Agricultural Use Types) Eating and Drinking Establishments: Bars/Night Clubs/Lounges Cocktail Lounge Eating and Drinking Establishments: Bars/Night Clubs/Lounges Eating and Drinking Establishments: with Live Entertainment Eating and Drinking Establishments: Coffee Shops/Cafes None Eating and Drinking Establishments: Restaurant Limited Service Eating and Drinking Establishments: Convenience Eating and Drinking Establishments: Restaurant, Full Service Eating and Drinking Establishments: Full Service Eating and Drinking Establishments: Restaurant, Full Service w/notes Eating and Drinking Establishments: with Outdoor Seating Eating and Drinking Establishments: Restaurant, Limited Service Eating and Drinking Establishments: Limited Service Food and Beverage Retail Sales Food and Beverage Retail Sales Food and Beverage Retail Sales: Convenience Market Convenience Sales Food and Beverage Retail Sales: Convenience Market Convenience Sales and Service Funeral Parlors and Mortuaries Crematorium Funeral Parlors and Mortuaries Funeral and Interment Services Live-Work Joint Live/Work Quarters Lodging: Bed and Breakfast Lodging Services Lodging: Hotels and Motels Hotel Lodging: Hotels and Motels Lodging Services ~~ Table 2: Use Correspondences (Proposed to Existing ) Proposed Use ~~ L~~~st«i~vse Lodging: Hotels and Motels Motel Maintenance and Repair Services Building Maintenance Services Maintenance and Repair Services Repair Services, Consumer Nurseries and Garden Centers None Offices, Business and Professional Administrati~~~ and Business Offices Offices, Medical and Dental Medical S~ r~ ices Offices, Walk-ln Clientele. None ` Parking, Public or Private _ Public 1'arhin~, Ser~-ices (movefi~om Ci~~ic Use Tvpesl Parking, Public or Private Auromotiv~~ ~inJ Iyui~~me~nl: Commercial Parking Personal Services Linen Supply Sanicr~ Personal Services ~ 1lassac~ Latahlisltmcnrs Personal Services Person~il ~rnice> Retail Sales _ A~itiqucs and Collectibles _ Retail Sale, Automotive and Equipment: Automotive Accessory and Supply Sales Retail Sales Retail Sales t Retail Sales Retail Sales, Limited Retail Sales: Lar~~e Format Retail None Retail Sales: Off-Prie< I~1cr~handis~ Defective Good Sales Retail Sales: Second Hantl Stores Secondhand Dealers and Sales Retail Sales: Second Hand Stores Secondhand Good Sales Retail Sales: Swap Meet None Employment Use Types Industrial Use Types Construction and Material Yard None Food Preparation Food Preparation Table 2: Use Correspondences (Proposed to Existing) Proposed Use Fxisting Use Handicraft/Custom Manufacturing Custom Manufacturing Industry, General General Industrial Industry, Limited Laundry Services Industry, Limited Light Manufacturing Recycling Facility Recycling Facility Research and Development Research and Development (moved from Commercial Use Types) Salvage and Wrecking None Warehousing and Storage: Chemical, Mineral, and Explosives Storage Energy Storage (moved from Agricultural Use Types) Warehousing and Storage: Chemical, Mineral, and Explosives Storage Wholesale/Storage/Distribution: Heavy Warehousing and Storage: Indoor Warehousing and Storage Wholesale/Storage/Distribution: Light Warehousing and Storage: Outdoor Storage Inoperable Vehicle Storage Warehousing and Storage: Outdoor Storage Automotive and Equipment: Storage of Operable Vehicles (moved from Commercial Use Types) Warehousing and Storage: Personal Storage Personal Storage Warehousing and Storage: Personal Storage Wholesale/Storage/Distribution: Light Wholesaling and Distribution None Transportation, Communication, and Utilities Use .Types None Airports and Heliports Airport Facilities (moved from Commercial Use Types) Airports and Heliports Major Public Services (moved from Civic Use Types) Communication Facilities: Antennas and Transmission Towers Antenna and Towers Communication Facilities: Facilities Within Buildings None Freight/Truck Terminal and Warehouses Truck Terminal (moved from Employment Use Types) Light Fleet-Based Services Transportation Services (moved from Commercial Use Types) Transportation Passenger Terminals Public Transit Facility (moved from Civic Use Types) Table 2: Use Correspondences (Proposed to Existing) Proposed U.re Existing Use Utilities, Major Civic Use, Community Serving (moved from Civic Use Types) Utilities, Major Public Utility (moved from Civic Use Types) Utilities, Major Utility Services (moved from Civic Use Types) Utilities, Minor Essential Services (mo~~ed from Civic Use Types) Utilities, Minor Public Ut i l i ~ ~ ~ nun~ed 1i~t~m Civic Use Types) Waste Transfer Facility Major Public ~crviccs (i~~o~~.d from Civic Use Types) Waste Transfer Facility Waste'! r<~nsler 1 xcitil~ i!u~.wedtrnmIndustrial Use Types 1 None ~ Agricultural Use Types None ~ \nim~il Production ATTACHMENT 3 South San Francisco Zoning Ordinance Update Module 1: Use Classifications and Us e Regulations Prepared for City of South San Francisco By DYETT & BHATIA Urban and Regional Planners October 2, 2008 (revised November 11, 2008) d(ndrr/e 1: U.re C/ru.rifiarliorrr aril U.re Regrdrrlroru 1'f>i~ ~rtge intenfiiorrally left bla~r~. rl fortrr/e t: Use CLxcci/iculioirr uar( Ilse Regrr/ofioa.~ TABLE OF CONTENTS INTRODUCTION ..... PI20POSI:;D USE RI!:GULA'I'IONS 1 9 RESIDENTIAL DIS l'RICTS ............................................................................................................... ........................9 Ptrrpvse Statentents ...................................................................................................................... ........................ 9 Additional Purposes of Individual Residential Distric•ts .............................................................. ........................ 9 COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS ..................................................................... ...................... 15 Purpose Statements ...................................................................................................................... ...................... 15 Additional Purposes of Individual Commercial, office, anc! Mixed Use Distric•ts ....................... ...................... 15 DOWNTOWN DISTRICTS ................................................................................................................ ......................23 Purpo.sc Stutement.s ...................................................................................................................... ...................... 23 Additional Ptrrpvses oflndividual Downtown Districls ............................................................... ...................... 23 EMPI.OYMEN'f DISTR[C`TS .............................................................................................................. ......................31 Purpose Statements ...................................................................................................................... ...................... 3l Additions/Purposes of Individual Emplvynaent Districts ............................................................ ...................... 3 l PUBLIC AND SEMI-PUBLIC USE D[STRICI-5 .................................................................................... ......................39 Ptrrpvse Statemertts ...................................................................................................................... ...................... 39 Additional Purposes of individual Puhlic and Semi-Public Districts ........................................... ...................... 39 PARKS AND OPEN SPACE DISTRICTS ............................................................................................ .......................43 Purpose StatentenLs ...................................................................................................................... ...................... 43 Additional Purposes of Individual Districts ................................................................................. ...................... 43 PROPOSED USF. CLASSIF[CA"f[ONS 46 APPF,NDIX A: STANDARDS FOR SPECIFIC USES AND AC'I'IVI'I'IES ...............................................6I iii Alor/rdc 1: Use C7ur.rrfcn~rort,r rind f !.m Rr~grrlrrlionr 7%is fic{Xe inle~~fioaa!ly left Glurrk. rv llodnle /: Use C.lnssifirnlions rrnr! [Ise Regrdatiaru 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 Sotrth San Francisco zoning ordinance as well as comments from Stakeholders and Staff. 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 are 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 orcase-by--case basis. The purpose of this document is to obtain feedback on the proposed use regulations for South San Francisco, inchrding: • Whether the district purposes provide an adequate basis for guiding decisions; R{ndule 1: Use ClasraJicndonc nad U.re Kc;grdafranr • Whether the proposed use classification and use types reflect the variety of uses the Caty 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 rued. 7.oning 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 CLASSIF[CATiONS South San Francisco's existing zoning ordinance lists a series of permitted and conditional uses on a district-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 rises 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, for 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 rise types with corresponding uses listed alphabetically. The proposed general classification of use types should include Residential Commercial Alndule l: Use C/rrrri/irntinnr arrd U.re Kegrrlntionr 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. The new zoning will also 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. • Hicr~-rchy of Uses. Use classifications have been grouped into broader categories to facilitate tu~derstanding 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 Aertamobile/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 regt>lated by development standards. Additional distinctions can easily be added if needed. Appendix A includes the proposed tue classifications for the new zoning ordinance. These classifications will be fine-tuned based on comments from the Planning Commission and from City staff. ~'~fodrde 1: Use Clrusifirzrliau nurf Use Ilegulruiaru USF, REGULATIONS The classification of land rues establishes the basis for regulation. The critical components of implementation, however, are the specific Hiles 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: CategorX Category Description Designator P Perrjrittet! user, which require no discretionary review; Footnote hnziter! tr~~s, 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 Contlitionct/ uses, which require approval of a C'onrlitionrrl Use Pe,»ril based on discretionary review conducted by the Planning Commission or ~titinor Use Ne,n~~/that is reviewed by the Zoning Administrator. STANDARDS FOR SPF,CIFIC USES AND ACTIVITIES Additional supplemental regulations will be included in Chapter 20: Standards for 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 I~s-ues crtul oplio,ts l~/orrhiug 1'u~er At present, Chapter 20 is proposed to include supplemental regulations for the following uses: • Adult Oriented Businesses ~1(orbr/e 1: U.re C/nr.riJitntiau rued U.re Re~rd~rlin~~~ • Animal Keeping • Animal Boarding • Automobile Rental Facilities • Automobile/Vehicle Service Stations and Washing • Automobile/Vehicle Sales and Leasing • Automobile/Vehicle Service and Repair • Bed and Breakfast Lodging • Ckteck Cashing Businesses • Community Assembly Facilities (including religious assembly uses) • Convenience Markets • Day Care Centers • Domestic Violence Shelter • Drive-In and Drive-Through Facilities • Emergency Shelters • Family Day Care, Large • Freight/Truck Terminal and Warehouses • Group Residential Facilities • 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 s iLforbi/e f: (Ise C/~tssfirulrous ns~! Use Ke~»lrlio»s 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 Gener<ZI Plan policies? Are there additional use types that the proposed use classification system should include? flle udditiouul dis/inctioru needed, suCii us `~lrtull-.+iule" or `i>i.dtor-olienterl"Weeded /or J-olne use C/crsJ'L~lCCrtZOJl.ti l file uetvly ~>%oposed rlistilre•lians, slrch crJ' lWilra/lnujor crutol7lohile J'eJxice and lef~ail; helf~/irl cell! Weeder!'? 2. Does the selection of permitted, limited, and conditional uses in each base district adequately reflect the purposes of those districts? ~'I%e the%e crJly uses that cue currently not crl/olved t/iut sbolrld he ~elr/titted, or vice-vel:ru? Is the [lssZ~!lnleWt Of declsloYr-)n[1~111~ !'eJ~JOnsll7dhty a~J~7!'O~JITatB? fI%e tl7P%e lrseJ that Jf)ollld LrITVU_yJ' %erlui%e cr plrGlic lierurng Ge/al'e the Plunnili~ ComruiJ~ion or, ulternutively, !r_res that could Ge Jrrljert to cr l~liWOr UJ'(' PCljJllt l/ the Il~dirted Ol'ChnCrilCe lJrc'{lydC.f JlerJldrll'ClJ' crlld 11I71ltallolU' that udd~eJ's ty~iiccrl cone erns! .S bottle! addltl011cr1 h%>Iltat101rJ' be added to iontvol the locution, scale, or operaliolJ of ~ sol)le types of ecru uses iW celtuin cli.~!!'icls? 3. Are there additional uses that need supplemental regulations in the Standards for Specific Uses and Activities? lY~hat aspects o% there uses lrra,~e there a pl~blenl? Horv J'liolrld these trJpeit~' he eoatmllerl? 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. 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: ,lfodirle 1: U.re G%ruri/iurliorr~ rrnd Ue~e IZegrr/rrlianr • Alcohol sales for off-site consumption; • Large-format retail (e.g. big box and warehouse stores) • Recreation vehicle parking and storage; • Tobacco and smoke shops ALodn/e l: [Ise C/UJJ7~ICrlllO/!S Ullll UTf RC~!//dll0/Il 1 hi.. ~crge irrtenlio~rul/y ! f/ bla~r,h. alodu/e l: L'.re C7ru.ri/ira/iau airrl Ure Requ/nlioru PROPOSED USE REGULATIONS RESIDENTIAL DISTRICT'S This section contains purpose statements for the residential districts, as well as the proposed use regulations anti 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 stn-ctures 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 I>ensity Residential. This zoning district is intended to provide areas for detached and semi-attached single-unit hot-sing 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 t-ses 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 Cit}~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. RsLlrLlediutn I>ensilyResidential. 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, 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, rLfodtJe J: Ute C/rurrfirntio~u nad Use RegnlrNlorr.r 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 environment. `I`bis district is consistent with the General Plan's Medium Density Residential designation. f~fIHighl>ensityResi~'etati~tl. 'T'his 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 ahigher-density residential environment. This district is consistent with the General Plan's High Density Residential designation. ~a rlladn/e l: [Ise C/vsrifirations and Use ReZu/ntion.r TABLE 1: RESIDENTIAL DISTRICTS Propored and (f:xistin~ K1,-1.3 RL-5,6, I~ll~l-10, RfI-30 Additional Re~ulation.r Districts (R-f,' - f3) cared 8 1 S, and and ~0 (R-1-C, 17.5 (ft-31 D, E, (R-2-G, and L) and l:) F1, and I) Permit Key: P-Permitted, MUP-Minor Use Permit, C-Conditional Use Permit Numbers in parentheses refer to limitations listed at the end of the table. Numbers following * refer to footnotes at the end of the table explaining whether a change is related to State or federal law or where the level of permitting is proposed to change and is accompanied by additional regulations Residential Use Types Single-Unit Dwelling See sub-classifications below Single-may Unit Detached P P P P See Section Second Second Unit P*1 P P P Dwelling Units Single--~~p Unit Semi- Attached - C P P G~a~ - - ~ ~P Single-Unit P P Attached - - Multiple-Unit Residential See sub-classifications below m. n -, l z dvv~arrrry- Duplex - - - P Multi- ~~^^~'~ Unit - - P (1) P Senior Citizen Residential C C C ~MUP See Section Residential Care Facilities, Elderly and Long- Convalescent term Care Homes, Elderly and Long Term Care, ~~ - C C C and Nursing Homes See Section Domestic Violence Domestic Violence Shelter - - P 2 p (2) Shelter Family Day Care Home See sub-classifications below See Section Family Large P P P P Day Care, Large 11 Alodrde 1: (IJe C7arJrfrcrdfo/u clad Use Requ/abau TABLE 1: RESIDENTIAL DISTRICTS Protio.red and (Fxi.rtir{~ I21.-1.3 RL-5, 6, RIYf-10, KII-30 Arlditiorxr! RegulutionJ Di,rtriitJ (IZ-I - I3) and 8 1 S, and and 40 (R-1-C, 17.5 (K-3f U, fi, (K-2-G, and L) and f') H, and I) Small P P P P E-MUP See Section Group Group Residential - - - *2 Residential See Section Mobile Mobile Home Park C C C Home Parks Residential Care Facilities Gip Ease See sub-classifications below See Section Residential Care Facilities, Convalescent Homes, Elderly and Long Term Care, General - - C C and Nursing Homes Limited °..,..._~, - P ~ P ~ P ~_ See Section Residential Care Facilities, Senior Convalescent Fees=dential-~~ Homes, Elderly and F ~rt= € ae es 4~ E Long Term Care, t~" "'~'~" - E C MUP*3 and Nursing Homes See Section Single Single Room Room Occupancy Occupancy - - - C Hotels Public and Semi-Public Use Types Clubs and Lodaes - - C (4} C 4 Colleges and Trade Schools - - C f4) C (4) Community Assembly, 3500 See Section Community Assembly Sauare Feet or ' D Facilities _~____ Less ~ :s-s~y - E MUP E MUP E MUP Community See Section Assembly, More Community Assembly Than 3500 Sauare Facilities Feet "~~~ r ,. ,......~. , , - C C C Community Community Garden P P P P Cpl to ~a ~z.T,a ~i~r-a,... ~.._... Cultural Institutions - C C C Day Care Centers - C C MUP (5)*4 EP*4 See Section Day Care Centers 12 Adnrlu/e l: f.!~e C/nssi~irntionr and Use Regulatioes TABLE 1: RESIDENTIAL DISTRICT'S Proposed and (L:xrsttt?gJ Uastricls RI,-1.3 (R-E - B) I21.-S,6, and 8 (R-1-C, D, I;, ~u:d F) RM-10, 1 S, and 17.5 (R-2-G, II, and I) KH-30 and 40 (R-3 J and L) Additionu! Regulations Government Offices r a.,,, ; ,., .. ~ ,,. -.... ; -~~ - - - C Park and Recreation Facilities, Public P C C C Public Safety Facilities ~a=~~~~ C C C C ~^ ; ~-, Ott^~~a= Schools, Public or Private - C C C Commercial Use Types Crop Production, Limited MUP MUP MUP MUP Lodging ~~~ See sub-classifications below MUP*5 MUP*5 MUP*5 MUP*5 See Section Bed Bed and and Breakfast Breakfast Lodging Offices w See sub-classifications Belo a-~ Business and Professional - - - / ~, Medical and Dental ~~~ - - - C LL Walk-In C {6) Clientele - - - Parking, Public or Private „-.=~~===s Scar-e2s - - - C Transportation, Communicatioa, and Utilities Use Types Communication Facilities See sub-classifications below See Chapter Telecommunications Facilities Antennae and Transmission Towers - E - E C ~Z C ~Z Facilities Within Buildings - MUP MUP MUP Utilities, Manor C C C C ~i~ i2 T~ ~ ~ - Utilities, Minor 1 S~=e e s a t P P P P ~~er ~ Other Applicable Use Regulations Accessory Uses See Chapter Accessory Uses Home Occupations P P P P See Section Homes Occupations 13 tldorfirle 1: U.re Clnrufiadion.r Hurl f Ise [Zequ/ntforu TABLE 1: RESIDENTIAL DISTRICTS Propored acrd (Existing) RL-1.3 RL-5, 6, R~YI-10, RH-30 Additional Regulations Dislriits (K-Is - B) and 8 1 S, and and 40 (R-f -C, f7.5 (B-3 f D, E, (R-2-G, curd L) and N) H, and I) Nonconforming Use See Chapter Nonconforming Uses Temporary Use See Chapter Temporary Uses Limitations: 1. Only in single-unit detached structure:>. 2. Limited to facilities serving a maximur,~ ~,± l ~! v i_~~Lims r3n~~ o1.ry riot. t~~--~_ located within 300 feet of any other c3c~,~~st_i~ ~,!,.~~-~-~ :;h~,l~~~~ 3. Subject to state licensing requirement:;. 4. Only on parcels with access from arter. i.r]_ :;rr r;;. 5. Minor use permit required when located within an existing buildin;. Conditional use permit required for new construction. 6. Limited to sites with a maximum y _ ~~.c :..._._ ~~1 ~~cr ~~L G, 500 :~{n,3r_~~ i ,-~-'c ,snc1 located on an arterial street. 7. Only building-mounted. selected Change Explanations: 1. Changes in State law that became effective on July 1, 20D3, required local agencies to treat all second units that comply with specific standards as ministerial approvals. The amendments to Government Coil<_r Section 65852.2 make the second unit provisions applicable to all residentially zoned lots with an existing single-family dwelling unit. Additionally, absent topographic or safety considerations, local agencies must allow parking in setback areas or tandem parking. (California Gov. Code Section 65852.2) 2. Additional regulations are proposed for Group Residential that address screening and parking. 3. Additional regulations are proposed for Residential Care Facilities that address screening and landscaping, licensing, parking, and drug and alcohol use. 4. Additional regulations are proposed for Day Care Centers that address landscaping, buffering from residential areas, outdoor space, hours of operation, noise, passenger loading and drop-off areas, and pick-up and drop-off scheduling. 5. Additional regulations are proposed for Bed and Breakfasts that require such facility to be located in a single-family dwelling that is not altered from it's single-family character, limit meals and rentals of bedrooms to registered guests, and require additional parking. A use permit is required if more than two rooms are available for rent. 1-f Adorkr/e 1: Use C:1~rrri/imlian.r and U.re Kegrda/iar~ 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 St<ltements 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; 2. 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; 3. Promote mixed use residential, retail, and office development at locations that will support transit use; 4. Encourage retail development at locations where it would enhance surrounding residential neighborhoods by improving access to a greater range of facilities and services; 5. Promote commercial and mixed-use development that will foster and enhance the identity and vitality of specific areas and comdors; 6. Encourrage the development of retail areas and employment centers that create an opportuu-uty to walk and bike between businesses, employment, and residences; 7. 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. 8. 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; 9. 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 CCCornrnsrrrity Co»rmercial. 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 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 /s rL(odnle l: Ilse C7nrsiJi«rlinnr rand Ure Kegnlations 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 Barsiness and I'rofessiovaal Office. This zoning district is intended to provide sites for administrative, financial, business, profession, medical and public offices at locations close to BART or Cal'I'rain 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 maybe 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. G~Y1X Corrr»rercial~lixed 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 rue concept would integrate a mix of compatible rues 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. ~~ :lfodule 1: U,re C;/nua~~nlion~ curd U.re R~{rilrilia~rr TABLE 2: COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS Proposed acrd (Existiu~f CC BPO C~Lf Y fidditio»n! Regulations Districts (C-1, C-l H) (C-1,M-i) (P-C'-L, G 1) Permit Key: P-Permitted, MUP-Minor Use Permit, C-Conditional Use Permit Numbers in parentheses refer to limitations listed at the end of the table. Numbers following * refer to footnotes at the end of the table explaining whether a change is related to State or federal law or where the level of permitting is proposed to change and is accompanied by additional regulations Residential Use Types Sinale-Unit Dwellina See sub-classifications below Single-ice Unit Detached C ~_ C See Section Second Second [Jnit P ~_ P Dwelling Units Single y Unit Semi-Attached LL ~_ LL Qee Sinale- Unit Attached C {1) C Multi-Unit Residential See sub-classifications below ""-•~- Dup 1 ex C - C Multi-gip- Unit C - F P (2) Senior Citizen Residential C - E P (2) See Section Residential Care Facilities, Convalescent Elderly and Lona- Homes, Elderly and term Care 'C_n'_ _g_ tc_g= tc Long Term Care, *' ~',--" ~ ~•• C C and Nursing Homes See Section Domestic Violence Domestic Violence Shelter C - MUP (2) Shelter Family Day Care Home See sub-classifications below See Section Family Large E P*1 ~Z E P*1 Day Care, Large Small E P*2 - E P*2 E MUP See Section Group Group Residential C - (2)*3 Residential See Section Mobile Mobile Iiome Park E ~Z - E ~ Home Parks Residential Care i i i Fac l t es S~eitp ~~ See sub-classifications below 17 afodn/e l: f_?se (7arriJiartionc acid U.ce Re~nlntionr TABLE 2: COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS Praf~o~ed and (Ixi.rtingJ Districts CC (C-1, G-I£O 13P0 (C-1,[L£-£) C~~IX (P-C-L, C- 1) ildditiona! Requlation~• eneral C C C See Section Residential Care Facilities, Convalescent Homes, Elderly and Long Term Care, and Nursing Homes Limited ~ee~l C (3 ) C (3 ) C (3 ) enior °^^'a^^~ "' ~',^~' ~ ~~ ^^ C See Section Residential Care Facilities, Convalescent Homes, Elderly and ~-r-e €~r-t'^^ ~~'~p C C P (2) Long Term Care, and Nursing Homes Single Room Occupancy C - P (2) See Section Single Room Occupancy Hotels Public and Semi-Public Uses Clubs and Lodges MUP - MUP Collecres and Trade MUP C MUP Schools, Public or Private Community Assembly, MUP = MUP See Section 3500 Square Feet or Community Assembly Less '_'c'__;'_=_c=_c Facilities Community Assembly, C - C See Section More Than 3500 Sctuare Feet v..l i T.........L.'I. Community Assembly Facilities Community ~~n Centers E MUP E E MUP Community Garden P P P ~~~~ Cultural Institutions ~ C ~ C C_ Day Care Centers -P MUP*4 G MUP*4 ~ MUP*4 See Section Day Care Centers Government Offices i1 MUP •P MUP •P MUP If_ 1,.. ,. ~ r, ~ ; Hospitals and Clinics See sub-classifications .below Hospitals ~~~ C C C Clinics ~,.r.,-,, ,-. .,} n.. sic-i-v-i~cc~ C C C Park and Recreation Facilities, Public i1 MUP MUP C 18 ~bfodnle 1: [Ise C /a~.rificnlion,r and U.re Regnln[ion.r TABLE 2: COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS Propored and (Exirtiny~ Distracts CC' (C-1, C-7 f-lJ BPO (C-1,~~1-I) C.'[~1X (P-C-L, C'- 1) Additionul Kequlation.r r,,,,,,,,,.,., ; ,-, . ~,a,.,,-. ~ ; Schools, Public or ~ C -Fl C ~ C Private Social Service Facilities MUP MLJP P See Section Social Service Facilities Commercial Uses Animal Care, Sales and Services See sub-classifications below Kennels i+4FJ-P E i~H3P See Section Animal Boarding r,,. ,., a P e t Stores P - P Veterinary E P E MUP E MUP Artists' Studios P MUP P Automobile/Vehicle Sales and Services A~em~i vc~a ~i~e~ See sub-class.if.i cations below Automobile/Vehicle T • , C ~ I T'LIT ~ITiQCT~G A n SI- Rentals. E MUP E P {4) C Automobile/Vehicle Sales and Leasing. See Section "rr~-c-vmvtv2 °,'^^r°^~'-~,^ E MUP F p (5) *5 C Automobile/Vehicle Sales and Leasing Automobile/Vehicle Service and Repair, Manor. ~~~ °^r~~ ~•'d,, ^^ C -P C See Section Automobile/Vehicle Service and Repair Automobile/Vehicle Service and Repair, Minor. ~ ~ ~ f See Section ep ~ -r- ee, i~1i~^r, ^~~~^'- '••~^ ~e~ ~ MUP*6 -P MUP Automobile/Vehicle Service and Repair Automobile/Vehicle See Section Washing. '~•~~~~e ~'~~_'~ MUP ~ MUP Automobile/Vehicle Service Stations and Washing Service Station. See Section Automobile/Vehicle Service Stations Gaselt-lie-°~~ C C - and Washing Banks and Financial Institutions ~~~ See sub-classifications below Banks and Credit See Section Drive- In and Drive- Unions P P P Through Facilities 11 ilfodrde l: i7e-e Cln.cri/icntians and U.re Regirlr~trour TABLE 2: COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS Pro~o~'ed ufu/ (1:xirtin~) Di.rtriets CC (C-1, C-lII) BPO (C-1,M-I) C'IYIX (I'-C-L, C- 1) fldditioncrl Re~r~lution~ Check Cashina Businesses MUP MUP MUP See Section Check Cashing Businesses Business a~ n,r.. F .. -. l Services P P P Commercial Entertainment and Recreation C C C Eating and Drinking Establishments See sub-classifications below Bars/Night Clubs/Lounges #t il~ E C - C ee ~ ~s Coffee Shops/Cafes P P (6) P See Section Outdoor Seating Restaurants, Full Service P G p (6) *7 P See Section Outdoor Seating estaurants, Limited Service P*7, *8 p(6) *7,*8 P *7,*8 See Section Outdoor Seating, Drive-In and Drive-Through Facilities Food and Beverage Retail Sales P E P Funeral Parlors and Mortuaries a-a~ 3~e~ei~ o ^zvrc I C C C ~ - c ca ~t Live-Work Units ~ P p i7) P See Section Live/Work Units Lodging ~=~a See sub-classifications below Bed and Breakfast MUP - MUP See Section Bed and Breakfast Lodging Hotels and Motels C C C Maintenance and Repair Services, ~~ P P P Nurseries and Garden Centers MUP - MUP Offices See sub-classifications below T QS ~~ ~ ~ ~ ~~~~ L~Q !"i T Z ~. Business and Professional PAZ P P Medical and Dental PAL P P Walk-In Clientele p(5} P P Parking, Public or Private ",gig ,z P E P P 20 R(orlnle 1: Use C,7ussrfiintiorrs and Use Regrdatiorrs TABLE 2: COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS Proposed and (F.t•istin~ CC BPO CNfX Additional Ilequlations Districts (C-7, C-1 H) (C-f,rbf-I) (P-C-1., G 1) Personal Services P P ~Z P Retail Sales P E P Large Format Retail C - - Off-Price Merchandise ~€ t}i a ~ re o ee 6a~-ee C - - Second Hand Geed C-IIA~J Store C E C Employment Uses Recycling Facilities See sub-classifications below See Section Recycling Collection Collection Facility Y P P Facilities Transportation, Communication and Utilities Uses Communication Facilities .See sub-classif.i cations below Antennae and See Chapter Transmission Telecommunications Towers P E P~ MUP-E Facilities See Chapter Facilities within Telecommunications Buildings P P P Facilities Utilities, Mayor Utilities, Minor ~ ~ Se ~ ~es a P P P ra -i e-s ee a Other Applicable Use Regulations Accessory Uses See Chapter. Accessory Uses 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. Subject to state licensing requirements. 4. Maximum of 10 vehicles stored on site with minor maintenance in enclosed structure only. 5. Must be located entirely within a building. 6. Hours of operation 7 am to 7 pm weekdays only except within 40D feet of a BART station. 7. Within Loft Overlay District along south Spruce to E1 Camino Real. 21 rllor(n/e 1: Ure C/nrr~cntroa.r mrd Clre Rcgrdatiotrr TABLE 2: COMMERCIAL, OFFICE, AND MIXED-USE DISTRICTS Prof~n~•ed uul/ (F_xirtila~ CC BPO CMX Addrttata! Regulutlons I~lJtrlCtJ (C-1, C-II-I) (C-f,1Lf-I) (P-C-1., C- 1) Selected Change Explanations: 1. Additional regulations are proposed for Large Family Day Care Homes that include limitations on location to avoid over concentration, limitations on the hours of operation, requirements for residency of the operator, minimum screening and play area requirements, parking and loading requirements, and limitations on increased traffic. 2. Family care homes, group homes, and foster homes for up to six persons cannot be subject to regulations that are more restrictive than those imposed on similar dwellings in the same zone (Federal Fair Housing Act Amendments of 1998, Americans with Disabilities Act as incorporated into California Gov. Code Section 11935 and Civil Code Section 54.1). 3. Additional regulations are proposed for Group Residential that address screening and parking. 4. Additional regulations are proposed for Day Care Centers that address landscaping, buffering from residential areas, outdoor space, hours of operation, noise, passenger loading and drop-off areas, and pick-up and drop-off scheduling. 5. Additional regulations are proposed for Automobile/Vehicle Sales and Leasing that require landscaping along front and street property lines, intersecting street corners, and other areas as necessary to prevent visual impacts. Additional regulations are also proposed to limit lighting and the use of balloons, pendants, flags and other vertical advertising devices. 6. Additional regulations are proposed for Automobile/Vehicle Service and Repair that require landscaping along all property lines and to prevent visual impacts, work areas and noise-generating activities to be conducted within an enclosed building, the premises to be kept in an orderly condition, and vehicles to be stored in a building or screened storage area. 7. The recently adopted Outdoor Seating regulations will be incorporated into this update. 8. Additional regulations are proposed for Drive-In and Drive-Through Facilities that address aisle design, queuing area, landscaping, menu boards, and pedestrian walkways- 22 Afndide 1: Ure Cla.~ri/iarlia~u read [I,re Reg~r/nlrour 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 are to: 1. Promote and maintain Downtown's historic role as the City's center by developing a pedestrian-friendlymixed-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 tuidenised sites consistent with the General Plan; 5. 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 City residents and will complement surrounding residential development. Additional Purposes of Individual Downtown Districts ~C ~D~PlI1tOZPll1 Core. This zoning district is intended to maintain the pedestrian-oriented environment in the heart of South San Fr~ulcisco'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 minimum density of 14.1 units per acre. The maximtun residential density will be limited by the FAR and development standards. This district is consistent with the General Plan's Downtown Commercial designation. I)~LIX 17o~ttown ~Llrxed--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 maxunum density would be 40 units per acre. This district conforms to the Downtown Mixed Use area designated in the General Plan. 1~1PL I>o~rtow~r Residevrtial Low. This district is for detached and attached single-tout 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 environment. Retail and office development and hotels are not permitted consistent with the General Plan. 23 rb(arfnle 1: Use CYncsifi~nliau and Ure Kegrrlrrliwir I~R~YI ~owrttowra Residentialrl7e~ia~m. 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. I~RHI>ow~rtawji ResrdentialHigl "Phis residential district is for multi-unit development at densities from 25.1 to 40 tulits per acre with a maximum of 30 units for lots smaller than a half acre. Retail and office development and hotels are not permitted 2~ Adodide 1: Ure CGuJflfi r7dO11S rlrel! UJP 1ZC~fl1[IlfOIIJ TABLE 3: DOWNTOWN DISTRICTS Propa•ed anr! (E~irtin~ Di.rtrict.r DC DrLfX DKL DRM DKH Aflrtitiona! (D-C- (G'-f-L, (R-2-I-I) (R-2-f-i) (K-3- Kegnlatiorer L) P-C-I,) I,) Permit Key: P-Permitted, MUP-Minor Use Permit, C-Conditional Use Permit Numbers in parentheses refer to limitations listed at the end of the table. Numbers following * refer to footnotes at the end of the table explaining whether a change is related to State or federal law or where the level of permitting is proposed to change and is accompanied by additional regulations Residential Usea Sinale-Unit Dwelling .See sub-c.assifications below Single-}f Unit Detached E ~_ E ~Z P P C See Section Second Dwelling Second Unit ~ ~L P P P Units Single--~ Unit Semi-Attached 8 ~Z ~Z P P P ~i-izc~3--~i_ ^ -~.rsp ~retrp E - ~ •P •P ~a~ase Sinale- E MUP Unit Attached E ~Z ~Z P P P Multiple-Unit Residential See sub-classifications below E MUP ""-•-~F~n,~ Duplex E ~Z ~_ P P P E P1MUP Multi - ~y Un i t C ~_ ~_5_)_ P P P Senior Citizen Residential C ~Z C P P P See Section Domestic Domestic Violence Violence Shelter p (6) p (6? P (6) P (6) P (6) Shelter Family Day Care Home See sub-classifications below See Section E MUP F MUP Family Day Large *1 *1 P P P Care, Large Small E ~Z E P*2 P P P See Section E E Group Group Residential (3)*3 MUP*3 - - C*3 Residential A4e~l-e ~Fsi~ ~~ - E - - - Residential Care Facilities ~'_=••r ^_~~~c See sub-classifications below 25 rblad~r/e 1: Use ClassiJicrrtiorrs nrrr! [Ise Regrr/ntirnrs TABLE 3: DOWNTOWN DISTRICTS Proposed and (FixistingJ Districts DC D,L1X DRL DRtLI DRII Ar/rl!!lonu! (D-C- L) (C-1-L, P-C.'-I ) (R-2-II) (R-2-H) (R-3- 1.) Regrs/utiorrs See Section Residential Care Facilities, Convalescen t Homes, Elderly and Long Term E MUP Care, and ~Z Nursing General *4 C C C C Homes E P ~_ Limited ~c---~' ~ C~ P~ P~ P~ See Section Residential Care Facilities, Convalescen t Homes, Elderly and Long Term Senior °^ ~''^^'-~^' Care, and EAr^ °~^~'~~~^ ~^'^ C MUP E MUP Nursing t~^ °' C X31 *4 C C *4 Homes See Section Single Room Occupancy Single Room Occupancy C (3) MUP - - C Hotels Public and Semi-Public Uses MDP Clubs and Lodges ~ MUP C C C Colleges and Trade Schools, Public or Private C P - C Community Assembly, See Section 3500 Sauare Feet or Community Less ~^'__~____ Assembly y P P MUP NIL7P MUP Facilities Community Assembly, See Section More Than 3500 Sauare Community Feet °--~~a~ Assembly p P 3 P C C C Facilities Community Center P P C C P Community Garden MUP P P P P Cultural Institutions C~~t am^~~i~ ~ r ~a ~y ~~~ C C C C C See Section Day Care ilay Care Centers P P E E ~ C Centers 2G ~'~forJn/e 1: Use C/n.cti/it~rtions arrd U.re Regxlationr TABLE 3: DOWNTOWN DISTRICTS Proposed arrd (F..xistin~f Districtr DC DMX DRi, DRtbf DRH Additional m-C- (C-f-L, (R-2-f{) (R-2-HJ (R-3- Regulations L) P-C-L) L) Government Offices r a.,,; ,-. -..- ; Host~itals and Clinics See sub-classifications below Clinics Park and Recreation Facilities, Public P P E MUP E MUP F MUP See Section Social Social Service Facilities MUP ~ MUP C C C Service Facilities Commercial Vses Animal Care, Sales and Services See sub-classifications .below Pet Stores P P - - - Veter.inary Services C ~_ C - - - Automobile/Vehicle Sales and Services -te~~==~-~i~ ~er~~ See sub-classifications below See Section Automobile/ Automobile/Vehicle Vehicle xe Sarzs7 t} ~t Rental a e~ Rentals. - C - - - Facilities See Section Automobile/Vehicle Automobile/ Sales and Leasing- Vehicle r.~ Sales and ~-., ..,, ~n~~.-.,, ,. - C - - - Leasing Automobile/Vehicle See Section Service and Repair, Automobile/ Minor. •_'~___ ~..r-*atee,-~~ E MUP Vehicle Service and r ..,-.,. ~~~,,, .. r l _ *5 - - - Repair Q~r e c See Section Automobile/ Vehicle Service Service Station Stations Gaseri~te--~~ - C - - - and Washing Banks and Financial Institutions ~~ See sub-classifications below Banks and Credit Unions P ~_ -P MUP - - - See Section Check Check Cashing MUP Cashing Businesses ~Z MUP - - - Businesses 27 Alarm/e 1: Use Ctrusifrartiai.r ~nrrl Use Kegn/~rlrons TABLE 3: DOWNTOWN DISTRICTS Propo.re~l uurf (f=~xutin~ llis•tri~tr DC Dt~IX DK!_ DRM DRf f Adrlitionu! (D-C- (C-?-L, (R-2-FI) (R-2-/-f) (It-3- Re~grrlutio>r,r L) P-C-L) L) Business ~ n..-.. F,... ,.; .. ~~ Services P ~ P - - - Cornmercial Entertainment and Recreation See sub-classifications below Amusement Arcade E MUP - - - Indoor Entertainment C C - - - Indoor Sports and Recreation C C - - - , Eating and Drinking Establishments See sub-classifications below Bars/Night Clubs/Lounges r,..,t~~-.; t r,. C C - - - Sew SecCiun Outdoor Coffee Shores/Cafes P P - - - Seating See Section Restaurants, Full Outdoor Service P P - - - Seating See Section Outdoor Seating and Section Drive-In and Drive- Restaurants, ~ MUP Through Limited Service *6 C - - - Facilities Food and Beverage Retail Sales P P - - - See Section Convenience Convenience Market ~ C ~ C - - - Market Funeral Parlors and Mortuaries ~ ~~tternteet~e~v~-ees E C - - - See Section de3.~ Live-Work Units Live/Work $~a~e~s P ( 8 ) P - - - Unit s Lodging ~ See sub-classifications below See Section Bed and Breakfast Bed and Breakfast - MUP MUP MUP MUP Lodging Hotels and Motels C ,LZ C - - - Maintenance and Repair Services, E ~x~ P P e - - - Offices See sub-classifications below ?g rlforbde /: Use C/rrssi/ii~rlious nud Use Regrr/.rliorrs TABLE 3: DOWNTOWN DISTRICTS Prapored and (F.xi.rlirr~ Di.rlriil.r DC DMX DRl. DRM DR!-I Addiliorral (U-C- (C-1-L, (R-2-H) (R-2-HJ (R-3- Kegu/aliaa.c TI'S 3ISL~~ ~ ~ ~CZZ~ Business and ~ MUP Professional ~ P - - - Medical and Dental ~ MUP occ^z~-'d-'1-^ce3 ~3 L P - - - Walk-In Clientele MUP ~ - - - - Personal Services P P - - - Retail Sales P P - - - Second Hand Geed des Store C C Employment Uses Recycling Facilities See sub-classifications below See Section Recycling Collection Collection Facility - P - - - Facilities Research and Development - P - - - Warehousing and Storage See sub-classifications below Outdoor Storage See Section ~l- ~ ~'~~ Outdoor e e ra ~tcv,^^ - C (9} - - - Storage Transportation, Communication, and Utilities Uses Communication Facilities See sub-cZassifi cations below See Chapter Antennae and MUP MUP Telecommunic Transmission (10) (10) tion Towers E C --~ -~ --~ Facilities See Chapter Telecommuni Facilities Within cation Buildings MUP MUP - - - Facilities See Section Light Fleet-Based Taxi and mv,~~^--vim,*_ ~ ~_ __ Limousine Services C C - - - Services Utilities, Manor r,~ ; , ; ~., ~.._.,; ,. C C C C C Utilities, Minor ~~sc~~i a l~~ 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 29 iltodn/e 1: Use C/curaficalroiu and U.re Ke~uladioiu TABLE 3: DOWNTOWN DISTRICTS Proposed and (F.'xistiugJ Districts DG' D11~IX DIZL, DRM DRII Additio~aa! (ll-C- (C-1-L, (R-2-II) (R-2-I I) (R-3- Regulations L) P-C-L) L) 'T'emporary 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. Subject to state licensing requirements 5. 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. 6. Limited to facilities serving a maximum of 10 victims and may not be located within 300 feet of any other domestic violence shelter. 7. Clinics may not occupy ground floor. 8. Living space may not occupy ground floor. 9. Limited to the storage of operable vehicles lO. Only building-mounted or completely enclosed in building. Not permitted on ground floor in Downtown Core (DC). Selected Change Explanations: 1. Additional regulations are proposed for Large Family Day Care Homes that include limitations on location to avoid over concentration, limitations on the hours of operation, requirements for residency of the operator, minimum screening and play area requirements, parking and loading requirements, and limitations on increased traffic. 2. Family care homes, group homes, and foster homes for up to six persons cannot be subject to regulations that are more restrictive than those imposed on similar dwellings in the same zone (Federal Fair Housing Act Amendments of 1998, Americans with Disabilities Act as incorporated into California Gov. Code Section 11935 and Civil Code Section 54.1) 3. Additional regulations are proposed for Group Residential that address screening and parking. 4. Additional regulations are proposed for Residential Care Facilities that address location, screening and landscaping, licensing, parking, and drug and alcohol use. 5. Additional regulations are proposed for Automobile/Vehicle Service and Repair that require landscaping along all property lines and to prevent visual impacts, work areas and noise-generating activities to be conducted within an enclosed building, the premises to be kept in an orderly condition, and vehicles to be stored in an building or screened storage area. 6. The recently adopted Outdoor Seating regulations will be incorporated into this update. Additional regulations are proposed for Drive-In and Drive-Through Facilities that address aisle design, queuing area, landscaping, menu boards, and pedestrian walkways. 30 rllor/rde /: Use C /assi/iruliars purr! [J.re Regrdatinas 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 Gty'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 tr-tnsit 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 indtutrial and residential uses to preserve both industrial feasibility and residential quality. Additional Purposes of Individual Employment Districts BCBusi>tess Cont»aerci~tl. 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 inchiding 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 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 policies. BTPBiasiness 7echnologyPark. This zoning district, covering the area east of 101 north of East Grand Avenue, will provide locations fora 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, distribution, 3l iLlnrJrr/e !: Use Grlssifiintiortc nud U.ce Re~rr/rrlious 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 maybe 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 Freeze~y Co»trrtercral. 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 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 increases to a total of 2.0 for development that meets specified criteria consistent with General Plan policies. III r1Tz'~ed I~zds<st~ral. 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 rrse 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. 32 ;Ilndtr/e /: Use Clu~~rJirotro,~~ and L`re R~qn/atiau.r TABLE 4: EMPLOYMENT DISTRICTS Proposed and (Exi.rtirrp~ Dirtrittt i3C L3TP FC eLf-I Additionu! Regr*latiarr (P-C- (Re~D, (F- (L- L) P-I) C) 1. rtif - I , P-/) Permit Key: P-Permitted, MUP-Minor Use Permit, C-Conditional Use Permit Numbers in parentheses refer to limitations listed at the end of the table. Numbers following * refer to footnotes at the end of the table explaining whether a change is related to State or federal law or where the level of permitting is proposed to change and is accompanied by additional regulations Residential Uses Caretaker Unit - - - C See Section Mobile Mobile Home Park C - - - Home Parks Residential Care Facilities See sub-classifications 6~e below See Section Residential Care Facilities, Convalescent Homes, Elderly and Long Term Care, General C *1 MUP *1 and Nursing Homes C 1 MUP 1 Limited ~e~= *1 *1 Public and Semi-Public Uses Clubs and Lodges MUP - - - Colleaes and Trade Schools P P - P E P - - - See Section Community Assembly, 3500 Square Community Assembly Feet or Less °^' ~ "^^^^~'~'~° Facilities Community Assembly, More Than C - - - See Section 3500 Square Feet ~ Community Assembly Facilities Community ~~i Center E MUP E - - Cultural ^'' r "~~'°° ~~Institutions E P P - C See Section Day Day Care Centers P E P*2 - P Care Centers See Section Emergency Shelter MUP - - P*3 Emergency Shelters Government Offices Trz~z r~ 9~ ~3 f , ~., P P - P Hospitals and Clinics See sub-classifications below Clinics ^^~--~' ~ ~~ ~~~ MUP MUP ~_ - - Hospitals ~e~ E MUP C ~ 21_ - - 33 tl-fnr(rrle 1: fl.re Cl~usificrdinrr,r rurJ f Ise Rego/aliorrr TABLE 4: EMPLOYMENT DISTRICTS 1'rof~o.rer! uml (Fxi.rlin~ D!J(Y1G(J QC 13"1'P FC rYf-I Adr(iliorur! Regul~rliour (P-C- (Ke~D, (F- (I.- 1'- ~) Park and Recreation Facilities, Public MUP -P MUP - MUP Public Safety Facilities ~~~ P P - P ~^•~•~~~~~'-•• ~'''••^~'-~ Schools, C ~ C - - Public or Private See Section Social Social Service Facilities MUP - - P Service Facilities ComQneraial Uses See Section Adult Adult Oriented Businesses Oriented ~*-^~'~~~~ ~~ C - - C Businesses See sub-classifications Animal Care, Sales and Services below E See Section Animal Kennels MUP - - MUP*4 Boarding ~^^-~~ ^ ^a Pet Stores P - - - See Section Animal Pet Dav Care MUP - - P Boarding Veterinary Services MUP - - MUP Automobile/Vehicle Sales and Services Attte~nett~ See sub-classifications ~e~ be1 ow See Section Automobile/Vehicle Automobile/Vehicle .z4tttemeti~, c~~Rentals. MUP MUP - MUP Rental Facilities Automobile/Vehicle Sales and See Section Leasing. nnacvcnvir'c'e Automobile/Vehicle `',' "" "'^~~,' ~ C C - C Sales and Leasing Automobile/Vehicle Repair, See Section Manor. Automobile/Vehicle B~i~t _°_^r,_Y.'°^'_== MUP - - P ~_ Service and Repair Automobile/Vehicle Service and Repair, Minor. i~epa-i-~ See Section Se~viee ~4i~s~ ^••~ ^'~ r ••'~^ bil hi l , , Automo e/Ve c e ~e~ MUP - - P ~3~ Service and Repair See Section Automobile/Vehicle Automobile/Vehicle Washing. Service Stations ~rtrte~tet-}tee ~-~~=ng C - - P~ and Washing. See Section Automobile/Vehicle Service Station. ~e Service Stations ,Sa~e3 C C - C and Washing. Banks and Financial See sub-classifications Institutions ~ below See Section Drive- In and Drive- Banks and Credit Unions P P - P Through Facilities 3-1 ~ti9adule 1: Use Clarsificntron.r m~A Use Requ/atiat.r TABLE 4: EMPLOYMENT DISTRICTS Proposed uud (Ix•istiug) Districts QC BTP FC [Yf-I Addltioua! Regulations (P-C- (Kerb, (F- (1.- P-1) See Section Check Check Cashing Businesses MUP MUP - MUP Cashing Businesses Building Materials ''^^~~~~••~`~ ^ Sales and Services P - - ~MLTP Business ~'' "Y^~^~~~^ ,' Services P 6MUP - P Commercial Entertainment and See sub-classifications Recreation below ~4f-C Amusement Arcade MUP ~Z E - ~- Indoor Entertainment C - - C L5~_ Indoor Sports and Recreation C C - C ~_ Outdoor Entertainment C C - - Outdoor Sports and Recreation C C - - Crop Production, Limited - - - C Eating and Drinking See sub-classifications Estab:iishments below Bars/Night Clubs/Lounges Evc~E~u~rl-iOriz^rg^29 C - - See Section Coffee Shops/Cafes P P - P Outdoor Seating See Section Restaurant, Full Service P P - EMUP Outdoor Seating See Section Outdoor Seating and Section Drive- In and Drive- Restaurant, Limited Service P E~ P*5 - P Through Facilities Food and Beverage Retail Sales P i+~ MUP - C See Section Convenience Convenience Market P P - P Markets Funeral Parlors and Mortuaries a-ff~=~er~~~~er~*iees C - - - See sub-classifications Lodging a~~.~ below Hotels and Motels C - - - See Section ~3ei~~Live-Work gr~,3 P - - - Live/Work Units Maintenance and Repair Services, c^~n,cr P P - P See sub-classifications Offices below ~ti~igt~a~~~e aid-Business and Professional P P - ~MUP 35 A4odrrle t: Use Clnssi~«riian.r anr! (_Ise Kequlrrhons TABLE 4: EMPLOYMENT DISTRICTS Propa•ed anr! (Existiu~ Uirtricts BC (P-C- L) I3I'P (Re~D, P-IJ FC (f'- C) tYf-I (L- f.M-f, P-1) Additioarr! Regulatiarr Medical and Dental ~e~ P P - P Parking, Public or Private Personal Services P - - P Retail Sales P P - C Large Format Retail P - - - Second Hand Store ~ C - - - SWdA Meet C - - C Employment Uses Construction and Material Yard MUP - - P Food Preparation - C - P ~~ Handicraft/Custom Manufacturing MUP P - P Industry, Gene r. a.1 - P - P Industry, Limited ~:g~ - P - P Recycling Facility See sub-classifications below ollection Facility UP UP - See Section Recycling Collection Facilities Intermediate Processing - MUP Research and Development ~-C P - P Salvage and Wrecking - - - P Warehousina and Storage See sub-classifications below Chemical, Mineral, and Explosives Storaae Indoor Warehousina and Storaae e~=m~~ - P - P Outdoor Storaae ~e iFe-Sri:-e le °~~a~ E MUP*6 E - E MUP*6 See Section Outdoor Storage Personal Storage - - - C See Section Personal Storage Wholesaling and Distribution - P ~. - P (7) Transportation, Communication and Utilities Uses Airports and Heliports C - - C Communication Facilities See sub-classifications below 3G ~L(orin/e 1: flse C kuri/iinlioas and Use Rego/ulionr TABLE 4: EMPLOYMENT DISTRICTS Prof~osed and (Et•istin~ Districts BC I3TP FC M-I Adtlitionu! Regulutious (P-C- (RerD, (F- (1.- L.) P-IJ C) 1.N1-9, P-/) Sew Chapter Antennae and Transmission - Telecommunications Towers MIIP~ MUP-E E MIIP--£~ Facilities Facilities within Buildings P P - P Freight/Truck Terminals and Warehouses - MUP - E MUP See Section Taxi Light Fleet-Based and Limousine `"y~^=~^~'t,ti ___ Services C C - C Services Transportation Passenger Terminals Pu~li-ems ~i_ p MUP MIIP - MUP Utilities, Manor i"-,~•-~-~1- =r~~ C C - C Utilities, Minor a~a= ~~ci`~ic~ca P P - P Other Applicable Use Regulations Accessory Uses See Chapter Accessory Uses Nonconforming Use See Chapter 20.340 Nonconforming Use Temporary Use See Chapter 20.360 Temporary Use Limitations: 1. Subject to state licensing requirements. 2. Only in conjunction with research facility. 3. Must be located a minimum of 500 f eet from any R District. 4. Only within hotels and motels. 5. Must be associated with a hotel or retail u se when located within 1000 feet of SFO. 6. Only within enclosed buildings and south of Grand Avenue. 7. Only south of Grand Avenue. 8. Tasting rooms require Minor Use Pe rmit. 37 Alodiile 1: Use Gnssi~ca[iaf.r nnr! [Ise Rego/alions TABLE 4: EMPLOYMENT DISTRICTS Proposed and (F3xistin~ Districts BC B'!"P FC rbf-I Addi/iona/ Re~ulutions (P-C- (Re~D, (F- (L- L) P-I) C) 1.M-1, f'- ~) Selected Change Explanations: 1. Cities must allow health facilities for both inpatient and outpatient psychiatric care and treatment in any area zoned for hospitals or nursing homes, or in which hospitals and nursing homes are permitted with a conditional use permit (California Welfare and Institutions Code 5120). 2. Additional regulations are proposed for Day Care Centers that address landscaping, buffering from residential areas, outdoor space, hours of operation, noise, passenger loading and drop-off areas, and pick-up and drop- off scheduling. 3- State law requires the identification of a district or districts where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit. (California Gov. Code Section 65583) 4. Additional regulations are proposed for animal boarding that address location, hours of operation, noise, and parking and loading. 5. The recently adopted Outdoor Seating regulations will be incorporated into this update. Additional regulations are proposed for Drive-In and Drive- Through Facilities that address aisle design, queuing area, landscaping, menu boards, and pedestrian walkways. 6. Additional regulations are proposed for Outdoor Storage primarily to address potential visual and safety impacts. The proposed regulations include requirements for fencing and screening, landscaping, surfacing, and storage restrictions. 38 Alodu/e 1: Use C%arrrfiudion.r r!n[/ Use Aequlntiorrr PUBLIC AND SEMI-PUBLIC USE DISTRICTS 'T'his section contains purpose statements for the public and semi-public districts, as well as the proposed use regulations and permit requirements for 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 orsemi-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 Eor 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 PQI'Prrblrc/Qu~rsr=l'irblic. 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 rues 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. SSchools. This district is for public and private schools and incorporates most of the provisions Erom 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. 3l [1fod~de 1: Ure C/curiJicntiau nnrl LLce Regrr/~ttlott,i TABLE 5: PUBLIC AND SEMI-PUBLIC DISTRICTS Proposed and (f;xi.rtin~J Di.rtricl.r PQP (U-S, P-C- I.) S (S) /irldatloua! Regr~lntrarr Permit Key: P-Permitted, MUP-Minor Use Permit, C-Conditional Use Permit Numbers in parentheses refer to limitations listed at the end of the table. Numbers following * refer to footnotes at the end of the table explaining whether a change is related to State or federal law or where the level of permitting is proposed to change and is accompanied by additional regulations Residential Uses Residential Care Facilities ^_~~•_~ ^_~~= See sub- classifications below General C See Section Residential Care Facilities, Convalescent Homes, Elderly and Long Term Care, and Nursing Homes Limited ate= C(1) *1 Public and Semi-Public Uses Clubs and Lodctes C C Collette and Trade Schools, C C Community Assembly, 3500 E MUP E MUP See Section Community Square Feet or Less n.-.l T .-. ...L.l . Assembly Facilities Community Assembly, More C C See Section Community Than 3500 Square Feet Assembly Facilities n .. l . T .. ...L. l . Community ~ Centers ~ MUP E MUP Cultural a~-~t1y ~r~riees Institutions C i~-MUP Day Care Centers ~MUP *2 ~MUP *2 See Section Day Care Centers Government Offices T~..n~.~. rvi-.. -.H~ C.. r.., .. i~MUP ~MUP Hospitals and Clinics See sub- classifications bet ow Hospitals ~ C - Park and Recreation Facilities, Public C •PC Public Safety Facilities ~~ ~~~~ P C Schools, Public or Private~~ ~e~ ~ C ~ C Social Service Facilities MUP C See Section Social Service I~'acilities ~0 !~fodirle t: Use C7ussifiia/iat.r nud Ute I~egii/nliau TABLE 5: PUBLIC AND SEMI-PUBLIC DISTRICTS Proposed and (Fixisti~r~ Districts PAP S' /ldditia~tal Re~ulutions (O-S, P-C- (.S) L) Commercial Uses See sub- Food and Beverage Retail classifications Sales below E-MUP See Section Convenience Convenience Market (2) *3 - Markets Parking, Public or ~-MUP - Private "^~''~~ ^ ~^r.:;-nrs Transportation, Communication, and Utilities Uses Communication Facilities See sub- classifications bet ow Antennae and P~ P-~ See Chapter Transmission Towers Telecommunications Facilities Facilities within P P See Chapter Buildings Telecommunications Facilities Light Fleet-based See Section Taxi and Services C - Limousine Services Utilities, Mayor rT~~y C C Utilities, Minor ~ s-seal-~~i~e e s ~MUP ~_ ~MUP Other Applicable Use Regulations Accessory Uses and See Chapter Accessory Uses Structures Nonconforming Use See Chapter 20.340 Nonconforming Use Temporary Uses See Chapter 20.360 Temporary Uses Limitations: 1. Subject to state licensing requirements. 2. Limited to concession stands and other facilities within and accessory to permitted park and recreation or commercial recreation uses. 3. Limited to facilities that are accessory to permitted public/quasi public uses and schools. -t 1 ~lfodide t: Use CY~urJiuitioru nru! U.re Regulations TABLE 5: PUBLIC AND SEMI-PUBLIC DISTRICTS Propnfed acrd (Exi~tinQJ Di.itrict.r PAP S /Idditiona! Re<qulatioa.r (o-s, ~'-c- (s~ L~ Selected Change Explanations: 1. Cities must allow health facilities for both inpatient and outpatient psychiatric care and treatment in any area zoned for hospitals or nursing homes, or in which hospitals and nursing homes are permitted with a conditional use permit (California Welfare and Institutions Code 5120). 2. Additional regulations are proposed for Day Care Centers that address landscaping, buffering from residential areas, outdoor space, hours of operation, noise, passenger loading and drop-off areas, and pick-up and drop-off scheduling. 3. Additional regulations are proposed for Convenience Markets which limit the size to 2,500 square feet unless approved with a conditional use permit, require a 20 foot setback from a residential zoning district, require a minimum 10~ of the site to be landscaped, and require a parking area trash receptacle. Proposed regulations also limit the location and hours of operation of convenience markets which sell alcoholic beverages. -12 :1lorGde J: Use C/asrtficrrtions nurJ Use Requ/ntiars 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 for 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 communit~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 acrd 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. -J3 rblodu/e 1: [.Ise C/,usi/icaliorrs quid Use Regrdntiour TABLE 6: PARKS AND OPEN SPACE DISTRICTS Propored aac! (Lxi.rlin~ Di.rtric•tr PR (O-S) OS (O-S) /1 dditiara! lZe~gulatioie.r Permit Key: P-Permitted, MUP-Minor Use Permit, C-Conditional Use Permit Numbers in parentheses refer to limitations listed at the end of the table. Numbers following * refer to footnotes at the end of the table explaining whether a change is related to State or federal law or where the level of permitting is proposed to change and is accompanied by additional regulations Public and Semi-Public Use Classifications Cemeteries C C Community Assembly, 3500 See Section Community Sauare Feet or Less Assembly Facilities Community Assembly, More See Section Community Than 3500 Sauare Feet Assembly Facilities a~i T.. ,,..hl !~ l• - Community r Center C C Community Gardens MUP - Cultural ~e~Institutions C C Day Care Centers C C See Section Day Care Centers Park and Recreation Facilities, Public -P MUP ~s ~p Public Safety Facilities ~~ P - Commercial Use Classifications Commcrcial Entertainment and Recreation .See sub- classifications below Indoor Entertainment C E Indoor Sports and Recreation C E Outdoor Entertainment C C Outdoor Sports and Recreation C C Crop Production, Limited MUP MUP Food and Beverage Retail Sales See sub- classifications below Convenience Market G-MUP ~ *1 MUP ~L *1 See Section Convenience Markets Parking, Public or Private ^~='=_n_'== =~.=__ C ~1 C ~1 , Retail Sales C U, C ~~ d (adi~/e 1: Use C/ar.ri~crdranr nerd (Lre Regulatio~lJ TABLE 6: PARKS AND OPEN SPACE DISTRICTS Proposed and (Existing) Districtr PK OS Additional Regulations Transportation, Communica tion, and Utilities Use Classifications See sub- classifications Communication Facilities below See Chapter Antennae and Telecommunication Transmission Towers -~ C Facilities See Chapter Facilities within Telecommunication buildings P (2) P (2) Facilities Utilities, Manor T'~~y ~i y-i-2~ C C Utilities, Minor ~MUP E MUP ~ae~~tal--Se~o~ees ~ ~?L Other Applicable Use Regu lations Accessory Uses and See Chapter Accessory Uses and Structures 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. Selected Change Explanations : 1. Additional regulations are proposed for Convenience Markets which limit the size to 2,500 square feet unless approved with a conditional use permit, require a 20 foot setback from a residential zoning district, require a minimum 10~ of the site to be landscaped, and require a parking area trash receptacle. Proposed regulations also limit the location and hours of operation of convenience markets which sell alcoholic beverages. ~5 iLlodiile !: Use C/~urificrilionr and U.ce Reg~dalion.r 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 clzssification, 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. I~et~rched. A single-unit dwelling, on a single lot, within which all rooms are internally accessible and that is not attached to any other dwelling unit. ~sitt<tched. A single-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 "townhotue." •1G a l odrrle l: Use Cl~usi/i~'rtlioru and U.re Regnlrrlmns 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. I~irpler 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. fLlulta=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. Sr~rall. A facility that provides care for 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 orsemi-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 residential hotels intended for long-term occupancy (30 days or more) but excludes Hotels and Motels, and Residential Care Facilities. OrganlzattOJlalHO11S111~: A residential facility operated by a membership organization for its members and not open to the general public that typically provides individual sleeping ~l7 Alodnlr J: Use Clruarfrc~dionr uiu! Use IZegrdulio~r~' quarters together with common dining and living areas. This use type includes fraternity and sorority hoL~ses, 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, rnirsing 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 communitysocial 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 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. This category excludes transitional residential, foster family homes and any facilities supervised by or under contract with the State Department of Corrections. Resrdevrtial Care, Limited. A facility that requires a State license or is State licensed and provide 24-hour non-medical care and supervision for 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-for-profit institutions, including hospices. Residential care facilities for 6 or fewer persons are considered asingle-unit residential t~se. Residentia! Care, Senior. A housing arrangement chosen voluntarily by the resident, the resident's guardian, conservator or other responsible person; where residents are 60 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 § 1569316 or a successor statute. This classification includes continuing care retirement communities and lifecare communities licensed for residential care by the State of California. Second 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 ~s ~tlodn/e l: ! l,,e C /nsri/iinliau rind Ure Re~i~lntrarr within the same stnucture as the primary unit, in an attached structure, or in a separate stnicture on the same lot. Single Room Occupancy. A residential facility where individual secure rooms, which mayor may not include cooking facilities, are rented to one or two-person households for a weekly or monthly period of time. '1"his 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 prirr~;rily 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 or 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 dribs. 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 exchides personal instnictional services such as music lessons. Community Assembly. A facility for 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 are 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. Community Orden. Use of land for and limited to the cultivation of herbs, fniits, flowers, or vegetables, including the cultivation and tillage of soil and the production, cultivation, growing, and harvesting of any agricultural,florkultural, 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 perfomling 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. ~~ ~llodu/e 1: Ue'e Clalri/kaliarrr nrrd Use Requ/utiatf Emergency Shelter. A temporary, short-term residence providing hotuing with minimal supportive services for homeless families or individual persons where occupancy is limited to 6 months or less. Medical assistance, counseling, and meals maybe 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 mare, 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. Clrnic. 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 maybe 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 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 toes, as long as the location of such uses are 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, swimming pools, picnic facilities, tennis courts, and golf courses, botanical gardens, as well as related food concessions or community centers within the facilities. so [tfodt~/e 1: U.re C/rrssi/r~'aliolr.r cord Ure RegulU!!On! 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 cumcula comparable to that required in the public schools of the State of California. Social Service Facilities. Any noncommercial facility that provides meals, showers, personal storage, and/or laundry facilities to families or individuals. Specialized programs and services related to the needs of clients may also be provided. This classification excludes emergency shelters, domestic violence shelters, transitional housing, and similar facilities that provide living accommodations. 20.570.040 CommerY:ial Use Classifications Adult C-riented 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. Animal Care, Sales and Services. Retail sales and services related to the boarding, grooming, and care of household pets including: frertnels. 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 for 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 walking 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. UeteriaarySerr~ices. Medical care for small animals on a commercial basis. This classification allows 24-hour accommodation of animals receiving medical or grooming services but does not include kennels. s~ r~fodtr/e l: U,re Gru.rifieafiar.r «nrl [.Lrr Regn/ullau 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. 'T`his 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: flutotraobile/T/ehicle Retatals. Rental of automobiles, including storage and maintenance flrstomobile/l/ejicle Sales end Leasi~ag Sales or leasing of automobiles, boats, motorcycles, trucks, and motor homes, including storage and incidental maintenance. flirtor~iobile/lfehicle Repair, fYlajor. 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/i%hicle Service arld Repair, ~Ylitior. 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 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 oper~itions 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 lY/ashing. 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. Banks a~td Credit Utions. Financial institutions providing retail banking services. This classification includes only those institutions engaged in 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 s2 ~Llorlrrle l: Use C/ar.r~enlrnn.r earf Ute Regri/otioru 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 prirrrarilyprovide 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: Arzzzzsemerzt~4rcade. 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. Indoar~'vrtertairrmezzt. 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. Ozstdoor~irteztain~rrerrt. Predomnantly 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. Crap Production, Limited. Use of land for agricultural production, vine or tree farm, tnrck 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 or off the premises. 53 ~Llorlide /: U.re (/arri/iartioatr nnA Ue'e Regrdnlianr Bays/Night Clsrbs/Loar~tges. 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, Fu1lService. Restaurants providing food and beverage services to patrons who order and are served while seated and pay after eating. Takeout service maybe provided. Restaurants, LinritedService. Establishments where food and beverages may be consumed on the premises, taken out, or delivered, but where no table service is provided. 'T'his 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. 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. Con~nience ~Llarket. 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, cohimbarium, 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 maybe provided. Hotels acrd ~Llotels. An establishment providing ovemight 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, or bed and breakfast establishments within asingle-unit residence, which are separately defined and regulated. s-~ Aforlnle !: (Ise Clarsr/i~nlia~.r ~rur! Ure Req~dvtrons 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 fmm commercial or 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 Cyarden Centers. Establishments primarily engaged in retailing nursery and garden products- such as trees, shn~bs, 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. 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 are 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 acrd 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. rLledicalandl>e>rtal. 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 for 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 rue, where it supports the on-site patient services. Walk-In Clenlele. 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, or patrons on the subject site or offering parking to the public for a fee when such use is not incidental to another activity. ss Alodirle 1: U.re ClncriJicaJioru curd Use KegiJulionr 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 rrkzinly intended for the consumer. Retail Sales. The retail sale or rental of merchandise not specifically listed under another tue 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, jewelry, 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 maybe combined with other services such as office machine, computer, electronics, and similar small-item repairs. This classification includes secondhand and wholesale stores. L<rrge For~riat I~et<ril. 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. Offl'rice merchandise. Retail establishments that sell a variety of overstock, off-season, or defective goods, including "99 cent" and "dollar'' stores. Secorui f~~rrrd 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, jtulk dealers, scrap/dismantling yards, sale of used cars or other vehicles, or pawn shops. Sip 1Lleet. 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, fanners 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. s~ tllodnle !: [ Cre Clrrsri/iialioirr nnrl Ure Reg~r/aliatr 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 marnrfacturing; 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. Industry, Limited. Establishments engaged in light industrial activities taking place primarily within enclosed buildings and producing minimal impacts on nearby properties. This classification includes operuions such as manufacturing finished parts or products primarily from previously prepared materials; commercial laundries and dry cleaning plants; mobile home manufactzu-ing; 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, trurrsfemng 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. Collectiati Fircilrty. 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. Ijrtenne~'iate Processing Facilty. 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. s~ AlorJrr/e l: Use Cl~urificntiwr.r nxd Ure Regtdnliau 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. Chemic<rl, ~Yliner<tl, and ~:rplosiz~s 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 Warehot~si>tg andStor~tge. 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 automobiles, feed, and lumber. Also includes cold storage, Braying or freight, moving and storage, and warehouses. 'T`his classification excludes the storage of hazardous chemical, mineral, and explosive materials. DutdoorStor<rge. Storage of vehicles or commercial goods in open lots. Pe>sonalStorage. 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) 2 0.57 0. 0 6 0 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. ~4nten>1a <tlld Ira>lstjllssl0>t Togs. 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. sx r4lndu/e 1: Use Clru.ri/ir'~rlinrr~ arrrl Lyre Kegr~/utinu~ Facilities zvitl>i~r Burldrvrgs. Includes radio, television, or recording studios; telephone switching centers; excludes Antennae and Transmission Towers. Freight/Truck Terminals and Warehouses. Facilities for local or worldwide freight, courier, local messenger, and postal services by thick 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 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 For 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. s~ llodir/e !: Use C7assi/iarrious ~rnrf U.re R~~rdulinur 71~i.r~crge interrlioricrlly left hlarrk. GU ,,~Y g ATTACHMENT 4 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 20.3$0.07 Check Cashing Businesses 20.380.08 Community Assembly Facilities 20.380.09 Convenience Markets 20.380.10 Day Care Centers 61 Module 1: Use Classifications and Use Regulations 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 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. - 62 - Module 1: Use Classifications and Use Regulations 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 subject to the standards in this Chaff only when authorized by the planning by base zone regulations, such as a Permit, except where this Chapter different planning permit requirement use. 20.380.03 Adult Oriented Businesses uses that are Ater are allowed permit required Conditional Use establishes a for a specific This section retains the substantive requirements of existing Chapter 20.110 (Adult-Oriented Businesses Locational Requirements). To avoid duplication and facilitate 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, - 63 - Module 1: Use Classifications and Use Regulations C. 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. Definitions. As used. in this chapter: 1. "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 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, - 64 - Module 1: Use Classifications acid Use Regulations 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 a six-hour period, or rents, leases, or lets any single room more than twice in a twenty-four-hour period. - 65 - Module 1: Use Classifications and Use Regulations 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. 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, - 66 - Module 1: Use Classifications and Use Regulations 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 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 a thirty-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 - 67 - Module 1: Use Classifications and Use Regulations extent permitted by law be deemed to be a regular and substantial course of conduct. 14 . ° ~i-~i ears ~~l-'ray--x~ea~rs ~-t r--~x~~r~~u~s used--p~rr~a~l~--€e~ r~rg~-e~:s-w-=wig-a~r,a .., ,~-~,~ 15 . "~c~reo~mea~rs ~~ehi ~~ e~da~--e-a~e €a~ 1~-ar a~~~~rt~re~e~ lee-~~ri~r~fer m~eVw, ::::ct::cr p'a~4-re e~~~i~~t~-e-~€e~r~g i~rsti r~xe~re~i~ *--~e _ - --- - - - e~-e-t~~-req~rr~d by-t~r~ r-, , ; ~., rr ; ., ~ttc~~ren-~~~-a-~-tea-ate s t-a~r~r~~-e~. ~~he-~~~e~ e,a~~--e .~ ~ a, , „ , } ; . T~~ ~-i~ri~i-erg-in~l~xde~ -- ----- ~-~ j• ^,~~?~~1; ~nde~~~e~. ; e-~eme~r~a~y--s c-~~reye3 , -~t-rdd-~e-ee~ Y~}~ti-h BQ~ ~ $ezTi of '~~ g~.rCttB e-~-ei w L. ° .. i ~ i 3-~t st~~i-ems e~ ~e-a~ i-ebb=~-sae e~=e'- ^ , , , ~' ,~-;~e ea~re ~~l--e-r-p r-e f e-s-s-i~~rn~t :mot-~-i-e~--e= Ee~~eg~ee-1- 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. 18. "Specified sexual activities" means and includes any of the following, whether performed semi-nude - 68 - Module 1: Use Classifications and Use Regulations 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 parking lots. Parking lots shall contain signage stating that loitering and - 69 - Module 1: Use Classifications and Use Regulations consumption of alcoholic beverages 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. 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. Signs. No advertisement displays or merchandise available for sale or rent that includes or depicts specified sexual activities or specified anatomical areas shall be visible from any public 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 signage associated with the business, including monument signs, shall be visible from a State highwa 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 - ~ o - Module 1: Use Classifications and Use Regulations 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. 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. 1. 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. - 71 - Module 1: Use Classifications and Use Regulations 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: 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 -~z- Module 1: Use Classifications and Use Regulations 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 - 73 - Module 1: Use Classifications and Use Regulations lines, except for vehicular circulation openings. A three-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. 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 ZO 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. - 74 - Module 1: Use Classifications and Use Regulations 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. 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: 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 - ~ s - Module 1: Use Classifications and Use Regulations lines, except for vehicular circulation openings. A three-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. A three- foot wide 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 - 76 - Module 1: Use Classifications and Use Regulations 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 a single-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 - ~~ - Module 1: Use Classifications and Use Regulations 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. 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 - ~ a - Module 1: Use Classifications and Use Regulations 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. 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. - 79 - Module 1: Use Classifications and Use Regulations 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 Se11 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. 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 - s o - Module 1: Use Classifications and Use Regulations 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 for a 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 - 81 - Module 1: Use Classifications and Use Regulations customary in residential neighborhoods except for somewhat higher traffic levels during the morning and evening commute. The plan shall include an agreement 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 shall be located, developed, and operated in compliance with the following standards. A. Maximum Occupancy. 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. The number of required. parking spaces, plus adequate access thereto, shall be 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 68. 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. - $ z - Module 1: Use Classifications and Use Regulations 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-in or drive-through facilities shall be located, developed and operated in compliance with the following standards: A. Drive-In and Drive-Through 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 curb cut on an adjacent property. Each entrance to an aisle 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 - 83 - Module 1: Use Classifications and Use Regulations 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 riot 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 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. - 84 - Module 1: Use Classifications and Use Regulations 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 shall be 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. - 85 - Module 1: Use Classifications and Use Regulations F. Parking and Loading. An operator of a large family day care home shall satisfy the following conditions: 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. - 86 - Module 1: Use Classifications and Use Regulations 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.. 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. -s~- Module 1: Use Classifications and Use Regulations 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 if the occupation is conducted in a single family detached residence, or outside the dwelling unit if conducted in other than a single-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 - 88 - Module 1: Use Classifications and Use Regulations 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; - 89 - 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 - 90 - Module 1: Use Classifications and Use Regulations 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. 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 ar 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. - 91 - Module 1: Use Classifications and Use Regulations 2. Conversions. Any existing on-site open space shall be retained for the use of the occupants of the Live/Work Units. I. Parking. 1. Nero 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. 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 - 92 - Module 1: Use Classifications and Use Regulations 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. 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. - 93 - Module 1: Use Classifications and Use Regulations 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 - 94 - Module 1: Use Classifications and Use Regulations 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 services from clinics, are required to obtain identification cards from said clinics. 5. "Police chief" 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 - 95 - Module 1: Use Classifications and Use Regulations 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 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. 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. - 96 - Module 1: Use Classifications and Use Regulations 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-l, R-2, R-3, TV-RM, TV-RH, any residential P.U.D, the Westborough 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. C. Enforcement of chapter. 1. 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 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 - 97 - Module 1: Use Classifications and Use Regulations 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 20.380.198 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 - 98 - Module 1: Use Classifications and Use Regulations 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 times, by television for and recording. quality, color to allow the individual con the site; site will be monitored at all web-based closed circuit security purposes. The camera system must be of adequate rendition and resolution, as ready identification of any .mitting a crime anywhere on 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; i. 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; - 99 - Module 1: Use Classifications and Use Regulations 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; 1. 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. 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 - Ioo - Module 1: Use Classifications and Use Regulations 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 Zot 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: - lol - 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 -io2- Module 1: Use Classifications and Use Regulations 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, 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 - 103 - Module 1: Use Classifications and Use Regulations 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. 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. - 104 - Module 1: Use Classifications and Use Regulations 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. 1. 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. 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 - 105 - Module 1: Use Classifications and Use Regulations 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 automobile to dispensi 2. Automobile automobiles only. service stations, limited to accessories and facilities necessary ng petroleum products only. and vehicle sales, limited to and vehicles held for sale or rental 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: - 106 - Module 1: Use Classifications and Use Regulations 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. 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. 1. 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 - log - Module 1: Use Classifications and Use Regulations 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: 1. 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. - los - Module I: Use Classifications and Use Regulations 20.380.28 Personal Storage Personal Storage Facilities shall be located, developed and operated in compliance with the following standards. A. Business 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. 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. - 109 - Module 1: Use Classifications and Use Regulations 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 (500) 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. I. 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. -llo- 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 recycling 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 - lil - Module 1: Use Classifications and Use Regulations 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 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 - 112 - Module 1: Use Classifications and Use Regulations 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. A light 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, 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 - 113 - Module 1: Use Classifications and Use Regulations 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 - 114 - Module 1: Use Classifications and Use Regulations 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; 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; i. 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 - 115 - Module 1: Use Classifications and Use Regulations 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; 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; - 116 - Module 1: Use Classifications and Use Regulations 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; 1. 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, 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; - 117 - Module 1: Use Classifications and Use Regulations 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: i. 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 Maximum Reduction Available - 118 - Module 1: Use Classifications and Use Regulations 0-25 0 26 - 35 2 36 - 49 3 50 - 99 4 100+ 5 For a 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 muse 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: i. 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. - 119 - Module 1: Use Classifications and Use Regulations 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 deposit recyclable materials, except where it is determined that allowing overflow traffic above six vehicle s 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 - 1ao - Module 1: Use Classifications and Use Regulations 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. 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; 121 - Module 1: Use Classifications and Use Regulations b. Processors shall operate in a wholly enclosed building except for incidental storage, or: i. 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 - lzz - Module 1: Use Classifications and Use Regulations 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 and will be secured from unauthorized entry and removal of materials when attendants are not present; i. 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; 1. 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; - 123 - Module 1: Use Classifications and Use Regulations 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. 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 - 124 - Module 1: Use Classifications and Use Regulations 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. 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. - 125 - Module 1: Use Classifications and Use Regulations 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 - 126 - Module 1: Use Classifications and Use Regulations which the property was acquired by the owner stating that: 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 - 127 - Module 1: Use Classifications and Use Regulations 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 squares 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 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. - 128 -