Prepared by:
Lisa Wise Consulting, Inc.
870 Market Street, Suite 977
San Francisco, CA 94102
Prepared for:
City of South San Francisco
400 Grand Ave
South San Francisco, CA 94080
Public Review Draft
June 2022
City of South San Francisco
Zoning Code Update
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Table of Contents
Public Review Draft | South San Francisco Zoning Code | i
TABLE OF CONTENTS
DIVISION I: TITLE, ZONING DISTRICTS, AND RULES
Title and Authority............................................................................................................1 Purpose .............................................................................................................................1 Structure of Zoning Regulations ....................................................................................2 General Rules for Applicability of Zoning Regulations ................................................3 Relation to Other Regulations ........................................................................................3 Consistency with the General Plan ................................................................................4 Effect on Previously Approved Projects and Projects in Progress ............................4 Severability........................................................................................................................4 Fees ...............................................................................................................................5 Districts Established.........................................................................................................5 Official Maps and District Boundaries...........................................................................7 Purpose .............................................................................................................................8 General Provisions ...........................................................................................................8 Fractions ............................................................................................................................8 Measuring Distances .......................................................................................................9 Measuring Height...........................................................................................................10 Measuring Lot Width and Depth..................................................................................12 Determining Average Slope ..........................................................................................12 Determining Floor Area.................................................................................................13 Determining Floor Area Ratio.......................................................................................13 Determining Lot Coverage............................................................................................14 Determining Lot Frontage.............................................................................................15 Table of Contents
ii | South San Francisco Zoning Code | Public Review Draft Determining Setbacks (Yards) ......................................................................................15 Measuring Signs .............................................................................................................16 DIVISION II: CONVENTIONAL DISTRICT REGULATIONS
Purpose .............................................................................................................................1 Establishment of Zoning Districts ..................................................................................1 Purpose and Applicability ...............................................................................................4 Use Regulations................................................................................................................5 Development Standards .................................................................................................8 Suppplemental Standards ............................................................................................14 Purpose and Applicability .............................................................................................14 Use Regulations..............................................................................................................15 Development Standards ...............................................................................................18 Suppplemental Standards ............................................................................................24 Purpose and Applicability .............................................................................................26 Use Regulations..............................................................................................................27 Development Standards ...............................................................................................31 Suppplemental Standards ............................................................................................34 Purpose and Applicability .............................................................................................37 Use Regulations..............................................................................................................37 Development Standards ...............................................................................................44 Suppplemental Standards ............................................................................................47 Purpose and Applicability .............................................................................................53 Use Regulations..............................................................................................................53 Table of Contents
Public Review Draft | South San Francisco Zoning Code | iii Development Standards ...............................................................................................55 Suppplemental Standards ............................................................................................56 DIVISION III: FORM-BASED DISTRICT REGULATIONS
Introductrion to the Form-Based Code.........................................................................1 Transect Zoning Districts.................................................................................................3 Building Types.................................................................................................................11 Frontage Types ...............................................................................................................21 Public Open Space Types ..............................................................................................29 Uses .............................................................................................................................35 DIVISION IV: OVERLAYS AND PLAN DISTRICTS
Purpose .............................................................................................................................1 Applicability.......................................................................................................................2 Application Required .......................................................................................................2 Uses ..............................................................................................................................4 Development Standards .................................................................................................4 Table of Contents
iv | South San Francisco Zoning Code | Public Review Draft DIVISION V: CITYWIDE STANDARDS
20.300.001 Purpose and Applicability................................................................................................1
20.300.002 Accessory Buildings and Structures...............................................................................1
20.300.003 Development on Lots Divided by District Boundaries.................................................2
20.300.004 Development on Substandard Lots ...............................................................................3
20.300.005 Fences, Walls, and Hedges ..............................................................................................3
20.300.006 Heights and Height Exceptions.......................................................................................4
20.300.007 Landscaping ......................................................................................................................5
20.300.008 Lighting and Illumination...............................................................................................16
20.300.009 Performance Standards.................................................................................................18
20.300.010 Projections into Required Yards...................................................................................23
20.300.011 Screening .........................................................................................................................24
20.300.012 Swimming Pools and Spas.............................................................................................25
20.300.013 Trash and Refuse Collection Areas...............................................................................25
20.300.014 Underground Utilities ....................................................................................................27
20.300.015 Visibility at Intersections and Driveways .....................................................................27
20.310.001 Purpose............................................................................................................................29
20.310.002 General Site and Building Design.................................................................................29
20.310.003 Single-Family and Duplex Residential Design.............................................................37
20.310.004 Multi-Family Residential and Residential Mixed-Use Design....................................40
20.320.001 Purpose and Applicability..............................................................................................51
20.320.002 Establishment of Lawful Nonconforming Uses, Structures and Lots......................51 Table of Contents
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20.320.003 Continuation and Maintenance of Nonconforming Structures ...............................52
20.320.004 Alterations and Enlargements to Nonconforming Structures..................................53
20.320.005 Changes and Substitutions of Nonconforming Uses.................................................54
20.320.006 Expansion of Nonconforming Uses .............................................................................56
20.320.007 Repair and Replacement of Damaged or Destroyed Nonconforming Buildings...56
20.320.008 Abandonment of Nonconforming Uses ......................................................................57
20.330.001 Purpose............................................................................................................................58
20.330.002 Applicability .....................................................................................................................58
20.330.003 General Provisions .........................................................................................................60
20.330.004 Required Parking Spaces...............................................................................................60
20.330.005 Location of Required Parking........................................................................................68
20.330.006 Parking Reductions.........................................................................................................70
20.330.007 Bicycle Parking ................................................................................................................71
20.330.008 Electric Vehicle Charging Station..................................................................................73
20.330.009 On-Site Loading ..............................................................................................................75
20.330.010 Parking Area Design and Development Standards....................................................76
20.330.011 Private Residential Handicap Parking..........................................................................87
20.340.001 Purpose............................................................................................................................87
20.340.002 Temporary Uses Not Requiring a Temporary Use Permit ........................................88
20.340.003 Temporary Uses Requiring a Temporary Use Permit................................................88
20.340.004 Temporary Uses Requiring a Minor Use Permit.........................................................90
20.350.001 Purpose............................................................................................................................90
20.350.002 Applicability .....................................................................................................................91
20.350.003 Accessory Dwelling Units...............................................................................................91
20.350.004 Accessory Uses................................................................................................................99
20.350.005 Adult-Oriented Businesses............................................................................................99
20.350.006 Animal Care, Sales, and Services ............................................................................... 104
20.350.007 Animal Keeping ............................................................................................................ 105 Table of Contents
vi | South San Francisco Zoning Code | Public Review Draft
20.350.008 Automobile/Vehicle Sales and Leasing..................................................................... 107
20.350.009 Automobile/Vehicle Service and Repair, Major and Minor .................................... 107
20.350.010 Automobile/Vehicle Washing and Service Stations................................................. 109
20.350.011 Bed and Breakfast Lodging ........................................................................................ 110
20.350.012 Community Assembly, Small and Large ................................................................... 111
20.350.013 Convenience Markets ................................................................................................. 112
20.350.014 Day Care Centers......................................................................................................... 113
20.350.015 Domestic Violence Shelter.......................................................................................... 113
20.350.016 Drive-Through Facilities .............................................................................................. 114
20.350.017 Emergency Shelters..................................................................................................... 115
20.350.018 Family Day Care Homes.............................................................................................. 115
20.350.019 Freight/Truck Terminal, Warehouses and Parcel Hubs.......................................... 116
20.350.020 Gated Communities .................................................................................................... 116
20.350.021 Group Residential........................................................................................................ 116
20.350.022 Home Occupations...................................................................................................... 117
20.350.023 Hotels and Motels........................................................................................................ 119
20.350.024 Large Format Retail ..................................................................................................... 120
20.350.025 Live-Work Units............................................................................................................ 121
20.350.026 Massage Businesses.................................................................................................... 123
20.350.027 Mobile Home Parks ..................................................................................................... 126
20.350.028 Mobile Vendor Services .............................................................................................. 127
20.350.029 Other Financial Services ............................................................................................. 128
20.350.030 Outdoor Market........................................................................................................... 129
20.350.031 Outdoor Seating .......................................................................................................... 130
20.350.032 Outdoor Storage.......................................................................................................... 136
20.350.033 Personal Services......................................................................................................... 138
20.350.034 Personal Storage.......................................................................................................... 138
20.350.035 Recycling Facilities ....................................................................................................... 140
20.350.036 Short-Term Vacation Rentals ..................................................................................... 147
20.350.037 Social Service Facilities................................................................................................ 149
20.350.038 Tattoo or Body Modification Parlor........................................................................... 149
20.350.039 Taxi and Limousine Services ...................................................................................... 149 Table of Contents
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20.360.001 Purpose......................................................................................................................... 151
20.360.002 Applicability .................................................................................................................. 151
20.360.003 Administration and Procedures ................................................................................ 153
20.360.004 General Standards for All Signs ................................................................................. 159
20.360.005 Sign Design Standards ................................................................................................ 171
20.360.006 Standards for Permanent Signs................................................................................. 175
20.360.007 Standards for Temporary Signs................................................................................. 183
20.360.008 Nonconforming Signs ................................................................................................. 186
20.360.009 Enforcement, Liability, and Penalty........................................................................... 188
20.395.001 Purpose......................................................................................................................... 189
20.395.002 Applicability .................................................................................................................. 189
20.395.003 Review and Approval................................................................................................... 189
20.395.004 Community Benefit Priorities..................................................................................... 191
20.400.001 Purpose......................................................................................................................... 193
20.400.002 Applicability .................................................................................................................. 193
20.400.003 Trip Reduction Measures and Requirements.......................................................... 194
20.400.004 Requirements by Tier.................................................................................................. 199
20.400.005 Submittal Requirements and Approvals .................................................................. 200
20.400.006 Monitoring and Enforcement..................................................................................... 201
20.430.001 Purpose and Intent...................................................................................................... 204
20.430.002 Superstores Prohibited............................................................................................... 204 Table of Contents
viii | South San Francisco Zoning Code | Public Review Draft
20.430.003 Violation and Enforcement......................................................................................... 204 Purpose .............................................................................................................................1 City Council........................................................................................................................1 Planning Commission......................................................................................................2 Design Review Board.......................................................................................................3 Chief Planner ....................................................................................................................3 Zoning Administrator.......................................................................................................5 Chief Building Official.......................................................................................................5 Concurrent Processing ....................................................................................................5 Summary of Review Authorities for Decisions and Appeals ......................................6 Purpose .............................................................................................................................8 Applicability.......................................................................................................................8 Assignment of Design Review Responsibilities ............................................................9 Procedures ......................................................................................................................10 Scope of Design Review.................................................................................................10 Design Review Criteria...................................................................................................11 Required Findings ..........................................................................................................12 Conditions of Approval..................................................................................................13 Notice to the Planning Commission ............................................................................13 Appeals; Expiration, Extensions, and Modifications..................................................13 Enforcement ...................................................................................................................14 Purpose ...........................................................................................................................15 Table of Contents
Public Review Draft | South San Francisco Zoning Code | ix Applicability.....................................................................................................................15 Procedures ......................................................................................................................16 Required Findings ..........................................................................................................17 Conditions of Approval..................................................................................................18 Notice to the Planning Commission – Minor Use Permit .........................................19 Appeals; Expiration, Extensions, and Modifications..................................................19 Failure to Comply with Conditions...............................................................................19 Revocation of Use Permits............................................................................................19 Purpose ...........................................................................................................................20 Procedures ......................................................................................................................20 Required Findings ..........................................................................................................22 Conditions of Approval..................................................................................................22 Appeals; Expiration, Extensions, and Modifications..................................................23 DIVISION VII: USES AND DEFINITIONS
Purpose and Applicability ...............................................................................................1 Residential Use Classifications .......................................................................................1 Public and Semi-Public Use Classifications...................................................................3 Commercial Use Classifications .....................................................................................6 Table of Contents
x | South San Francisco Zoning Code | Public Review Draft Industrial/R&D Use Classifications...............................................................................15 Transportation, Communication, and Utilities...........................................................18