Public Review Draft | South San Francisco Zoning Code | Division III, Page 1 Chapter 20.135: Form-Based Zoning Districts
Section 20.135.010: Introduction to the Form-Based Code
20.135.010.A: Overview of Form-Based Codes
A Form-Based Code is an alternative to the conventional approach of regulating the built environment. Unlike
conventional codes which are primarily based on allowed uses, Form-Based Codes (FBCs) look to the intended
form and character of a neighborhood as the primary
organizing framework. This approach is described by
the Form-Based Codes Institute as a way to "foster
predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code.”
Specifically, FBCs focus on the relationship between
building facades and the public realm (the sidewalk,
street, and public open spaces); the form and mass
of buildings in relation to one another; and the scale
and types of buildings. While FBCs prescribe desired
physical forms, they also regulate use by allowing a mix of appropriate land uses chosen to ensure compatibility and to support the intended character of an area. Ultimately, through the combination of forms, public spaces, and
uses, FBCs transform commercial corridors and centers
into vibrant and walkable neighborhoods, where, over
time, the range of everyday needs of residents and
employees can be found within a walking distance.
20.135.010.B: Organization of the South San
Francisco Form-Based Code
The primary organizing principle used to establish formbased zoning districts is the "rural-to-urban transect," a gradient of intensity with the lower numbers designating more rural/natural zones and higher numbers designating more urban zones. Variations of transect zones may also be developed as appropriate to tailor zones to specific environments.
Chapter 20.135, Form-Based Code, starts by establishing six transect zones, and follows with related regulations for buildings, frontages, public open spaces, and uses.
Taken together, these sets of regulations support the
community's shared vision for select areas of the City.
The components of the South San Francisco Form-Based
Code are as follows:
1. Section 20.135.020: Transect Zoning Districts.
This section presents the six transect zoning districts developed to promote pedestrian activity, facilitate
the transition of auto-oriented development patterns
to more walkable and urban places, and encourage
a compatible mix of uses. Organized from lowest
(T3N) to highest (T6UC) intensity and named to
describe the general form and function, the transect
The six South San Francisco transect zoning districts can all be located from T3 to T6 in the "rural-to-urban transect." Division III, Page 2 | South San Francisco Zoning Code | Public Review Draft zoning districts are place-based standards for key
nodes corridors. The regulations include standards
for residential density, floor area ratio, building
and parking placement, and building height. Also
included are the specific building types that are
allowed in each district.
2. Section 20.135.030: Building Types. This section
describes the range of building types allowed
throughout the transect zoning districts. The types
are distinguished by building site size, building
scale as determined by overall building dimensions,
and key elements such as orientation, access and
circulation. Also included are the specific frontage
types that are allowed for each building type.
3. Section 20.135.040: Frontage Types. A frontage
is the interface between the building and the rightof-way, or pedestrian realm. This section describes the range of frontage types allowed throughout
Together, the sets of form-based regulations in Chapter 20.135 support a walkable urban form with range of engaging streetscapes and public spaces for residents, employees, and visitors.
the transect zoning districts. The types are
distinguished by basic form and dimension to ensure
that each frontage fosters an engaging pedestrian
environment.
4. Section 20.135.050: Public Open Space Types.
Based on size, publicly accessible open spaces may
be required of some developments. This section
ensures that the required public open spaces within
the transect zoning districts are context-sensitive
and integrated into the development in a way that
promotes walkability and an engaging urban form.
5. Section 20.135.060: Uses. This section lists the
uses allowed, permitted with a Minor Use Permit,
and permitted with a Conditional Use Permit in each
transect zoning district. Also included are references
to the sections in Chapter 20.350 ("Standards and
Requirements for Specific Uses and Activities") that
provide standards specific to uses.
Public Review Draft | South San Francisco Zoning Code | Division III, Page 3 Subsections:
20.135.020.A: Purpose and Intent
20.135.020.B: Applicability
20.135.020.C: General Standards
20.135.020.D: T3 Neighborhood District (T3N)
20.135.020.E: T3 Corridor District (T3C)
20.135.020.F: T4 Corridor District (T4C)
20.135.020.G: T4 Maker District (T4M)
20.135.020.H: T5 Corridor District (T5C)
20.135.020.I: T6 Urban Core District (T6UC)
20.135.020.A: Purpose and Intent
The purpose of the Form-Based Code standards is to
implement the General Plan, specifically the General
Plan’s vision for higher intensity, walkable, mixed-use districts, corridors, and neighborhoods. The specific
purpose and intent of each transect zoning district
is established in the standards for each zone, i.e.
subsections 20.135.010.D through 20.135.010.I in this
section.
20.135.020.B: Applicability
1. This subsection applies to all proposed development
within the transect zoning districts as identified on
the Zoning Map.
2. Where this section is silent or does not provide
an explicit provision, the chapters of this Zoning
Ordinance shall apply.
3. Projects required to adhere to the standards within
this Section 20.135.020 ("Transect Zoning Districts")
shall be reviewed and approved consistent with
Division VI ("Administration and Procedures").
20.135.020.C: General Standards
1. Buildings in the transect zoning districts, as
established in sections 20.135.020.D through I,
must be placed within a primary and secondary
"build-to area," illustrated below. Building placement
standards maintain continuous street frontages
within the transect zoning districts.
2. Publicly-accessible civic spaces may be required
based on development size. For requirements, see
Section 20.135.050 ("Public Open Space Types").
Section 20.135.020: Transect Zoning Districts
3. The standards of Division V ("Regulations Applying
to Some or All Districts") apply to all development
within the transect zoning districts.
Division III, Page 4 | South San Francisco Zoning Code | Public Review Draft
20.135.020.D: T3 Neighborhood Zoning District (T3N)
1. Description
The T3N zoning district is a low-intensity neighborhood mixed-use district. Residential in character, it supports neighborhood-serving commercial uses in a walkable context. The district is generally located in areas central to residential neighborhood areas, including busy neighborhood intersections and local roadways. Buildings reflect the scale of surrounding low-density neighborhoods and frontages are consistent with those of the surrounding neighborhood.
4. Building Height
35 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 10 ft max.; 25 ft min.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 60% of the width of the buildto area.
Street side 10 ft min.; 25 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 40% of the width of the buildto area.
Primary Building Setbacks
Interior side 5 ft min.
Rear 10 ft min.; 15 ft min. abutting an R
district
Lot Coverage 60% max.
2. Density and Floor Area Ratio
Residential Density (du/ac) 40 min, 60 max.
FAR 1.5 min.; 2.25 max.
5. Parking Setback
Front 20 ft min.
Street Side 5 ft min.
Interior Side 5 ft min.
Rear 5 ft min.
Curb Cut Access 12 ft max. width; max. 1 per street
frontage
7. Additional Standards
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 ("Lot and Development Standards").
For general site and building design standards, see Chapter 20.310 ("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330 ("On-Site Parking and Loading").
6. Allowed Building Types
Duplex See Sec. 20.135.030.D
Triplex/Fourplex See Sec. 20.135.030.E
Flex Low-Rise See Sec. 20.135.030.I
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Public Review Draft | South San Francisco Zoning Code | Division III, Page 5
20.135.020.E: T3 Corridor Zoning District (T3C)
4. Building Height
50 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 10 ft min along Spruce Avenue, 0 ft min.
along all other frontages; 15 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 60% of the width of the build-to
area.
Street side 0 ft min.; 15 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 40% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.
Lot Coverage 65% max.
2. Density and Floor Area Ratio
Residential Density (du/ac.) 40 min, 60 max.
FAR 1.5 min.; 2.25 max.
5. Parking Setback
Front 40 ft min. or 50% of lot
depth, whichever is less
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 20 ft max. width; max. 1 per street
frontage
7. Additional Standards
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.060 ("Public Open Space Types").
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 ("Lot and Development Standards").
For general site and building design standards, see Chapter 20.310 ("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330 ("On-Site Parking and Loading").
6. Allowed Building Types
Triplex/Fourplex See Sec. 20.135.030.E
Rowhouse See Sec. 20.135.030.F
Flex Low-Rise See Sec. 20.135.030.I
1. Description
The T3C zoning district is a low- and medium-intensity mixed-use district that supports community-serving uses adjacent to established residential neighborhoods. Located on corridors and nodes near existing residential areas, the district supports active, walkable streets and a range of neighborhood and community services. Buildings face the street and provide a transition in scale to surrounding lower-density areas. Diverse frontages engage private development with the public realm.
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Division III, Page 6 | South San Francisco Zoning Code | Public Review Draft
20.135.020.F: T4 Corridor Zoning District (T4C)
7. Additional Standards
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 ("Public Open Space Types").
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 ("Lot and Development Standards").
For general site and building design standards, see Chapter 20.310 ("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330 ("On-Site Parking and Loading").
4. Building Height
65 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 0 ft min., 10 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 70% of the width of the build-to
area.
Street side 0 ft min., 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 30% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.
Lot Coverage 70% max.
6. Allowed Building Types
Triplex/Fourplex See Sec. 20.135.030.E
Rowhouse See Sec. 20.135.030.F
Multiplex See Sec. 20.135.030.H
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
2. Density and Floor Area Ratio
Residential Density (du/ac.) 80 min,, 120 max.
FAR 0.5 min.; 3.5 max.
0.5 max. for non-residential uses
5. Parking Setback
Front 40 ft min.
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 20 ft max. width; max. 1 per street
frontage
1. Intent
The T4C zoning district establishes a mixed-use urban corridor along key rights-of-way west of highway 101 and outside of the Downtown.
The district supports medium- to high-intensity mixed-use development along active, busy streets, with buildings that transition in scale to surrounding residential neighborhoods. Diverse frontages provide a relationship between private development and the public realm and a consistent frontage along the key rights-of-way.
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Public Review Draft | South San Francisco Zoning Code | Division III, Page 7
20.135.020.G: T4 Maker Zoning District (T4M)
4. Building Height
65 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 0 ft min.; 40 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 70% of the width of the build-to
area.
Street side 0 ft min.; 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 30% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.
Lot Coverage 75% max.
6. Allowed Building Types
Live/work See Sec. 20.135.030.G
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
2. Density and Floor Area Ratio
Residential Density (du/ac.) 80 min., 120 max.
FAR 0.4 min.; 3.0 max.
5. Parking Setback
Front 5 ft min
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 20 ft max. width; max. 1 per street
frontage
7. Additional Standards
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 ("Public Open Space Types").
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 ("Lot and Development Standards").
For general site and building design standards, see Chapter 20.310 ("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330 ("On-Site Parking and Loading").
Any new commercial or multi-unit buildings or structural alterations or additions to commercial or multi-unit buildings involving more than 25% 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.
1. Intent
The T4M zoning district bridges the City’s high-density residential areas near Downtown with its older industrial areas. The district supports medium- to high-intensity mixed-use development that reflects the area’s historic mixed-industrial character. New development provides space for a mix of residential, maker spaces, and light industrial uses with flexible parking and access and a consistent relationship between private development and the public realm.
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Division III, Page 8 | South San Francisco Zoning Code | Public Review Draft
20.135.020.H T5 Corridor Zoning District (T5C)
4. Building Height
85 ft max. unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 0 ft min.; 10 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 75% of the width of the build-to
area.
Street side 0 ft min.; 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 50% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.; 10 ft min. adjacent to any
non-transect zoning district
Lot Coverage 80% max.
6. Allowed Building Types
Live/work See Sec. 20.135.030.G
Multiplex See Sec. 20.135.030.H
Flex Low-Rise See Sec. 20.135.030.I
Flex Mid-Rise See Sec. 20.135.030.J
Flex High-Rise See Sec. 20.135.030.K
2. Density and Floor Area Ratio
Residential Density (du/ac.) 140 max.
FAR 0.5 min.; 5.0 max.
Non-residential: 2.0 max. if residential
on-site, 0.5 if no residential on-site
5. Parking Setback
Front 40 ft min.
Street Side 5 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Access 20 ft max. width; max. 1 per street
frontage
7. Additional Standards
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 ("Public Open Space Types").
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 ("Lot and Development Standards").
For general site and building design standards, see Chapter 20.310 ("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330 ("On-Site Parking and Loading").
Any new commercial or multi-unit buildings or structural alterations or additions to commercial or multi-unit buildings involving more than 25% 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.
1. Intent
The T5C zoning district supports a comfortable and walkable highintensity urban core. Located west of Highway 101 as well as at major nodes along El Camino Real, the district supports walkable sites and high-intensity forms. As large sites transition into walkable blocks, the district supports vertical mixed-use development with buildings facing the City’s corridors as well as internal street networks and publicly-accessible open spaces. Diverse frontages provide space for active ground-floor uses and shape the relationship between private development and the expanded public realm.
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Public Review Draft | South San Francisco Zoning Code | Division III, Page 9
20.135.020.I: T6 Urban Core Zoning District (T6UC)
4. Building Height
Per FAA unless otherwise limited by Building Type; see Section
20.135.030 ("Building Types").
3. Building Placement
Build-to Area
Front 0 ft min.; 10 ft max.
Building Placement in
Front Build-to Area
Primary building must extend across
a min. 85% of the width of the build-to
area.
Street side 0 ft min.; 10 ft max.
Building Placement in
Street Side Build-to
Area
Primary building must extend across
a min. 60% of the width of the build-to
area.
Primary Building Setbacks
Interior side 0 ft min.
Rear 0 ft min.; 10 ft min. adjacent to any
non-transect zoning district
Lot Coverage 90% max.
6. Allowed Building Types
Multiplex See Sec. 20.135.030.H
Flex Mid-Rise See Sec. 20.135.030.J
Flex High-Rise See Sec. 20.135.030.K
2. Density and Floor Area Ratio
Residential Density (du/ac.) 200 max.
FAR 2.0 min.; 8.0 max.
5. Parking Setback
Front 40 ft min.
Street Side 40 ft min.
Interior Side 0 ft min.
Rear 0 ft min.
Curb Cut Width 20 ft max. width; max. 1 per street
frontage
7. Additional Standards
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 ("Public Open Space Types").
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 ("Lot and Development Standards").
For general site and building design standards, see Chapter 20.310 ("Site and Building Design Standards").
For general parking and loading requirements, see Chapter 20.330 ("On-Site Parking and Loading").
Any new commercial or multi-unit buildings or structural alterations or additions to commercial or multi-unit buildings involving more than 25% 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.
1. Intent
The T6UC zoning district is the City’s highest-intensity district. The district supports a transit-oriented vertical mix of uses along transit corridors, publicly-accessible open spaces, and new rights-ofway. Small block sizes, elevated open spaces, connections to the Downtown, amenities for pedestrians and cyclists, and active groundfloor uses and frontages establish a high-intensity core for the City.
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Division III, Page 10 | South San Francisco Zoning Code | Public Review Draft Public Review Draft | South San Francisco Zoning Code | Division III, Page 11 Section 20.135.030: Building Types
Subsections:
20.135.030.A: Purpose and Intent
20.135.030.B: Applicability
20.135.030.C: General Standards
20.135.030.D: Duplex
20.135.030.E: Triplex/Fourplex
20.135.030.F: Rowhouse
20.135.030.G: Live/work
20.135.030.H: Multiplex
20.135.030.I: Flex Low-Rise
20.135.030.J: Flex Mid-Rise
20.135.030.K: Flex High-Rise
20.135.030.A: Purpose and Intent
This section establishes development standards for
all building types allowable within the form-based, or
transect, zoning districts. These standards are intended to support the City’s vision for walkable mixed-use areas near transit and along key corridors. The standards
support a range of building forms that offer predictability as well as a degree of flexibility. The building types
are intended to support a variety of uses, as allowed
by the zone. For example, the “multiplex” building type may include residential units, retail/commercial uses,
professional offices, creative industrial/maker spaces, or others uses as allowed by the zoning district in which is it located.
20.135.030.B: Applicability
1. The requirements of this section apply to all buildings within the transect zoning districts, and must be
considered in combination with the standards for the
applicable zone in Section 20.135.020 ("Transect
Zoning Districts").
2. The development of civic, public facilities (including public education), transportation, communications,
and/or infrastructure facilities is exempt from this
chapter.
20.135.030.C: General Standards
1. Development site, lots, and lot lines shall be
considered synonymous with properties and property
lines as defined and used in this Code.
2. If an applicant proposes multiple principal buildings on a single lot, the proposal must divide the lot into
development sites to demonstrate compliance with
this chapter, regardless of whether or how the lot is
intended to be subdivided.
3. Standards relating to the design of required private and common open space, see Chapter 20.310 ("Site
and Building Design Standards").
Division III, Page 12 | South San Francisco Zoning Code | Public Review Draft
20.135.030.D: Duplex
Building form is illustrative only.
1. Description
A duplex is a detached building consisting of two side-by-side or stacked units. For side-by-side units, both may be accessible via a single entrance or separate entrances that face the street. This type takes the form of a detached house and is scaled to fit within low and medium intensity walkable neighborhoods.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 50 ft min.
Depth 120 ft max.
4. Building Size
Width 42 ft max.
6 Pedestrian Access
Primary pedestrian access must be provided along the right-of-way.
9. Private Open Space
Min. dimension 15 ft
8. Parking Configuration and Access
Required parking spaces may be exposed surface parking, carports,or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Porch See Sec. 20.135.040.H
Stoop See Sec. 20.135.040.I
5. Building Height
Stories 2.5 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
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Public Review Draft | South San Francisco Zoning Code | Division III, Page 13
20.135.030.E: Triplex/Fourplex
Building form is illustrative only.
1. Description
Triplexes and fourplexes are detached structures that consist of three or four side-by-side or stacked dwelling units within a single structure.
This type has the appearance of a large single-family home and is scaled to fit within low and medium intensity walkable neighborhoods.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 70 ft min.
Depth 120 ft max.
4. Building Size
Width 56 ft max.
9. Private Open Space
Min. dimension 15 ft
8. Parking Configuration and Access
Required parking spaces may be exposed surface parking, carports,or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Porch See Sec. 20.135.040.H
Stoop See Sec. 20.135.040.I
6. Pedestrian Access
Primary pedestrian access must be provided from the right-of-way.
5. Building Height
Stories 3.5 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
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Division III, Page 14 | South San Francisco Zoning Code | Public Review Draft
20.135.030.F: Rowhouse
Building form is illustrative only.
1. Description
The rowhouse building type is composed of one or more series of 2 to 10 attached rowhouse buildings. Each rowhouse building has groundlevel private open space and an individual entry along the right-of-way or along a shared pedestrian pathway. Typically providing 15 to 30 dwelling units per acre and located on or near a corridor, this building type is configured to promote walkability.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 18 ft min.; 35 ft max. per unit
Depth 80 ft min., 100 ft max
4. Building Size and Massing
Width 18 ft min.; 35 ft max.
Depth 60 ft max.
Building Separation 10 ft max.
6. Pedestrian Access
Primary pedestrian access must be provided from the right-of-way or along a shared pedestrian-only pathway. Must be located on the opposite side of building from driveways/garages.
9. Open Space
Private Open Space
Area 80 sq ft per unit
Minimum dimension 8 ft when located on ground level; 6 ft when located above ground level
Common Open Space
Area 80 sq.ft per unit
Minimum dimension 12 ft
Public Open Space
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 ("Public Open Space Types").
8. Parking Configuration and Access
Required parking spaces shall be provided in individually secured, attached garages. Parking shall be accessed from a shared rear drive aisle, lane or alley.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Porch See Sec. 20.135.040.H
Stoop See Sec. 20.135.040.I
Terrace See Sec. 20.135.040.J
5. Building Height
Stories 3.5 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
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Public Review Draft | South San Francisco Zoning Code | Division III, Page 15
20.135.030.G: Live/work
Building form is illustrative only.
1. Description
The live/work building type is an attached or detached structure that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for service, artisan, or other commercial or light industrial uses as allowed by the zone. Both the ground-floor flex space and the unit above are owned by one entity. Live/work is appropriate for incubating neighborhood-serving commercial uses and allowing flexibility for corridor and neighborhood areas to respond to market demands and opportunities.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 18 ft min.
Depth 80 ft min.; 100 ft max.
4. Building Size and Massing
Width 18 ft min.; 35 ft max.
Depth 60 ft max.
6. Pedestrian Access
Primary pedestrian access must be provided from the public right-ofway.
9. Open Space
Area 100 sq ft per unit. May be common or private;
may be attached to individual units, located on
a balcony, deck, or rooftop.
Minimum
dimension
8 ft when located on ground level; 6 ft when
located above ground level
8. Parking Configuration and Access
Required parking spaces may be exposed surface parking, carports,or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Shopfront See Sec. 20.135.040.G
Terrace See Sec. 20.135.040.J
5. Building Height
Stories 3 stories max. Allowed building height may
be further restricted by zone; see Section
20.135.020 ("Transect Zoning Districts").
Ground Floor 12 ft min. floor-to-ceiling
Upper Floors 9 ft min. floor-to-ceiling
A A
B
H
C C
D
A
B
C
D H
F
G
F
G
G
E
E
Division III, Page 16 | South San Francisco Zoning Code | Public Review Draft
20.135.030.H: Multiplex
Building form is illustrative only.
1. Description
A multiplex is a building that consists of 5 to 24 stacked units with one shared entry. Multiplexes are typically scaled to fit sparingly within medium-density neighborhoods and along corridors. Buildings may be configured around a courtyard, light well, or double-loaded corridor.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 60 ft min.
Depth 150 max.
4. Building Size and Massing
Maximum dimension 60 ft.
6. Pedestrian Access
Primary pedestrian access must be provided along the building frontage.
8. Parking Configuration and Accesss
Required parking spaces shall be provided in attached individally secured garages or in a a shared garage that is either underground or in a podium structure. Parking shall be accessed from a rear lane or alley where possible.
7. Allowed Frontage Types
Dooryard See Sec. 20.135.040.E
Forecourt See Sec. 20.135.040.F
Shopfront See Sec. 20.135.040.G
Stoop See Sec. 20.135.040.I
Terrace See Sec. 20.135.040.J
9. Open Space
Private Open Space
Area 50 sq ft per unit
Minimum dimension 6 ft
Common Open Space
Area 80 sq ft per unit
Minimum dimension 10 ft
Public Open Space
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 ("Public Open Space Types").
5. Building Height
Stories 5 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
P
B
C
E
A
A
B
C
E
D
D
Public Review Draft | South San Francisco Zoning Code | Division III, Page 17
20.135.030.I: Flex Low-Rise
Building form is illustrative only.
1. Description
The flex low-rise building type is designed for occupancy by retail, restaurant, service, and/or office uses on the ground floor, with upper floors that support retail, service, office, and/or residential uses.
Ground floor spaces are accessed directly from the street, and upper floor units may be accessed directly from the street through shared or individual entries or through a street-level lobby.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 25 ft min.
Depth 80 ft min.
4. Building Size and Massing
Width 20 ft min.; 150 ft max.
Depth 60 ft max.
6. Pedestrian Access
Ground floor
spaces
Primary pedestrian access must be provided along
the building frontage.
Upper floor
units
Primary pedestrian access may be provided along
the building frontage or street side frontage.
8. Parking Configuration and Access
Required parking is typically provided in a shared surface parking area. Parking may also be provided in a shared garage that is either underground or in a podium structure.
7. Allowed Frontage Types
Arcade See Sec. 20.135.040.D
Dooryard See Sec. 20.135.040.E
Forecourt See Sec. 20.135.040.F
Shopfront See Sec. 20.135.040.G
Terrace See Sec. 20.135.040.J
9. Private Open Space
Area 50 sq ft per residential unit.
Minimum
dimension
6 ft
5. Building Height
Stories 3 stories max. Allowed building height
may be further restricted by zone; see
Section 20.135.020 ("Transect Zoning
Districts").
Ground Floor 12 ft min. floor-to-ceiling
Upper Floors 9 ft min. floor-to-ceiling
F
G
G
B
C
A
B
A
B
C
D
F
E
G
F
Division III, Page 18 | South San Francisco Zoning Code | Public Review Draft
20.135.030.J: Flex Mid-Rise
Building form is illustrative only.
1. Description
A flex mid-rise building is designed for retail, restaurant, service, and/ or office uses on the ground floor, with upper floors that support retail, office, service, and/or residential uses. The development typically faces one or two rights-of-way.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 50 ft min.
Depth 100 ft min.
4. Building Size and Massing
Building base width 200 ft max.
Building base depth 200 ft max.
6. Pedestrian Access
Ground floor
spaces
Primary building frontage.
Upper floor
units
Primary building frontage or street side frontage.
May be through a shared entry or a street-level
lobby.
8. Parking Configuration and Access
Required parking shall be provided in a shared garage that is either underground or in a podium structure. A shared aboveground garage may be “wrapped” with habitable spaces.
7. Allowed Frontage Types
Arcade See Sec. 20.135.040.D
Forecourt See Sec. 20.135.040.F
Shopfront See Sec. 20.135.040.G
Terrace See Sec. 20.135.040.J
9. Open Space
Private Open Space
Area 50 sq ft per unit
Minimum dimension 6 ft
Common Open Space
Area 80 sq ft per unit
Minimum dimension 20 ft
Public Open Space
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 ("Public Open Space Types").
P
P
5. Building Height
Stories 8 stories max. Allowed building
height may be further restricted
by zone; see Section 20.135.020
("Transect Zoning Districts").
Street wall height 2 stories min.
Ground floor 14 ft min. floor-to-ceiling
Upper floors, excluding
aboveground parking
levels
9 ft min. floor-to-ceiling
G
G
E
F
F
B
C
D
G
A
I
I
A
B
C
D
H
E
Public Review Draft | South San Francisco Zoning Code | Division III, Page 19
20.135.030.K: Flex High-Rise
Building form is illustrative only.
1. Description
A flex high-rise building is a large-scale development designed to accommodate a range of uses and configurations with multiple primary building frontages. Retail, restaurant, service, office, and residential uses may be accommodated on all floors. Parking may be underground, at ground level (placed behind other street-facing uses), or elevated.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
3. Development Site Size
Width 120 ft min.; 300 ft max.
Depth 150 ft min.; 300 ft max.
4. Building Size and Massing
Building base width 300 ft max.
Building base depth 300 ft max.
6. Pedestrian Access
Ground floor
spaces
Primary building frontage.
Upper floor
units
Primary building frontage or street side frontage.
May be through a shared entry, a street-level lobby,
or ground-level open space.
8. Parking Configuration and Access
Required parking shall be provided in a shared garage that is either underground or in a podium structure. A shared aboveground garage must be “wrapped” with habitable spaces.
9. Open Space
Private Open Space
Area 50 sq ft per unit
Minimum dimension 6 ft
Common Open Space
Area 80 sq ft per unit
Minimum dimension 20 ft
Public Open Space
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 ("Public Open Space Types").
7. Allowed Frontage Types
Arcade See Sec. 20.135.040.D
Dooryard See Sec. 20.135.040.E
Forecourt See Sec. 20.135.040.F
Shopfront See Sec. 20.135.040.G
Stoop See Sec. 20.135.040.I
Terrace See Sec. 20.135.040.J
P
P
5. Building Height
Stories 12 stories max. Allowed building
height may be further restricted by
zone; see Section 20.135.020
("Transect Zoning Districts").
Street wall height 2 stories min.
Ground floor 14 ft min. floor-to-ceiling
Upper floors, excluding
aboveground parking
levels
9 ft min. floor-to-ceiling
G
H
B
C
D
A
I
A
B
C
D
E
F
G
F
H
I
E
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Division III, Page 20 | South San Francisco Zoning Code | Public Review Draft Public Review Draft | South San Francisco Zoning Code | Division III, Page 21 Section 20.135.040: Frontage Types
20.135.040.A: Purpose and Intent
The purpose of this section is to establish standards
for all building frontages types allowable within the
form-based, or transect, zoning districts. Frontages
are the components of the building that provide the
transition and interface between the public realm (i.e. street and sidewalk) and the private realm (i.e. yard or building). Frontages are to be located within the buildto areas indicated in Section 20.135.020 ("Transect Zoning Districts"). The standards set forth in this section supplement the standards for each zoning district in which the frontage types are allowed.
20.135.040.B: Applicability
1. The requirements of this section apply to all new
development within the transect zoning districts.
2. Each building must have at least one frontage type
for each street frontage. A building may have multiple
frontage types. For example, a dooryard frontage
may have a stoop or engaged porch frontage type as
well.
3. Frontages for public facilities, including schools,
transportation, communications, and/or infrastructure
facilities is exempt from this Chapter.
4. Frontage types that are not listed in the standards for the applicable transect zoning district are not allowed in that zone.
20.135.040.C: General Standards
1. Section 20.135.030 ("Building Types") indicates
frontage types allowed for each building type, and
this section (subsections D through K) indicate
frontages allowed in each transect zoning district.
Only frontages allowed by both Section 20.135.020
("Transect Zoning Districts") and 20.135.030
("Building Types") are allowed.
2. Projects subject to the requirements of this article must provide at least one building entrance and
facade type on each primary and secondary building
facade selected from the types allowed in the zone.
3. Architectural projections are permitted in accordance with Section 20.300.011 ("Projections into Required
Setbacks") except when in conflict with this section,
in which case this section supersedes.
4. The area between the building and property line
shall be paved so that it functions as a wider
public sidewalk. Entry courtyards, plazas, entries,
or outdoor eating and display areas are located
between the build-to line and building, provided that
the buildings are built to the edge of the courtyard,
plaza, or dining area. This requirement may be
modified or waived by the Planning Commission if:
a. Substantial landscaping must be located
between the build-to line and ground floor
residential units to soften visual impact of
buildings;
b. The building incorporates an alternative entrance
design that creates a welcoming entry feature
facing the street.
5. ADA-compliant ramps are allowed subject to
approval by the Principal Planner.
Subsections:
20.135.040.A: Purpose and Intent
20.135.040.B: Applicability
20.135.040.C: General Standards
20.135.040.D: Arcade
20.135.040.E: Dooryard
20.135.040.F: Forecourt
20.135.040.G: Shopfront
20.135.040.H: Porch
20.135.040.I: Stoop
20.135.040.J: Terrace
Division III, Page 22 | South San Francisco Zoning Code | Public Review Draft B
C
Example of arcade frontage.
Section
Plan
A
B
20.135.040.D: Arcade
1. Description
An arcade frontage provides a continuous covered walkway in place of or next to a sidewalk. The main façade of the building is placed at or near the right-of-way with the walkway at the ground level and habitable space above, often encroaching over the public right-of-way.
The arcade facilitates pedestrian circulation along building frontages and is intended for buildings with active ground floor uses.
2. Standards
Height, clear 12 ft. min.; 16 ft. max.
Depth, facade to interior of
column face
10 ft. min.
Setback from curb (encroachment
permit may be required)
2 ft. min; 6 ft. max.
Column height 4 times column width min.;
6 times column width max.
Finish floor level above arcade
floor
Max. 6 in.
May be used in conjunction with another allowed frontage type (e.g., shopfront).
Must have consistent depth along the frontage.
A
B
C
Public Review Draft | South San Francisco Zoning Code | Division III, Page 23 A
D
D
B
C
B
Section
Plan
Example of dooryard frontage.
C
20.135.040.E: Dooryard
1. Description
A dooryard provides a limited amount of private open space at the primary building entry. The dooryard area is defined by a low wall, planter, or fence that provides a buffer between the right-of-way and the building while preserving a sense of openness to the building entrance. The dooryard may be raised, sunken, or at grade.
2. Standards
Dooryard grading 3% max.
Dooryard width 6 ft. min.
Dooryard depth 4 ft. min.; 10 ft. max.
Finish floor level above/
below sidewalk
3 ft. max.
Projection depth 6 ft. max.
Height, clear 8 ft. min.
Wall/planter/fence height 3 ft. max.
A
B
Division III, Page 24 | South San Francisco Zoning Code | Public Review Draft A
B
B
Example of forecourt frontage.
Section
Plan
20.135.040.F: Forecourt
1. Description
The main façade of the building is placed at or near the right-of-way and a portion (usually the central portion) is set back, creating a courtyard-like space. The space is typically used as an entry court, shared garden area, or additional shopping or restaurant seating area.
2. Standards
Width 12 ft. min.
Depth 12 ft. min.
Ratio, Width-to-Height 2:1 max.
Finish floor level above/
below sidewalk
3 ft. max.
May be used in conjunction with another permitted frontage type (e.g., shopfront).
A
B
Public Review Draft | South San Francisco Zoning Code | Division III, Page 25 D
F
C
D
E
F
Examples of shopfront frontage.
Section
Plan
B
A
B
C
E
20.135.040.G: Shopfront
1. Description
The main façade of the building is placed at or near the right-ofway with an at-grade entrance along the sidewalk. The shopfront is generally intended for retail, service, or maker space uses. Shopfront frontages may also incorporate projections or recesses.
2. Standards
Width of shopfront bay 10 ft. min.; 25 ft. max.
Finish floor level above
sidewalk
18 in. max.
Projection Width 6 ft. min.
Projection depth 4 ft. min.
Height, clear 8 ft. min.
Setback from curb 2 ft. min.
Recess depth 12 ft. max
Recess bay width, where
recess is provided
6 ft. min,; 25 ft. max.
May be used in conjunction with another allowed frontage type (e.g., terrace).
All primary entry doors must face the street.
Entry doors are encouraged to be covered or recessed to provide shelter from the elements.
A
Division III, Page 26 | South San Francisco Zoning Code | Public Review Draft Section
Plan
Examples of porch frontage.
C
B
A
D
A
B
B
C D
20.135.040.H: Porch
1. Description
A porch provides an outdoor living area. It can be either engaged with or projecting from the building facade. The front setback area in front of the porch is typically defined by a fence or hedge to maintain the edge of the property.
2. Standards
Width, clear 12 ft. min.
Depth, clear, not including stairs 8 ft. min.
Height, clear 8 ft. min.; 12 ft. max.
Finish level above sidewalk 18 in. min.
Clear distance to development
site line
2 ft. min.
May be used in conjunction with another allowed frontage type (e.g. terrace).
Engaged porches must be open on two sides and have a roof.
Public Review Draft | South San Francisco Zoning Code | Division III, Page 27 E
B
C
A
Section
Plan
Example of stoop frontage.
C
D
E
F
F
D
20.135.040.I: Stoop
1. Description
The main façade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop must be elevated above the sidewalk to ensure privacy within the building. The entrance is usually an exterior stair and landing.
2. Standards
Width 4 ft. min.; 8 ft. max.
Depth 4 ft. min.; 8 ft. max.
Depth, entry recession 6 in. min., 6 ft. max.
Finish floor level above
sidewalk
18 in min.
Setback from curb 2 ft. min.
Projection depth 5 ft. max.
Height, clear 8 ft. min.
Stairs may be perpendicular or parallel to the building facade.
The entry doors are encouraged to be covered or recessed to provide shelter from the elements.
Gates are not allowed.
All doors must face the street.
A
B
Division III, Page 28 | South San Francisco Zoning Code | Public Review Draft A
B
B
D
Section
Plan
Example of terrace frontage.
C
20.135.040.J: Terrace
1. Description
The main façade of the building has an elevated terrace that projects outward and engages the sidewalk with frequent stairs or ramps. The terrace allows at-grade access to all ground floor uses due to natural grade constraints or by artificially elevating the terrace floor. Building activities are slightly separated from the adjacent sidewalk by the terrace finish level, and the depth of the terrace provides space for outdoor seating, private yards, or any other appropriate uses.
2. Standards
Width 120 ft. max.
Depth 8 ft. min.
Finish floor level above
sidewalk
18 in. min.; 5 ft. max.
Distance between stairs 25 ft. max.
May be used in conjunction with another permitted frontage type (e.g., Shopfront).
Reasonable accommodation must be provided as appropriate.
A
B
C
D
Public Review Draft | South San Francisco Zoning Code | Division III, Page 29 Section 20.135.050: Public Open Space Types
20.135.050.A: Purpose and Intent
The purpose of this chapter is to establish standards
for public open spaces within the transect zones.
The standards in this chapter ensure that public open
spaces reinforce walkable environments, provide ample
respite in urban areas, and enhance connectivity. Public open spaces described here are distinct from open
areas required by building type as specified in Section
20.135.030 ("Building Types"). The standards established in this section should be considered alongside building form, building types, and frontage types to shape a quality urban environment.
20.135.050.B: Applicability
1. Required Public Open Spaces. The is section
applies to all new development projects as follows:
a. Projects less than three acres in site size must
provide open spaces as follows:
(i) All residential projects including 20 or more
units must provide a minimum of one open
space type.
(ii) All non-residential or mixed-use projects
including two or more structures, or
including more than 10,000 gross square
feet of building space, must provide a
minimum of one open space type.
b. All projects three acres or more in total site area
must provide at least two open space types.
2. Public Open Space Types. All public open
spaces located in a transect zone is subject to the
requirements of this section. Public open space
types not addressed in this section are not allowed.
The standards for each public open space type are
included in this section.
20.135.050.C: General Standards
All spaces satisfying the requirement for public open
space must comply with the following:
1. Space types:
a. Natural Spaces. Public open spaces with natural
character must be designed in a natural manner
with no formal arrangement of elements.
b. Formal Spaces. Public open spaces with
a formal character must be designed with
geometric forms, and trees and other elements
arranged in regular spacing or patterns.
c. Informal Spaces. Open spaces with an informal
character must be designed to have a mix of
formal and natural characteristics
2. Unless the land includes sensitive natural resources, a public open space area must be accessible and
usable between the hours of 8:00 a.m. and 8:00 p.m.
3. Surfaces must be suitable for intended outdoor
activities.
4. Seating areas and plazas must be located in areas
with solar exposure and wind protection.
5. Projects subject to the provisions of this section must also comply with Section 20.310.002 ("General Site
and Building Design").
Subsections:
20.135.050.A: Purpose and Intent
20.135.050.B: Applicability
20.135.050.C: General Standards
20.135.050.C: Town Square
20.135.050.D: Plaza
20.135.050.E: Paseo
20.135.050.F: Pocket Park
20.135.050.G: Greenway
Division III, Page 30 | South San Francisco Zoning Code | Public Review Draft
1. Description
A town square is a formal open space area with landscaping, hardscaping, and other amenities. A town square is located at the intersection of major streets or pedestrian paths. Spatially defined by building frontages, the space is a highly visible and serves as a gathering space, supporting civic and commercial activities such as farmers’ markets, concerts, and art fairs.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
Examples of town squares.
20.135.050.D: Town Square
3. Standards
Area 0.5 acre min., 2 acre max.
Minimum
dimension
100 ft in any one direction
Access Must be directly accessible from rights-of-way or alleys on all sides. Crosswalks required at major
intersections.
Landscape and
Design
Formal space. Must include shade trees, other
landscaping measures such as planted areas,
turf area, and ground cover; a central hardscape
area for events; and connected hardscape paths
for convenient movement through the space.
Landscaping and site design must create visually
and functionally separate spaces, or “rooms,”
within the square.
Required
Amenities
Must include amenities such as benches, play
structures, chairs, tables, and drinking fountains.
May include structures such as gazebos,
monuments, bandstands, and kiosks.
Public Review Draft | South San Francisco Zoning Code | Division III, Page 31
1. Description
A plaza is a formal space available for civic purposes and commercial activities that supplements streetlife, adds vibrancy to mixed-use areas, and functions as a meeting and gathering space. Plazas are typically formal spaces with interior green spaces and defined edges made primarily of hardscaped materials. Plazas are spatially defined by a combination of frontages and rights-of-way.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
Example of plazas.
20.135.050.E: Plaza
3. Standards
Area 0.25 acre min., 1 acre max.
Minimum
dimension
60 ft in any one direction
Access Must be directly accessible from rights-of-way or alleys on at least one side. Crosswalks required at
major intersections.
Frontages Must have building frontages directly facing at least two sides.
Landscape and
Design
Formal space. Plaza surfaces are primarily
hardscaped. Must also include shade trees or other
landscaping measures such as planted areas or
ground cover. Landscaping and site design must
create visually distinct spaces within the plaza.
Required
Amenities
Must include amenities such as benches, play
structures, chairs, tables, and drinking fountains.
May include structures such as gazebos,
monuments, and kiosks.
Division III, Page 32 | South San Francisco Zoning Code | Public Review Draft
1. Description
A paseo is an informal pedestrian way that provides mid-block connections. A paseo should by employed in blocks with large perimeters to enhance pedestrian connectivity within urban areas and serving as connectors between gathering places, streets, and/ or parking areas. Active frontages, patios, outdoor dining areas, and residential frontages may face onto paseos as appropriate. Paseos are typically hardscaped and may be linear or L-shaped.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
Examples of paseos.
20.135.050.F: Paseo
3. Standards
Width Min 15 ft or half the height of tallest abutting
structure, whichever is greater. Max. 50 ft.
Context Must connect to streets with sidewalks and/or
alleys at both ends.
Access Where paseos are aligned across adjacent blocks, mid-block crosswalks are required. Abutting
development may but is not required to front onto
the paseo.
Landscape and
Design
Informal space. Must include regularly-spaced
trees and a continuous paved pathway.
Amenities May include amenities such as benches, chairs, tables, public art, and drinking fountains.
Public Review Draft | South San Francisco Zoning Code | Division III, Page 33
1. Description
A pocket park is an informal small space tucked into a mid-block space interspersed within neighborhoods or urban areas. Pocket parks are generally intended for quiet, passive recreation and may include small gardens, open shelters, or other passive recreational amenities.
Pocket parks are typically accessible from, and visually distinct from, the public right-of-way.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
Examples of pocket parks.
20.135.050.G: Pocket Park
3. Standards
Area No min., 0.25 acre max.
Context Must be defined on one side by a street with
sidewalks, a greenway, or a paseo.
Access Must be directly accessible from all abutting rightsof-way, alleys, or other publicly accessible open spaces.
Landscape and
Design
Informal space. Must include landscaping
measures such as planted areas, turf area, and
ground cover.
Amenities May include amenities such as benches, chairs, tables, public art, and drinking fountains.
Division III, Page 34 | South San Francisco Zoning Code | Public Review Draft
1. Description
A greenway is a natural pedestrian and bicycle trail way that provides connectivity between creek and shoreline areas, trails, and other public open spaces. Greenways may be paved or unpaved and are intended to thread through neighborhoods and urban areas to enhance pedestrian and bicycle mobility throughout the city. Abutting frontages may face onto greenways as appropriate.
2. Zones Allowed
T3N T3C T4C T4M T5C T6UC
California Cultural Districts
Examples of greenways.
StreetsBlogSF
20.135.050.H: Greenway
3. Standards
Width 15 ft. min., 60 ft. max.
Context Must terminate at public open spaces or
waterways.
Access Where greenways are aligned across adjacent
blocks, mid-block crosswalks are required. Abutting
development may but is not required to front onto
the greenway.
Landscape and
Design
Natural space. Must include regularly-spaced trees
and a continuous pathway. The pathway may be
paved or unpaved
Amenities May include amenities such as benches, exercise stations, public art, and drinking fountains.
Public Review Draft | South San Francisco Zoning Code | Division III, Page 35
20.135.060 Uses
20.135.060.A Purpose and Applicability
1. The purpose of this Section is to establish allowed
uses and level of review in the form-based, or
transect, zoning districts.
2. The standards in Chapter 20.350 ("Standards and
Requirements for Specific Uses and Activities") apply
to uses allowed in this chapter.
3. Uses are defined in Chapter 20.620 ("Use
Classifications").
20.135.060.B Allowed Uses
1. Allowed Uses. Table 17.135.060: Uses in the
Transect Zoning Districts identifies the allowed land
uses and corresponding permit and entitlement
requirements in the transect zoning districts.
2. Permit Requirements. A use is either allowed byright, allowed through issuance of a use permit, allowed through issuance of a Minor Use Permit,
or not allowed. In addition to the requirements
for planning permits or entitlements listed herein,
other permits and entitlements may be required
prior to establishment of the use (e.g., building
permit or permits required by other agencies). The
requirements for planning permits or entitlements
identified in Table 17.135.060 include:
a. Permitted (P). A land use shown with a “P”
indicates that the land use is permitted by right
in the designated zone, subject to compliance
with all applicable provisions of this Title (e.g.,
development standards) as well state and federal
law.
b. Minor Use Permit (MUP). A land use shown
with an “M” indicates that the land use is
permitted in the designated zone upon issuance
of a Minor Use Permit from the designated
approving authority, subject to compliance
with all applicable provisions of this title (e.g.,
development standards) as well as state and
federal law.
c. Conditionally Permitted (C). A land use shown
with a “C” indicates that the land use is permitted
in the designated zone upon issuance of a
Conditional Use Permit from the designated
approving authority, subject to compliance
with all applicable provisions of this Title (e.g.,
development standards) as well as state and
federal law.
d. Not Allowed (―). A land use shown with a “―” is
not allowed in the applicable zone. Additionally,
uses not shown in the table are not permitted,
except as otherwise provided in this Title.
3. A project that includes two or more categories of
land use in the same building or on the same site is
subject to the highest permit level required for any
individual use or single component of the project.
Subsections:
20.135.060.A Purpose and Applicability
20.135.060.B Allowed Uses
Division III, Page 36 | South San Francisco Zoning Code | Public Review Draft Table 20.135.060.B.1 Uses in the Transect Zoning Districts Use Classification Permit Required by Zone Additional Regulations T3N T3C T4C T4M T5C T6UC “P” = Permitted; “MUP” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Residential Uses
Dwelling, Single-Unit
Attached M M P1 ― ― ―
Dwelling, Multiple-Unit
Duplex P1 P1 P1 ― ― ―
Multifamily-Unit P P3 P2, 3 P3 P2, 3 P3
Senior Citizen Residential P P3 P2, 3 P3 P2, 3 P3
Domestic Violence Shelter P4 P4 P2, 4 M M2 M See Chapter 20.350, Domestic Violence Shelter Group Residential P ― ― C C2 C See Chapter 20.350, Group Residential Live-Work M P P P P2 P See Chapter 20.350, Live-Work Units Residential Care Facilities
Residential Care Facility, General ― C C C C2 C
Residential Care Facility, Limited ― C P C C2 C
Residential Care Facility, Senior M P P P P2 P
Single Room Occupancy ― ― P ― ― ―
Public and Semi-Public Uses
College and Trade School, Public or
Private
M P P P M M
Community Assembly
Community Assembly, Small M P P P M M See Chapter 20.350, Community Assembly, Community Assembly, Large ― C C C C C Small and Large
Community Garden P P P P P P
Cultural Institution C C P C C C
Day Care Center P P P M M M See Chapter 20.350, Day Care Centers Elderly and Long-Term Care C C2 C2 C C C
Government Offices P P P P P P
Hospitals and Clinics
Hospital ― C ― C C C
Clinic M5 M5 M5 M M M
Park and Recreation Facilities, Public P P P P P P
Public Safety Facilities C C C P P P
Schools, Public or Private C C M M M M
Social Service Facilities M M M P P P See Chapter 20.350, Social Service Facilities Commercial Uses
Animal Care, Sales, and Services
Kennel ― ― ― M M M
See Chapter 20.350, Animal Care, Sales, and
Services
Pet Day Care M M ― P M M
Pet Store P P P P P P
Veterinary Clinic M M P M M M
Artist’s Studio P P P P P P
Automobile/Vehicle Sales and Services
Automobile/Vehicle Sales and
Leasing
― ― ― C ― ― See Chapter 20.350, Automobile/Vehicle Sales and Leasing
Automobile/ Vehicle Service and
Repair, Major
― C C P6 C C
See Chapter 20.350, Automobile/Vehicle Service
Automobile/ Vehicle Service and and Repair, Major and Minor Repair, Minor
C M M P6 M M
Public Review Draft | South San Francisco Zoning Code | Division III, Page 37 Table 20.135.060.B.1 Uses in the Transect Zoning Districts Use Classification Permit Required by Zone Additional Regulations T3N T3C T4C T4M T5C T6UC “P” = Permitted; “MUP” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Automobile/ Vehicle Washing ― M M M6 M M See Chapter 20.350, Automobile/Vehicle Washing and Service Stations
Service Station C C ― C ― ― See Chapter 20.350, Automobile/Vehicle Washing and Service Stations
Towing and Impound ― ― ― C ― ―
Banks and Financial Institutions
Other Financial Services
Bank and Credit Unions P P P7 P P P
Pawnbroker ― ― ― C C C See Chapter 20.350, Other Financial Services Alternative Loan Business ― C C C C C See Chapter 20.350, Other Financial Services Building Materials Sales and
Services
― ― ― C ― ―
Business Services P P P8 P P P
Commercial Cannabis Uses
Cannabis Delivery-Only Operations ― ― ― C ― ―
See Chapter 20.410, Regulation of Cannabis
Activities
Cannabis Distribution ― ― ― C ― ―
Cannabis Indoor Cultivation ― ― ― C ― ―
Cannabis Manufacturing ― ― ― C ― ―
Cannabis Testing ― ― ― C ― ―
Commercial Entertainment and Recreation
Indoor Entertainment C C C C9 C C
Indoor Sports and Recreation C C C C9 C C
Eating and Drinking Establishments
Bar/ Night Club/ Lounge C C C C C C
Coffee Shop/ Cafe P P P P P P See Chapter 20.350, Outdoor Seating 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 Beverage Retail Sales
Convenience Market P P P P P P See Chapter 20.350, Convenience Market Grocery Store P P M P P P
Supermarket ― C C C P P
Funeral Parlor and Mortuary C C C C C C
Lodging
Bed and Breakfast M M M M M M See Chapter 20.350, Bed and Breakfast Lodging Hotel and Motel C C M ― C M See Chapter 20.350, Hotels and Motels Short-Term Vacation Rental P P P C C P See Chapter 20.350, Short-Term Vacation Rentals
Maintenance and Repair Services M P P P P P
Maker's Space M M M P P M
Massage Business M M M M M M See Chapter 20.350, Massage Businesses Nursery and Garden Center M M M M M M
Offices
Business and Professional P P P8 P P P
Medical and Dental P P P P P P
Walk-In Clientele P P P P P P
Parking Services
Public Parking P P P P P P
Division III, Page 38 | South San Francisco Zoning Code | Public Review Draft Table 20.135.060.B.1 Uses in the Transect Zoning Districts Use Classification Permit Required by Zone Additional Regulations T3N T3C T4C T4M T5C T6UC “P” = Permitted; “MUP” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Personal Services
General Personal Services P P P P P P See Chapter 20.350, Personal Services Instructional Services P P P P P P
Tattoo or Body Modification
Parlor
P P P P P P See Chapter 20.350, Tattoo or Body Modification Parlor
Retail Sales
General Sales P P P P P P
Firearm Sales ― ― ― C ― ―
Off-Price Merchandise C C C C C C
Second Hand Store C C C C C C
Outdoor Market C C C C C C See Chapter 20.350, Outdoor Market Shopping Center
Community Shopping Center ― ― P ― C C
Neighborhood Shopping Center C C C C C C
Regional Shopping Center C C C
Industrial/R&D Uses
Clean Technology M M ― P ― M
Construction and Material Yard ― ― ― M ― ―
Contractor Shop M
Food Preparation ― ― ― P ― ―
Handicraft / Custom Manufacturing M M M P M P
Industry, General ― ― ― P ― ―
Industry, Limited ― ― ― P ― ―
Recycling Facility
Collection Facility M M M M M M
See Chapter 20.350, Recycling Facilities Intermediate Processing Facility ― ― ― M ― ― Warehousing, Storage, and Distribution
Chemical, Mineral, and
Explosives Storage
― ― ― C ― ―
Frieght/ Truck Terminals and
Warehouses
― ― ― C ― ―
Indoor Warehousing and Storage ― ― ― P ― ―
Outdoor Storage ― ― ― P ― ― See Chapter 20.350, Outdoor Storage Personal Storage ― ― ― C ― ― See Chapter 20.350, Personal Storage Transportation, Communication and Utilities
Communications Facilities
Antenna and Transmission
Towers
See Chapter 20.370, Antenna and Wireless Communications Facilities Facilities within Buildings M M M P P P
Light Fleet-Based Services ― ― ― C ― ―
Transportation Passenger Terminals ― ― ― C C C
Utilities, Major ― ― C C C C
Utilties, Minor C C P P P P
Accessory Uses (See Section 20.350.004 for Additional Regulations) Accessory Dwelling Unit P P P P P P See Chapter 20.350, Accessory Dwelling Units Family Day Care
Small P P P P P P See Chapter 20.350, Family Day Care Homes Public Review Draft | South San Francisco Zoning Code | Division III, Page 39 Table 20.135.060.B.1 Uses in the Transect Zoning Districts Use Classification Permit Required by Zone Additional Regulations T3N T3C T4C T4M T5C T6UC “P” = Permitted; “MUP” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed Large P P P P P P See Chapter 20.350, Family Day Care Homes Home Occupations P P P P P P See Chapter 20.350, Home Occupations Temporary Uses
Temporary Use See Chapter 20.340, Temporary Uses
Notes:
1. Limited to sites with a maximum gross site area of 4,000 square feet.
2. Residential use types not permitted on the ground floor along El Camino Real, except on the east side of El Camino Real between First Street and West Orange Drive subject to approval of the permit indicated.
3. Permitted on upper floors only; MUP required if located on the ground floor. MUP may only be approved if the Review Authority first finds that, based on information in the record, it is infeasible to locate an active pedestrian-oriented use on the ground floor.
4. Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other domestic violence shelter.based on information in the record, it is infeasible to locate an active pedestrian-oriented use on the ground floor.
5. Clinic uses may not occupy the ground floor, except along Grand Avenue, west of Maple Avenue, which are subject to the approval of a CUP.
6. Must be located a minimum of 500 feet from any residential zoning district.
7. Permitted on upper floors only.
8. Customer service offices are permitted on the ground level, and other offices are permitted on the second floor or when conducted as an accessory use with a permitted use on the site, occupying no more than 25 percent of the floor area. Additional office space may be allowed with a CUP, upon finding that such use will not conflict with adjacent street level retail uses.
9. Must be associated with a hotel or retail use when located within 1,000 feet of San Francisco International Airport.