Division I: Title, Zoning Districts, and Rules
Public Review Draft | South San Francisco Zoning Code | Division I, Page 1 Title, Components, and Purposes
Title and Authority
Title 20 of the South San Francisco Municipal Code shall be known and cited as the “South San Francisco Zoning Ordinance,” “Zoning Ordinance of the City of South San Francisco,” “Zoning Ordinance,” or “Ordinance.”
The South San Francisco Zoning Ordinance is adopted pursuant to the authority contained in Section 65850 of the California Government Code.
Purpose
The purpose of this Ordinance is to implement the City’s General Plan and to protect and promote the public health, safety, peace, comfort, convenience, prosperity and general welfare. More specifically, the Ordinance is adopted to achieve the following objectives:
To provide a precise guide for the physical development of the City in a manner as to progressively achieve the arrangement of land uses depicted in the South San Francisco General Plan, consistent with the goals and policies of the General Plan.
To foster a harmonious, convenient, and workable relationship among land uses and ensure compatible infill development, consistent with the General Plan.
To support economic development and job creation.
To provide for the housing needs of all economic segments of the community.
To promote high quality architecture and design, consistent with the General Plan.
To promote the stability of existing land uses that conform with the General Plan, protecting them from inharmonious influences and harmful intrusions.
To promote a safe and efficient traffic circulation system, foster the provision of adequate off-street parking and off-street loading facilities, bicycle facilities and pedestrian amenities, enhance walkability, and support a multi-modal transportation system.
To facilitate the appropriate location of community facilities, institutions and parks and recreational areas and facilitate pedestrian and bicycle facilities between such spaces.
To protect and enhance real property values.
To safeguard and enhance the appearance of the City.
To further resilience to sea level rise through building and site design.
Division I: Title, Zoning Districts, and Rules
Division I, Page 2 | South San Francisco Zoning Code | Public Review Draft To define duties and powers of administrative bodies and officers responsible for implementation of the Ordinance.
Structure of Zoning Regulations
Organization of Regulations. This Ordinance consists of seven divisions:
1. Division I: Title, Zoning Districts and Rules
2. Division II: Conventional Zoning Districts
3. Division III: Form-Based Zoning Districts
4. Division IV: Overlays and Plan Districts
5. Division V: Regulations Applying to Some or All Districts
6. Division VI: Administration and Permits
7. Division VII: Uses and Terms
Types of Regulations. Four types of zoning regulations control the use and development of property:
1. Land Use Regulations. These regulations specify land uses permitted, conditionally permitted or specifically prohibited in each zoning district, and include special requirements, if any, applicable to specific uses. Land use regulations for conventional base zoning districts are located in Division II (“Conventional Base Zoning Districts”) and land use regulations for form-based zoning districts are located in Division III (“Form-Based Zoning Districts”). Land use regulations for overlay districts and specific plan districts are in Division IV (“Overlay and Specific Plan Districts”). Certain regulations, applicable in some or all of the districts, and performance standards which govern special uses, are in Division V (“Regulations Applying to Some or All Districts”).
2. Development Regulations. These regulations control the height, bulk, location and appearance of structures on development sites. Development regulations for conventional base zoning districts are located in Division II (“Conventional Base Zoning Districts”) and development regulations for form-based base zoning districts are located in Division III (“Form-Based Zoning Districts”).
Development regulations for overlay districts and specific plan districts are located in Division IV (“Overlay and Specific Plan Districts”). Certain development regulations, applicable to some or all districts are in Division V (“Regulations Applying to Some or All Districts”). These include regulations for specific uses, development and site regulations, performance standards, parking, sign, antennas and wireless communications and nonconforming uses.
Division I: Title, Zoning Districts, and Rules
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3. Administrative Regulations. These regulations contain detailed procedures for the administration of this Ordinance, and include common procedures, processes and standards for discretionary entitlement applications and other permits. Administrative regulations are in Division VI (“Administration and Permits”).
4. General Uses and Terms . Division VII (“Uses and Terms”) provides a list of use classifications and a list of terms and definitions used in the Ordinance.
General Rules for Applicability of Zoning Regulations
Applicability to Property. This Ordinance shall apply, to the extent allowed by law, to all property within the corporate limits of the City and to property for which applications for annexation and/or subdivisions have been submitted to the City, including all uses, structures and land owned by any private person, firm, corporation or organization, or the City or other local, State or federal agencies. Any governmental agency shall be exempt from the provisions of this Ordinance only to the extent that such property may not be lawfully regulated by the City.
Compliance with Regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished or moved in any zoning district, except in accordance with the provisions of this Ordinance.
Relation to Other Regulations
General. The regulations of this Ordinance and requirements or conditions imposed pursuant to this Ordinance shall not supersede any other regulations or requirements adopted or imposed by the South San Francisco City Council, the State of California, or any federal agency that has jurisdiction by law over uses and development authorized by this Ordinance. All uses and development authorized by this Ordinance shall comply with all other such regulations and requirements. Where conflict occurs between the provisions of the Ordinance and any other City ordinance, chapter, resolution, guideline or regulation, the more restrictive provisions shall control, unless otherwise specified.
Permit Streamlining Act. It is the intent of this Ordinance that all actions taken by the decision-making body pursuant to this Ordinance that are solely adjudicatory in nature be within a time frame consistent with the provisions of Government Ordinance Section 65920 et. seq. (the Permit Streamlining Act). Nothing in this Ordinance shall be interpreted as imposing time limits on actions taken by the decision-making body pursuant to this Ordinance that are legislative in nature or that require both adjudicatory and legislative judgments.
Division I: Title, Zoning Districts, and Rules
Division I, Page 4 | South San Francisco Zoning Code | Public Review Draft Relation to Private Agreements. This Ordinance shall not interfere with or annul any recorded easement, covenant, or other agreement now in effect, provided that where this Ordinance imposes greater restriction than imposed by an easement, covenant, or agreement, this Ordinance shall control.
Relation to Prior Ordinance. The provisions of this Ordinance supersede all prior Zoning Ordinances codified in Title 20 of the South San Francisco Municipal Code and any amendments. No provision of this Ordinance shall validate any land use or structure established, constructed, or maintained in violation of the prior Zoning Ordinance, unless such validation is specifically authorized by this Ordinance and is in conformance with all other regulations.
Application During Local Emergency. The City Council may authorize a deviation from a provision of this Ordinance during a local emergency declared and ratified under the South San Francisco Municipal Code. The City Council may authorize a deviation by resolution without notice or public hearing.
Consistency with the General Plan
Any permit, license or approval issued pursuant to this Ordinance must be consistent with the South San Francisco General Plan and all applicable specific plans. In any case where there is a conflict between this Ordinance and the General Plan, the General Plan shall prevail.
Effect on Previously Approved Projects and Projects in Progress Any building or structure for which a Building Permit has been issued, or for which a Planning Permit has been issued, may be completed and used in accordance with the plans, specifications and permits on which said Building Permit or Planning Permit was granted, provided at least one Building inspection has been requested and posted for the primary structure on the site where the permit is issued and provided construction is diligently pursued and completed within six months of permit issuance. Planning permits shall expire if no Building Permit is granted within three years unless otherwise governed by an adopted Development Agreement by the City Council. No extensions of time except as provided for in the California Building Code shall be granted for commencement of construction, unless the applicant has secured an allowed permit extension from the Planning Division.
Severability
If any section, subsection, paragraph, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The South San Francisco City Council hereby declares that it would have passed this Ordinance, and each section, subsection, sentence, clause and phrase thereof, Division I: Title, Zoning Districts, and Rules
Public Review Draft | South San Francisco Zoning Code | Division I, Page 5 regardless of the fact that any or one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
Fees
The City Council shall establish by resolution, and may amend and revise from time to time, fees for processing the discretionary entitlement applications and other permits authorized or required by this Ordinance. All fees shall be paid at the time an application is filed, and no processing shall commence until the fees are paid in full.
Zoning Districts, Zoning Map, And
Boundaries
Districts Established
The City shall be classified into districts or zones, the designation and regulation of which are set forth in this Ordinance and as follows.
Base Zoning Districts. Base zoning districts into which the City is divided are established as follows:
Table 20.020.001(A): Base Zoning Districts
Base Zoning District Group Base Zoning
District –
Abbreviation
Base Zoning District – Full Name
Residential Zoning Districts
RL* Low Density Residential
RM Medium Density Residential
RH* High Density Residential
Downtown Residential Zoning Districts
DRL Downtown Residential – Low
DRM Downtown Residential – Medium
DRH Downtown Residential – High
Downtown/Caltrain Station Area Zoning
Districts
DRC Downtown Residential Core
LNC Linden Neighborhood Center
GAC Grand Avenue Core
DTC Downtown Transit Core
ETC East of 101 Transit Core
Division I: Title, Zoning Districts, and Rules
Division I, Page 6 | South San Francisco Zoning Code | Public Review Draft Table 20.020.001(A): Base Zoning Districts
Base Zoning District Group Base Zoning
District –
Abbreviation
Base Zoning District – Full Name
Non-Residential Zoning Districts
CC Community Commercial
BPO Business and Professional Office
BTP-M Business Technology Park – Medium
BTP-H Business Technology Park – High
MIM Mixed Industrial Medium
MIH Mixed Industrial High
Public and Semi-Public Zoning Districts
PQP Public
S School
PR Parks and Recreation
OS Open Space
Other Base Zoning Districts PD Planned Development
Form-Based Zoning Districts
T3N T3 Neighborhood
T3C T3 Corridor
T4C T4 Corridor
T4M T4 Maker
T5C T5 Corridor
T6UC T6 Urban Core
*Numerical designators denote the maximum density allowed in each sub-district (RL-2.2, RL-8, etc.) Specific Plans and Master Plans. Specific Plan and Master Plan Areas are established as follows:
Table 20.020.001(B): Specific Plans and Master Plans
Specific Plan or Master Plan Name
Oyster Point Specific Plan District
Genentech Master Plan District
Overlay Zoning Districts. Overlay zoning districts, one or more of which may be combined with a base district, are established as follows:
Division I: Title, Zoning Districts, and Rules
Public Review Draft | South San Francisco Zoning Code | Division I, Page 7 Table 20.020.001(C): Overlay Zoning Districts
Overlay Zoning District Abbreviation Overlay Zoning District Full Name ES Special Environmental Studies Overlay
SLR Sea Level Rise/Floodplain Overlay
Official Maps and District Boundaries
Official Maps. The boundaries of the zoning districts and overlay districts established by this Ordinance are not included in this Ordinance but are shown on the Official Zoning Maps maintained by the City Clerk. The following maps, together with all legends, symbols, notations, references, district boundaries, map symbols, and other information on the maps, have been adopted by the Council and are hereby incorporated into this Ordinance by reference, together with any amendments previously or hereafter adopted, as though they were fully included here.
1. City of South San Francisco Zoning Map
2. Floodplain/Sea Level Rise Overlay Map
3. Special Environmental Studies Overlay Map
Application of Pre-Annexation Zoning. The City may apply pre-annexation zoning to unincorporated property located within the Planning Area Boundary consistent with the South San Francisco General Plan. The pre-annexation zoning process shall comply with the provisions of Chapter 20.560 (“Prezoning Procedure”). The zoning provisions and requirements so established shall become applicable at the same time that the annexation of such territory becomes effective.
Alterations of Floodplain/Sea Level Rise Overlay Boundaries. The Floodplain/Sea Level Rise Overlay Map may be revised by the City Council based on updates to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM), sea level rise science, monitoring results, and shoreline and creek conditions. All proposals for new construction shall be based on the Floodplain/Sea Level Rise Overlay Map currently in effect at the time a complete project application is submitted.
Uncertainty of Boundaries. If an uncertainty exists as to the boundaries of any district shown on the Official Zoning Map, the following rules shall apply:
1. Boundaries indicated as approximately following the centerlines of alleys, lanes, streets, highways, streams or railroads shall be construed to follow such centerlines.
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2. Boundaries indicated as approximately following lot lines, City limits, or extraterritorial boundary lines shall be construed as following such lines, limits or boundaries.
3. In the case of unsubsidized property or where a district boundary divides a lot and no dimensions are indicated, the following shall apply. a. Lots Greater than One Acre. The location of such boundary shall be determined by the use of the scale appearing on the Official Zoning Map.
b. Lots Less than One Acre. The lot shall be deemed to be included within the zone which is the more restrictive.
4. In the case of any remaining uncertainty, the Chief Planner shall determine the location of boundaries.
5. Where any public street or alley is officially vacated or abandoned, the regulations applicable to each lot of abutting property shall apply to that portion of such street or alley added thereto by virtue of such vacation or abandonment.
6. Where any private right-of-way or easement of any railroad, railway, transportation or public utility company is vacated or abandoned and said property is unclassified, said property shall be automatically classified as being in the Public and Quasi- Public (PQP) district.
Rules For Construction of Language
No changes are recommended to this chapter.
Rules of Measurement
Purpose
The purpose of this chapter is to explain how various measurements referred to in this Ordinance are to be calculated.
General Provisions
For all calculations, the applicant shall be responsible for supplying drawings illustrating the measurements that apply to a project. These drawings shall be drawn to scale and of sufficient detail to allow easy verification upon inspection by the Chief Planner.
Division I: Title, Zoning Districts, and Rules
Public Review Draft | South San Francisco Zoning Code | Division I, Page 9 Fractions
Whenever this Ordinance requires consideration of distances, parking spaces, dwelling units or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:
General Rounding. Fractions of one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions of less than one-half (0.5) shall be rounded down to the nearest whole number, except as otherwise provided.
Exception for State Affordable Housing Density Bonus. For projects eligible for bonus density pursuant to Government Ordinance Section 65915 or any successor statute, and 20.390 (“Bonus Residential Density”) any fractional number of permitted bonus density units shall be rounded up to the next whole number.
Measuring Distances
Measurements are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.
Distances are Measured Horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography or slope of the land.
Measurements Involving a Structure. Measurements involving a structure are made to the closest support element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.
Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, are measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.
Measuring Radius. When a specified land use is required to be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject project.
Division I: Title, Zoning Districts, and Rules
Division I, Page 10 | South San Francisco Zoning Code | Public Review Draft Figure 20.040.004.E: Measuring Distances
Measuring Height
Measuring Building Height.
1. Flat or Parapet Roof. Building height is measured from the average level of the highest and lowest point of that portion of the lot covered by the building to the highest point on the roof or the top of the parapet wall or mechanical equipment screening wall, except as provided below.
2. Sloped, Hipped, Gable, or Gambrel Roof. The height of a building with a sloped, hipped, gabled, or gambrel roof is measured to a point that is half the distance between the highest point on the ridge and where the eave meets the plate.
Measuring Fence Height.
1. Fences at Grade. The height of any fence or wall shall be determined by measuring the vertical distance from the lowest existing grade at a point within a three foot radius of any point on such fence or structure to the highest point of such structure. In the case of walls that are parallel to and within five feet of a public sidewalk or other public way, grade shall be the elevation of the sidewalk, alley, or public way.
2. Fences on Retaining Walls. The height of a fence that is on top of a retaining wall is measured from the lowest existing grade point within a three-foot radius of any point on such fence to the highest point of the fence on the highest side of the wall. Any fence or railing required to comply with minimum height in applicable California Building Code requirements is allowed.
Division I: Title, Zoning Districts, and Rules
Public Review Draft | South San Francisco Zoning Code | Division I, Page 11 Figure 20.040.006(B): Measuring Height Fences on Retaining Walls Measuring the Height of Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck directly above the ground point.
Figure 20.040.005.C: Measuring Height of Decks
Measuring the Number of Stories in a Building. In measuring the height of a building in stories the following measurement rules shall apply:
1. A balcony or mezzanine shall be counted as a full story if its floor area exceeds one-third of the total area of the nearest full floor directly below it or if it is enclosed on more than two sides.
2. A story of a commercial or residential building shall not exceed 25 feet in height from the upper surface of the floor to the ceiling above.
Division I: Title, Zoning Districts, and Rules
Division I, Page 12 | South San Francisco Zoning Code | Public Review Draft Measuring Lot Width and Depth
Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines.
Lot Depth. Lot depth is measured along an imaginary straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line.
Figure 20.040.006.B: Measuring Lot Width and Depth
Determining Average Slope
The average slope of a lot is calculated using the following formula: S = 100(I)(L)/A, where:
S = Average slope (in percent)
I = Contour interval (in feet)
L = Total length of all contour lines on the lot (in feet) A = Area of subject lot (in square feet)
Division I: Title, Zoning Districts, and Rules
Public Review Draft | South San Francisco Zoning Code | Division I, Page 13 Determining Floor Area
The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure.
Included in Floor Area. Floor area includes, but is not limited to, habitable (as defined in the California Building Code) basements and cellars that are below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof or within lines drawn parallel to and two feet within the roof line of any building without walls.
Any interior space with a ceiling height equaling two stories shall be doubled for purposes of calculating floor area. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.
Excluded from Floor Area. Floor area does not include mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building’s gross floor area; bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater; areas that qualify as usable open space; and areas used for offstreet parking spaces or loading spaces, structured parking, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles. Gross square floor area excludes areas of a building devoted to flood protection measures.
Nonresidential Uses. For nonresidential uses, gross floor area includes pedestrian access interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight. Nonresidential gross floor area does not include arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.
Determining Floor Area Ratio
Floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all principal and accessory buildings on a site to the site area. To calculate FAR, floor area is divided by site area, and typically expressed as a decimal. For example, if the floor area of all buildings on a site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0.
Excluded from Floor Area in Calculating FAR.
1. Basements. Usable basements and cellars, the ceiling of which does not extend more than four feet above finished grade.
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2. Parking for Residential. Parking areas located entirely below finished grade or entirely beneath the finished floor of habitable space where the vertical distance between the finished floor of habitable space and finished grade is four feet or less.
3. Parking for Nonresidential. Building area devoted to structured or covered parking for non-residential project.
4. Ground Floor Non-residential Uses in Select Areas. Active ground floor uses in a new mixed-use or non-residential development east of 101 and in the T4C, T4M, and T5C zoning districts. Non-residential must be active and open to the general public to qualify for this exemption. Uses include but are not limited to child care facilities, personal services, retail, full service or limited restaurants, and similar active uses.
Figure 20.040.009.A: Determining Floor Area Ratio
Determining Lot Coverage
Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically expressed as a percentage. The footprints of all principal and accessory structures, including garages, carports, covered patios, and roofed porches, shall be summed in order to calculate lot coverage. The following structures shall be excluded from the calculation:
Unenclosed and unroofed decks, uncovered patio slab, porches, landings, balconies and stairways less than 30 inches in height;
Eaves and roof overhangs projecting up to two-and-a-half feet from a wall; Trellises and similar structures that have roofs that are at least 50 percent open to the sky through with uniformly distributed openings;
Division I: Title, Zoning Districts, and Rules
Public Review Draft | South San Francisco Zoning Code | Division I, Page 15 Swimming pools and hot tubs that are not enclosed in roofed structures or decks; and
One small, non-habitable accessory structure under 120 square feet and under seven feet high. Structures above quantity of one shall be included in lot coverage.
Figure 20.040.010: Determining Lot Coverage
Determining Lot Frontage
Corner Lot. The front of a lot is the narrowest dimension of the lot with street frontage. The widest dimension of the lot with street frontage may be considered the front of a lot subject to approval of a Waiver and Modification Permit.
Through Lot. A through lot has two front yards.
Determining Setbacks (Yards)
A setback line defining a required yard is parallel to and at the specified distance from the corresponding front, side, or rear property line. The following special regulations for determining yards apply when a lot abuts a lane or proposed street.
Yards on Lanes.
1. A though lot that abuts a street and a parallel alley is considered to have two front yards.
2. If a side lot line abuts a lane, the yard shall be considered an interior side yard rather than a corner side yard.
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3. In computing the minimum yard for any lot where such yard abuts a lane, no part of the width of the lane may be considered as part of the required yard.
Yards Abutting Planned Street Expansions. If a property abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street, the required setback shall be measured from the edge of the future right-of-way.20.040.012
Measuring Setbacks. Setbacks shall be measured as the distance between the nearest lot line and the closest point on the exterior of a building or structure along a line at right angles to the lot line. Setbacks shall be unobstructed from the ground to the sky except where allowed pursuant to Section 20.300.011 (“Projections Into Required Yards”), subject to compliance with the California Building Code.
Figure 20.040.012: Determining Setbacks (Yards)
Measuring Signs
The calculations of measurements related to signs are described in Section 20.360.005 (“Sign Measurement Standards”).