South San Francisco City Council
June 22, 2022

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 1 Chapter 20.060 Establishment of Conventional Zoning
Districts

20.060.001 Purpose
The purpose of establishing conventional zoning districts is to protect and promote public health, safety, prosperity, and the general welfare of South San Francisco residents, and more specifically to:

A. Provide standards for future growth and development in the City; B. Create a comprehensive and stable pattern of land uses upon which to plan for residential, mixed-use, non-residential, civic, and recreational uses; C. Ensure compatibility between different types of development and land use; and D. Conserve and protect the City’s open spaces.

20.060.002 Establishment of Zoning Districts
The City shall be classified into zoning districts or zones, the designation and regulation of which are set forth in this Title as follows:

Table 20.060.002: Conventional Zoning Districts
Chapter Abbrev. Zoning District
Name
Zoning District Description
Chapter

20.070,
Residential
Zoning
Districts
RL2.2,
RL-8
Low Density
Residential
The two RL districts provide for detached and attached singlefamily residential development. They also support residential care facilities, park and recreation facilities, civic and institutional uses. The RL districts implement the General Plan’s San Mateo County Low Density Residential and Low Density Residential land use designations.

RM-22
Medium
Density
Residential
The RM-22 district provides for attached or detached singlefamily housing, duplexes, triplexes, fourplexes, townhouses, condominiums. It also supports residential care facilities, serviceenriched housing, park and recreation facilities, civic and institutional uses. The RM-22 district implements the General Plan’s Medium Density Residential land use designation.

Division II: Conventional District Regulations
Division II, Page 2 | South San Francisco Zoning Code | Public Review Draft Table 20.060.002: Conventional Zoning Districts
Chapter Abbrev. Zoning District
Name
Zoning District Description
RH37.5,
RH-50,
RH-140
High Density
Residential
The three RH districts provide areas for a mix of residential development with a variety of multifamily housing choices, including townhouses, condominiums, and apartment buildings.

They also support residential care facilities, group residential homes, service-enriched housing, parks and recreation facilities, and civic and institutional uses. The RH district implements the General Plan’s Medium High Density Residential and High Density Residential land use designations.

Chapter

20.080,
Downtown
Residential
Zoning
Districts
DRL
Downtown
Residential –
Low
The DRL district provides for attached or detached single-family housing, duplexes, triplexes, fourplexes, townhouses, and condominiums, care facilities, family day care, park and recreation facilities, civic and institutional uses in the Downtown.

The DRL district implements the General Plan’s Medium Density Residential land use designation.

DRM
Downtown
Residential –
Medium
The DRM district provides for attached or detached single-family housing, duplexes, triplexes, fourplexes, townhouses,
condominiums in the Downtown. The DRM district implements the General Plan’s Medium High Density Residential land use designation.

DRH
Downtown
Residential –
High
The DRH district provides for a mix of residential development with a variety of multifamily housing choices, including townhouses, condominiums, and apartment buildings in the Downtown. The DRH district implements the General Plan’s High Density Residential land use designation.

Chapter

20.090,
Downtown /
Caltrain
Station Area
Zoning
Districts
DRC Downtown
Residential Core
The DRC district provides for a higher density mix of residential housing types, compatible in scale with adjacent Downtown residential districts. The DRC district implements the General Plan’s Downtown Residential Core land use designation.

LNC
Linden
Neighborhood
Center
The LNC district provides for mixed use and live-work
development, with retail, commercial, and service uses at the ground floor and residential uses above. The LNC district implements the General Plan’s Linden Neighborhood Center land use designation.

GAC Grand Avenue
Core
The GAC district builds on the historic layout of the old Downtown while providing additional capacity for residential and commercial uses and a nearly continuous retail frontage with high density residential above. The GAC district implements the General Plan’s Grand Avenue Core Neighborhood Center land use designation.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 3 Table 20.060.002: Conventional Zoning Districts
Chapter Abbrev. Zoning District
Name
Zoning District Description
DTC Downtown
Transit Core
The DTC district provides sites for mixed-use development and the highest residential densities in the city. It supports active ground floor uses and high intensity development that
generates pedestrian traffic and increased transit ridership. The DTC district implements the General Plan’s Downtown Transit Core land use designation.

ETC East of 101
Transit Core
The ETC is located just east of the Caltrain tracks and is intended to provide a location for the highest intensity office, R&D or residential uses. The ETC district implements the General Plan’s East of 101 Transit Core land use designation.

Chapter

20.100,
NonResidential
Zoning
Districts
CC Community
Commercial
The CC district provides areas for locally oriented retail and service uses, shopping centers, hotels, community-serving offices, restaurants, retail, public, and similar and compatible uses. The CC district implements the General Plan’s Community Commercial designation.

BPO
Business and
Professional
Office
The BPO district provides areas for development of
administrative, financial, business, professional, medical and public offices, and research and development at locations close to transit stations, as well as limited retail development. The BPO district implements the General Plan’s Business and Professional Office designation.

BTP-M
Business
Technology
Park – Medium
The BTP-M district provides area for campus-like environments for corporate headquarters, research and development facilities, and offices. Typical uses include incubator-research facilities, prototype manufacturing, testing, repairing, packaging, publishing and printing as well as offices and research and development facilities. Limited warehousing, distribution, manufacturing, retail and service uses are allowed. The BTP-M district implements the General Plan’s Business Technology Park land use designation.

BTP-H
Business
Technology
Park-High
The BTP-H district provides area for campus-like environments for corporate headquarters, research and development facilities, and offices. Typical uses include incubator-research facilities, prototype manufacturing, testing, repairing, packaging, publishing and printing as well as offices and research and development facilities. Warehousing, distribution,
manufacturing, retail, personal services, grocery and hotel uses are also allowed. The BTP-H district implements the General Plan’s Business Technology Park High land use designation.

MIM Mixed Industrial
Medium
The MIM district supports a wide range of manufacturing, processing, general service, warehousing, storage and
distribution, and service commercial uses. The MIM district implements the General Plan’s Mixed Industrial land use designation.

Division II: Conventional District Regulations
Division II, Page 4 | South San Francisco Zoning Code | Public Review Draft Table 20.060.002: Conventional Zoning Districts
Chapter Abbrev. Zoning District
Name
Zoning District Description
MIH Mixed Industrial
High
The MIH district supports a wide range of manufacturing, processing, general service, warehousing, storage and
distribution, and service commercial uses. The MIM district implements the General Plan’s Mixed Industrial High land use designation.

Chapter

20.110, Civic
Zoning
Districts
PQP Public
The P district is reserved for government-owned facilities, civic uses, and public utilities. It includes government offices, the library, and the sewer treatment plant. The P district implements the General Plan’s Public land use designation.

S School The S district is reserved for school sites and facilities. It implements the General Plan’s School land use designation.

PR Parks and
Recreation
The PR district is reserved for parks and recreation facilities including parks, public golf courses, and greenways. It implements the General Plan’s Parks and Recreation land use designation.

OS Open Space
The OS district is reserved for the protection of environmentally sensitive areas including site slopes greater than 30 percent, sensitive habitats, wetlands, creeks, areas subject to flooding, and power transmission line corridors. It implements the General Plan’s Open Space land use designation.

Chapter 20.070 Residential Zoning Districts

20.070.001 Purpose and Applicability
The purpose of the residential zoning districts is to:

A. Accommodate a range of housing types consistent with the City’s General Plan.

B. Preserve, protect, and enhance the character of the City’s different residential neighborhoods and enhance the quality of life for the City’s residents.

C. Ensure adequate light, air, privacy, and open space for each dwelling.

D. Ensure that all future development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed.

E. Provide sites for public and semi-public land uses such as parks, libraries, and religious assembly uses to serve residents and complement surrounding residential development.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 5

20.070.002 Use Regulations
Table 20.070.002: Use Regulations – Residential Zoning Districts, lists the uses permitted in the residential zoning districts and the level of review required. In cases where a specific land use or activity is not defined, the Chief Planner shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications that are not included in this table or not found to be substantially similar to the uses below are otherwise prohibited. The table also notes all regulations that apply to various uses.

Table 20.070.002: Use Regulations – Residential Zoning Districts Use Classification RL-2.2 RL-8 RM-22 RH-37.5
and RH50
RH-180 Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Residential Uses
Dwelling, Single-Unit
Detached P P P P P
Semi-Attached P P P P P
Attached P P P P P
SB9 Unit P P ― ― ―
Dwelling, Multiple-Unit
Duplex ― ― P ― ―
Multiple-Unit ― ― P P P
Senior Citizen
Residential C C C P P
Domestic Violence
Shelter ― ― P1 P1 P1
See Chapter 20.350,
Domestic Violence
Shelter
Group Residential ― ― M M M See Chapter 20.350,
Group Residential
Live-Work ― ― ― ― P See Chapter 20.350, LiveWork Units Mobile Home Park ― ― C C ― See Chapter 20.350,
Mobile Home Parks
Residential Care Facility
General ― ― C C C
Limited P P P P P Subject to State licensing
requirements
Senior ― ― C M M
Division II: Conventional District Regulations
Division II, Page 6 | South San Francisco Zoning Code | Public Review Draft Table 20.070.002: Use Regulations – Residential Zoning Districts Use Classification RL-2.2 RL-8 RM-22 RH-37.5
and RH50
RH-180 Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Public and Semi-Public Uses
College and Trade
School, Public or
Private
― ― C2 C2 C2
Community Assembly
Community
Assembly, Small ― M M M P
See Chapter 20.350,
Community Assembly,
Small and Large
Community
Assembly, Large ― C C C C
See Chapter 20.350,
Community Assembly,
Small and Large
Community Garden P P P P P
Cultural Institution ― C C C C
Day Care Center ― P P P P See Chapter 20.350, Day
Care Centers
Elderly and Long-Term
Care ― C C C C
Government Offices ― ― ― C C
Park and Recreation
Facilities, Public P P P P P
Public Safety Facilities C C C C C
Schools, Public or
Private ― C C C C
Social Service Facilities ― ― ― M M
Commercial Uses
Crop Production,
Limited M M M M M
Lodging
Bed and Breakfast M M M M M See Chapter 20.350, Bed
and Breakfast Lodging
Short-Term Vacation
Rental P P P P P
See Chapter 20.350,
Short Term Vacation
Rentals
Offices
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 7 Table 20.070.002: Use Regulations – Residential Zoning Districts Use Classification RL-2.2 RL-8 RM-22 RH-37.5
and RH50
RH-180 Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Business and
Professional ― ― ― C3 C3
Medical and Dental ― ― ― C3 C3
Walk-In Clientele ― ― ― C3 C3
Personal Services
General Personal
Services ― ― ― C3 C3
Instructional Services ― ― ― C3 C3
Transportation and Utilities Uses
Communication Facilities
Antenna and
Transmission Towers See Chapter 20.370, Wireless Communication Facilities Utilities, Major C C C C C
Utilities, Minor P P P P P
Accessory Uses - See Section 20.350.004 for Additional Regulations Accessory Dwelling
Unit See Section 20.350.04, Accessory Dwelling Units
Family Day Care Home
Small P P P P P See Chapter 20.350,
Family Day Care Homes Large P P P P P
Home Occupations P P P P P See Chapter 20.350,
Home Occupations
Temporary Uses
Temporary Use See Chapter 20.350, Temporary Uses
Notes:

1. Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other domestic violence shelter.

2. Only on parcels with access from boulevard or connector streets.

3. Limited to sites with a maximum gross site area of 6,500 square feet and located on a boulevard or connector street.

Division II: Conventional District Regulations
Division II, Page 8 | South San Francisco Zoning Code | Public Review Draft

20.070.003 Development Standards
Table 20.070.003, Development Standards – Residential Zoning Districts establishes the development standards for the residential zoning districts. The numbers in the figure below are keyed to corresponding regulations in the table. Letters in parentheses after the standards in the table refer to lettered provisions following the table.

Table 20.070.003: Development Standards – Residential Zoning Districts Standard RL-2.2 RL-8 RM-22 RH-37.5 RH-50 RH-180 Ke
y
Minimum
Density ― ― 15 du/ac 25 du/ac 40 du/ac 80 du/ac
Maximum
Density

2.2 du/ac
(A) 8 du/ac (A) 22 du/ac (A)

37.5 du/ac
(A) 50 (A) 180 du/ac (A)
Lot Size
Min. Lot Area 32,600 sf
(B) 5,000 sf (B) 5,000 sf (B) 5,000 sf (B) 5,000 sf (B) 20,000 sf(B) Min. Lot Area,
Corner
32,600 sf
(B) 6,000 sf (B) 6,000 sf (B) 6,000 sf (B) 6,000 sf (B) No min (B) Min. Lot Width 120 ft 50 ft 50 ft 50 ft 50 ft 50 ft ❶
Min. Lot Width,
Corner 120 ft 60 ft 60 ft 60 ft 60 ft ― ❷
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 9 Table 20.070.003: Development Standards – Residential Zoning Districts Standard RL-2.2 RL-8 RM-22 RH-37.5 RH-50 RH-180 Ke
y
Min. Lot Depth ― 80 ft 80 ft 80 ft 80 ft ― ❸
Floor Area
Ratio (FAR)

0.5 or
2,000 sf,
whichever
is greater

0.5 or
2,000 sf,
whichever
is greater

1.0 or
2,000 sf,
whichever
is greater
― ― ―
Max. Lot
Coverage 40% 50% 50% 65% 65% 85% ❹
Building Height
Max. Primary
Building
(ft/stories)
30 ft/2
stories
28 ft/2
stories (D)
35 ft/3
stories (F)
50 ft/4
stories
50 ft/4
stories 85 ft
Max. Accessory
Building 12 ft if a floor slab is used; 15 ft is floor joist construction is used Setbacks (B)
Min. Front
Setback 20 ft (B) (C) 15 ft (B) (C) 15 ft (B) 15 ft (B) 15 ft (B) 10 ft (B) ❺ Min. Interior
Side Setback
10 ft; 4 ft
for SB9
units
5 ft or 10%
of lot
width,
whichever
is greater,
in no case
less than 3
ft; 4 ft for
SB9 units
5 ft (F)
5 for the
first two
stories, 10
ft
thereafter
(E) (G)
5 for the
first two
stories, 10
ft
thereafter
(E) (G)
10 ft (E) (G) ❻
Min. Street
Side Setback
10 ft; 4 ft
for SB9
units (C)
10 ft; 4 ft
for SB9
units (C)
10 ft 10 ft 10 ft 10 ft ❼
Min. Rear
Setback 20 ft (H) 20 ft(H) 20 ft (F) (H)
10 ft (for
the first 2
stories); 15
ft
thereafter
(E) (H)
10 ft (for
the first 2
stories); 15
ft
thereafter
(E) (H)
0 ft (B) (E)
(H) ❽
Landscaping and Open Space
Min. Private
Open Space ― 150 sf/unit 80 sf/unit 80 sf/unit 80 sf/unit ― Min. Private
Open Space
Dimension
8 ft. when located on the ground level; 6 ft. when located above the ground level Division II: Conventional District Regulations
Division II, Page 10 | South San Francisco Zoning Code | Public Review Draft Table 20.070.003: Development Standards – Residential Zoning Districts Standard RL-2.2 RL-8 RM-22 RH-37.5 RH-50 RH-180 Ke
y
Min. Common
Open Space ― ― 100 sf/unit 100 sf/unit 100 sf/unit 150 sf/unit Min. Common
Open Space
Dimension
20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. ❾
Min.

Landscaping ― ― 10% 10% 10% 10%
A. Density Bonuses. See Chapter 20.390 (“Bonus Residential Density”) for additional density based on the California State Density Bonus program.

B. Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section

20.310 (“General Site and Building Design”).

C. Required Daylight Planes in the RL Districts. No portion of a structure may extend above a daylight plane that is measured from a point 20 feet above average existing grade of the front or street side setback line and extending upward at a 45-degree angle.

Figure 20.070.003.C: Required Daylight Planes in the RL-2.2 District D. Height. Allowable height may be increased to a maximum of 35 feet with the approval of a Minor Use Permit subject to the following findings:

1. The height of the proposed structure does not exceed the average height of structures on adjoining lots;

2. The proposed structure will not substantially interfere with solar access or privacy available to residences to the side, rear, or directly across the street; Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 11

3. The design includes architectural details, articulation, and other features to minimize the visual impact of the additional bulk created by the increased height; and

4. The height, bulk, and mass of the proposed structure is comparable to that of the surrounding neighborhood.

E. Transitional Standards.

1. Where a development abuts a district with a lower maximum height, transitional height standards apply. See Subsection 20.310.004.B.4.a.

2. The building setback from a district with a lower maximum height shall be 10 feet for interior side yards and 15 feet for rear yards.

Figure 20.070.003.E-2: Building Setback in an RH District When Abutting a District with a Lower Maximum Height

3. A landscaped planting area, a minimum of five feet in width, shall be provided in the RH district wherever the RH district abuts a district with a lower Maximum height. Trees shall be planted in this area at a minimum interval of 15 feet.

Division II: Conventional District Regulations
Division II, Page 12 | South San Francisco Zoning Code | Public Review Draft Figure 20.070.003.E-3: Landscaped Planting Area in an RH District When Abutting a District with a Lower Maximum Height
F. Limitations on Third-Story Structures in the RM District. Third stories in the RM district are subject to the following standards:

1. Any third story must be either set back a minimum of 10 feet from all interior lot lines or located inside a pitched roof with a slope of at least 1:3.

Figure 20.070.003.F-1: Limitations on Third Stories

2. Dormers are permitted on third stories, provided that they do not exceed 15 feet in width and do not occupy more than 20 percent of the total roof area.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 13 Figure 20.070.003.F-2: Dormers on Third Stories
G. Attached Single-Unit Dwellings. Required setbacks apply only to the ends of rows of attached single-unit dwellings.

H. Extending a Substandard Setback.

1. RL Zoning Districts. When an existing rear yard setback is less than 20 feet, additions to such structures may conform to the existing setback provided that the addition is located no closer than 15 feet to the rear property line.

2. RM Zoning District.
a. Existing substandard side and rear yard setbacks may be extended on the ground level only and by no more than 50 percent of the existing wall length. b. In no cases shall a side yard setback be less than 3 feet and rear yard setbacks be less than 16 feet.

Division II: Conventional District Regulations
Division II, Page 14 | South San Francisco Zoning Code | Public Review Draft Figure 20.070.003.H: Extending Substandard Setbacks in the RM Zoning District

20.070.004 Supplemental Standards
A. Site and Building Design Standards. All development is subject to the standards of Chapter 20.310 (“Site Design and Building Standards”) as appropriate.

B. Maximum Paving in Street-facing Yards. No more than 50 percent of the entire front yard or the required street side yard may be covered with a paved impervious or pervious surface.

Chapter 20.080 Downtown Residential Districts

20.080.001 Purpose and Applicability
The purpose of the Downtown Residential Districts is to:

A. Promote and maintain Downtown’s historic role as the City’s center by developing a variety of residential types and densities consistent with the policies of the General Plan and complementary to the goals and policies of the Downtown Station Area Specific Plan District;
B. Improve the quality and mix of retail uses in the Downtown districts to make the area attractive to residents, businesses, and visitors;
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 15 C. Expand housing choices in the Downtown districts while protecting and enhancing the character and livability of the Downtown residential neighborhoods; D. Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;
E. Establish design standards to ensure that the scale and design of new development and alterations to existing structures maintains the Downtown districts’ traditional development pattern; and
F. Provide sites for public and semi-public land uses such as parks, libraries, and religious assembly uses that will serve City residents and will complement surrounding residential development.

20.080.002 Use Regulations
Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts, lists the uses permitted in the Downtown residential zoning districts and the level of review required.

In cases where a specific land use or activity is not defined, the Chief Planner shall assign the land use of activity to a classification that is substantially similar in character. Use classifications and subclassifications that are not included in this table or not found to be substantially similar to the uses below are otherwise prohibited. The table also notes all regulations that apply to various uses.

Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts Use Classification DRL DRM DRH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Residential Uses
Dwelling, Single-Unit
Detached P ― ―
Semi-Attached P ― ―
Attached P ― ―
Dwelling, Multiple-Unit
Duplex P ― ―
Multiple-Unit P P P
Senior Citizen Residential P P P
Domestic Violence Shelter P1 P1 P1 See Chapter 20.350.

Domestic Violence Shelter
Group Residential ― M M See Chapter 20.350, Group
Residential
Live-Work M M M See Chapter 20.350. LiveWork Units
Division II: Conventional District Regulations
Division II, Page 16 | South San Francisco Zoning Code | Public Review Draft Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts Use Classification DRL DRM DRH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Residential Care Facility
General C C C
Limited P P P Subject to State licensing
requirements
Senior C C M
Public and Semi-Public Uses
College and Trade School, Public
or Private ― ― M
Community Assembly
Community Assembly, Small M M P See Chapter 20.350,
Community Assembly, Small
and Large Community Assembly, Large C C C
Community Garden P P P
Cultural Institution C C C
Day Care Center P P P See Chapter 20.350, Day
Care Centers
Elderly and Long-Term Care C C C
Government Offices ― ― C
Park and Recreation Facilities,
Public P P P
Public Safety Facilities C C C
Schools, Public or Private C C C
Social Service Facilities ― ― M
Commercial Uses
Commercial Entertainment and Recreation
Indoor Sports and Recreation ― ― C
Lodging
Bed and Breakfast M M M See Chapter 20.350, Bed
and Breakfast Lodging
Short-Term Vacation Rental P P P See Chapter 20.350, Short Term Vacation Rentals
Offices
Business and Professional C
Medical and Dental C
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 17 Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts Use Classification DRL DRM DRH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Walk-In Clientele C
Personal Services
General Personal Services C
Instructional Services C
Tattoo or Body Modification
Parlor C See Chapter 20.350, Tattoo or Body Modification Parlor Transportation and Utilities Uses
Communication Facilities
Antenna and Transmission
Towers See Chapter 20.370, Wireless Communication Facilities Utilities, Major C C C
Utilities, Minor P P P
Accessory Uses - See Section 20.350.004 for Additional Regulations Accessory Dwelling Unit See Section 20.350.002, Accessory Dwelling Units Family Day Care Home
Small P P P See Chapter 20.350, Family
Day Care Homes Large P P P
Home Occupations P P P See Chapter 20.350, Home
Occupation
Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses
Notes:

1. Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other domestic violence shelter.

Division II: Conventional District Regulations
Division II, Page 18 | South San Francisco Zoning Code | Public Review Draft

20.080.003 Development Standards
Table 20.080.003: Development Standards – Downtown Residential Zoning Districts, establishes the development standards for the Downtown residential zoning districts. The numbers in the figure below are keyed to corresponding regulations in the table that follows.

Letters in parentheses after the standards in the table refer to lettered provisions following the table.

Table 20.080.003: Development Standards – Downtown Residential Zoning Districts Standard DRL DRM DRH Key
Minimum Density 15 du/ac 25 du/ac 40 du/ac
Maximum Density 22 du/ac (A) 37.5 du/ac (A) 50 du/ac (A) Lot Size
Min. Lot Area 2,750 sf (B) 2,500 sf (B) 2,250 sf (B)
Min. Lot Area, Corner 3,250 sf (B) 3,000 sf (B) 2,750 sf (B) Min. Lot Width 40 ft 36 ft 36 ft ❶
Min. Lot Width, Corner 50 ft 50 ft 50 ft ❷
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 19 Table 20.080.003: Development Standards – Downtown Residential Zoning Districts Standard DRL DRM DRH Key
Min. Lot Depth 60 ft 60 ft 60 ft ❸
Max. Floor Area Ratio (FAR)

0.70 or 2,000 sf,
whichever is greater
(B)

1.25 ―
Max. Lot Coverage 80% 90% 90% ❹
Building Height
Max. Main Building (ft/stories) 28 ft/2 stories (C) 35 ft/3 stories (D) 50 ft/4 stories Max. Accessory Building 12 ft if a floor slab is used; 15 ft is floor joist construction is used Setbacks
Front Setback, Street-Facing
Min. 15 ft; Min. 40 ft
for above-ground
parking (B) (F)
Min. 15 ft; Min. 40 ft
for above-ground
parking (B) (F)
Min. 15 ft; Min. 40 ft
for above-ground
parking (B) (F)
❻
Front Setback, Lane-Facing Min. 5 ft; Max. 20 ft Min. 5 ft; Max. 20 ft Min. 5 ft; Max. 20 ft ❼ Min. Interior Side Setback
5 ft; 10 ft for a
minimum 50% of
side façade for all
upper stories (G)
5 ft; 10 ft for a
minimum 50% of
side façade for all
upper stories (E) (G)
5 ft; 10 ft for a
minimum 50% of
side façade for all
upper stories (E) (G)
❽
Min. Street Side Setback 10 ft 10 ft 10 ft ❾
Min. Rear Setback 20 ft (B) (H) 20 ft (B) (E) (H)
10 ft for the first
two stories; 15 ft
thereafter (B) (E) (H)
❿
Accessory Structures See Section 20.300.002 (“Accessory Buildings and Structures’) Landscaping and Open Space
Min. Usable Open Space (may
be private, common, or both) 100 sf/unit 100 sf/unit 100 sf/unit Min. Dimension for Common
Open Space 20 ft 20 ft 20 ft ⓫
Min. Dimension for Private
Open Space
8 ft. when located on the ground level; 6 ft. when located above the ground level
Min. Landscaping 20% 10% 10%
A. Density Bonuses. See Chapter 20.390 (“Bonus Residential Density”) for additional density based on the California State Density Bonus program.

B. Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section

20.310 (“General Site and Building Design”).

Division II: Conventional District Regulations
Division II, Page 20 | South San Francisco Zoning Code | Public Review Draft C. Increased Height. Allowable height may be increased to a maximum of 35 feet with the approval of a Minor Use Permit subject to the following findings:

1. The height of the proposed structure does not exceed the average height of structures on adjoining lots;

2. The proposed structure will not substantially interfere with solar access or privacy available to residences to the side, rear, or directly across the street;

3. The design includes architectural details, articulation, and other features to minimize the visual impact of the additional bulk created by the increased height; and

4. The height, bulk, and mass of the proposed structure is comparable to that of the surrounding neighborhood.

D. Limitations on Third-Story Structures in the DRM. Third stories in the DRM district are subject to the following standards:

1. Any third story must be either set back a minimum of 10 feet from all interior lot lines or located inside a pitched roof with a slope of at least 1:3.

Figure 20.080.003.D-1: Limitations on Third Stories

2. Dormers are permitted on third stories, provided that they do not exceed 15 feet in width and do not occupy more than 20 percent of the total roof area.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 21 Figure 20.080.003.D-2: Dormers on Third Stories
E. Transitional Standards.

1. Where a development abuts a district with a lower maximum height, transitional height standards apply. See Subsection 20.310.004.B.4.a.

2. The building setback from the abutting district boundary shall be 10 feet for interior side yards and 15 feet for rear yards.

Figure 20.080.003.E-2: Building Setback in the DRH District When Abutting a District with a Lower Maximum Height

3. A landscaped planting area, a minimum of five feet in width, shall be provided in DRH district along the abutting district boundaries. Trees shall be planted in this area at a minimum interval of 15 feet.

Division II: Conventional District Regulations
Division II, Page 22 | South San Francisco Zoning Code | Public Review Draft Figure 20.080.003.E-3: Landscaped Planting Area in the DRH District When Abutting a District with a Lower Maximum Height
F. Exceptions for Parking Setback. Exceptions to the front setback for above-ground parking may be granted with the approval of a Conditional Use Permit when the following findings can be made:

1. The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and any parking within 40 feet of the street facing property line is well screened with a wall, hedge, trellis and landscaping.

2. The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.

G. Side and Rear Yard Setbacks for Residential Uses. In all cases, the minimum side and rear yard setbacks for residential uses are as follows:

1. Ten feet for any wall surfaces containing bedroom windows, including the portion of the wall surface extending three feet on either side of window; and

2. Fifteen feet for any wall surfaces containing living room or other primary room windows, including the portion of the wall surface extending three feet on either side of window.

Figure 20.080.003.G: Reduced Side and Rear Yards for Residential Uses Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 23 H. Reduced Rear Setbacks.

1. When the existing rear yard setback is less than 20 feet, additions to such structures may conform to the existing setback, provided that the addition is located no closer than 15 feet to the rear property line.

Figure 20.080.003.H-1: Reduced Rear Setback with an Addition Division II: Conventional District Regulations
Division II, Page 24 | South San Francisco Zoning Code | Public Review Draft

2. On a through lot where the rear yard abuts a lane, required rear yard setback may be reduced to 15 feet for a residential structure oriented toward the lane.

3. Existing structures may have a minimum four-foot rear setback from a new property line after lot subdivision.

Figure 20.080.003.H-3: Reduced Rear Setback from a New Property Line After Lot Subdivision

20.080.004 Supplemental Standards
A. Site and Building Design Standards. All development is subject to the standards of Chapter 20.310 (“Site and Building Design Standards”) as appropriate.

B. Building Security. In addition to the requirements of Chapter 15.48 (“Minimum Security Standards”) of the South San Francisco Municipal Code, the following security requirements apply.

1. Security doors shall not encroach into the public right-of-way in either an opened or closed position.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 25

2. Lighting shall be provided at all entryways to the building and in any alcoves or other features of the building to improve visual surveillance of the building and its public areas.

3. Security grills are subject to Design Review and shall not diminish from the overall building aesthetic. Grills shall be painted to match the trim colors of the building. Heavy steel and accordion fold grilles are prohibited.

4. Grilles, security doors, and other security devices designed for nighttime security may not be visible to the public during business hours or when they are in an open position.

5. Display window lighting must be provided in storefronts or under the awnings.

C. Building Transparency and Openings.

1. Non-residential facades within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 60 percent of the building wall area located between 2.5 and seven feet above the level of the sidewalk.

2. No wall may run in a continuous plane for more than 20 feet without an opening.

Figure 20.080.003.C: Building Transparency and Openings

3. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

4. Openings fulfilling this requirement shall not provide views into parking or vehicle circulation areas.

5. This requirement may be reduced through a Conditional Use Permit if the Planning Commission finds:
a. The proposed use has unique operational characteristics with which the provision of the required windows and openings is incompatible, such as in the case of a cinema, theater, or historic building; and Division II: Conventional District Regulations
Division II, Page 26 | South San Francisco Zoning Code | Public Review Draft b. Street-facing building walls will exhibit architectural relief and detail, murals, or will be screened with attractive landscaping, in such a way as to create visual interest at the pedestrian level.

D. Parking Lot Access. Parking lot access shall be provided from a side street or alley wherever possible.

E. Landscaped Setback of Parking. Parking areas must be separated from on-site buildings by a minimum distance of six feet, which may be occupied by landscaping or required walkways.

F. Public Open Space. New buildings on lots greater than 15,000 square feet shall include a plaza, widened sidewalk, or outdoor dining area which provides public seating, and is accessible from the public sidewalk.

1. Minimum Size. 600 square feet.

2. Minimum Dimensions. 15 feet.

3. Parking Lot Buffering. The required public area shall be separated from any parking area with a landscaped buffer are a minimum 10 feet in width and screened with a decorative wall or berm 2.5 to 3.5 feet high.

G. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas must be located at the rear or interior side of buildings and be screened so as not to be visible from public streets.

Chapter 20.090 Downtown / Caltrain Station Area Zoning
Districts

20.090.001 Purpose and Applicability
The purpose of the Downtown Station Area Districts is to:

A. Support the revitalization of Downtown South San Francisco and the area around the South San Francisco Caltrain Station to a vibrant and successful community resource and a source of local pride.

B. Promote new residential, mixed-use and employment uses so as to add a “critical mass” of business patrons and residents in close proximity to the Downtown, while maintaining a consistent scale and character.

C. Offer the opportunity for locating high intensity residential and employment uses in immediate proximity to the Caltrain Station.

D. Focus new improvements on Grand Avenue to return this historic corridor to once again being the focus of the community.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 27 E. Encourage retention of existing and local businesses to the Downtown and protect existing historic building fabric.

F. Support pedestrian and bicycle throughout the Downtown, to transit, and to nearby employment and mixed-use areas.

G. Provide a framework for community benefits that address the needs of existing and future Downtown residents.

20.090.002 Use Regulations
Table 20.090.002, Use Regulations – Downtown/ Caltrain Station Area Zoning Districts, lists the uses permitted in the Downtown/ Caltrain Station Area zoning districts and the level of review required. In cases where a specific land use or activity is not defined, the Chief Planner shall assign the land use of activity to a classification that is substantially similar in character. Use classifications and subclassifications that are not included in this table or not found to be substantially similar to the uses below are otherwise prohibited. The table also notes all regulations that apply to various uses.

Table 20.090.002: Use Regulations – Downtown Station Area Zoning Districts Use Classification DRC LNC GAC DTC ETC Additional Regulations “P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Residential Uses
Multiple-Unit Dwelling
Multiple-Unit P1 P1 P1 P P
Senior Citizen Residential P P1 ― P P
Domestic Violence Shelter P2 P ― ― ― See Chapter 20.350. Domestic Violence Shelter
Group Residential M ― ― ― ― See Chapter 20.350, Group
Residential
Live-Work Unit M C C C C See Chapter 20.350, Live-Work
Units
Residential Care Facility
General C ― ― C C
Limited C ― ― C C Subject to State licensing
requirements
Senior M C1 ― M M Subject to State licensing
requirements
Division II: Conventional District Regulations
Division II, Page 28 | South San Francisco Zoning Code | Public Review Draft Public and Semi-Public Uses
College and Trade School,
Public or Private M M1 C C P
Community Assembly
Community Assembly, Small P P1 ― ― C See Chapter 20.350, Community Assembly, Small
Community Assembly, Large ― C and Large 1 ― ― C
Community Garden P M M M _
Cultural Institution C C C C P
Day Care Center P ― ― P P See Chapter 20.350, Day Care
Centers
Government Offices P P P P P
Hospitals and Clinics
Clinics ― M C3 M M
Park and Recreation
Facilities, Public P P P P P
Public Safety Facilities P P P P P
Schools, Public or Private C C ― M M
Social Service Facilities ― P4 ― P4 M See Chapter 20.350, Social Service Facilities
Commercial Uses
Animal Care, Sales, and Services
Pet Store P P P P M See Chapter 20.350, Animal
Care, Sales, and Services
Veterinary Services C C C C M See Chapter 20.350, Animal Care, Sales, and Services
Artist’s Studio M P P P M
Banks and Financial Institutions
Banks and Credit Unions ― P P P P
Pawnbrokers ― ― ― C ― See Chapter 20.350,
Pawnbrokers
Business Services ― P P1 P P
Commercial Entertainment and Recreation
Indoor Entertainment ― C C C C
Indoor Sports and
Recreation C C C C C
Eating and Drinking Establishments
Bar/Night Club/Lounge ― C C C ―
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 29 Coffee Shop/Cafe P P P P P See Chapter 20.350, Outdoor
Seating
Restaurant, Full Service P P P P P See Chapter 20.350, Outdoor Seating
Restaurant, Limited Service P P P P P See Chapter 20.350, Outdoor Seating
Food and Beverages Retail Sales
Convenience Market P P P P P
Grocery Store C P P P C See Chapter 20.350,
Convenience Markets
Supermarket ― C ― P C
Funeral Parlor and Mortuary C C C C ―
Lodging
Bed and Breakfast M M M M ― See Chapter 20.350, Bed and Breakfast Lodging
Hotel and Motel ― ― C C P See Chapter 20.350, Hotels and Motels
Short-Term Vacation Rental P5 P5 P5 P5 ― See Chapter 20.350, ShortTerm Vacation Rentals Maintenance and Repair
Services
― M M M P
Maker’s Space ― M M M M
Massage Business ― M M M M See Chapter 20.350, Massage
Business
Offices
Business and Professional M P1 P1 P P
Medical and Dental M P1 P1 P P
Walk-In Clientele M P P1 P P
Parking Services
Public Parking P P ― P ―
Personal Services
General Personal Services P P P P P
Instructional Services P P P P P
Tattoo or Body Modification
Parlor P P P P P See Chapter 20.350, Tattoo or Body Modification Parlor Retail Sales
General Sales P P P P P
Outdoor Market ― C C C C
Division II: Conventional District Regulations
Division II, Page 30 | South San Francisco Zoning Code | Public Review Draft Second Hand Store P P C C ―
Industrial/R&D Uses
Clean Technology ― M M M P
Handicraft/Custom
Manufacturing
― M M M P
Research and Development ― ― ― ― P
Transportation and Utilities Uses
Utilities, Major ― ― ― ― ―
Utilities, Minor P P P P P
Communication Facilities
Antenna and Transmission
Towers
See Chapter 20.370, Wireless Communication Facilities
Accessory Uses – See Section 20.350.004 for Additional Regulations Accessory Dwelling Unit See Section 20.350.002, Accessory Dwelling Units Family Day Care Home
Small P P P P See Chapter 20.350, Family Day
Care Homes Large P CUP CUP CUP
Home Occupations P P P P See Chapter 20.350, Home
Occupations
Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses
Notes:

1. Ground floor uses are limited to spaces that support on-site residential units such as lobbies, gymnasiums, community meeting space, and other on-site residential amenities.

2. Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other domestic violence shelter.

3. Clinic uses may not occupy the ground floor along Grand Avenue, except on properties located west of Maple Avenue, which are subject to the approval of a Conditional Use Permit.

4. Must be located at least 1,000 feet from any other social service facility.

5. Limited to single-family units.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 31

20.090.003 Development Standards
Table 20.090.003, Development Standards–Downtown Station Area Zoning Districts, establishes the development standards for the Downtown Station Area zoning districts. The numbers in the figure below are keyed to corresponding regulations in the table that follows.

Letters in parentheses after the standards in the table refer to lettered provisions following the table.

Table 20.090.003: Development Standards – Downtown Station Area Zoning Districts Standard DRC LNC GAC DTC ETC Key
Minimum Density 80 du/ac 40 du/ac 60 du/ac 100 du/ac 120 du/ac Maximum Density 125 du/ac (A) 80 du/ac (A) 100 du/ac (A) 180 du/ac (A) 200 du/ac (A) Lot Size
Min. Lot Area 5,000 sf 5,000 sf 5,000 sf 5,000 sf 10,000 sf Min. Lot Width 50 ft 50 ft 50 ft 50 ft 50 ft ❶
Min. Lot Depth 80 ft ― ― ― ― ❷
Max. Floor Area
Ratio (FAR) 0.5 (B) 3.0 (B) 4.0(B) 8.0(B)

1.0; 8.0 with
community
benefits (C)
Max. Lot Coverage 90% 90% 100% 100% 85% ❸
Building Height
Division II: Conventional District Regulations
Division II, Page 32 | South San Francisco Zoning Code | Public Review Draft Table 20.090.003: Development Standards – Downtown Station Area Zoning Districts Standard DRC LNC GAC DTC ETC Key
Max. Main
Building (ft) 65 ft (D) 50 ft (D) 65 ft (D) 85 ft (D) FAA Allowed ❹ Min. Ground Floor
Height for
Nonresidential
Uses
15 ft; 12 ft
min. clearance
(D)
15 ft; 12 ft
min. clearance
(D)
15 ft; 12 ft min.
clearance (D)
15 ft; 12 ft min.
clearance (D)
15 ft; 12 ft min.
clearance (D) ❺
Max. Finished
Floor Height
(Residential)
5 ft (D) 5 ft (D) ― 5 ft (D)
5 ft (D)
❻
Setbacks
Street Frontages
At the
property line
or 10 ft from
curb,
whichever is
greater (E) (G)
At property
line or 9 ft
from curb,
whichever is
greater; within
the Pedestrian
Priority Zone,
at property
line or 15 ft
from curb,
whichever is
greater (E) (F)
(G)
No setbacks
allowed (E) (G)
At property line
or 10 ft from
curb
(whichever is
greater) (D) (E)
(G)
At property line
or 10 ft from
curb (whichever
is greater) (D) (E)
(G)
❼
Min. Interior Side
Setback
0 ft; 10 ft
when abutting
residential
district (E)
0 ft (E) 0 ft (E)
0 ft; 10 ft when
abutting
residential
district (E)
0 ft (E) ❽
Min. Rear Setback 20 ft (E)
0 ft; 10 ft
when abutting
an R district
(E)
0 ft (E)
0 ft; 10 ft when
abutting
residential
district (E)
0 ft (E) ❾
Landscaping and Open Space
Min. Usable Open
Space (may be
private, common,
or both)
100 sf/unit 100 sf/unit 100 sf/unit 100 sf/unit 100 sf/unit Min. Dimension
for Common
Open Space
20 ft 20 ft 20 ft 20 ft 20 ft ❿
Min. Dimension
for Private Open
Space
10 ft 10 ft 10 ft 10 ft 10 ft
Min. Landscaping ― 10% ― ― ―
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 33 A. Density Bonuses. See Chapter 20.390 (“Bonus Residential Density”) for additional density based on the California State Density Bonus program.

B. Non-Residential FAR. Minimum residential density must be achieved before nonresidential uses are permitted.

C. Additional FAR. See Chapter 20.395 (“Community Benefits Program”) for additional FAR based on the Community Benefits Program.

D. Heights.

1. Ground Floor Height. The minimum ground floor height for buildings with nonresidential uses at the ground level is 15 feet, with a minimum 12-foot clearance from floor to ceiling. For residential buildings, a ground floor garage may be exempt from this requirement, subject to evaluation by the decisionmaking authority in the review process.

2. Finished Floor Height for Residential Uses. The maximum finished floor height for ground floor residential uses is five feet above grade.

E. Setbacks.

1. Transitional Standards. Where a development district abuts a district with a lower maximum height, transitional height standards apply. See Subsection

20.310.004.B.4.a.

2. Street Frontages. Buildings shall be constructed at the required setback for at least 65 percent of linear street frontage.

Figure 20.090.003.E: Setbacks along Street Frontages
Division II: Conventional District Regulations
Division II, Page 34 | South San Francisco Zoning Code | Public Review Draft F. Pedestrian Priority Zone. The Pedestrian Priority Zone is established in Figure

20.280.005.I: Pedestrian Priority Zone.

Figure 20.090.003.F: Pedestrian Priority Zone

G. Corner Build Area. Buildings must be located in accordance with the minimum setbacks within 30 feet of every corner. Public plazas may be at the street corner provided buildings are built to the edge of the public plaza.

Figure 20.090.003.G: Corner Build Area

20.090.004 Supplemental Standards
A. Site and Building Design Standards. All development is subject to the standards of Chapter 20.310 (“Site and Building Design Standards”) as appropriate.

B. Design in the Downtown Station Area Specific Plan. For purposes of Design Review of development within the Downtown Station Area Specific Plan area, see the Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 35 Downtown Station Area Specific Plan for additional standards related to building and site design.

C. Required Active Frontage.

1. Required Active Frontages in the GAC Zoning District. A minimum of 75 percent of the frontage of all sites along Grand Avenue shall be devoted to active uses.

2. Linden Avenue in the LNC Zoning District. A minimum of 65 percent of the frontage of a site along Linden Avenue in this area shall be devoted to active uses.

3. Exceptions. The Chief Planner may approve a reduction in these standards (not to exceed 25 percent of the standard) to allow for fire access, driveways, and for efficient site layout and site configuration. Exceptions greater than 25 percent are subject to Planning Commission approval.

D. Building Transparency and Openings. Non-residential facades within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 60 percent of the building wall area located between 2.5 and seven feet above the level of the sidewalk.

1. No wall may run in a continuous plane for more than 20 feet without an opening.

Figure 20.090.003.D: Building Transparency and Openings

2. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least 18 inches deep.

3. Openings fulfilling this requirement shall not provide views into parking or vehicle circulation areas.

4. This requirement may be reduced through a Conditional Use Permit if the Planning Commission finds:

Division II: Conventional District Regulations
Division II, Page 36 | South San Francisco Zoning Code | Public Review Draft a. The proposed use has unique operational characteristics with which the provision of the required windows and openings is incompatible, such as in the case of a cinema, theater, or historic building; and b. Street-facing building walls will exhibit architectural relief and detail or murals, or will be screened with attractive landscaping, in such a way as to create visual interest at the pedestrian level.

E. Building Security. In addition to the requirements of Chapter 15.48 (“Minimum Security Standards”) of the South San Francisco Municipal Code, the following security requirements apply.

1. Security doors shall not encroach into the public right-of-way in either an opened or closed position.

2. Lighting shall be provided at all entryways to the building and in any alcoves or other features of the building to improve visual surveillance of the building and its public areas.

3. Security grills are subject to Design Review and shall not diminish from the overall building aesthetic. Grills shall be painted to match the trim colors of the building. Heavy steel and accordion fold grilles are prohibited.

4. Grilles, security doors, and other security devices designed for nighttime security may not be visible to the public during business hours or when they are in an open position.

5. Display window lighting must be provided in storefronts or under the awnings.

F. Limitations on Location of Parking.

1. Curb Cut Limitations. No curb cuts shall be allowed along Grand Avenue unless no other access is feasible.

2. Surface Parking Lots.
a. Surface parking areas shall be located away from street edges and behind buildings.
b. Surface parking areas shall be screened with landscaping or other screening to remain obscured from view from the right-of-way. c. A minimum five-foot landscaped area is required along the perimeter of parking lots.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 37 Chapter 20.100 Non-Residential Districts

20.100.001 Purpose and Applicability
The purpose of the non-residential districts is to:

A. Designate adequate land for business and professional offices, commercial and retail uses, visitor-service establishments, and regional-serving retail services consistent with the General Plan to maintain and strengthen the City’s economic resources; B. Provide a range of employment opportunities to meet the needs of current and future residents and take advantage of the City’s location relative to regional roadway and transit systems;
C. Continue to diversify South San Francisco’s economic base by providing sites for technology-based businesses, research and development, and professional and medical offices;
D. Provide areas for a wide range of manufacturing, industrial, general service, warehousing, storage and distribution, and service commercial uses and to protect areas where such uses now exist;
E. Encourage projects that incorporate environmentally sensitive features and amenities to benefit the public as well as meet the needs of project occupants; F. Assure high-quality design and site planning of offices and industrial areas that contribute to the character of the City as a whole; and G. Provide appropriate buffers between industrial and residential uses to preserve the feasibility of industrial operations as well as residential quality.

20.100.002 Use Regulations
Table 20.100.002, Use Regulations – Non-Residential Zoning Districts lists the uses permitted in the non-residential zoning districts and the level of review required. In cases where a specific land use or activity is not defined, the Chief Planner shall assign the land use of activity to a classification that is substantially similar in character. Use classifications and subclassifications that are not included in this table or not found to be substantially similar to the uses below are otherwise prohibited. The table also notes all regulations that apply to various uses.

Division II: Conventional District Regulations
Division II, Page 38 | South San Francisco Zoning Code | Public Review Draft Table 20.100.002: Use Regulations – Non-Residential Zoning Districts Use Classification CC BPO BTP-M
& GMP
BTP-H
&
OPSP
MIM MIH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Residential Uses
Caretaker Unit ― ― ― ― C1 C1
Public and Semi-Public Uses
College and Trade School,
Public or Private M P P P M M
Community Assembly
Community Assembly, Small P P C C ― ― See Chapter 20.350, Community Assembly,
Small and Large Community Assembly, Large C ― C C ― ―
Community Garden P P ― ― ― ―
Cultural Institution C P P P C C
Day Care Center P ― P P M M See Chapter 20.350, Day
Care Centers
Government Offices M P P P P P
Hospitals and Clinics
Hospitals C M2 M2 ― ―
Clinics C M2 M2 ― ―
Park and Recreation
Facilities, Public P P P P M M
Public Safety Facilities P P P P P P
Schools, Public or Private C M M ― ―
Social Service Facilities P ― ― P P See Chapter 20.350, Social Service Facilities
Commercial Uses
Adult Oriented Business ― ― ― C3 C3 See Chapter 20.350, Adult Oriented Business
Animal Care, Sales, and Services
Kennel ― M ― ― M M
Pet Day Care ― M ― ― P P
Pet Store P ― ― ― ― ―
See Chapter 20.350,
Animal Care, Sales, and
Services
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 39 Table 20.100.002: Use Regulations – Non-Residential Zoning Districts Use Classification CC BPO BTP-M
& GMP
BTP-H
&
OPSP
MIM MIH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Veterinary Services P M M M P P
See Chapter 20.350,
Animal Care, Sales, and
Services
Artist’s Studios P ― P P P P
Automobile/Vehicle Sales and Services
Automobile/Vehicle Rental C ― C C M M
See Chapter 20.350,
Automobile Rental
Facilities in Hotels
Automobile/Vehicle Sales
and Leasing M ― C C C C
See Chapter 20.350,
Automobile/Vehicle Sales
and Leasing
Automobile/Vehicle Service
and Repair, Major C ― ― ― P4 P4 See Chapter 20.350,
Automobile/Vehicle
Service and Repair,
Major and Minor
Automobile/ Vehicle Service
and Repair, Minor M ― ― ― P4 P4
Automobile/ Vehicle
Washing M ― ― ― P4 P4
See Chapter 20.350,
Automobile/Vehicle
Washing and Service
Stations
Rental Car Storage ― ― ― ― C3 C3
Service Station C ― C C C C
See Chapter 20.350,
Automobile/Vehicle
Washing and Service
Stations
Towing and Impound ― ― ― ― C C
Banks and Financial Institutions
Banks and Credit Unions P ― P P P P
Alternative Loan Business C ― ― ― ― ―
See Chapter 20.350,
Alternative Loan
Business and Other
Financial Services
Pawnbroker C ― ― ― C C
Building Materials Sales and
Services C ― ― ― P P
Business Services P P P P P P
Commercial Cannabis Business
Division II: Conventional District Regulations
Division II, Page 40 | South San Francisco Zoning Code | Public Review Draft Table 20.100.002: Use Regulations – Non-Residential Zoning Districts Use Classification CC BPO BTP-M
& GMP
BTP-H
&
OPSP
MIM MIH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Cannabis Delivery-Only
Operations ― ― C ― C C
See Chapter 20.410,
Regulations on Cannabis
Activities
Cannabis Distribution ― ― ― ― C C
See Chapter 20.410,
Regulations on Cannabis
Activities
Cannabis Indoor Cultivation ― ― C C C C
See Chapter 20.410,
Regulations on Cannabis
Activities
Cannabis Manufacturing ― ― ― ― C C
See Chapter 20.410,
Regulations on Cannabis
Activities
Cannabis Testing ― ― C C C C
See Chapter 20.410,
Regulations on Cannabis
Activities
Commercial Entertainment and Recreation
Indoor Entertainment C C C C C5 C5
Indoor Sports and
Recreation C C C C C5 C5
Outdoor Entertainment C C C C C C
Outdoor Sports and
Recreation C C P C C C
Crop Production, Limited ― ― ― ― C C
Eating and Drinking Establishments
Bar/Night Club/ Lounge C ― ― ― ― ―
Coffee Shop/Cafe P P P P P P See Chapter 20.350,
Outdoor Seating
Hookah bar/Smoking
Lounge ― ― ― ― C C
Restaurant, Full Service P P P P P P See Chapter 20.350, Outdoor Seating
Restaurant, Limited Service P P P P P P See Chapter 20.350, Outdoor Seating
Food and Beverages Retail Sales
Convenience Market P P P P P
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 41 Table 20.100.002: Use Regulations – Non-Residential Zoning Districts Use Classification CC BPO BTP-M
& GMP
BTP-H
&
OPSP
MIM MIH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Grocery Store P ― C1 C1 C1 See Chapter 20.350,
Convenience Markets
Supermarket P ― ― ― ―
Funeral Parlor and Mortuary C ― ― ― ― ―
Lodging
Bed and Breakfast M ― ― ― ― ― See Chapter 20.350, Bed
and Breakfast Lodging
Hotel and Motel M C P P ― ― See Chapter 20.350,
Hotels and Motels
Maintenance and Repair
Services P P P P P
Maker’s Space P6 P6 ― ― P P
Massage Business M ― ― M M See Chapter 20.350,
Massage Business
Nursery and Garden Centers M C C P P
Offices
Business and Professional P P P P P P
Medical and Dental P P P P P P
Walk-In Clientele P P P P ― ―
Parking Services
Commercial Parking ― ― ― ― C C
Public Parking P P P P P P
Personal Services
General Personal Services P P P P P P
Instructional Services P P P P ― ―
Tattoo or Body Modification
Parlor P P P P P
See Chapter 20.350,
Tattoo or Body
Modification Parlor
Retail Sales
General Sales P P P P P P
Large Format Retail C ― ― ― C C See Chapter 20.350,
Large Format Retail
Off-Price Merchandise C ― ― ― ― ―
Division II: Conventional District Regulations
Division II, Page 42 | South San Francisco Zoning Code | Public Review Draft Table 20.100.002: Use Regulations – Non-Residential Zoning Districts Use Classification CC BPO BTP-M
& GMP
BTP-H
&
OPSP
MIM MIH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Outdoor Market C ― ― ― C C
Second Hand Store C ― ― ― ― ―
Shopping Center
Community Shopping
Center M ― ― ― ― ―
Neighborhood Shopping
Center P ― ― ― ― ―
Regional Shopping Center M ― ― ― ― ―
Industrial/R&D Uses
Clean Technology ― P P P P P
Contractor Shop M ― ― ― P P
Construction and Material
Yard ― ― ― ― P P
Food Preparation ― P7 P7 P7 P7
Handicraft/Custom
Manufacturing ― P P P P P
Industry, General ― ― ― ― P P
Industry, Limited ― P8 P8 P P
Recycling Facilities
Collection Facility M M M M M See Chapter 20.350,
Recycling Facilities
Intermediate Processing ― ― ― ― M M
Research and Development,
General ― P P P C9 C9
Used Farm and Construction
Equipment Sales ― ― ― ― P P
Warehousing, Storage, and Distribution
Chemical, Mineral, and
Explosives Storage ― ― ― ― C C
Freight/Truck Terminals and
Warehouses ― ― ― ― C C
See Chapter 20.350,
Freight/Truck Terminals
and Warehouses and
Parcel Hubs
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 43 Table 20.100.002: Use Regulations – Non-Residential Zoning Districts Use Classification CC BPO BTP-M
& GMP
BTP-H
&
OPSP
MIM MIH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Indoor Warehousing and
Storage ― P P P P
Outdoor Storage ― ― ― ― P P See Chapter 20.350,
Outdoor Storage
Parcel Hub
― ― ― ― C C
See Chapter 20.350,
Freight/Truck Terminals
and Warehouses and
Parcel Hubs
Personal Storage ― ― ― ― C C See Chapter 20.350,
Personal Storage
Wholesaling and
Distribution ― ― ― ― P P
Transportation and Utilities Uses
Airports and Heliports ― ― ― ― C C
Communication Facilities
Antenna and Transmission
Towers See Chapter 20.370, Wireless Communication Facilities Facilities within Buildings ― ― ― ― ― ―
Fleet-Based Services ― P P C C
Transportation Passenger
Terminals ― C C C C
Utilities, Major C C C C C C
Utilities, Minor P P P P P P
Waste Transfer Facility ― ― ― ― C C
Accessory Uses - See Section 20.350.004 for Additional Regulations Accessory Dwelling Unit P10 ― ― ― ― ― See Chapter 20.350, Accessory Dwelling Units
Family Day Care Home
Small P10 P ― ― ― ― See Chapter 20.350,
Family Day Care Homes Large P10 ― ― ― ― ―
Home Occupations P10 P10 ― ― ― ― See Chapter 20.350,
Home Occupations
Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses
Division II: Conventional District Regulations
Division II, Page 44 | South San Francisco Zoning Code | Public Review Draft Table 20.100.002: Use Regulations – Non-Residential Zoning Districts Use Classification CC BPO BTP-M
& GMP
BTP-H
&
OPSP
MIM MIH Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Notes:

1. Prohibited east of Highway 101.

2. Only in conjunction with research facility.

3. Limited to locations east of South Airport Boulevard and the Bayshore Freeway.

4. Must be located a minimum of 500 feet from any residential district.

5. Must be associated with a hotel or retail use when located within 1,000 feet of SFO.

6. Must be located a minimum of 100 feet from any residential district.

7. MUP required for on-site seating or tasting.

8. Maximum 0.5 FAR unless ancillary to an Office or Research and Development

9. Maximum 0.5 FAR.

10. Allowed as an accessory to an existing non-conforming residential use.

20.100.003 Development Standards
Table 20.100.003, Development Standards – Non-Residential Zoning Districts establishes the development standards for all non-residential zoning districts except the GMP zoning district. The numbers in the figure below are keyed to corresponding regulations in the table that follows. Letters in parentheses after the standards in the table refer to lettered provisions following the table. All development standards for the GMP zoning district are found in the Genentech Master Plan.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 45 Table 20.100.003(A): Development Standards – Non-Residential Zoning Districts Standards CC BPO BTP-M BTP-H &
OPSP MIM MIH Key
Lot Size
Min. Lot Area 5,000 sf (A) 15,000 sf (A)
10,000 sf; 1
ac. East of
Hwy. 101 (A)
10,000 sf; 1
ac. East of
Hwy. 101 (A)
10,000 sf; 1
ac. East of
Hwy. 101 (A)
10,000 sf; 1
ac. East of
Hwy. 101 (A)
Min. Lot
Width 50 ft 50 ft 50 ft 50 ft 50 ft 50 ft ❶
Max. Floor Area
Ratio (FAR) 0.5

1.0; 2.5 w/
community
benefits
(B)

0.5; 1.0 for
Clean
Technology,
Office and
Research &
Developmen
t w/
community
benefits (B)

0.5; 2.0 for
Clean
Technology,
Office and
Research &
Developmen
t w/
community
benefits (B)

0.4; 1.0 for
all permitted
uses except
Office and
Research &
Developmen
t w/
community
benefits (B)

0.4; 2.0 for
all permitted
uses except
Office and
Research &
Developmen
t w/
community
benefits (B)
Max. Lot
Coverage 50% 70% 60% 60% ― ― ❷
Division II: Conventional District Regulations
Division II, Page 46 | South San Francisco Zoning Code | Public Review Draft A. Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section

20.310 (“General Site and Building Design”).

B. Additional FAR. See Chapter 20.395 (“Community Benefits Program”) for additional FAR based on the Community Benefits Program.

Table 20.100.003(A): Development Standards – Non-Residential Zoning Districts Standards CC BPO BTP-M BTP-H &
OPSP MIM MIH Key
Building Height
Max. Main
Building
(ft/stories)
50 ft (C) N/A (C) N/A (C) N/A (C) 65 ft (C) 65 ft (C)
Max.

Accessory
Building
20 ft ― 20 ft 20 ft 20 ft 20 ft
Setbacks
Min. Front
Setback 10 ft (D) 10 ft (D) 20 ft (D) 20 ft(D) 20 ft (D) 20 ft (D) ❸ Min. Interior
Side Setback
0 ft, 10 ft
when
abutting an
R district (D)
10 ft
0 ft; 10 ft
along R
district
boundary
0 ft; 10 ft
along R
district
boundary
0 ft; 10 ft
when
abutting a
nonindustrial
district
boundary
0 ft; 10 ft
when
abutting a
nonindustrial
district
boundary
❹
Min. Street
Side Setback 10 ft 10 ft 10 ft 10 ft 10 ft 10 ft ❺
Min. Rear
Setback
0 ft, 10 ft
when
abutting an
R district (D)
10 ft
0 ft; 10 ft
along R
district
boundary
(D)
0 ft; 10 ft
along R
district
boundary
(D)
0 ft; 10 ft
when
abutting a
nonindustrial
district
boundary
(D)
0 ft; 10 ft
when
abutting a
nonindustrial
district
boundary
(D)
❻
Min. from
Shoreline
40 ft from
high water
mark (E)
40 ft from
high water
mark (E)
40 ft from
high water
mark (E)
40 ft from
high water
mark (E)
40 ft from
high water
mark (E)
Landscaping and Open Space
Min.

Landscaping 10% 15% 15%
15%; 25%
within
BWCSP area
― ―
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 47 C. Maximum Height. Building heights east of Highway 101 and within the Business Professional Office zoning district are allowed the maximum height limits permissible under Federal Aviation Regulations Part 77 and San Francisco International Airport ALUCP Critical Aeronautical Surfaces requirements
D. Upper-Story Step-back Adjacent to a Residential District. To protect privacy and minimize sunlight blockage, structures shall not intercept a 45-degree daylight plane inclined inward from existing grade at the residential district boundary line.

Figure 20.100.003.D: Upper-Story Step-back Adjacent to a Residential District E. Impervious Area. No net new impervious area is permitted within 250 feet of the San Francisco Bay shoreline.

20.100.004 Supplemental Standards
A. Applicability. The supplemental standards in this section apply to all non-residential zoning districts except the GMP zoning district. All development and design standards for the GMP zoning district are found in the Genentech Master Plan.

B. Site and Building Design Standards. All development is subject to the standards of Chapter 20.310.002 (“General Site and Building Design”) as appropriate.

C. Required Public Improvements. Any new buildings or structural alterations or additions to buildings involving more than 25 percent of the gross floor area shall provide public improvements between the building and the curb in accordance with the standards of the Public Works Department.

D. Primary Building Entrance Orientation. The primary entrance(s) of a building shall face or be oriented to within 45 degrees of a line drawn parallel to the street frontage.

This entrance(s) must allow pedestrians to both enter and exit the building and must remain unlocked during business hours. Where a site is located on two public streets, a primary entrance shall be oriented toward the street with the highest classification Division II: Conventional District Regulations
Division II, Page 48 | South San Francisco Zoning Code | Public Review Draft in the General Plan. If a site fronts two public streets of equal classification, the applicant may choose which frontage on which to meet the requirement. For purposes of this section, Highway 101 shall not be considered a public street.

1. Exception through Design Review. The entrance orientation requirement may be modified or waived through the design review process where the location or shape of the site warrant a variation and it is found that street-facing building walls will exhibit architectural relief and detail in such a way as to create visual interest at the pedestrian level and there are specific features of the site and design of the building such that strict application of the orientation requirement is not necessary to create or enhance pedestrian activity.

E. Building Transparency and Openings in the CC and BPO Districts. Facades within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 40 percent of the building wall area located between 2.5 and seven feet above the level of the sidewalk.

1. No wall may run in a continuous plane for more than 30 feet without an opening.

Figure 20.100.003.E: Building Transparency and Openings in the CC and BPO Districts

2. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

3. Openings fulfilling this requirement shall not provide views into parking or vehicle circulation areas.

4. This requirement may be reduced through a Conditional Use Permit if the Planning Commission finds:
a. The proposed use has unique operational characteristics with which the provision of the required windows and openings is incompatible, such as in the case of a cinema, theater, or historic building; and Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 49 b. Street-facing building walls will exhibit architectural relief and detail, murals, or will be screened with attractive landscaping, in such a way as to create visual interest at the pedestrian level.

F. Architectural Articulation. Buildings shall include architectural design features that prevent a bulky or monolithic appearance. This shall be achieved through:

1. Variety in Wall Plane. Exterior building walls must vary in depth through offsets, recesses, projections, or a repeated pattern of offsets, recesses, or projections of smaller depth.

2. Variety in Height or Roof Forms. Building height must vary such that:
a. A minimum 30 percent of all street-facing façades display a change in height of at least three feet; or
b. Roof forms are varied a minimum 60 percent of all street-facing facades through changes in pitch, plane, and orientation.

3. Façade Design Incorporates Architectural Detail. All building facades must incorporate window trim, window recesses, cornices, belt courses, changes in material, or other design elements. This may include a varied palette of materials, textures, and colors that emphasize details and changes in plane.

4. Building Design Near Highway 101. All sites that are fully or partially located within 200 feet of Highway 101 shall exhibit “four-sided architecture” where each façade is designed with forms, details, materials and colors equivalent to that of the primary façade.

G. Employee Eating Areas. Development greater than 10,000 square feet in size and additions that expand existing floor area by 25 percent or more and result in more than 10,000 square feet of floor area requires a minimum of 150 square feet of outdoor eating facilities for the use of employees. Outdoor eating areas shall include seating and covering to provide protection from sun and weather conditions.

Employee eating areas may be contiguous with required on-site public open space or provided in a separate area.

H. Landscape Requirements Abutting a Residential Zoning District. Interior property lines abutting a residential district must be landscaped in accordance with Section 20.300.007.E.2 (“Areas to be Landscaped”).

I. Landscaped Setback of Parking Areas. Parking areas shall be set back from adjacent buildings and streets as follows:

1. From Streets. Where parking is located between a building and street, a landscaped setback at least 10 feet wide must be provided between the parking area and adjacent right-of-way.

2. From On-Site Buildings. Parking areas must be separated from the front and side exterior walls of on-site buildings by walkways at least five feet in width.

Division II: Conventional District Regulations
Division II, Page 50 | South San Francisco Zoning Code | Public Review Draft J. Public Open Space. For all new development on lots larger than 15,000 square feet, a minimum of five percent of the lot shall be set aside for open space. The open space shall be:

1. Publicly visible and accessible;

2. Located on the primary street frontage of the lot; and

3. A minimum 20 feet in any direction.

K. Business, Technology and Office Park Design. Business, technology, and office development with 80,000 square feet or more of floor area shall provide the following:

1. Retail and service commercial uses that serve on-site employees. Such commercial uses may occupy up to 10 percent of the total floor area within any project area, must be clustered into one or two groupings, and located within one-quarter mile of a primary entrance.

2. Open space areas equal to 10 percent of the site area that provide gathering space or opportunities for active or passive recreation. Open space areas shall include benches or other seating. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, or public art.

3. Pedestrian walkways that connect all parts of the park and connect to any existing or planned pedestrian facilities in adjacent neighborhoods.

4. Stormwater detention facilities incorporated into the site landscaping as a visual amenity.

5. A lighting, landscaping, and signage design concept for common areas.

L. Commercial Center Design. Commercial centers containing 80,000 square feet or more of floor area or four or more establishments with a total floor area exceeding 50,000 square feet in the Retail Sales, Food and Beverage Sales, and/or Building Materials Sales and Service use classifications are subject to the following standards and criteria for approval.

1. Entry Plazas/Passenger Loading Areas. A plaza shall be provided at the entry to each anchor tenant that provides for pedestrian circulation and loading and unloading. Entry plazas and passenger loading areas, shall include unique, decorative paving materials, adequate seating areas, provision of adequate shade from the summer sun, and attractive landscaping including trees or raised planters. Entry plazas which include features described under paragraph 3 below may also be counted toward the public plaza requirements.

2. Pedestrian Walkways. A system of hard-surfaced pedestrian walkways at least five feet wide shall connect all buildings on a site to each other, to on-site Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 51 automobile and bicycle parking areas, to any on-site open space areas and to transit stops. Sidewalk “bulb-outs” or bus “pullouts” may be required at potential bus stops serving large-scale commercial development to provide adequate waiting areas for transit users and safety for passing motorists.

3. On-Site Public Plazas. Outdoor plazas for the use of customers and visitors shall be provided at a rate of five square feet per 1,000 square feet of floor area, up to 15,000 square feet.
a. Location. Such public space shall be visible from a public street, or from on-site areas normally frequented by customers, and shall be accessible during business hours. Areas within required setbacks may count toward the public space requirement. Areas designated for customers to wait for cabs may be combined with required public space areas if they meet all other requirements of this subsection. b. Amenities. On-site public space shall include benches or other seating, and the ground surface shall be landscaped or surfaced with highquality paving materials. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, public art, or performance areas.

4. Design Criteria. In order to receive permit approval for a commercial center, the review authority shall find that all of the following criteria have been met. a. Integrated Theme. Buildings and structures shall exhibit an integrated architectural theme that includes similar or complementary materials, colors, and design details.
b. Site Entrance. Community-scale commercial developments (ten acres or larger) shall be developed with at least one major driveway entrance feature that provides an organizing element to the site design. Major driveway entrances include such features as a landscaped entry corridor or a divided median drive separated by a landscaped center dividing island.
c. Building Entrances. Building entrances to anchor tenants and other large stores shall be prominent and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements. d. Four-Sided Architecture. Buildings shall include a complementary level of design detail on all façades.
e. Vehicular Circulation. Safe, convenient vehicular circulation shall be provided within the development through an appropriate system of internal vehicular circulation routes based on a hierarchy of drive Division II: Conventional District Regulations
Division II, Page 52 | South San Francisco Zoning Code | Public Review Draft aisles and cross routes. Vehicular and pedestrian conflicts shall be minimized. Where pedestrian circulation routes cross vehicular traffic aisles and driveways within a development, there shall be clearly delineated crosswalks that include clear sight lines, adequate warning signage for both vehicles and pedestrians, adequate lighting, and protective barrier posts or similar features for separation at walkway entrances.
f. Cart Corrals. Adequate, convenient cart corrals shall be provided near building entrances and throughout the parking areas.
g. Pedestrian Safety and Amenities. Safe and convenient pedestrian access shall be provided through a continuous system of walkways that connects on-site buildings to one another, to automobile and bicycle parking areas, to any on-site open space areas or pedestrian amenities, and to the adjacent public right-of-way. Pedestrian facilities shall create an attractive, quality environment with integrated landscaping, shading, lighting, surface treatment, and other amenities.
h. Transit Facilities. Transit facilities, where included, shall be developed with effective shading from the summer sun, comfortable seating, attractive landscaping, decorative paving, public art features and efficient pedestrian routes to adjacent development.
i. Lighting. A combination of attractively designed and located lighting fixtures, including low pole lights, ground-mounted fixtures, light bollards, and architectural lighting shall be used to provide interesting compositions for outdoor lighting, as well as a safe, secure environment.
j. Shade Areas. Pedestrian areas, such as walkways, building entrances, and gathering areas, shall be adequately shaded from the summer sun through such techniques as the careful placement of trees and landscaping, trellis structures, projecting canopies, covered walkways, arcades, porticos, building orientation, and similar techniques.

M. Truck Docks, Loading, and Service Areas.

1. In the CC and BPO Districts. Truck docks, loading areas, and service areas must be located at the rear or interior side of buildings and be screened so as not to be visible from public streets. The outermost point of the truck docks, loading, and service areas are not permitted within 50 feet of the boundary of a Residential district. The location requirements may be modified or waived through a Conditional Use Permit if the Planning Commission makes the following findings:

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 53 a. The location or shape of the site warrant a variation; b. The location and design of the truck dock, loading area, or service area will not impede pedestrian circulation; and
c. The operation of the truck

2. In the BTP-M, BTP-H, MIM, and MIH Districts. Truck docks, loading areas, and service areas must be located at the rear or interior side of buildings and must be screened so that such areas are not to be visible from public streets, including highways. The outermost point of the truck docks, loading, and service areas are not permitted within 10 feet of the boundary of a residential district.

Chapter 20.110 Civic Districts

20.110.001 Purpose and Applicability
The purpose of the civic districts is to:

A. Provide locations for a variety of recreational activities to meet the community’s diverse needs;
B. Design and develop active and passive recreation areas to complement and minimize traffic, noise, and other impacts on surrounding development; and C. Maintain and improve access to the San Francisco Bay shoreline.

20.110.002 Use Regulations
Table 20.110.002, Use Regulations – Civic Districts lists the uses permitted in the civic zoning districts and the level of review required. In cases where a specific land use or activity is not defined, the Chief Planner shall assign the land use of activity to a classification that is substantially similar in character. Use classifications and subclassifications that are not included in this table or not found to be substantially similar to the uses below are otherwise prohibited. The table also notes all regulations that apply to various uses.

Table 20.110.002: Use Regulations – Civic Districts
Use Classification PQP S PR OS Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Residential Uses
Residential Care Facility
General C ― ― ―
Division II: Conventional District Regulations
Division II, Page 54 | South San Francisco Zoning Code | Public Review Draft Table 20.110.002: Use Regulations – Civic Districts
Use Classification PQP S PR OS Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Limited C ― ― ― Subject to State licensing
requirements
Public and Semi-Public Uses
College and Trade School,
Public or Private C C ― ―
Community Assembly
Community Assembly,
Small M M M C See Chapter 20.350,
Community Assembly,
Small and Large Community Assembly,
Large C C M ―
Community Garden P P P P
Cultural Institution C M P C
Day Care Center M M P M See Chapter 20.350, Day
Care Centers
Government Offices P M ― ―
Hospitals and Clinics
Hospitals C ― ― ―
Park and Recreation
Facilities, Public P C ― ―
Public Safety Facilities P C P ―
Schools, Public or Private C C ― ―
Social Service Facilities M C ― ― See Chapter 20.350, Social Service Facilities
Commercial Uses
Commercial Entertainment and Recreation
Indoor Entertainment ― ― P ―
Indoor Sports and
Recreation ― ― P ―
Outdoor Entertainment C ― P C
Outdoor Sports and
Recreation C ― P C
Crop Production, Limited ― ― M C
Parking Services
Public Parking P ― ― ―
Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 55 Table 20.110.002: Use Regulations – Civic Districts
Use Classification PQP S PR OS Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Transportation and Utilities Uses
Fleet-Based Services C ― ― ―
Transportation Passenger
Terminals C ― C ―
Utilities, Major C C P C
Utilities, Minor MUP MUP P MUP
Accessory Uses - See Section 20.350.004 for Additional Regulations Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses

20.110.003 Development Standards
Table 20.110.003, Development Standards – Civic Districts establishes the development standards for the civic districts. The numbers in the figure below are keyed to corresponding regulations in the that follows. Letters in parentheses after the standards in the table refer to lettered provisions following the table.

Division II: Conventional District Regulations
Division II, Page 56 | South San Francisco Zoning Code | Public Review Draft Table 20.110.003: Development Standards– Civic Districts Standard PQP S PR OS Key
Lot Size
Min. Lot Area None (A) None (A) 43,560 sf 43,560 sf
Max. Lot Coverage ― ― 255 25% ❶
Building Height
Max. Main Building
(ft/stories)
30 ft; 80 ft
between El
Camino Real
and Mission
30 ft 30 ft 30 ft
Setbacks
Min. Front 10 ft (A) 10 ft (A) 20 ft (A) 20 ft (A) ❷
Min. Interior Side
5 ft; 10 ft
when abutting
an R district
5 ft; 10 ft
when abutting
an R district
10 ft 10 ft ❸
Min. Street Side 10 ft 10 ft 10 ft 10 ft ❹
Min. Rear
5 ft; 10 ft
when abutting
an R district
(A)
5 ft; 10 ft
when abutting
an R district
(A)
0 ft; 10 ft
when abutting
an R district
(A)
0 ft; 10 ft
when abutting
an R district
(A)
❺
Min. from Shoreline 40 ft from high
water mark (B) ― ― ―
Landscaping and Open Space
Min. Landscaping 10% 10% ― ― ❻
A. Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section

20.310 (“General Site and Building Design”).

B. Impervious Area. No net new impervious area is permitted within 250 feet of the San Francisco Bay shoreline.

20.110.004 Supplemental Standards
A. Open Space Areas Abutting the San Bruno Mountain State and County Park.

1. Terrabay Buffer Zone. Allowed uses in the 2.69 acre parcel located adjacent to and south of the preservation parcel are limited to the following:
a. Landscaping, limited to native San Bruno Mountain plant species. b. Pedestrian seating areas.

Division II: Conventional District Regulations
Public Review Draft | South San Francisco Zoning Code | Division II, Page 57 c. Surface parking, roads, emergency access road, turn around and maintenance.
d. A single small structure which provides interpretive information about the site (i.e., a kiosk).
e. Retaining walls.

2. Terrabay Preservation Parcel. Open space uses in conformance with the general plan and the Mutual Release and Settlement Agreement executed in March 2000 between Terrabay Partners. L.L.C., Myers/Sunchase I, L.L.C., The Center for Biological Diversity, San Bruno Mountain Watch and the City of South San Francisco, including wetlands preservation and mitigation, habitat preservation and preservation of archaeological resource site CA-SMa-40.

3. Terrabay Recreation Parcel.
a. Open space as defined in subsection A.2 above.
b. Community oriented recreation facility.
c. Child care facility.

B. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas must be located at the rear or interior sides of buildings and screened so as not to be visible from public streets or residential properties.