Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 1 Lot and Development Standards
20.300.001 Purpose and Applicability
The purpose of this chapter is to prescribe development and site standards that apply, except where specifically stated, to development in all districts. These standards shall be used in conjunction with the standards for each zoning district located in Division II, Base and Overlay District Regulations or Division III, Form-Based Zoning Districts. In any case of conflict, the standards specific to the zoning district shall override these standards.
20.300.002 Accessory Buildings and Structures
Applicability. This section applies to Accessory Structures as defined in Chapter
20.620. This section does not apply to Accessory Dwelling units, as defined in Chapter
20.621. See Chapter 20.350 for standards specific to Accessory Dwelling Units.
Relation to Existing Structures. A detached accessory building may only be constructed on a lot on which there is an allowed main building to which the accessory building is related or on an adjacent lot under the same ownership.
However, an accessory building may be constructed prior to an allowed main building and used for not more than one year in connection with the construction of the main building provided that a building permit is obtained for the entire project, including the accessory building, prior to the start of any construction.
Number. Accessory buildings are limited to two per lot.
Location. Accessory buildings shall be located in the rear half of the lot.
1. Corner Lot. On a corner lot, no detached accessory building shall be located to encroach on the half of the lot nearest any street, except for garages.
2. Downtown Districts. Accessory buildings may be located within the front onehalf of a lot in the Downtown Districts if they comply with the standard setbacks for the main building and will not project forward beyond the line of the adjacent front wall of the main building.
Setbacks. The minimum setback for accessory structures is five feet except as provided below:
1. On a corner lot adjacent to a key lot, no detached accessory building shall be located nearer to the rear lot line than a distance equal to the side setback required on such key lot.
2. Except as provided above, detached accessory structures less than 220 square feet in size may be located on an interior side or rear lot line, provided that the Division V: Citywide Standards
Division V, Page 2 | South San Francisco Zoning Code | Public Review Draft building or structure is constructed so that no water drains from the roof onto an adjacent property, and all Building Code requirements are met.
Size. The combined footprint area of all accessory buildings may not exceed 20 percent of the footprint of the main building or 220 square feet, whichever is greater.
Separation from Main Buildings. No detached accessory building shall be located closer than six feet from the main building, inclusive of roof covering.
20.300.003 Development on Lots Divided by District Boundaries Generally. Where a lot is divided by a zoning district boundary, the standards applicable to each district shall be applied to the area within the district, and no use, other than parking serving a principal use on the site, shall be located in a district in which it is not a permitted or conditionally permitted use.
Access. All access to parking serving a use must be from a street abutting that portion of the lot where the use is allowed. Pedestrian or vehicular access from a street to a nonresidential use shall not traverse a residential district in which the nonresidential use is not permitted or conditionally permitted.
Accessory Facilities. Accessory landscaping, fences, screening or retaining walls, and usable open space may be located on the lot without regard for district boundaries.
Density and Floor Area. The maximum allowed number of living units or maximum floor area, if any, shall be calculated according to the lot area within each zoning district and the corresponding density and floor area ratio (FAR) for the district. The resulting maximum allowed number of living units or amount of floor area may be distributed on the lot without regard for district boundaries, as long as all portions of the project comply with the development standards of the district in which they are located and all other provisions of this section.
Minimum Lot Area, Width, and Frontage. The minimum lot area, width, and frontage requirements of the district that covers the greatest portion of the lot area shall apply to the entire lot. If the lot area is divided equally between two or more districts, the requirements of the district with greater minimum lot area, width, or frontage shall apply to the entire lot.
Exceptions. If more than 60 percent of a lot is located in one zoning district, the Planning Commission may grant a Conditional Use Permit that allows exceptions to the provisions of this section, according to the procedures of Chapter 20.490 (“Use Permits”).
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20.300.004 Development on Substandard Lots
A lot that does not comply with the dimensional requirements or contains less area than the minimum lot size required by this Ordinance shall be considered a lawful nonconforming lot so long as the lot is described in the official records on file in the office of the San Mateo County Recorder as a lot of record under one ownership.
20.300.005 Fences, Walls, and Hedges
Fences, walls, hedges, and similar structures shall comply with the standards of this section.
Maximum Height. The maximum allowed height of fences, walls, dense hedges, and related structures is established in Table 20.300.005.
Table 20.300.005: Fences, Wall, and Hedge Height
Location on Lot Maximum Height
Required front and streetfacing side setbackOpaque: Max. height 4 ft Transparent: May exceed 4 ft in height with MUP
Required interior side setback
and rear setbacks
Max. 6 ft; Max. 8 ft. in BPT-M, BTP-H, MIM, and MIH districts. The Chief Planner may allow up to 8 ft in residential districts and 10 feet in non-residential districts when a fence is located on top of a retaining wall.
Outside of required setbacks Max 6 ft.; Max. 8 ft. In residential districts with MUP1
1. Where a fence or wall is installed to screen an outdoor storage area, additional height may be allowed per Section 20.350.330, Outdoor Storage.
Figure 20.300.005: Fences and Walls
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Division V, Page 4 | South San Francisco Zoning Code | Public Review Draft Decorative Features. One entry gateway, trellis, or other entry structure is allowed in the required front or street-facing side yard of each lot, provided that the maximum height or width of the structure does not exceed 10 feet. Such decorative feature shall not have any solid obstruction that exceeds two feet in diameter between the height of three and 10 feet.
Intersection and Driveway Visibility. Except as otherwise provided in this section, fences, walls, hedges, and related structures must comply with Section 20.300.016 (“Visibility at Intersections and Driveways”).
Materials.
1. Prohibition on Hazardous Fencing Materials. The use of barbed wire, razor wire, ultra-barrier, electrified, and other hazardous fencing is not allowed unless such fencing is required by any law or regulation of the City, the State of California, Federal Government, or other public agency. An exception to this standard may be approved for sites in the MIM and MIH districts, according to the procedures of Chapter 20.510 (“Waivers and Modifications”).
2. Limitation on Chain-Link Fencing. Chain-link fencing is not allowed in residential districts. In all other districts, chain-link fencing shall not be visible from the street, highway, public open space, commuter rail right-of-way, or adjacent residential districts.
3. Limitation on Concrete Block. Plain, concrete block is not allowed as a fencing material. Concrete block must be finished with stucco and capped with a decorative cap.
Landscaping. Fences and walls used for required screening of outdoor storage areas must be landscaped in compliance with Section 20.350.033.D, Landscaping Requirements.
Maintenance. All walls and fences shall be maintained in a safe, neat and orderly condition at all times.
20.300.006 Heights and Height Exceptions
The structures listed in the following table may exceed the maximum allowed building height for the district in which they are located, subject to the limitations stated in Table 20.300.006 and further provided that no portion of a structure in excess of the building height limit may contain habitable areas or advertising. Additional height, above this limit, may be approved with a Conditional Use Permit.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 5 Table 20.300.006: Allowed Projections Above Height Limits Structures Allowed Above the Height Limit Maximum Coverage, Locational Restrictions
Maximum Vertical Projection
Above the Height Limit (ft.)
Skylights No limitations One
Chimneys
10% of roof area 10
Rooftop open space features including
sunshade and windscreen devices, open
trellises, and landscaping (for multiple-unit
residential and nonresidential buildings only)
Flagpoles
Elevator and stair towers (for multiple-units
residential and nonresidential buildings only) 10% of roof area 16 Decorative features including spires, bell
towers, domes, cupolas, obelisks, and
monuments
10% of roof area No restriction
Fire escapes, catwalks, and open railings
required by law
No restriction No restriction
Solar panels, and other energy production
facilities located on a rooftop
Distribution and transmission towers, lines,
and poles
25% of the area of the lot,
or 10% of the roof area of
all on-site structures,
whichever is less. Must be
located at least 25 feet
from any lot line.
No restriction
Water tanks
Windmills
Radio towers
Industrial structures where the
manufacturing process requires a greater
height
Building-mounted telecommunications
facilities, antennas, and microwave
equipment.
Subject to the provisions of Chapter 20.370, (“Antennas and Wireless Communication Facilities”).
20.300.007 Landscaping
Purpose. The specific purposes of the landscaping standards are to:
1. Improve the appearance of the community by requiring aesthetically pleasing landscaping on public and private sites;
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2. Aid in energy conservation by providing shade from the sun and shelter from the wind;
3. Soften the appearance of parking lots and other development through landscaping;
4. Encourage conservation of water resources through the use of native and drought-tolerant plants, and water-conserving irrigation practices;
5. Minimize or eliminate conflicts between potentially incompatible but otherwise allowed land uses on adjoining lots through visual screening; and
6. Incorporate the provisions and standards of the State of California Model Water Efficient Landscape Ordinance to ensure that the requirements within this Ordinance are at least as effective in conserving water as the Model Water Efficient Landscape Ordinance.
Applicability. The standards of this section apply to the following:
1. All new development, any change of use classification and additions (other than to Single-Unit Dwellings or Duplexes) that expand existing floor area by 10 percent or more.
2. New construction and rehabilitated landscapes which are homeownerprovided and/or homeowner-hired in single-unit and multiple-unit residential projects with a total project landscape area equal to or greater than 5,000 square feet.
3. New construction and rehabilitated landscapes for all projects other than those described in subsection (B)(2) of this section with a total project landscape area equal to or greater than 2,500 square feet.
4. Existing landscapes limited to Sections 20.300.007(O).
5. Any project, subject to this Ordinance, with an aggregate landscape area of 2,500 square feet or less may comply with the performance requirements of this Ordinance or conform to the prescriptive measures contained in Appendix D of the State of California Model Water Efficient Landscape Ordinance.
6. For projects using treated or untreated graywater or rainwater captured on site, any lot within the project that has less than 2,500 sq. ft. of landscape and meets the lot’s landscape water requirement (Estimated Total Water Use) entirely with treated or untreated graywater or through stored rainwater captured on site is subject only to Appendix D Section (5) of the State of California Model Water Efficient Landscape Ordinance.
7. Exceptions. The standards of this section do not apply to landscaping that is part of a registered historic site, plant collections as part of botanical gardens Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 7 and arboretums open to the public, or ecological restoration projects that do not require a permanent irrigation system.
Landscape Design Principles. The following design principles are general standards to be used by City staff in evaluating whether landscape plans conform to the requirements of this section:
1. Natural Landscapes. Landscape designs shall incorporate and enhance existing natural landscapes and existing specimen trees and native vegetation (including canopy, understory, and ground cover).
a. Particular care shall be given to preserve intact natural landscapes, promote health and longevity of vegetation trees, reduce mortality of vegetation, and improve habitat for wildlife.
b. Where previous landscaping has dramatically altered natural landscapes, new designs shall reestablish natural landscape patterns and plantings.
2. Composition. The quality of a landscape design is dependent not only on the quantity and selection of plant materials but also on how that material is arranged. Landscape materials shall be arranged in a manner as to provide the following qualities and characteristics:
a. Texture. Landscape designs shall provide a textured appearance through the use of a variety of plant material rather than a single species, by contrasting large leaf textures with medium and small leaf textures, and with a variety of plant heights. Spacing of key landscaping components, including trees and shrubs, shall be consistent with the overall design approach of the landscape plan. Formal landscape designs benefit from a uniform spacing of plants, whereas varied spacing and clustering of trees is more compatible with a naturalistic design.
b. Color. Landscape designs shall include a variety of plants to provide contrasting color to other plants in the design. Designs are encouraged to include flowering plants and especially a mix of plants that display colorful flowers throughout the year.
c. Clustering. Where possible, landscaping shall be designed in multilayered clusters, with groundcover, shrub, and tree canopy layers in the same area to support wildlife.
d. Form. Landscape designs shall consider the complete threedimensional form of the landscaping, not simply the form of individual elements. The interrelationship of all landscape elements shall be considered so that the final design presents a coherent whole. Trees, Division V: Citywide Standards
Division V, Page 8 | South San Francisco Zoning Code | Public Review Draft shrubs, and hedges, especially those used for screening and buffering, shall display a fullness at maturity that is typical of the species.
3. Buffering and Screening. The placement of natural landscape materials (trees, shrubs, and hedges) is the preferred method for buffering differing land uses, for providing a transition between adjacent properties, and for screening the view of any parking or storage area, refuse collection, utility enclosures, or other service area visible from a public street, alley, or pedestrian area. Plants may be used with fences or berms to achieve the desired screening or buffering effect. Plant material must be mature enough at the time of planting to provide an effective buffer or screen and shall be planted in an appropriate location to allow for desired growth within a reasonable period of time. When used to screen an activity area including a parking lot, landscaping shall not obstruct the visibility of motorists or pedestrians or interfere with public safety.
4. Responsive to Local Context and Character. Landscape designs shall build on the site’s and area’s unique physical characteristics, conserving and complementing existing natural features. Naturalistic design elements including s irregular plant spacing, undulating berm contours, and mixed proportions of plant species shall be used to ensure that new landscaping blends in and contributes to the quality of the surrounding area. Selection and spacing of plant material shall be reflective of the surrounding area’s character.
5. Use of Native and Drought Resistant Plants. Landscape designs shall feature native and/or related plant species, especially in areas adjacent to existing native vegetation, to take advantage of the unique natural character and diversity of the San Francisco peninsula region and the adaptability of native plants to local environmental conditions. Where feasible, the re-establishment of native habitats shall be incorporated into the landscape design. In the same manner, landscape designs shall utilize drought tolerant plant materials to the maximum extent feasible. The use of drought-tolerant plants shall enrich the existing landscape character, conserve water and energy, and provide as pleasant and varied a visual appearance as plants that require more water.
Planting of invasive species identified on the California Invasive Plant Council list is prohibited.
6. Continuity and Connection. Landscaping shall be designed within the context of the surrounding area, provided that the landscaping is also consistent with these design principles. Where the design intent and the surrounding landscape is naturalistic, plant materials shall blend well with adjacent properties, particularly where property edges meet, to create a seamless and natural landscape. Where the design intent and the surrounding landscape is Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 9 formal, consistent or similar plant material and spacing shall be utilized.
Exceptions may be made when seeking to create a transition between uses, districts, and tiers.
7. Enhancing Architecture. Landscape designs shall be compatible with and enhance the architectural character and features of the buildings on site and help relate the building to the surrounding landscape. Major landscape elements shall be designed to complement architectural elevations and rooflines through color, texture, density, and form on both vertical and horizontal planes. Landscaping shall be in scale with on-site and adjacent buildings. Plant material shall be installed at an appropriate size and allowed to accomplish these intended goals. When foundation planting is required, plantings and window boxes shall incorporate artistic elements and be compatible with a building’s architectural character.
Landscape Plans and Documentation. All projects subject to this chapter may elect to submit either a Standard Landscape Plan or an Alternative Landscape Plan.
1. Standard Landscape Plan Requirements.
a. Provisions for New Construction or Rehabilitated Landscapes. MWELO Sec. 492.
b. Compliance with Landscape Documentation Package. MWELO Sec. 492.1.
c. Elements of the Landscape Documentation Package. MWELO Sec. 492.3. d. Water Efficient Landscape Worksheet. MWELO Sec. 492.4. e. Soil Management Report MWELO Sec. 492.5.
f. Landscape Design Plan MWELO Sec. 492.6.
g. Irrigation Design Plan MWELO Sec. 492.7.
h. Grading Design Plan MWELO Sec. 492.8.
2. Alternative Landscape Plan Requirements. An applicant may demonstrate that the intent of the landscape requirements of this section can be achieved through an Alternative Landscape Plan. The Alternative Landscape Plan shall be prepared in accordance with the principles and design criteria set forth in this section and shall clearly detail the modifications being requested from the provision of this section and how they reflect the evaluation criteria listed below.
a. Innovative use of plant materials and design techniques in response to unique characteristics of the site or the proposed use.
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Division V, Page 10 | South San Francisco Zoning Code | Public Review Draft b. Preservation or incorporation of existing native vegetation and documentation of existing invasive species.
c. Incorporation of naturalistic design principles includes variations in topography, meandering or curvilinear plantings, and grouping of dominant plant materials (trees or large shrubs) in a manner consistent with existing native vegetation.
d. Integration of landscaping and pedestrian facilities in a manner that improves access or incorporates pedestrian-friendly design, this may include reduced ground-level planting along the front setback if canopy shade trees along sidewalks are provided.
e. Use of additional shade trees to create a greater canopy effect. f. A greater degree of compatibility with surrounding uses than a standard landscape plan would offer.
3. Preparation by Qualified Person. Landscaping for commercial projects, industrial projects, institutional projects, and residential projects consisting of more than 12 units shall be prepared by a California Registered Landscape Architect.
Areas to be Landscaped. The following areas shall be landscaped and may count toward the total area of site landscaping required by the zoning district standards.
1. Required Setbacks. All required front and street-facing side setbacks, except for areas used for exit and entry, shall be landscaped.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 11 Figure 20.300.007(E)(1) Required Setbacks
2. Interior Property Lines Abutting Residential Districts. Wherever a nonresidential use is located adjacent to a residential district or use, a landscape buffer planted with a mix of trees and shrubs shall be provided along interior property lines. At least one tree of at least 15-gallon size shall be planted per 20 lineal feet or as appropriate to create a tree canopy over the buffer yard. In addition, at least three shrubs shall be planted per 20 lineal feet. At least 10 percent of the required trees shall be 24-inch box size. a. Industrial R&D Use:. Ten foot wide landscaped buffer yard. b. Other Nonresidential Uses. Six foot wide landscaped buffer yard.
3. Building Perimeters. The portions of a building that front a public street shall have one or more landscape planters a minimum of three feet wide installed along:
a. A minimum 40 percent of street-facing facades for multi-family development of 40 units or more per acre;
b. A minimum 20 percent of street-facing facades for all other building types
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Division V, Page 12 | South San Francisco Zoning Code | Public Review Draft Figure 20.300.007(E)(3) Building Perimeters
4. Parking Areas. Parking areas as required by Chapter 20.330 (“On-Site Parking and Loading”).
5. Unused Areas. All areas of a project site not intended for a specific use, including areas planned for future phases of a phased development, shall be landscaped or left in a natural state.
General Landscaping Standards.
1. Materials.
a. General. Landscaping may consist of a combination of groundcovers, shrubs, vines, and trees. Landscaping may also include incidental features including stepping stones, benches, fountains, sculptures, decorative stones, or other ornamental features, placed within a landscaped setting. Landscaped areas may include paved or graveled surfaces, provided they do not cover more than 10 percent of the area required to be landscaped. Plant materials and trees shall be selected from among those species and varieties known to thrive in the South San Francisco climate and where applicable, selected from an approved list maintained by the City. Recirculating water shall be used for decorative water features.
b. Ground Cover Materials. Ground cover shall be of live plant material.
Groundcover may include grasses. Non-plant materials including Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 13 gravel, colored rock, cinder, bark, and similar materials may not be used to meet the minimum planting area requirements required by this section, except with approval of an Alternative Landscape Plan. Mulch must be confined to areas underneath shrubs and trees and is not a substitute for ground cover plants.
c. Turf Allowance/Drought-Tolerant Materials. The maximum amount of lawn in required landscape areas shall be 20 percent except for turf areas that comprise an essential component of a project (e.g., golf courses or playing fields), which are exempt from this limit. The installation of turf on slopes greater than 25 percent is prohibited. The use of drought-tolerant plant materials is preferred to conserve the City’s water resources. Projects complying with the Prescriptive Compliance Option memorialized in Appendix D of the State of California Model Water Efficient Landscape Ordinance shall comply with the turf allowances in accordance with that Option. d. Size and Spacing. Plant materials shall be grouped in hydrozones in accordance with their respective water, cultural (soil, climate, sun and light) and maintenance needs. Plants shall be of adequate size and spacing at the time of installation to provide ample vegetation coverage. Minimum requirements include:
i. Ground Covers. Ground cover plants other than grasses must be at least the four-inch pot size. Areas planted in ground cover plants other than grass seed or sod must be planted at a rate of one per 12 inches on center or less.
ii. Shrubs. Shrubs shall be a minimum size of one gallon. When planted to serve as a hedge or screen, shrubs shall be planted with two to four feet of spacing, depending on the plant species. iii. Trees. At minimum, trees shall be provided in compliance with Chapter 13.30 (“Tree Preservation”) of the South San Francisco Municipal Code. Tree canopies shall cover a minimum of 50 percent of the total required landscape area. One tree species shall exceed 20 percent of total amount of trees provided. (a) A minimum of 15 percent of the trees planted shall be 24 inch-box or greater in size. All other trees shall be a minimum of 15 gallons in size with a one-inch diameter
at breast height (dbh).
(b) Newly planted trees shall be supported with double
stakes or guy wires and tree guards per International
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Division V, Page 14 | South San Francisco Zoning Code | Public Review Draft Society for Arboriculture and American National
Standards Institute standards.
(c) Any trees planted along a sidewalk shall be fifteen gallon trees no more than 30 feet apart on center.
(d) Any tree to be planted along a lot line or adjacent to a structure shall be no closer to said lot line or structure than one-half the diameter of the particular species’ drip line at maturity, measured from the center of the tree.
Any tree that cannot be planted in the ground shall be
planted in a planter box at least twice the width and
depth of the root ball plus one additional foot in
container diameter for every four feet of mature tree
height.
2. Dimension of Landscaped Areas. No landscaped area smaller than three feet in any horizontal dimension shall count toward required landscaping.
3. Prescribed Heights. The prescribed heights of landscaping shall indicate the height to be attained within three years after planting.
4. Drivers’ Visibility. Trees and shrubs shall be planted and maintained so that at maturity they do not interfere with traffic safety sight areas, or public safety.
Except as otherwise provided in this section, fences, walls, and related structures must comply with Section 20.300.017 (“Visibility at Intersections and Driveways”).
Stormwater Management and Rainwater Retention MWELO Sec. 492.16.
Irrigation Specifications.
1. Irrigation Scheduling MWELO Sec. 492.10.
2. Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis MWELO Sec. 492.12.
3. Irrigation Efficiency MWELO Sec. 492.13.
4. Recycled Water MWELO Sec. 492.14.
5. Graywater Systems MWELO Sec. 492.15.
Installation and Completion.
1. Consistency with Approved Plans. All landscaping shall be installed consistent with approved plans and specifications, in a manner designed to encourage and maintain healthy plant growth.
2. Timing of Installation. Required landscaping shall be installed prior to the issuance of a Certificate of Occupancy for the associated project.
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3. Exception—Assurance of Landscaping Completion. The Chief Planner may allow the required landscaping to be installed within 120 days after the issuance of a Certificate of Occupancy in special circumstances related to weather conditions or plant availability. A surety in the amount equal to 150 percent of the estimated cost of landscaping, including materials and labor, as well as an agreement that the required landscaping will be installed within 120 days, must be filed with the City to assure completion of landscaping installation within such time. The surety may take the form of cash deposit, irrevocable letter of credit or bond; and together with the agreement, would provide for payment to the City of any costs incurred in contracting for completion of the required landscaping.
4. Certification of Completion MWELO Sec. 492.9.
Maintenance.
1. General. All planting and other landscape elements shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering.
Wherever necessary, plantings shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements.
2. Construction and Subsequent Maintenance.
a. Areas with invasive species must be cleared prior to construction. b. Dispersal of invasive species’ seed by construction equipment must be prevented through covering and containing cut debris prior to transport and disposal off-site.
c. Non-native vegetation and native vegetation removed during construction must be replaced with native species except when the non-native vegetation supports habitat that supports native wildlife.
3. Trees. Trees shall be maintained by property owners in accordance with industry best practices to be free from physical damage or injury arising from lack of water, chemical damage, accidents, vandalism, insects and disease. Any tree showing such damage shall be replaced with three new trees. At minimum, trees shall be maintained in compliance with Chapter 13.30 (“Tree Preservation”) of the South San Francisco Municipal Code.
4. Landscape and Irrigation Maintenance Schedule MWELO Sec. 492.11.
Reserved.
Definitions MWELO Sec. 491.
Public Education MWELO Sec. 492.17.
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Division V, Page 16 | South San Francisco Zoning Code | Public Review Draft Environmental Review MWELO Sec. 492.18.
Provisions for Existing Landscapes MWELO Sec. 493.
Penalties. Violations of this section are subject to the penalties and enforcement procedures set forth in Chapter 20.580 (“Enforcement and Abatement Procedures”) of this Ordinance.
20.300.008 Lighting and Illumination
Purpose. This section establishes regulations that allow outdoor lighting for uses and activities consistent with the need for utility, safety, and nighttime attractiveness while minimizing:
1. Light escaping directly from fixtures or indirectly after reflection from surfaces into the atmosphere which causes increased artificial sky brightness;
2. Glare arising directly from fixtures or from over-illuminated outdoor areas which interferes with effective vision;
3. Energy waste which increases impacts on the environment through energy production byproducts;
4. Light trespass across property lines; and
5. Potential disruption to nocturnal ecosystems including human health.
Applicability. The standards of this section apply to all new development and additions where existing gross floor area is expanded by 10 percent or more.
General Standards.
1. Conformance with Applicable Codes. All outdoor lighting fixtures must be installed and maintained in conformance with the provisions of this Division and applicable Building Codes
2. Multiple-Unit Residential Buildings. Aisles, passageways, and recesses related to and within the building complex shall be illuminated with an intensity of at least 0.25 foot-candles at the ground level during the hours of darkness.
Lighting devices shall be protected by weather and vandal-resistant covers.
3. Nonresidential Buildings. All exterior doors, during the hours of darkness, shall be illuminated with a minimum of one foot-candle of light.
4. Maximum Height. Lighting fixtures shall not exceed the maximum heights specified in the following table.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 17 Table 20.300.008 Maximum Height of Lighting Fixtures
District Maximum Height (ft.)
Residential and Downtown
Residential zoning districts 16
Downtown/Caltrain Station
Area and Form-Based zoning
districts
16 feet within 100 feet of any street frontage; 20 feet in any other location.
CC and BPO zoning districts 20 feet within 100 feet of any street frontage; 25 feet in any other location.
All other zoning districts 25
5. Shielding. All lighting fixtures shall be fully shielded and located, aimed, and shielded so that the direct illumination from the fixture shall be confined to the property boundaries of the source. Further, any light fixture located within 50 feet of a residential district or public right-of-way must utilize an internal or external shield, with the light fixture and shield oriented to minimize light trespass onto adjacent property or right-of-way line. If an external shield is used, its surface must be painted black to minimize reflections.
Figure 20.300.008 Shielding Configurations
No Shield Internal Shield External Shield
6. Motion Sensing Light Fixtures. All motion sensing light fixtures must conform to all applicable standards of this Division, including the shielding standards.
7. Required Documentation. Photometric data from lighting manufacturers shall be submitted to the City by the project applicant to demonstrate that the lighting requirements have been satisfied.
Prohibited Outdoor Lighting. The following types of outdoor lighting are prohibited:
1. Outdoor floodlighting.
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2. Search lights, flood lights, laser lights, or similar high intensity light, except as necessary for official emergency services or for meteorological data gathering purposes.
3. Any lighting device located on the exterior of a building or on the inside of a window which is visible beyond the property boundaries of the lot or parcel with intermittent fading, flashing, blinking, rotating, or strobe light illumination.
4. Lighting that results in glare to motor vehicles on public rights-of-way.
20.300.009 Performance Standards
Purpose. The specific purposes of this section are to:
1. Establish permissible limits and permit objective measurement of nuisances, hazards, and objectionable conditions;
2. Ensure that all uses will provide necessary control measures to protect the community from nuisances, hazards, and objectionable conditions;
3. Protect any industry from arbitrary exclusion; and
4. Protect and sustain the natural environment by promoting conservation of energy and natural resources, improving waste stream management, and reducing emission of greenhouse gases.
Applicability. The minimum requirements in this section apply to all land uses in all zoning districts, unless otherwise specified.
General Standard. Land or buildings shall not be used or occupied in a manner creating any dangerous, injurious, or noxious fire, explosive or other hazard which would adversely affect the surrounding area.
Location of Measurement for Determining Compliance. Measurements necessary for determining compliance with the standards of this chapter shall be taken at the lot line of the establishment or use that is the source of a potentially objectionable condition, hazard, or nuisance.
1. Hours of Operation. Hours of operation are limited to between 6:00 a.m. and midnight seven days a week for all districts except employment. See Chapter
20.490 (Use Permits) and Section 20.490.002 (“Applicability”) for additional restrictions.
2. Noise.
a. Noise Limits. No use or activity shall create ambient noise levels that exceed the standards established in Chapter 8.32 (“Noise Regulation”) of the South San Francisco Municipal Code.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 19 b. Noise Exposure—Land Use Requirements and Limitations. Table
20.300.010 below describes the requirements and limitations of various land uses within the listed Community Noise Equivalent Level (CNEL) ranges as measured in decibels (dB).
Table 20.300.009 Noise Exposure – Land Use Requirements and Limitations Land Use CNEL Range (dB) Requirements and Limitations
Residential and other noise
sensitive uses (e.g., schools,
hospitals, and churches)
Less than 65 Satisfactory
65 to 70 Acoustic study and noise attenuation
measures required
Over 70
Not allowed, with the exception of
projects deemed appropriate by the
City Council, and to the extent
necessary, approved through the Local
Agency Override process, consistent
with Public Utilities Code Ordinance
Section 21670 et seq.
Commercial
Less than 70 Satisfactory
70 to 80 Acoustic study and noise attenuation
measures required
Over 80 Airport-related development only; noise
attenuation measures required
Industrial
Less than 75 Satisfactory
75 to 85 Acoustic study and noise attenuation
measures required
Over 85 Airport-related development only; noise
attenuation measures required
Open Spaces
Less than 75 Satisfactory
Over 75 Avoid uses involving concentrations of
people or animals
c. Noise Attenuation Measures. Noise attenuation measures identified in an acoustic study shall be incorporated into the project to reduce noise impacts to satisfactory levels.
d. Maximum Acceptable Interior Noise Levels. New noise-sensitive uses (e.g. schools, hospitals, churches, and residences) shall incorporate noise attenuation measures to achieve and maintain and interior noise level of CNEL 45 dB.
Division V: Citywide Standards
Division V, Page 20 | South San Francisco Zoning Code | Public Review Draft e. Residential Interior Noise Level Reduction. New dwellings exposed to CNEL above 65 dB shall incorporate the following noise reduction design measures unless alternative designs that achieve and maintain an interior noise level of CNEL 45 dB are incorporated and verified by a Board Certified Acoustical Engineer.
f. All façades must be constructed with substantial weight and insulation; g. Sound-rated windows providing noise reduction performance similar to that of the façade must be included for habitable rooms; h. Sound-rated doors or storm doors providing noise reduction performance similar to that of the façade must be included for all exterior entries;
i. Acoustic baffling of vents is required for chimneys, fans, and gable ends;
j. Installation of a mechanical ventilation system affording comfort under closed-window conditions; and
k. Double-stud construction, double doors, and heavy roofs with ceilings of two layers of gypsum board on resilient channels.
3. Vibration. No vibration shall be produced that is transmitted through the ground and is discernible without the aid of instruments by a reasonable person at the lot lines of the site.
a. Vibration Analysis Required. A vibration analysis prepared by a qualified acoustical consultant is required for the following activities:
i. All construction-related activities located within 100-feet of residential or other sensitive receptors that require the use of pile driving or other construction method that has the potential to produce high vibration levels.
ii. All new land use development located within 200-feet of existing rail lines.
iii. Exemptions. Vibrations from temporary construction, demolition, and vehicles that enter and leave the subject lot (e.g., construction equipment, trains, trucks, etc.) are exempt from this standard.
b. Historic Structure Protection.
i. For any development project that is located within 150 feet of a historic structure and requires either: (1) pile driving within 150 feet; or (2) utilization of mobile construction equipment within Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 21 50 feet of the historic structure, the property owner/developer shall retain an acoustical engineer to conduct a vibration analysis for potential impacts from construction-related vibration impacts onto the historic structure. The vibration analysis shall determine the vibration levels created by construction activities at the historic structure, and if necessary, develop mitigation to reduce the vibration levels to within the Caltrans threshold of 0.12 inches per second peak particle velocity (PPV) for historic buildings.
ii. Require vibration analysis for historic structure protection. Prior to issuance of grading permits for any development project that is located within 150 feet of a historic structure and, if construction activities will require either: (1) pile driving within 150 feet; or (2) utilization of mobile construction equipment within 50 feet of the historic structure, the property
owner/developer shall retain an acoustical engineer to conduct a vibration analysis for potential impacts from constructionrelated vibration impacts onto the historic structure. The vibration analysis shall determine the vibration levels created by construction activities at the historic structure, and if necessary, develop mitigation to reduce the vibration levels to within Caltrans threshold of 0.12 inches per second PPV for historic buildings
4. Light and Glare. Activities, processes, and uses shall be operated in compliance with the following provisions:
a. Mechanical or Chemical Processes. Light or glare from mechanical or chemical processes, high-temperatures processes including combustion or welding, or from reflective materials on buildings or used or stored on a site, shall be shielded or modified to prevent emission of adverse light or glare onto other properties. b. Glare. No use shall be operated such that significant, direct glare, incidental to the operation of the use is visible beyond the boundaries of the lot where the use is located.
5. Odors. No use, process, or activity shall produce objectionable odors that are perceptible without instruments by a reasonable person at the lot lines of a site. Odors from temporary construction, demolition, and vehicles that enter and leave the subject lot (e.g., construction equipment, trains, trucks, etc.) are exempt from this standard.
Division V: Citywide Standards
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6. Heat and Humidity. Uses, activities, and processes shall not produce any emissions of heat or humidity that cause distress, physical discomfort, or injury to a reasonable person, or interfere with ability to perform work tasks or conduct other customary activities. In no case shall heat emitted by a use cause a temperature increase in excess of five degrees Fahrenheit on another property.
7. Air Contaminants. Uses, activities, and processes shall not operate in a manner that emit excessive dust, fumes, smoke, or particulate matter. a. Compliance. Sources of air pollution shall comply with rules identified by the Environmental Protection Agency (Code of Federal Regulations, Title 40), the California Air Resources Board, and the Bay Area Air Quality Management District (BAAQMD).
b. BAAQMD Permit. Operators of activities, processes, or uses that require “approval to operate” from the BAAQMD, shall file a copy of the permit with the Planning Division within 30 days of permit approval.
8. Liquid or Solid Wastes.
a. Discharges to Water or Sewers. Liquids and solids of any kind shall not be discharged, whether directly or indirectly, into a public or private body of water, sewage system, watercourse, or into the ground, except in compliance with applicable standards of the California Regional Water Quality Control Board (California Administrative Code, Title 23, Chapter 3 and California Water Code, Division). b. Solid Wastes. Solid wastes shall be handled and stored so as to prevent nuisances, health, safety and fire hazards, and to facilitate recycling.
There shall be no accumulation outdoors of solid wastes conducive to the breeding of rodents or insects, unless stored in closed containers.
9. Fire and Explosive Hazards. All activities, processes and uses involving the use of, or storage of, flammable and explosive materials shall be provided with adequate safety devices against the hazard of fire and explosion. Firefighting and fire suppression equipment and devices standard in industry shall be approved by the Fire Department. All incineration is prohibited with the exception of those substances including, chemicals, insecticides, hospital materials and waste products, required by law to be disposed of by burning, and those instances wherein the Fire Department deems it a practical necessity.
10. Hazardous and Extremely Hazardous Materials. The use, handling, storage and transportation of hazardous and extremely hazardous materials shall Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 23 comply with the provisions of the California Hazardous Materials Regulations and the California Fire and Building Code, as well as the laws and regulations of the California Department of Toxic Substances Control and the County Environmental Health Agency. Activities, processes, and uses shall not generate or emit any fissionable or radioactive materials into the atmosphere, a sewage system or onto the ground.
11. Electromagnetic Interference. No use, activity or process shall cause electromagnetic interference with normal radio and television reception in any Residential district, or with the function of other electronic equipment beyond the lot line of the site in which it is situated. All uses, activities and processes shall comply with applicable Federal Communications Commission regulations.
12. Radioactivity. No radiation of any kind shall be emitted that is dangerous to humans.
20.300.010 Projections into Required Yards
Building projections may extend into required setbacks, subject to the following standards and all applicable requirements of the California Building Code:
Maximum Projection Allowed. Except as provided in any other subsection of this section, no projection may extend closer than three feet to an interior lot line or into a public utility easement.
Architectural Projections. Cornices, canopies, eaves or other architectural features may project up to two feet into any yard, provided that such projection shall not exceed onehalf the otherwise required yard width or depth.
Fire Escapes. Fire escapes, required by law, Ordinance, or standards of a public agency may project up to four feet into any required yard.
Bay Windows and Chimneys. Bay windows and chimneys may project up to two feet into any interior side yard and three feet into any front, rear, or street side yard, provided that they do not occupy, in the aggregate, more than one-third of the length of the building wall on which they are located.
Stairways, Stair Landings, and Balconies. Stairways, stair landings, and balconies that service above the first floor level of the building may project up to two feet into any interior side yard and three feet into any front, rear, or street side yard, provided that all such structures shall be open, unenclosed and without roofs, except for lattice type guard railings. Structural supports for stairways and landings may be enclosed.
Decks, Porches, and Stairs. Decks, porches, and stairs which do not extend above the first floor level of the building may be built to within three feet of interior side and Division V: Citywide Standards
Division V, Page 24 | South San Francisco Zoning Code | Public Review Draft rear lot lines, to within 10 feet of the front and to within seven feet of comer side lot lines. If exceeding 18 inches above ground elevation, the maximum project into any yard is three feet. Within the Downtown Residential Districts (DRL, DRM, and DRH), porches, decks and stairs may be built to within five feet of the lane frontage lot line.
Depressed Ramps or Stairways and Supporting Structures. Depressed ramps or stairways and supporting structures, when designed to allow access to parts of buildings below average ground level, may extend into any required yard not more than 42 inches.
Ramps and Similar Structures for Disabled Person's Accommodation. Any building projections beyond those of this section that are required to accommodate accessibility in accordance with the Americans with Disabilities Act will be reviewed by the Chief Planner. See Chapter 20.510 (“Waivers and Modifications”).
20.300.011 Screening
Applicability. The standards of this section apply to any of the following:
1. New development and additions that expand existing floor area by 10 percent or more.
2. All new exterior equipment and the replacement of exterior equipment where the new equipment is larger than the equipment being replaced.
Screening of Mechanical and Electrical Equipment. All exterior mechanical and electrical equipment shall be screened or incorporated into the design of buildings so as not to be visible from the public right-of-way or public open spaces. Equipment to be screened includes, but is not limited to, all roof-mounted equipment, air conditioners, heaters, utility meters, cable equipment, satellite dishes, telephone entry boxes, backflow preventions, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning heating, and blower systems. Screening materials shall be either dense landscaping or constructed of materials that are consistent with the exterior colors and materials of the building.
Common Property Lines. A minimum six-foot high screening wall shall be provided on the interior lot lines of any lot that contains any commercial use, employment use, public or semi-public use (except Cemetery, Community Garden, Day Care Centers, or Public Park and Recreation Facility), or transportation, communication and utilities use, as defined in Chapter 20.620 (“Use Classifications”) and abuts a Residential district. Such screening wall shall be provided at the time of new construction or expansion of buildings, or changes from one use classification to another nonresidential use classification.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 25
1. Location. Screening walls shall follow the lot line of the lot to be screened or shall be so arranged within the boundaries of the lot so as to substantially hide from adjoining properties the building, facility, or activity required to screened.
2. Materials. Employment uses must provide a solid screening wall of stucco, decorative block, or concrete panel. Screening walls for other uses may be constructed of stucco, decorative block, concrete panel, wood or other substantially equivalent material. Chain-link fencing does not fulfill the screening wall requirement.
3. Berms. An earth berm may be used in combination with the above types of screening walls, but not more than two-thirds of the required height of such screening may be provided by the berm.
4. Maintenance. Screening walls shall be maintained in good repair, including painting, if required, and shall be kept free of litter or advertising. Where hedges are used as screening, trimming or pruning shall be employed as necessary to maintain the maximum allowed height.
20.300.012 Swimming Pools and Spas
Swimming pools and spas shall comply with the following standards:
If located in a residential district, the swimming pool or spa is to be solely for the use and enjoyment of residents and their guests.
The swimming pool or spa, or the entire property on which it is located, shall be walled or fenced from the street or from adjacent properties; and where located less than 30 feet to any lot line, shall be screened by a masonry wall or solid fence not less than six feet in height on the side facing the lot line.
Swimming pool or spa filtration equipment shall not be closer than 15 feet to the main building on an adjoining lot.
Swimming pools, spas and associated filtration equipment and pumps shall not be located in the front or street side yard. All equipment shall be mounted and enclosed so that its sound is not audible from any other lot.
The outside wall of the water-containing portion of any swimming pool or spa shall be located at least five feet from all interior side and rear lot lines.
20.300.013 Trash and Refuse Collection Areas
All trash and refuse collection enclosures shall comply with the California Fire Code, California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit, the City of South San Francisco Source Control Measures, and the City of South San Francisco Site Design Standards Checklist and shall meet the following Division V: Citywide Standards
Division V, Page 26 | South San Francisco Zoning Code | Public Review Draft requirements unless it is demonstrated that they are infeasible as determined by the Chief Planner.
Applicability. The standards of this section apply to all new development and additions that expand existing floor area by 10 percent or more.
General Requirements and Alternatives.
1. General Requirements. Solid waste and recycling-container enclosures are required for all new development.
2. Alternatives. Projects with 10 or fewer residential units may have individual trash and recycling containers for each unit, provided that there is a designated screened location for each individual trash container adjacent to the dwelling unit and provided that each unit brings solid waste and recycling containers to the curbside for regular weekly or bi-weekly collection.
Location.
1. The solid waste and recycling storage area shall not be visible from a public right-of-way and shall not be located within any required front yard, street side yard, any required parking and landscaped areas, or any other area required by this Ordinance to be constructed or maintained unencumbered according to fire and other applicable building and public safety codes.
2. Solid waste and recycling areas shall be consolidated to minimize the number of collection sites and located so as to reasonably equalize the distance from the building spaces they serve. There should be a minimum of one solid waste and recycling enclosure per 50 units.
3. Solid waste and recycling storage areas shall be accessible to haulers. Storage areas shall be located so that the trucks and equipment used by the City of South San Francisco or its contracted solid waste and recycling collector(s) have sufficient maneuvering areas and, if feasible, so that the collection equipment can avoid backing. Project applicants are responsible for procuring current equipment size and turning radius from the City of South San Francisco or its contracted solid waste and recycling collector(s).
Materials, Construction, and Design.
1. Minimum Height of Screening. Solid waste and recycling storage areas located outside or on the exterior of any building shall be screened with at least a six foot high solid enclosure.
2. Enclosure Material. Enclosure material shall be solid masonry or concrete tiltup with decorated exterior-surface finish compatible to the main structure(s).
3. Gate Material. Gate material shall be decorative, solid, heavy-gauge metal or a heavy-gauge metal frame with a covering of a view-obscuring material.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 27
4. Access to Enclosure from Residential Projects. Each solid waste and recycling enclosure serving a residential project shall be designed to allow walk-in access without having to open the main enclosure gate.
5. Enclosure Pad. Pads shall be a minimum of four-inch-thick concrete.
6. Bumpers. Bumpers shall be two inches by six inches thick and made of concrete, steel, or other suitable material and shall be anchored to the concrete pad.
7. Protection for Enclosures. Concrete curbs or equivalent shall protect enclosures from adjacent vehicle parking and travel ways.
8. Landscaping. The perimeter of the recycling and trash enclosure shall be planted, if feasible, with drought resistant landscaping, including a combination of shrubs and/or climbing evergreen vines.
9. Clear Zone. The area in front of and surrounding all enclosure types shall be kept clear of obstructions, and shall be painted, striped, and marked “No Parking.”
10. Drainage. The floor of the enclosure shall have a drain that connects to the sanitary sewer system. If food preparation activities are performed, this drain must first connect to a grease trap/interceptor prior to discharging to sanitary sewer.
11. Travelways and Area in Front of Enclosure. An adequate base to support a truck weight of 62,000 pounds.
12. Enclosure Cover. A roof or canopy must cover the entire enclosure.
20.300.014 Underground Utilities
All exterior utilities, including but not limited to drainage systems, sewers, natural gas lines, water, electrical, telephone, cable television, and similar distribution lines providing direct service to a development site shall be installed and maintained underground within the site.
All on-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving and landscaping during construction and maintenance.
See Chapter 13.16, (“Underground Utility Installations”) for all additional standards relating to the undergrounding of utilities.
20.300.015 Visibility at Intersections and Driveways
Street Intersections. The maximum height of vegetation or structures is 30 inches within 35 feet from the curb return. This restriction does not apply to Division V: Citywide Standards
Division V, Page 28 | South San Francisco Zoning Code | Public Review Draft
1. Permanent buildings;
2. Utility poles;
3. Trees trimmed to the trunk and to a line at least eight feet above the level of the intersection;
4. Saplings or plant species of open growth habits and not planted in the form of a hedge that are so planted and trimmed as to leave at all seasons a clear and unobstructed cross view;
5. City signage or signals; or
6. Places where the contour of the ground is such that there can be no cross visibility at the intersection.
Driveways. Visibility of a driveway approach to a public street shall not be blocked above a height of three feet by vegetation or structures for a depth of 12 feet as viewed from the edge of the right-of-way on either side of the driveway at a distance of 12 feet, in accordance with the Public Works Engineering standards for Sight Triangles Driveway Visibility. This restriction does not apply to:
1. Permanent buildings;
2. Utility poles;
3. Trees trimmed to the trunk and to a line at least eight feet above the level of the intersection;
4. Saplings or plant species of open growth habits and not planted in the form of a hedge that are so planted and trimmed as to leave at all seasons a clear and unobstructed cross view;
5. City signage or signals; or
6. Places where the contour of the ground is such that there can be no cross visibility at the intersection.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 29 Site and Building Design Standards
20.310.001 Purpose
The purpose of this chapter is to prescribe general citywide site and building design standards. The standards of this chapter shall be used in conjunction with the standards for the applicable zoning district located in Division II, Base and Overlay District Regulations or Division III, Form-Based Zoning Districts. In any case of conflict, the standards specific to the zoning district shall override these regulations.
20.310.002 General Site and Building Design
Applicability. This section applies to all development throughout the City.
Grading.
1. Slopes of Cut/Fill Areas.
a. Cut surfaces may not exceed 40 percent (two horizontal to one vertical). b. Fill slopes may not be constructed on natural slopes steeper than 50 percent and fill surfaces may not exceed 50 percent.
c. Grading requires conditional approval from the Review Authority where:
i. Slopes created by grading of the site exceed 30 percent; or ii. The grading is within 100 feet of a watercourse (top of bank) or any other water body.
2. Height of Cut/Fill Areas.
a. Where the height of the fill area is greater than five feet, new fill shall be benched into sound bedrock or other material as determined by a soils engineer or engineering geologist.
b. Cut and fill banks shall not exceed 30 feet in height, vertically. In the cases of arterial streets, they may exceed 30 feet with the approval of the City Engineer.
Division V: Citywide Standards
Division V, Page 30 | South San Francisco Zoning Code | Public Review Draft Figure 20.310.002(A): Slopes and Height of Cut/Fill Areas
3. Fill Design Requirements.
a. All ground surface to be filled must be prepared to receive the fill by removing vegetation, noncomplying fill, topsoil and other unsuitable materials, and scarifying to provide a bond with the new fill. b. No soils containing hazardous or toxic material of any kind may be used as fill. No rock, broken concrete, asphalt, or similar irreducible materials shall be used for fill.
4. Slope Stabilization. The faces of cut-and-fill slopes shall be prepared and maintained to control against erosion. This consists of planting, use of armor rock, terracing, water breaks, dams, cribbing, rip rap, or combinations thereof.
Protection for the slopes shall be installed prior to final inspection. The Building Official may require installation of temporary measures as required to protect exposed areas until permanent measures can be taken.
5. Terraces. Terraces a minimum four feet in width shall be established at not more than 15-foot intervals on all cut or fill slopes to control surface drainage and debris. Where only one terrace is required, it shall be at mid-height.
6. Dust Control. Contractors performing grading operations within the City where dry conditions or dry admixtures are encountered shall adequately and effectively control dust to prevent spread off-site or onto existing structures on-site. Prior to commencement of grading operations, the contractor shall furnish details of proposed dust control measures to the building official for approval.
7. Protection of Trees. Construction vehicles and equipment and excavated soils shall be kept away from under the canopy of any trees on the site which are to be preserved.
8. Grading Plan Required. For any grading on a site with a natural slope of 15 percent or greater, a grading plan is required.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 31 Drainage.
1. All drainage plans that alter the slope of contour of a site’s existing drainage pattern are required to obtain approval from the City Engineer.
2. Where possible, sites must drain directly into the Bay through drainage outfalls.
3. Cut-and-fill slopes shall be provided with subsurface drainage as necessary for stability. Paved interceptor drains shall be installed along the top of all cut slopes where the tributary drainage area above the slopes toward the cut has a drainage path greater than forty feet measured horizontally.
4. All drainage facilities shall be designed to carry waters to the nearest drainage way approved by the appropriate jurisdiction.
Hillsides. All development on sites with an average grade of 15 percent or more is subject to the following standards:
1. Height. The maximum height of any building face is 20 feet from finished grade. The exterior wall of any portion of the building that is more than 20 feet above finished grade shall be set back a minimum of five feet from the face of the floor below.
Figure 20.310.002(B): Height of Building Faces on Hillsides
2. Articulation. Building articulation (bays, recesses, overhangs, or setbacks) shall be incorporated at the downhill side of the structure to reduce the visual impact of the vertical mass.
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3. Roof Design. To encourage buildings with multi-level foundations, the maximum horizontal dimension on a roof plan shall be limited to 50 feet, and no more than 25 percent of the total roof may be less than 2.5 percent in pitch.
Figure 20.310.002(C): Roof Design on Hillsides
4. Screening of Underfloors. Areas between the lowest floor and finished grade shall be enclosed with finished walls or architectural screening. Exterior structural supports and undersides of floors and decks not enclosed by walls or otherwise screened may be approved only if the Review Authority finds that no alternative type of construction is feasible, and fire-safety and design considerations have been adequately addressed.
5. Driveways. Driveways shall follow natural terrain contours to the maximum extent feasible to minimize grading and the finished driveway grade shall not exceed an average grade of 18 percent.
6. Impervious Surfaces. On sites with an average slope of 15 percent of more, the maximum lot coverage by impervious surfaces shall not exceed 40 percent of the gross land area.
Block Lengths. Where a project includes the construction of new rights-of-way, resulting block sizes shall conform to the following standards:
1. Prohibition on Consolidation of Existing Blocks. Existing block configurations shall not be consolidated to create larger blocks.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 33
2. Large Site Development. Sites larger than three acres shall be developed into uninterrupted blocks with block faces longer than 350 feet in length. Where blocks are interrupted by or a publicly-accessible pedestrian path or paseo, block lengths may be a maximum 500 feet.
Building Entrances.
1. Building entrances shall be emphasized with landscape treatments and architectural treatments.
2. All building and dwelling units located in the interior of a site shall have direct entrances from the sidewalk that are designed as an extension of, and that connect to, a public sidewalk.
Figure 20.310.002(D): Building Entrances
3. Entrances located at corners shall have a distinct architectural treatment to create interest at the intersection and facilitate pedestrian flow around the corner. Treatments may include angled or rounded corners, arches, and other architectural elements
Open Space Design and Orientation.
1. Open spaces shall be accessible, visible and well lit. Benches, light standards, kiosks, trash receptacles, and other street furniture shall be provided in open spaces and shall be designed in a coordinated fashion to enhance the appearance and function of the site and open space
2. Seating areas in open spaces shall be protected and oriented for maximum sun exposure and protected from the wind.
On-Site Circulation and Parking.
1. Pedestrian and Bicycle Pathways.
a. A system of pedestrian walkways shall connect all primary buildings entrances on a site to each other, to on-site automobile and bicycle Division V: Citywide Standards
Division V, Page 34 | South San Francisco Zoning Code | Public Review Draft parking areas, and to any on-site open space areas, pedestrian amenities, and transit stops.
b. Walkways shall be the shortest practical distance between the main entry and sidewalk, generally no more than 125 percent of the straightline distance. c. Walkways must link the residential units with recreational and other internal facilities and with other residential units.
d. Sidewalks and/or walkways shall be provided at a minimum on at least one side of all private and public roadways to residential groupings within a project.
e. Walkways shall be a minimum of five feet wide, hard-surfaced, and paved with permeable materials.
f. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through a raised crosswalk, a different paving material, or similar method.
g. Where a required walkway is parallel and adjacent to a vehicle travel lane, it must be raised or separated from the vehicle travel lane by a raised curb at least four inches high, bollards, or other physical barrier.
2. Parking Lot Access and Design.
a. Shared access drives to parking areas are allowed in order to minimize curb cuts and potential conflicts with pedestrians. b. Where a project side abuts an alley or lane, access to parking shall be provided from the alley or lane.
c. On corner lots, curb cuts shall be located on the street frontage with the least pedestrian activity whenever feasible.
d. On sites fronting local and collector streets, surface parking areas shall be located on the interior side or rear of the site and behind buildings. Parking may be located between a building and a street on sites fronting an arterial street only.
e. Curb cuts shall be allowed only to provide access to approved garages, carports and parking spaces.
f. Curb cuts shall be located at least 10 feet from any intersection curb return or pedestrian crosswalk.
g. Surface parking areas must be separated from on-site buildings by a minimum distance of five feet, which may be occupied by landscaping or walkways.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 35
3. Parking Structure Access and Design.
a. Parking structure access stairs must directly access a sidewalk or pedestrian alley and must be well-lit and secure.
b. Pedestrian entries and stairwells for parking structures must be located adjacent to public streets and along major pedestrian connections, except for a campus environment.
c. In the Downtown Residential and Downtown/Caltrain Station Area zoning districts, all building floors used as garages and other enclosed or covered parking facilities must be designed with at least one of the following:
i. Punched openings with spacing and proportions typical of a habitable space; or
ii. Screening that obscures the view of vehicles. Screening may take the form of plants, living walls, wire or metal mesh, fabric, or other durable screening material.
Building Materials and Textures.
1. Building elevations must incorporate at least three materials and textures:
primary, secondary, and detail. A primary material or color comprises 60 percent or more of the façade excluding transparent surfaces; a secondary color comprises no more than 30 percent of the façade excluding transparent surfaces; and a detail is used on trim and architectural details, comprising no more than 10 percent of the façade excluding transparent surfaces.
2. Primary Building Materials. Primary shall mean 50 percent or more of a façade surface area excluding transparent surfaces. The following primary cladding materials are allowed:
a. Glass;
b. Brick/masonry;
c. Steel;
d. Concrete/concrete block;
e. Metal/painted metal clapboard;
f. Wood;
g. Stucco; and
h. Stone.
i. Other quality, durable materials may be approved by the Review Authority as part of the project review.
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3. Secondary Materials. The following secondary materials are allowed:
a. Metal (wrought iron, copper, bronze) with a non-reflective finish b. Wood
c. Split-face CMU
d. Terra cotta tile
e. Brick or brick veneer
f. Tile
g. Other quality, durable materials may be approved by the Review Authority as part of the project review.
4. Prohibited Building Materials. Plywood, corrugated metal, and aluminum are prohibited.
5. Ground Floor Building Materials.
a. Building materials used on the ground floor shall be high quality durable materials such as concrete, stone, tile, masonry, or other equivalent quality materials.
b. The portion of the building measured from grade to two feet above grade that front the public sidewalk shall be constructed of such materials, rather than glass, wood, or stucco.
6. Glazing for Bird Safety.
a. The use of bird-safe glazing is required for a minimum 90 percent all glazing up to 60 feet in height for the following:
i. Glazing within 300 feet of an Urban Bird Refuge; and ii. Glazing used in uninterrupted glazed segments 24 square feet or larger.
b. Bird-safe glazing includes the following:
i. Glass that reflects the ultraviolet light (which birds can see); ii. Glass which has photovoltaic cells embedded;
iii. Dichroic glass;
iv. Fritted glass;
v. Etched Glass;
vi. Translucent glass; and
vii. Film
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 37 c. When glazing incorporates patterns, the pattern must uniformly cover the entire window and consist of elements separated by a minimum 2 inches wide and a minimum 4 inches tall (the “2x4 Rule”). d. Exceptions.
i. Residential-zoned buildings less than 45 feet tall with less than 50 percent glazing are exempt from glazing requirements.
However, the requirement for bird-safe glazing applies to uninterrupted glazed segments 24 square feet or larger. ii. A minimum 95 percent bird-safe glazing is required for residential-zoned buildings less than 45 feet tall with more than 50 percent glazing.
iii. Requirements may be modified or waived in accordance with a documented recommendation from a qualified biologist.
Architectural Integrity and Unified Palette. All buildings shall be designed with “360-degree design” where each exterior wall is designed equivalent to the primary facade in the extent of building articulation, level of detail, and quality of exterior materials, and consistent with the color scheme of the primary facade. Details include but are not limited to window and door trim, window and door recesses, cornices, belt courses, columns/piers, posts/beams, brackets, columns/arches, and roof forms.
Additions/remodels. Notwithstanding the design standards of this chapter, additions to and remodels of existing buildings, including porches, balconies and decks, must match the architectural design and detail of the existing building.
20.310.003 Single-Family and Duplex Residential Design
Applicability. This section applies to all single-family and duplex development throughout the City.
Upper-Story Wall Planes. No upper-story wall shall run in a continuous plane of more than 20 feet without a window or a projection, offset, or recess of the building wall at least one foot in depth.
Division V: Citywide Standards
Division V, Page 38 | South San Francisco Zoning Code | Public Review Draft Figure 20.310.003(A): Upper-Story Wall Planes
Roofline. Roof design must include a minimum of two forms and slopes. Forms may include but are not limited to hips, gables, sheds, dormers, and parapets.
1. Parapet Length. Parapet segments may not exceed 25 feet in length without interruption in height or form.
2. Pitch. The pitch of the roof must be 3:12 to 5:12 ratio.
3. Eaves. Where eaves exceed 18 inches in depth, exterior brackets or beams are required.
Windows. Trim at least two inches in depth must be provided around all windows, or windows must be recessed at least four inches from the plane of the surrounding exterior wall.
Entrances.
1. Orientation. All units located along public rights-of-way, BART rights-of-way, or internal paseos/pathways must have the primary entrance, either individual or shared, facing the public street, BART right-of-way, or a paseo/pathway.
Exceptions to this requirement may be approved for projects where multipleunit housing is located on four-lane streets carrying high traffic volumes and/or streets that do not allow on-street parking.
2. Entry protection. The principal entry shall be located in a visible location facing the street and shall incorporate a projection, recess, or combination of projection and recess at least 40 square feet in area, with a minimum depth of five feet. Alternative designs that create a welcoming entry feature facing the Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 39 street, such as a trellis or landscaped courtyard entry, may be approved by the Chief Planner or the Design Review Board.
Figure 20.310.003(B): Entry Protection
Manufactured Homes. All manufactured home shall meet the following standards:
1. Foundation. A manufactured home and any addition to a manufactured home shall be built and securely fastened to a permanent foundation system approved by the Chief Building Official and designed to meet the following requirements:
a. All manufactured homes and additions to manufactured homes shall be securely anchored to resist flotation, collapse, or lateral movement. b. The lowest floor shall be at or above the base flood elevation.
2. Date of Construction. Each manufactured home shall have been manufactured within 10 years of the date of issuance of a permit to install the manufactured home and must be certified under the National Manufactured Home Construction and Safety Act of 1974.
3. Roof Overhang. The roof overhang shall not be less than 12 inches around the entire perimeter of the manufactured home as measured from the vertical side of the home. The overhang requirement may be waived at the point of connection where an accessory structure is attached to the manufactured home.
4. Roof Material. Roof material shall consist of material customarily used for conventional one-family dwellings, such as tile, composition shingles, and wood shakes and shingles. If shingles and/or wood shakes are used, the pitch of the roof shall be not less than three inches vertical to 12 inches horizontal.
5. Siding Material. Siding material shall consist of exterior material customarily used for conventional single-unit dwellings, such as stucco, wood, brick, stone Division V: Citywide Standards
Division V, Page 40 | South San Francisco Zoning Code | Public Review Draft or decorative concrete. Metal siding, if utilized, shall be non-reflective and horizontally lapping. Siding material utilized as skirting shall be the same as the material used on the exterior wall surface of the manufactured home.
6. Skirting. The unit’s skirting must extend to the finished grade.
Parking Design and Access.
1. Carports and Detached Garages. Carports and detached garages must be constructed of the same materials and in the same style as the main building.
2. Garage Frontage and Location.
a. Where garage doors face a street or lane on lots 30 feet wide or more, the total width of the garage door or doors shall not exceed 50 percent of the lot width.
b. The front wall of a garage must be either set at least five feet behind the primary façade of the building or occupy less than 50 percent of the width of the building façade.
c. Garages with three or more doors, or garages designed to accommodate three or more non-tandem parked cars, are allowed only on lots 85 feet wide or greater, and at least one garage front must be separated from the remaining garage fronts by at least two feet.
Driveways accessing three-car garages are limited to 20 feet in width at the point of intersection with a public right-of-way.
3. Maximum Number of Driveways per Lot and Maximum Driveway Width. Driveway approaches (curb cuts) shall be allowed only to provide access to, and shall be no wider than, approved garages, carports and parking spaces.
a. For lots less than 85 feet in width, a maximum of one driveway up to 20 feet wide is allowed for required parking.
b. For lots 85 feet wide or more, the combined width of all driveways may not exceed 28 feet.
c. Corner lots and through lots may be allowed more than one driveway on different street frontages if the lot has more than one approved garage, carport, or parking space.
20.310.004 Multi-Family Residential and Residential Mixed-Use Design Applicability. This section applies to all multi-family and residential mixed-use development throughout the City.
Building Modulation/Articulation.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 41
1. Up to 75 Feet. Building façades up to 75 feet in length along a right-of-way must incorporate at least one of the following on all upper floors:
a. Window bays a minimum 30 inches in depth from building facade; b. At least two recesses a minimum three feet in depth from building facade; or
c. A regular pattern of balconies.
Figure 20.310.004(A): Building Modulation for Street-Facing Facades Up to 75 feet in Length
2. Over 75 Feet. When a building facade exceeds 75 feet in length along a right of way, it must be separated into facade bays no greater than 50 feet in width defined by a recess a minimum of four feet in depth and a change in building height with a minimum of eight-foot difference.
Figure 20.310.004(B): Building Modulation for Street-Facing Facades Over to 75 feet in Length
Division V: Citywide Standards
Division V, Page 42 | South San Francisco Zoning Code | Public Review Draft
3. Maximum Façade Length. The maximum dimension of any single building shall not exceed 125 feet; exceptions may be granted with approval of a Conditional Use Permit based on the finding that adequate design features have been incorporated to create visual variety and avoid a large-scale, bulky, or monolithic appearance.
4. Transitional Standards. Where a development abuts another district with a lower maximum height, the following standards apply:
a. The maximum height within 40 feet of the abutting district is equal to that of the abutting district.
Figure 20.310.004(C): Maximum Height in a District Within 40 Feet of an Abutting District with a Lower Maximum Height
b. The maximum height within 50 feet of the abutting district is an addition 10 feet or the maximum allowed height for that district, whichever is lower.
Figure 20.310.004(D): Maximum Height in a District Within 40 Feet of an Abutting District with a Lower Maximum Height
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 43
5. Transect Abutting an RL Districts. Where building in a transect zone faces an RL district, the building façade plane may not exceed 40 feet in length without a break of minimum 10 feet in depth and 10 feet in length.
Figure 20.310.004(E): Transect Zones Abutting an RL District
6. Transect Zones Abutting an RM Districts. Where building in a transect zone faces an RL district, the building façade plane may not exceed 48 feet in length without a break of minimum 6 feet in depth and 10 feet in length.
Figure 20.310.004(F): Transect Zones Abutting an RM District
7. Corner Treatment. Accentuate building massing at street intersections with at least one of the following elements.
a. A tower or dome element at least 80 square feet in area; Division V: Citywide Standards
Division V, Page 44 | South San Francisco Zoning Code | Public Review Draft b. A decorative parapet;
c. A rounded corner with enhanced transparency; or
d. Bay windows within six feet of the building corner.
8. Roofline Form and Variation. Roof designs shall be limited to:
a. Hip roofs.
i. Hip roof design may not exceed 50 feet in horizontal length at the eave.
ii. Hip roofs may be minimum 4:12 slope.
b. Gables. Gabled roofs may be minimum 4:12 slope.
i. Gables must be open in design. Box gables are not allowed. ii. Gables may be minimum 3:12 slope.
c. Mansard. Mansard roofs are allowed only for buildings three stories or greater in height.
d. Dormers.
e. Parapet.
i. When used on the first or second floor, a parapet longer than 40 feet in length must include a steps, curves, angles, or other motif to break up the length of the parapet.
ii. The length of a parapet segment on the third floor and above may not exceed 40 feet.
Zero Lot Line Facades. Any building façade built at the property line must include a mural or a wall with climbing vines or other vertical live planting.
Windows. Trim at least two inches in width and one inch in depth must be provided around all windows, or windows must be recessed at least three inches from the plane of the surrounding exterior wall.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 45 Figure 20.310.004(G): Window Design
Entrances.
1. Orientation. All units located along public rights-of-way, BART rights-of-way, or internal paseos/pathways must have the primary entrance, either individual or shared, facing the public street, BART right-of-way, or a paseo/pathway.
Exceptions to this requirement may be approved for projects where multipleunit housing is located on four-lane streets carrying high traffic volumes and/or streets that do not allow on-street parking.
2. Entry Protection.
a. Conventional Zones. All building entrances shall incorporate a projection (e.g., porch or stoop) or recess at least 40 square feet in area, with a minimum depth of 5 feet. Alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved by the Chief Planner or Design Review Board.
Figure 20.310.004(H): Entry Protection
Division V: Citywide Standards
Division V, Page 46 | South San Francisco Zoning Code | Public Review Draft b. Form-based Zones. All building entrances shall comply with the standards of the applicable base zone and allowable building type and frontage type.
3. Dwelling Unit Access. Exterior entrances to units shall be in the form of individual or shared entrances at the ground floor of the building. Unit entrances located above the ground floor are also allowed; however, no exterior access corridor located above the ground floor may provide access to five or more units.
4. Separation of Residential and Non-Residential Entrances. Entrances to residential units shall be physically separated from the entrance to the allowed commercial uses and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the facade.
Residential Unit Design.
1. Residential signifiers. Residential facades shall incorporate at least one element that signals habitation, such as bay windows, or balconies.
2. Units Adjacent to Highways.
a. Sound-abatement windows shall be installed for all windows on the third story and above that are facing and within 200 feet of Highway 101 or Interstate-380.
b. All elevated private open spaces within 200 feet of Highway 101 or Interstate-380 shall face away from the highway or interstate.
3. Affordable unit design. Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.
4. Universal Design. For residential projects with at least 10 dwelling units, 10 percent of the units must adhere to the following principles of Universal Design:
a. At least one entrance without steps and a flat threshold. b. Living space on one floor or stair landings big enough to accept lifts. c. Wide interior doors (32-inch clear, typically provided with 36-inch door), hallways, and alcoves with 60- by 60-inch turning space at doors, in kitchens, and dead ends.
d. A 30- by 48-inch clear space at appliances and fixtures in bathrooms and kitchens.
5. Private Storage Space.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 47 a. Each unit shall have at least 200 cubic feet of enclosed, weatherproofed, and lockable private storage space with a minimum horizontal dimension of four feet.
b. The total number of private storage spaces may be reduced up to 25 percent by the Chief Planner to address operational characteristics that are incompatible with the storage requirement; the total number of private storage spaces may be reduced up to 50 percent by the Chief Planner if the storage is located proximate to the residential unit.
Open Space Design.
1. Required Private Open Space Design.
a. Required private open space may take the form of balconies, decks, patios, fenced yards, and other similar areas outside the residence. b. Required private open space shall be accessible to only one living unit by a doorway to a habitable room.
2. Required Common Open Space Design.
a. Required common areas may take be designed as landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements that enhance the outdoor environment of the development.
b. Required common open space shall be accessible to all living units on the development site by a stairway or other accessway qualifying as an egress facility from a habitable room.
c. Common open spaces may be at-grade, elevated, on parking podiums, or on rooftops.
d. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any combination of lawn, garden, flagstone, wood planking, concrete, or other dust-free surfacing.
e. Slope shall not exceed 10 percent.
3. Required Public Open Space.
a. Conventional Zones. New buildings on lots greater than 15,000 square feet shall provide a plaza, widened sidewalk, or outdoor dining area which provides public seating and is accessible from the public sidewalk.
(a) Minimum Size: 600 square feet.
(b) Minimum Dimensions: 15 feet.
Division V: Citywide Standards
Division V, Page 48 | South San Francisco Zoning Code | Public Review Draft (c) Parking Lot Buffering. The required public area shall be separated from any parking area with a minimum 10 foot
wide landscaped buffer area and screened with a
decorative wall or berm 2.5 to 3.5 feet high.
Figure 20.310.004(I): Public Open Space Orientation
and Dimensions
b. Form-Based Zones. All development shall comply with the standards of the applicable base zone and required open space types.
4. Required Public Open Space Design.
a. Surfaces. Surfaces must be visually distinguishable from areas for vehicular travel. Materials may include turf, landscaping, flagstone, wood planking, textured pavement, pavers, concrete, or other dustfree surfacing. b. Slope. Slope shall not exceed 5 percent.
c. Visibility and Accessibility. Public open spaces 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. d. Separation from Loading Areas. Plazas and courtyards shall be separated from loading areas with the placement of plazas and courtyards intended to further public access and use of these facilities.
Parking Design and Access.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 49
1. Maximum Frontage. The total frontage of parking areas visible from the street, including open parking, carports, and garages, but excluding underground parking and parking located behind buildings, shall not exceed 30 percent of the lot frontage and may not exceed 120 feet of lot frontage.
2. Access.
a. One driveway or access per 120 feet of linear frontage is allowed. b. Driveway or accessway widths shall not exceed 25 feet unless an enlarged width is approved by the City Engineer.
3. Structured Parking.
a. Where ground level structured parking occupies more than 30 percent of a building facade facing a right-of-way or paseo, the finished floor of the parking level must be a minimum four vertical feet below the finished grade at the building facade.
Figure 20.310.004(J): Ground-Level Structured Parking
b. Development of architectural elements as visual cues (such as stair towers) to promote site orientation and provide visual interest are strongly recommended.
c. Where buildings are designed with uses directly abutting or “lining” or “wrapping” above-ground parking structures, the portions of structured parking facing a street or paseo/pathways must be:
i. Limited to 30 percent of the building facade; and
ii. Either set back a minimum five feet from the building facade; screened with a living wall; or designed with punched openings to simulate habitable space.
Division V: Citywide Standards
Division V, Page 50 | South San Francisco Zoning Code | Public Review Draft Figure 20.310.004(K): “Wrapped” Structured Parking
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 51 Nonconforming Uses, Structures, and
Lots
20.320.001 Purpose and Applicability
This chapter is intended to permit continuation of uses and continued occupancy and maintenance of structures that were legally established but do not comply with all of the standards and requirements of this Ordinance in a manner that promotes the public health, safety, and general welfare and does not conflict with the goals and objectives of the General Plan. The provisions of this chapter apply to structures, land, and uses that have become nonconforming by adoption of this Ordinance as well as structures, land, and uses that become nonconforming due to subsequent amendments to its text or to the zoning map.
More specifically, the purpose of these regulations is to distinguish between nonconforming uses that are detrimental to public health, safety, and general welfare and those uses that are economically productive and compatible with surrounding development despite being inconsistent with applicable regulations and requirements.
Nonconforming structures and uses include:
1. Those made nonconforming by the addition of a standard or requirement previously not required for such use or structure; and
2. Uses and structures reclassified from permitted to being subject to a discretionary permit.
Nothing contained in this Ordinance shall be deemed to require any change in the plans, construction, or designated use of any building or structure for which a Building Permit has properly been issued, in accordance with the provision of ordinances then in effect and upon which actual construction has been started prior to the effective date of this Ordinance, provided that in all such cases, actual construction shall be diligently carried on until completion of the building or structure.
20.320.002 Establishment of Lawful Nonconforming Uses, Structures and Lots
Any lawfully established use, structure, or lot that is in existence on the effective date of this Ordinance or any subsequent amendment but does not comply with all of the standards and requirements of this Ordinance shall be considered nonconforming. Nonconforming uses and structures may only be continued subject to the requirements of this chapter.
Nonconformities. A nonconformity may result from any inconsistency with the requirements of this Ordinance including, but not limited to, location, density, floor area, height, yard, usable open space, buffering, performance standards, or the lack Division V: Citywide Standards
Division V, Page 52 | South San Francisco Zoning Code | Public Review Draft of an approved Use Permit or other required authorization. A use or structure shall not be deemed nonconforming solely because it does not conform with the parking dimension standards, overnight vehicle parking limitations, loading, planting area, or screening regulations of the district in which it is located or does not conform to the standards for the following building features: garage door location; garage door width; cornices, eaves, and other ornamental features that exceed maximum projections into required yards; or bay windows, balconies, and terraces above the second floor that exceed maximum projections into required yards. Also see
20.330.003(B) Nonconforming Parking and Loading.
Nonconforming Uses and Structures—Right to Continue. Any use or structure that was lawfully established prior to the effective date of this Ordinance or of any subsequent amendments to its text or to the Official Zoning Map may only be continued and maintained provided there is no alteration, enlargement, or addition to any building or structure; no increase in occupant load; nor any enlargement of the area, space, or volume occupied by or devoted to such use, except as otherwise provided in this chapter. The right to continue a nonconforming use or structure shall attach to the land and shall not be affected by a change in ownership. No substitution, expansion, or other change in use and no alteration or other change in structures is permitted, except as otherwise provided in this chapter.
Nonconforming Lots. Any lot that is smaller than the minimum lot size required by this Ordinance or does not meet any of the applicable dimensional requirements shall be considered a lawful nonconforming lot if it is described in the official records on file in the office of the San Mateo County Recorder as a lot of record under one ownership. A nonconforming lot may be used as a building site subject to compliance with all applicable requirements, unless a variance or other modification or exception is approved as provided for in this Ordinance.
Airport Hazards. No permit shall be granted that would allow the establishment or creation of an airport hazard or permit a nonconforming structure or nonconforming use to be made or become higher or become a greater hazard to air navigation than it was when the applicable regulation was adopted or than it is when the application for a permit is made.
20.320.003 Continuation and Maintenance of Nonconforming Structures Lawful nonconforming structures may be continued and maintained in compliance with the requirements of this section unless deemed to be a public nuisance because of health or safety conditions.
Maintenance and Repairs. Maintenance, repairs and structural interior alterations to a nonconforming structure are permitted if the changes and improvements do not Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 53 enlarge or extend the structure except as provided in Section 20.320.004 (“Alterations and Enlargements to Nonconforming Structures”).
Expansion of Area Occupied by Nonconforming Use. The physical improvement of a nonconforming building or structure containing a nonconforming uses shall not increase the area occupied by a nonconforming use.
Nonconforming Signs. Lawfully established signs that do not conform to the requirements of this Ordinance may only be maintained in compliance with the requirements of Chapter 20.360 (“Signs”).
20.320.004 Alterations and Enlargements to Nonconforming Structures Nonconforming structures may be enlarged, extended, structurally altered, or repaired in compliance with all applicable laws subject to the following provisions:
Additions to and/or enlargements of nonconforming structures are allowed, and no Use Permit is required, if the addition or enlargement complies with all applicable laws and if the existing use of the property is conforming except as provided for in this chapter.
Additions or enlargements may be made to a building that is designed for and used as a residence without requiring any additional parking space or changes to an existing driveway provided that such alterations or enlargements neither trigger the need for additional parking pursuant to Chapter 20.330 (“On-Site Parking and Loading”), nor occupy the only portion of a lot that can be used for required parking or access to parking.
Notwithstanding the requirements of subsection A above, an accessory dwelling unit in compliance with Section 20.350.035 (“Accessory Dwelling Units”) and State law may be developed on a lot that contains a single-unit or multiple unit residential dwelling that is nonconforming with respect to standards. If the single-unit dwelling is nonconforming because it does not meet parking standards, an accessory dwelling unit may be established when parking for the primary dwelling unit is provided to meet the applicable requirements of Chapter 20.330 (“On-Site Parking and Loading”).
Notwithstanding the requirements of Chapter 20.330, parking for the primary dwelling unit may be located in any configuration on the site, such as covered spaces, uncovered spaces, or tandem spaces, or mechanical parking lifts.
Additions or enlargements that horizontally extend a nonconforming yard or height or an alteration of a portion of a residential building that encroaches into a nonconforming yard or which extends above the permitted height may be authorized subject to the approval of a Minor Use Permit. The Chief Planner may only approve such alterations or enlargements if the use of the property is conforming and if the alteration/enlargement would not:
Division V: Citywide Standards
Division V, Page 54 | South San Francisco Zoning Code | Public Review Draft
1. Further reduce any existing nonconforming yard provided that no setback shall be less than three feet in a residential district;
2. Exceed applicable building height limits;
3. Further reduce existing nonconforming lot coverage or floor area ratio requirements;
4. Occupy the only portion of a lot that can be used for required parking or access to parking when existing parking does not meet the requirements of this Ordinance for the current or proposed use of the structure; and
5. Be detrimental to the light, views, or privacy of the adjacent neighbor.
Substandard Side or Rear Setbacks in the Downtown. Substandard side and/or rear yard setbacks in the Downtown may be extended on the ground level only and by no more than 50 percent of the existing wall length. In all instances, side yard setbacks shall be a minimum of three feet and rear yard setbacks shall be a minimum of 16 feet.
Within the Floodplain/Sea Level Rise Overlay.
1. Demolition, Renovation, and Replacement. Where proposed demolition, renovation, or replacement occupies more than 50 percent of the gross floor area, additions and improvements are permitted provided the entire structure is brought into conformance with all applicable standards.
2. Damaged Properties. Redevelopment of properties that have sustained damage and for which a flood insurance claim has been filed may be brought into conformance with all applicable standards.
Additions to or enlargements of nonconforming structures that exceed the maximum allowable lot coverage require approval of a variance pursuant to the provisions of Chapter 20.500 (“Variances”) if the addition or enlargement would increase the coverage of the subject property.
20.320.005 Changes and Substitutions of Nonconforming Uses No lawful nonconforming use shall be changed to a different use type or subclassification without the approval of a Use Permit unless the new use is permitted by right. This requirement shall not apply to a change of ownership, tenancy, or management where the new use is of the same use type and use classification, if applicable, as the previous use, as defined in Chapter 20.620 (“Use Classifications”), and the use is not expanded or intensified.
For the purposes of this section, intensification includes an increase in the number of vehicle trips generated by a use, parking demand, number of employees on a site, hours of operation, and other similar characteristics as determined by the Chief Planner.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 55 Change from Nonconforming to Permitted Use. Any nonconforming use may be changed to a use that is allowed by right in the district in which it is located and complies with all applicable standards for such use.
Absence of Permit. Any use that is nonconforming solely by reason of the absence of a Use Permit may be changed to a conforming use by obtaining a Minor Use Permit pursuant to the requirements in Chapter 20.490 (“Use Permits”).
Substitutions. The Chief Planner may allow substitution of a nonconforming use with another nonconforming use, subject to approval of a Minor Use Permit in accordance with the provisions of this section. In addition to any other findings required by this Ordinance, approval of a Minor Use Permit under this section shall be based on findings that:
1. The existing nonconforming use was legally established;
2. The proposed new use would not be detrimental to public health, safety, or welfare;
3. The proposed new use would not preclude or interfere with implementation of the General Plan or any applicable adopted specific, area, or community plan;
4. The proposed new use will not depress the value of nearby properties or create conditions that would impede their redevelopment or use in compliance with the General Plan;
5. The proposed new use will be no less compatible with the purposes of the district and surrounding uses that comply with the requirements of this Ordinance than the nonconforming use it replaces;
6. The proposed new use will not result in an average daily trip increase based on a Parking Management and Monitoring Study and the unique operational characteristics;
7. The proposed new use will not be detrimental to the health, safety, peace, comfort, or general welfare of persons residing or working in the surrounding area or be detrimental or injurious to property and improvements of adjacent properties, the surrounding area, or the neighborhood because of noise, odors, dust, glare, vibrations, or other effects; and
8. The proposed new use will comply with all applicable standards of the district and Citywide standards, there are special circumstances peculiar to the property and its relation to surrounding uses or to the district itself that would justify modification to applicable standards, or the impacts of the new use will be mitigated.
Division V: Citywide Standards
Division V, Page 56 | South San Francisco Zoning Code | Public Review Draft Plan Consistency. The Planning Commission or the Chief Planner may find that the continuation, expansion, or substitution of a nonconforming employment use is consistent with the General Plan if the Use Permit is subject to a condition that limits the term of such use or any other restriction deemed necessary to ensure that approval of the Use Permit would not interfere with, impede, or preclude eventual implementation of the Plan. This determination shall be based on information in the record including, but not limited to, financial analysis and market studies.
20.320.006 Expansion of Nonconforming Uses
Nonconforming uses shall not be expanded.
20.320.007 Repair and Replacement of Damaged or Destroyed Nonconforming Buildings
A lawful nonconforming building or structure that is damaged or partially destroyed by fire, explosion, earthquake, or other unintentional act may be restored or rebuilt subject to the following provisions.
If the cost of repair or reconstruction does not exceed 50 percent of the appraised value of the building or structure replacement of the damaged portions of the building is allowed by right provided that the replaced portions are the same size, extent, and configuration as previously existed. The determination of the appraised value shall be the higher of:
1. The records of the Assessor of the County of San Mateo for the fiscal year during which the application is received; or
2. An appraisal performed by a certified appraiser.
If the cost of repair or reconstruction exceeds 50 percent of the appraised value of the building or structure replacement determined pursuant to subsection A above, the land and building shall be subject to all of the requirements of this Ordinance.
However, the Chief Planner may approve a Minor Use Permit for the structure to be rebuilt to the same size, extent, and configuration as previously existed. In such cases any expansion or change to the previous use must conform to the requirements of this chapter.
The previous subsections notwithstanding, when the cost of repair or reconstruction of a nonconforming residential building destroyed or damaged by an unintentional act exceeds 50 percent of the appraised value of the building at the time the damage occurs and the building is located in any district where residential uses are allowed, the building may be restored to the same size, extent, and configuration as previously existed subject to the approval of a Minor Use Permit and the following requirements:
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 57
1. The minimum number of standard, open and accessible covered parking spaces required by this chapter shall be provided;
2. The number of units to be reconstructed shall be the number of units legally existing at the time of the building’s partial destruction, or one unit for each 950 square feet of lot area, whichever is less; and
3. There may be no increase in the intensity of any nonconforming condition.
20.320.008 Abandonment of Nonconforming Uses
If the nonconforming use of a building or structure, or a portion of a building or structure ceases for a continuous period of one year, it shall be considered abandoned and shall thereafter be used only in accordance with the regulations for the district in which it is located except as provided below. Abandonment includes the establishment of a conforming use pursuant to the requirements of this Ordinance in any space that was previously occupied by a nonconforming use. It is the responsibility of the applicant to provide evidence demonstrating to the satisfaction of the Chief Planner that the use was legally established and has not been abandoned.
No nonconforming use may be resumed, reestablished, reopened, or replaced by any other nonconforming use after it has ceased for a period of one year subject to the following exceptions:
1. No lawful residential use can lapse regardless of the length of time of non-use;
2. A nonconforming use of a portion of a building may be resumed or changed as provided for in Section 20.320.005 (“Changes and Substitutions of Nonconforming Uses”) subject to the approval of a Minor Use Permit.
3. In any zoning district except a Downtown Residential or Downtown/Caltrain Station Area zoning district, the Chief Planner may approve an additional oneyear time period during which the use will not be considered abandoned; provided, that the Chief Planner finds that economic conditions warrant the additional time. In the event that such additional time period is approved, the total period during which the use will not be considered abandoned shall not exceed two years from the date the use ceased to operate unless an additional one-year time period is approved by the Planning Commission in accordance with paragraph 4 below.
In any zoning district except a Downtown Residential or Downtown/Caltrain Station Area zoning district, the Planning Commission may approve an additional one-year time period during which the use will not be considered abandoned; provided, that the Commission finds that economic conditions warrant the additional time. In the event that such additional time period is approved, the total period during which the use will not be considered abandoned shall not exceed three years from the date the Division V: Citywide Standards
Division V, Page 58 | South San Francisco Zoning Code | Public Review Draft use ceased to operate. The one-year period shall commence when the use ceases and any one of the following occurs:
1. The site is vacated;
2. The business license lapses;
3. Utilities are terminated; or
4. The lease is terminated.
On-Site Parking and Loading
20.330.001 Purpose
The specific purposes of the on-site parking and loading regulations are to:
Ensure that parking is provided for new land uses and major alterations to existing uses to meet the parking needs created by such uses.
Compliment pedestrian-oriented development and promote the use of alternative modes of transportation by providing bicycle parking and parking reductions for development near transit.
Establish standards and regulations for the developer, owner, or operator of any specific use occurring outdoors or within an existing, newly constructed, or relocated building to provide well-designed, on-site parking areas.
Ensure that on-site parking and loading areas are designed and located to protect the public safety; minimize congestion and conflict points on travel aisles and public streets; and where appropriate, buffer surrounding land uses from their impact.
Require that parking areas are designed to reduce potential environmental impacts, including minimizing stormwater run-off and the heat-island effect.
20.330.002 Applicability
The requirements of this chapter apply to the establishment, alteration, expansion, or change in any use or structure, as provided in this section.
New Buildings and Land Uses. On-site parking shall be provided according to the provisions of this chapter at the time any main building or structure is erected or any new land use is established.
Reconstruction, Expansion and Change in Use of Existing Non-Residential Buildings.
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1. When a change in use, expansion of a use, or expansion of floor area creates an increase of 25 percent or more in the number of required on-site parking or loading spaces, on-site parking and loading shall be provided according to the provisions of this chapter. The existing parking shall be maintained and additional parking shall be required only for such addition, enlargement, or change in use and not for the entire building or site. If the number of existing parking spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking requirements for the addition, enlargement, or change in use. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification than the former occupant. In the Downtown Parking District, a fee may be paid in lieu of providing parking pursuant to subsection 20.330.006(D) (“In-Lieu Fees”).
2. The threshold of 25 percent may be increased at the discretion of Chief Planner and with submittal of a Parking Study.
Additions and Alterations to Existing Dwelling Units. Parking shall be provided according to the provisions of this chapter based on the total resultant square footage. When an addition is proposed to an existing dwelling unit that does not provide parking in compliance with this chapter, the following regulations apply:
1. Single Unit Dwellings.
a. If there are no off-street parking spaces existing, an addition of less than 100 square feet that increases the total habitable floor area of a dwelling unit to no more than 1,500 square feet of gross habitable floor area and not more than three bedrooms may be permitted. b. If there is one off-street space per unit existing, then an addition resulting in a total of up to 1,800 hundred square feet of gross habitable floor area and a maximum of three bedrooms per dwelling unit shall be permitted.
c. Required parking may limit additions to single-unit dwellings where existing parking has been converted to an accessory dwelling unit in accordance with Section 20.350.002 (Accessory Dwelling Units”).
2. Multiple-Unit Residential Dwellings.
a. If there are no off-street parking spaces existing, an addition of less than 100 square feet that increases the total habitable floor area of a dwelling unit to no more than 800 square feet of gross habitable floor area and not more than one bedroom may be permitted.
b. If there is one off-street space per unit existing, then an addition resulting in a total of up to 1,100 hundred square feet of gross habitable Division V: Citywide Standards
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Alterations that Increase the Number of Dwelling Units. The creation of additional dwelling units through the alteration of an existing building or construction of an additional structure or structures requires the provision of on-site parking to serve the new dwelling units in compliance with the provisions of this chapter. This requirement does not apply when sufficient on-site parking exists to provide the number of spaces required for the existing and new dwelling units in compliance with all applicable requirements.
When Constructed. On-site parking facilities required by this chapter shall be constructed or installed prior to the issuance of a Certificate of Occupancy for the uses that they serve.
20.330.003 General Provisions
Existing Parking and Loading to be Maintained. No existing parking and/or loading serving any use may be reduced in amount or changed in design, location or maintenance below the requirements for such use, unless equivalent substitute facilities are provided.
Nonconforming Parking or Loading. An existing use of land or structure shall not be deemed to be nonconforming solely because of a lack of on-site parking and/or loading facilities required by this chapter, provided that facilities used for on-site parking and/or loading as of the date of adoption of this chapter are not reduced in number to less than what this chapter requires.
Accessibility. Parking must be accessible for its intended purpose during all business hours.
20.330.004 Required Parking Spaces
Maximum Number of Spaces Required. Each land use shall provide no more than the number of on-site parking spaces stated in Table 20.330.004. These parking ratios should not be exceeded unless the land use states a minimum parking requirement.
However, the Planning Commission may allow parking in excess of the spaces required pursuant to Table 20.330.004 subject to a Conditional Use Permit and based on a finding that the amount of parking provided is supportive of the recommendations and requirements of a Transportation Demand Management (TDM) plan prepared for the project in accordance with Chapter 20.400 (“Transportation Demand Management”).
Calculation of Required Spaces. The number of required parking spaces shall be calculated according to the following rules:
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1. Fractions. If the calculation of required parking or loading spaces results in the requirement of a fractional space, such fraction, if one-half or greater, shall be considered one additional space; if the fraction is less than one-half, it shall result in no additional spaces.
2. Floor Area. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to floor area, the floor area is assumed to be gross floor area, unless otherwise stated.
3. Employees. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to employees, the number of employees shall be based on the largest shift that occurs in a typical week.
4. Bedrooms. Where an on-site parking requirement is stated as a ratio of parking spaces to bedrooms, any rooms having the potential of being a bedroom and meeting the standards of the California Building Code as a sleeping room shall be counted as a bedroom.
5. Students or Clients. Where a parking or loading requirement is stated as a ratio of parking spaces to students, the number is assumed to be the number of students or clients at the state-certified capacity or at Building Code Occupancy where no state-certification is required.
6. Seats. Where parking requirements are stated as a ratio of parking spaces to seats, each 24 inches of bench-type seating at maximum seating capacity is counted as one seat.
Sites with Multiple Uses. If more than one use is located on a site, a parking management plan shall be submitted to demonstrate that the total number of parking spaces required for all uses is available on the site.
Uses Not Specified. The parking requirement for any use not listed in Table
20.330.004 shall be determined by the Chief Planner based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand. In order to make this determination, the Chief Planner may require a parking demand study or other information, at the applicant’s cost. Where a Conditional Use Permit is required for the use, the Planning Commission shall establish the parking requirement based on the parking study and other information in the record as part of the Conditional Use Permit application process.
Parking Management and Monitoring Study. Where the parking requirement in Table 20.330.004 is listed as “As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E,” the Chief Planner shall establish the parking requirement based on the particular characteristics of the proposed use and the results of a parking and circulation study. The Chief Planner may require the Division V: Citywide Standards
Division V, Page 62 | South San Francisco Zoning Code | Public Review Draft provision of parking studies or any other information at the applicant’s cost as needed to assess parking demand for the proposed project. Where a Conditional Use Permit is required for the use, the ultimate parking requirement will be established by Planning Commission during the Conditional Use Permit application process. Parking and Circulation Studies shall, at minimum, include the following:
1. Total square footage of all uses within existing and proposed development and the square footage devoted to each type of use.
2. Parking demand estimates using parking generation studies from professionally recognized and/or comparable studies and from development(s) similar to the proposed use(s).
3. Trip generation.
4. Demonstration of required compliance with the applicable Transportation Demand Management threshold per Chapter 20.400 (“Transportation Demand Management”).
5. Demonstration of compliance with Climate Action Plan requirements.
6. Circulation Plan.
7. Loading and unloading procedures, including size of trucks and shipping containers, number and schedule of deliveries, and amount and duration of storage.
8. Survey of existing on-street and on-site parking within proximity of the project site.
9. Management procedures for peak demand periods, including the potential of shared parking, remote parking, wayfinding signage, attendants, or valet, and the anticipated effects on vehicle queues and on-street parking.
10. Description of other characteristics of the project that could result in reduced or increased parking demand, such as staggered work shifts, telecommuting, employee per square foot or customer/visitor trips compared to the accepted industry standard for that use.
11. For “Freight/Truck Terminal and Warehouse” and “Parcel Hubs”, a description of the type of freight to be distributed and radius of delivery map.
12. Occupancy surveys if requested by the City (not to exceed once every three years).
Transit Station Area. Transit Station Area parking requirements in Table 20.330.004 are applicable to any land use if any portion of the lot is located within 1/2 mile of a BART, Caltrain or SamTrans ECR station,
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1. No off-street parking is required for allowed commercial uses occupying less than 1,500 square feet within a Transit Station Area.
Queuing Area. The number of parking spaces required by Table 20.330.004 does not include queuing space that may be required for vehicles and customers waiting in vehicles for service, pump stations, auto service bays, or similar uses.
Table 20.330.004 Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Residential Use Classifications
Single-Unit, Detached or Attached
Less than 900 sq. ft and less
than 3 bedrooms
1 space min. per unit.
In Transit Station Areas: 0.5 space min., 1
space max. per unit. Requirements for all Single-Unit
Residential Parking:
At least one required space must
be within a covered space.
A driveway space measuring a
minimum of 8’ x 18’ shall count
as an off-street parking space.
Less than 2,500 sq. ft. and 4 or
fewer bedrooms
2 spaces min. per unit.
In Transit Station Areas: 1 space min.; 1.5
spaces max. per unit.
2,500 sq. ft. or more or 5 or
more bedrooms
3 spaces min. per unit.
In Transit Station Areas: 1.5 spaces min., 2
spaces max. per unit.
Accessory Dwelling Unit
1 space for each accessory dwelling unit or bedroom, whichever is less, except accessory dwelling units which meet the criteria set forth in Section
20.350.035(G) are exempted from the parking requirement.
Multiple-Unit Residential
Studio and one-bedroom (up to
1,100 sq. ft.)
1 space min. per unit
In Transit Station Areas: 0.5 spaces min.,
1.0 spaces max. per unit.
Requirements for all MultipleUnit Residential Parking:
One covered space shall be
designated for each unit.
One additional guest parking
space must be provided for
every 4 units for projects greater
than 10 units.
An unencumbered driveway
space measuring a minimum of
8’ x 18’ shall count as an offstreet parking space.
Two-bedroom (up to 1,100 sq.
ft.)
1 spaces min. per unit.
In Transit Station Areas: 0.5 spaces min.,
1.5 spaces max. per unit.
Three or more bedrooms and
1,101 sq. ft. or larger
1.5 spaces min. per unit.
In Transit Station Areas: 1 space min. and
2.0 spaces max. per dwelling unit.
Caretaker Unit 1 space per dwelling unit
Domestic Violence Shelter As determined by the Chief Planner pursuant to Section 20.350.015, Domestic Violence Shelter.
Family Day Care, Small and
Large None in addition to what is required for the residential use.
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Land Use Classification Required Parking Spaces
Group Residential As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Live-Work 1.5 per unit or for every 1,000 sq. ft. of floor area, whichever is greater.
Mobile Home Park 2 on-site spaces for each dwelling unit. At least one required space must be in a carport or garage.
Residential Care Facility,
General
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Residential Care Facility, Limited None in addition to what is required for the residential use.
Residential Care Facility for the
Elderly
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Public and Semi-Public Use Classifications
Colleges and Trade Schools,
Public or Private
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Community Assembly, Small
and Large
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Cultural Institutions As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Day Care Center 1 per employee plus additional parking as provided in the Pick-up/Drop-off Plan required pursuant to Section 20.350.014, Day Care Centers.
Elderly and Long-Term Care As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Emergency Shelter 1 per 300 sq. ft. of floor area.
Government Offices 1 per 300 sq. ft. of floor area.
Hospitals and Clinics As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Schools, Public or Private As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Social Service Facilities 1 per 300 sq. ft. of floor area.
Commercial Use Classifications
Adult-Oriented Business As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Animal Care, Sales and Services
Kennels As provided in the Pick-up/Drop-off Plan required pursuant to Section
20.350.005, Animal Care, Sales, and Services.
Pet Day Care As provided in the Pick-up/Drop-off Plan required pursuant to Section
20.350.005, Animal Care, Sales, and Services.
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Land Use Classification Required Parking Spaces
Pet Store 1 per 300 sq. ft. of floor area.
Veterinary Services 1 per 300 sq. ft. of floor area.
Artists’ Studios 1 per 1,000 sq. ft. of floor area.
Automobile/Vehicle Sales and Services
Automobile/Vehicle Rentals As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Automobile/Vehicle Sales and
Leasing
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Automobile/Vehicle Repair,
Major or Minor
1 space plus 4 spaces per service bay. 1 per 300 sq. ft. of any retail or office on site.
Automobile/Vehicle Washing As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Vehicle Parts, Sales, Repair and
Installations
1 space plus 4 spaces per service bay. 1 per 300 sq. ft. of any retail or office on site.
Service Station As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Banks and Financial Institutions
(All subclassifications) 1 per 300 sq. ft. of floor area.
Building Materials Sales and
Services
1 per 500 sq. ft. of floor area; 1 per 1,000 sq. ft. of outdoor display area, plus 1 space for each fleet vehicle.
Business Services 1 per 300 sq. ft. of floor area.
Commercial Cannabis Uses (all
subclassifications) 1 per 300 sq. ft. of floor area.
Commercial Recreation (all
subclassifications)
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Crop Production, Limited As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Eating and Drinking Establishments
Bars/Night Clubs/Lounges 1 per 100 sq. ft. of customer seating area.
Coffee Shops/Cafés 1 per 150 sq. ft. of customer seating area.
Restaurants, Full Service
1 per 100 sq. ft. of customer seating area; no parking is required for outdoor seating when seats provided equal to 50 percent or less of total indoor seating.
Restaurants, Limited Service 1 per 150 sq. ft. of floor area.
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Land Use Classification Required Parking Spaces
Food and Beverage Sales (all
subclassifications) 1 per 00 sq. ft. of floor area.
Funeral Parlors and Mortuaries As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Lodging
Bed and Breakfast 1 per room for rent in addition to parking required for residential use.
Hotels and Motels As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Short-Term Vacation Rental
1 off-street parking space required for use by the short-term vacation rental transient occupants. The required parking for the existing residential use or driveway parking may be used to provide this parking space.
Maintenance and Repair
Services
1 per 500 sq. ft. of floor area, 1 per 1,000 sq. ft. of outdoor display area plus 1 space for each fleet vehicle.
Maker’s Space 1 per 1,000 sq. ft. of floor area.
Nurseries and Garden Centers As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Offices
All Subclassifications
1 per 300 sq. ft. of floor area up to 10,000 sq. ft. 2 per 1,000 sq. ft. of floor area over 10,000 sq. ft. Requirement may be adjusted based on anticipated employee density at discretion of City and excluding carpool/visitor spaces.
Parking, Public or Private As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Personal Services (all
subclassifications) 1 per 300 sq. ft. of floor area.
Retail Sales
1 per 300 sq. ft. of floor area. For appliance and furniture stores, and for large format retail, as provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E;
Shopping Center
All Subclassifications As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Employment Use Classifications
Clean Technology 1 per 2,000 sq. ft. of use area plus 1 per 300 sq. ft. of office area plus 1 truck parking space for each delivery vehicle on-site during the peak time.
Construction and Materials
Yards
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Contractor Shop As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
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Land Use Classification Required Parking Spaces
Food Preparation 1 per 2,0000 sq. ft. of use area plus 1 per 300 sq. ft. of office area.
Handicraft/Custom
Manufacturing 1 per 2,000 sq. ft. of floor area, plus one per 300 sq. ft. of office.
Industry, General and Industrial,
Limited
1 per 2,000 sq. ft. of use area plus 1 per 300 sq. ft. of office area plus 1 truck parking space for each delivery vehicle on-site during the peak time.
Recycling Facility
Collection Facility As provided in the Parking and Circulation Study required pursuant to Section 20.350.032 Recycling Facilities.
Intermediate Processing Facility As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Research and Development 1.5 per 1,000sq. ft.
Salvage and Wrecking As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Warehousing and Storage
Chemical, Mineral, and
Explosives Storage
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Freight/Truck Terminals and
Warehouses
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Indoor Warehousing and
Storage
1 per 2,000 square feet of area up to 10,000 square feet, 1 per 5,000 square feet over 10,000 square feet, plus 1 per 300 square feet of office.
Outdoor Storage 1 per 2,000 square feet of area up to 10,000 square feet, 1 per 5,000 square feet over 10,000 square feet, plus 1 per 300 square feet of office.
Parcel Hub As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Personal Storage As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Wholesaling, Distribution, and
Logistics
1 per 2,000 sq. ft. of use area up to 10,000 sq. ft.; 1 per 5,000 sq. ft. over 10,000 square feet, plus 1 per 300 sq. ft. of office plus 1 truck parking space for each delivery vehicle on-site during the peak time.
Transportation, Communication, and Utilities Use Classifications Airports and Heliports As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E.
Communication Facilities
Antennae and Transmission
Towers
1 space for maintenance and servicing. Additional spaces to be determined by the Chief Planner.
Facilities within Buildings To be determined by the Chief Planner.
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Land Use Classification Required Parking Spaces
Fleet-Based Services As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Transportation Passenger
Terminals
As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
Utilities, Major 1 for each employee on the largest shift plus 1 for each vehicle used in connection with the use. Minimum of 2.
Utilities, Minor None
Waste Transfer Facility As provided in the Parking and Circulation Study required pursuant to Section 20.330.004.E
20.330.005 Location of Required Parking
Residential Uses. Required parking for a residential use shall be located on the same lot as the dwelling(s) served. At least one space per unit must be within a garage. Offstreet parking space(s) in the driveway within the front yard setback may be used to satisfy the dwelling unit’s parking requirement, subject to the following standards:
1. The parking space(s) shall be surfaced with concrete, grasscrete, pervious pavement, or other approved materials with a minimum dimension of eight feet wide by 18 feet deep;
2. The driveway and any curb cut shall comply with the City’s Public Works standards and be designed in accordance with applicable standards in Section
20.310.002.G.2 (“Parking lot Access and Design”).
a. There shall be a minimum 18-foot setback from any structure to the property line or the back of sidewalk, whichever is less, so that vehicles parked in the driveway will not project into the public right-of-way; b. Parking in the required front setback area is restricted to passenger vehicles only; and
c. The Chief Planner may approve open (uncovered) parking spaces with dimensions of not less than eight feet and six inches wide by 18 feet deep.
3. Parking in the required setback area is restricted to passenger vehicles only; and
4. The Chief Planner may approve open (uncovered) parking spaces with dimensions of not less than eight feet wide by 18 feet deep.
Unbundling Parking from Residential Uses.
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1. Condominium or other Multiple-Unit Ownership Projects. Parking in excess of one space per unit may be sold or rented separate from the residential unit.
2. Rental Apartment Developments. All of the provided parking for units that are not deed-restricted affordable units may be unbundled, subject to approval of a parking management and monitoring plan by the Planning Commission.
3. Deed-Restricted Affordable Units. Parking for deed-restricted units may be unbundled at the same prorated cost as the units (i.e., a 50 percent unbundling discount for a unit at 50 percent AMI).
Required Setback Limitation. No required setback in any zoning district shall be utilized for required parking, except for approved driveways and accessory structures.
Nonresidential Uses. Required parking spaces serving commercial, employment, and other nonresidential uses shall be located on the same lot as the use they serve, unless an alternative parking plan is approved as provided in subsection E below.
Alternative Parking Plan. An alternative parking plan serving one or more uses located on a site may be approved with a Conditional Use Permit.
1. Off-Site Parking Facilities. The alternative parking plan may allow off-site parking serving one or more uses subject to the following standards:
a. Location. Any off-site parking facility must be located within reasonable walking distance, along a paved handicap accessible walk, of the principal entrance containing the use(s) for which the parking is required.
b. Parking Agreement. A parking agreement subject to review and approval by the City Attorney shall be submitted. The parking agreement shall be in one of the two following forms:
i. A covenant running with the land or an easement, subject to the approval of the City Attorney, recorded in the County Recorder’s Office. The owner of record of the proposed off-site parking facility shall submit a title report for the parcel and a covenant running with the land, or an easement, which describes the parcel and obligates it for parking purposes free and clear of exceptions which would interfere with the use, describes the obligation of the party to maintain the parking facility, and describes the parking facility by a parking diagram; or ii. A parking lease agreement for the proposed off-site parking facility signed by both the permittee and property owner or agent of the property owner authorized to bind the owner and shall be subject to the approval of the City Attorney and Division V: Citywide Standards
Division V, Page 70 | South San Francisco Zoning Code | Public Review Draft recorded in the County Recorder’s Office. The parking lease agreement shall run with the use and state the number of spaces subject to the lease and the days and hours of operation when the parking will be leased, term/duration of the lease, and include a description of the facility, including a parking diagram.
2. Valet Parking. The alternative parking plan may allow valet parking as a means of satisfying all or a portion of the off-street parking proposal. Valet parking may be used to accommodate more parking spaces on the site of the principal use served by the parking than could be accommodated in conformance with the applicable parking area design and development standards of Section 20.330.010. Any valet parking shall not use on-street parking or imperil public safety.
20.330.006 Parking Reductions
Density Bonus. Parking standards may vary for residential development projects receiving a density bonus pursuant to Chapter 20.390 (“Bonus Residential Density”) and California Government Code Section 65915(p).
Higher TDM Tier. For projects that commit to a higher TDM tier than is otherwise required (for example, a Tier 2 project commits to Tier 3 monitoring), the number of required parking spaces may be reduced by 25 percent of the normally required number of spaces stated in Table 20.330.004 with Conditional Use Permit approval.
See Chapter 20.400 (“Transportation Demand Management”).
In-Lieu Fees in the Downtown. In the Downtown Parking District, the City may establish a parking mitigation fund and allow payment of a fee in lieu of providing required parking on-site or off-site.
1. In-Lieu Fee Amount. The amount of the in-lieu fee shall be calculated and paid as set forth in a resolution of the City Council.
2. Use of Funds. In-lieu fees shall be used for programs to reduce parking impacts including, but not limited to, any of the following:
a. Off-street parking facilities, including acquisition, development, and maintenance of parking facilities located in the Downtown Parking District;
b. Mass transit equipment, including stock and attendant facilities serving the area in which the buildings for which the payments are made are located;
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Shared Parking. Where a shared parking facility serving more than one use will be provided, the total number of required parking spaces may be reduced up to 50 percent with a Conditional Use Permit, if the Planning Commission finds that all of the following are true:
1. The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces;
2. The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if parking for each use were provided separately;
3. If the Chief Planner requires a parking demand study, the study shall be prepared by an independent traffic engineering professional approved by the City supports the proposed reduction; and
4. In the case of a shared parking facility that serves more than one property, a parking agreement has been prepared consistent with the provisions of OffSite Parking Facilities.
Other Parking Reductions. Required parking for any use may be reduced through approval of a Conditional Use Permit.
1. Criteria for Approval. The Planning Commission may only grant a Conditional Use Permit for reduced parking if it finds that:
a. Special conditions—including but not limited to the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program—exist that will reduce parking demand at the site;
b. The use will adequately be served by the proposed on-site parking; and c. Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area.
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20.330.007 Bicycle Parking
Short-Term Bicycle Parking. Short-term bicycle parking shall be provided, according to the provisions of this Section, in order to serve shoppers, customers, messengers, guests and other visitors to a site who generally stay for a short time.
1. Parking Spaces Required. Short-term bicycle parking spaces shall be provided for the following uses at a rate of 5 percent of the number of required automobile parking spaces, with a minimum of four parking spaces provided per establishment.
a. Multiple-Unit Residential with eight or more units;
b. All uses in the Public and Semi-Public Land Use Classification except Cemeteries and Community Gardens; and
c. All uses in the Commercial Land Use Classification except Animal Care, Sales, and Services, Artist’s Studios, Maker’s Spaces, Crop Production, and Live-Work.
2. Standards for Short-Term Bicycle Parking.
a. Location. Short-term bicycle parking must be located outside of the public right-of-way and pedestrian walkways and within 50 feet of a main entrance to the building it serves.
i. Commercial Center. In the case of a commercial center, bicycle parking must be located within 50 feet of an entrance to each anchor store. Bicycle parking shall be visible from the street or from the main building entrance, or a sign must be posted at the main building entrance indicating the location of the parking. ii. Downtown. Bicycle parking in the Downtown districts may be located within the public right-of-way subject to review and approval from the Chief Planner and City Engineer provided an unobstructed sidewalk clearance of four feet shall be
maintained for pedestrians at all times.
b. Anchoring and Security. For each bicycle parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one wheel can be secured with a high-security Ushaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.
c. Size and Accessibility. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 73 street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.
Long-Term Bicycle Parking. Long-term bicycle parking shall be provided, according to the provisions of this section, in order to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.
1. Parking Required.
a. Residential Uses. A minimum of one bicycle parking space shall be provided for every four units for multi-unit residential and group residential projects.
b. Other Uses. Any establishment with 10 or more employees shall provide long-term bicycle parking in an amount equivalent to five percent of required vehicular spaces.
c. Parking Structures. Long-term bicycle parking shall be provided at a ratio of one space per 50 vehicle spaces.
2. Standards for Long-Term Bicycle Parking. Long-term bicycle parking must meet the following standards:
a. Location. Long-term bicycle parking must be located on the same lot as the use it serves. In parking garages, long-term bicycle parking must be located near an entrance to the facility.
b. Covered Spaces. At least 50 percent of required long-term bicycle parking must be covered. Covered parking can be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.
c. Security. Long-term bicycle parking must be in at least one of the following facilities:
i. An enclosed bicycle locker;
ii. A fenced, covered, locked or guarded bicycle storage area; or iii. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas.
Size and Accessibility. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle.
Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.
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20.330.008 Electric Vehicle Charging Station
Electric vehicle (EV) charging stations and EV-capable parking spaces shall be provided for all new buildings erected as required by this section. All such spaces shall be included in the calculation of parking demands of Section 20.330.004 (“Required Parking Spaces”).
Required EV Charging Stations. The total number of required EV charging stations spaces are specified in Table 20.330.008 or in accordance with the most current California Green Building Standards Code, whichever standard is greater.
Table 20.330.008: Required EV Charging Spaces
Total Number of Required Parking
Spaces
Minimum EV Charging Stations
0 – 9 0
10 – 25 1
26 -50 2 for residential uses; 2 for nonresidential uses 51+ 6% of total
Size. The size of EV charging station parking spaces and EV-capable parking spaces shall be as specified in Section 20.330.010 (“Parking Area Design Standards"). EV supply equipment shall not reduce the size of the parking space.
Accessible EV Spaces. Where accessible parking requirements are required, at least one EV space or EV charging station shall meet current van accessible dimensions, as defined by the California Building Code, and be connected to a barrier-free accessible route of travel to the building. No accessible markings shall be made on the EV space or EV charging station with van accessible dimensions. The EV space with van accessible dimensions shall be the first EV charging station established on the property.
EV Charging Stations. EV charging stations shall be allowed within any zoning district subject to all applicable requirements of the Municipal Code in addition to the following:
1. EV parking spaces shall be equipped with electric vehicle supply equipment (EVSE), which shall be Level 2 or higher and installed in accordance with the requirements of the California Green Building Standards Code.
2. The EV charging station shall be protected as necessary to prevent damage by automobiles.
3. Any EV charger shall be listed and labeled by an approved testing agency.
4. The EV charging station shall have complete instructions and appropriate warnings posted in an unobstructed location next to each EV charging station.
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5. EV Stations for Public Use. EV charging stations for public use must be visible from the right-of-way and illuminated during nighttime business hours. a. One standard non-illuminated sign, not to exceed four square feet in area and eight feet in height, may be posted for the purpose of identifying the location of each cluster of EV charging stations. b. The EV charging station may be on a timer that limits the use of the station to the normal business hours of the use(s) that it serves to preclude unauthorized use after business hours.
c. The following information shall be posted at a public EV charging station:
i. Voltage and amperage levels;
ii. Hour of operations if time limits or tow-away provisions are to be enforced by the property owner;
iii. Usage fee;
iv. Safety information; and
v. Contact information for reporting when the equipment is not operating or other problems.
Construction and Installation. Construction shall comply with Section 5.106.5.3.1 or Section 5.106.5.3.2 of the California Green Building Standards Code to facilitate future installation of EV supply equipment.
20.330.009 On-Site Loading
Loading Spaces Required. Every new building, and every building enlarged by more than 5,000 square feet that is to be occupied by a manufacturing establishment, storage facility, warehouse facility, parcel hub, live-work development, retail store, eating and drinking, wholesale store, market, hotel, hospital, mortuary, laundry, drycleaning establishment, or other use similarly requiring the receipt or distribution by vehicles or trucks of material or merchandise shall provide off- street loading and unloading areas as indicated in Table 20.330.009. Such on-site loading space shall be maintained during the existence of the building or use that it is required to serve.
1. Reduction in Number of Loading Spaces Required. The loading space requirement may be waived upon a finding by the Chief Planner and City Engineer that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such loading space will not be needed.
2. Additional Loading Spaces Required. The required number of loading spaces may be increased to ensure that trucks will not be loaded, unloaded, or stored Division V: Citywide Standards
Division V, Page 76 | South San Francisco Zoning Code | Public Review Draft on public streets. Such requirement shall be based on the anticipated frequency of truck pickups and deliveries and of the truck storage requirements of the use for which the on-site loading spaces are required.
Table 20.330.009: Required Loading Spaces
Building Square
Footage
Required Loading Spaces
0 – 6,999 0
7,000 – 30,000 1; Not required if the use is located in the Downtown and is accessible by an alley or lane
30,001 – 90,000 2; 1 if the use is located in the Downtown and is accessible by an alley or lane
90,001 – 150,000 3
150,001 – 230,000 4
230,001 + 1 per each additional 100,000 gross square feet or portion thereof.
Common Loading Areas. A common loading area may be provided if each tenant space is not provided a separate loading area.
Drive-In Roll-up Doors. Drive-in roll-up doors for multi-tenant industrial projects may be substituted for required loading areas.
Minimum Size. Each on-site loading space required by this chapter shall not be less than 12 feet wide, 50 feet long, and 14 feet high, exclusive of driveways for ingress and egress, maneuvering areas and setbacks. The minimum size requirement may be modified upon a finding by the Chief Planner and City Engineer that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be needed.
Driveways for Ingress and Egress and Maneuvering Areas. Each on-site loading space required by this section shall be provided with driveways for ingress and egress and maneuvering space of the same type and meeting the same criteria required for on-site parking spaces. Truck-maneuvering areas shall not encroach into required parking areas, travelways, or street rights-of-way. This requirement may be modified upon a finding by the Chief Planner and City Engineer that sufficient space is provided so that truck-maneuvering areas will not interfere with traffic and pedestrian circulation.
20.330.010 Parking Area Design and Development Standards Accessible Parking. Each lot or parking structure where parking is provided for the public as clients, guests, or employees shall include parking accessible to handicapped or disabled persons as near as practical to a primary entrance and in Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 77 accordance with the standards `for the number of spaces, size, location, signing, and markings/striping set for in Chapter 71, “Site Development Requirements for Handicapped Accessibility” of Title 24 of the California Code of Regulations.
Shoreline Access Parking. Parking spaces required for public shoreline access shall be convenient to the shoreline and shall be properly and clearly marked and posted consistent with the California Vehicle Code.
Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking requirement in accordance with the following.
1. No more than two vehicles shall be placed one behind the other.
2. Both spaces shall be assigned to a single dwelling unit or to employees of the same non-residential establishment.
3. The tandem parking bay shall be a minimum 40 feet by 10 feet in dimension.
4. Tandem spaces with a width greater than 10 feet (i.e., side-by-side tandem) shall use decorative pavers or “grasscrete.”
5. Tandem parking to meet required parking for multi-unit development shall be located within an enclosed structure and the number of tandem parking spaces shall not exceed 50 percent of the total number of spaces.
6. Tandem parking shall not be used to satisfy the parking requirement for guest parking.
Parking Lifts. Parking may be permitted in parking lifts provided that, if it is necessary to remove one vehicle from the lift to access another vehicles, the parking shall be subject to the provisions of subsection C. above applicable to tandem parking.
Parking lifts allowing each vehicle to be independently accessed have no such restrictions. Exterior parking lifts are not allowed.
Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles shall be provided to meet the minimum dimensions required by this subsection. Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces.
1. Standard Parking Spaces. The minimum basic dimension for standard parking spaces is 8 1/2 feet by 18 feet.
2. Compact Parking Spaces. The minimum basic dimension for compact parking spaces is 8 feet by 16 feet. For uses requiring 10 or more parking spaces, a maximum of 35 percent of those spaces may be compact parking. Compact parking spaces shall be permanently identified.
3. Parking Space Widths. Parking space width is measured from the inside edge of the parking space striping to the outside edge of parking space striping.
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4. Parking Space Dimensions. Table 20.330.010 and Figure 20.330.010.D.1 provide the dimensions of spaces (stalls) and aisles according to angle of parking spaces. The required aisle width may be modified upon a finding by the City Engineer that sufficient space is provided so that maneuvering areas will not interfere with traffic and pedestrian circulation.
5. Setback of Cross Drive Aisles. Cross drive aisles along main drive aisles connecting directly to a street shall be set back at least 50 feet from the lot line abutting the street. This setback may be reduced through a Conditional Use Permit if the Review Authority finds that sufficient setback is provided so that traffic and pedestrian circulation will not be impeded.
6. Parking Spaces Abutting Wall, Fence, or Column. Each parking space adjoining a wall, fence, column, or other obstruction higher than 0.5 feet shall be increased by one foot on each obstructed side, provided that the increase may be reduced by 0.25 feet for each one foot of unobstructed distance from the edge of a required aisle, measured parallel to the depth of the parking space.
7. Minimum Dimensions for Residential Carports. Each single-car carport shall measure at least 10 feet wide by 20 feet long. Each double carport shall measure at least 20 feet wide by 20 feet long. The width of the carport is to be measured from inside face of support to inside face of opposite support. The carport roof shall cover the entire 20-foot length of the space. Unless adequate enclosed storage area is provided elsewhere on-site, the carport shall include a minimum 80 cubic feet of enclosed, un-inhabitable and nonconditioned storage space.
8. Minimum Dimensions for Residential Enclosed Garages. Enclosed garages serving residential uses shall be constructed to meet the following minimum inside dimensions.
a. A single-car garage shall be at least 10 feet wide and 20 feet long. b. A double-car garage shall be at least 20 feet wide and 20 feet long. c. Each garage space shall be equipped with an automatic door opener and a roll-up sectional or similar garage door which does not extend onto the apron. On multifamily dwellings, a security gate on a multispace garage is permitted. d. For the purpose of determining the existing number of garage spaces for an existing dwelling unit the following dimensions shall apply:
i. An existing garage with minimum interior dimensions of 8 1/2 feet in width and 18 feet in length shall qualify as one existing enclosed parking space.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 79 ii. An existing garage with minimum interior dimensions of 17 feet in width and 18 feet in length shall qualify as two existing enclosed parking spaces.
iii. If the minimum interior dimensions of an existing garage parking space exceeds the minimum dimensions in this
subsection, the existing enclosed space dimensions shall be maintained.
iv. The vertical clearance for garage or carport parking spaces shall not be less than seven feet.
Surfacing. All parking areas shall be paved and improved and all sites shall be properly drained, consistent with California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit, the City of South San Francisco Source Control Measures, and the City of South San Francisco Site Design Standards Checklist and subject to the approval of the City Engineer. No unpaved area shall be used for parking.
1. Cross-Grades. Cross-grades shall be designed for slower stormwater flow and to direct stormwater toward landscaping, bio-retention areas, or other water collection/treatment areas.
2. Landscaping Alternative. Up to two feet of the front of a parking space as measured from a line parallel to the direction of the bumper of a vehicle using the space may be landscaped with ground cover plants instead of paving.
3. Permeable Paving. Permeable paving shall be used in all overflow parking areas and installed in accordance with manufacturer recommended specifications.
4. Turf Grids/Grassy Pavers. Turf grids/grassy pavers shall be installed in areas of low traffic or infrequent use wherever feasible.
Table 20.330.010: Standard Parking Space and Aisle Dimensions Angle of Parking Stall Width Curb Length Per
Stall
Stall Depth Aisle Width
Parallel 8′6″ 20′0″ 8′6″ 15′
30° 8′6″ 17′0″ 17′0″ 15′
45°* 8′6″ 12′0″ 19′0″ 15′
60°* 8′6″ 9′6″ 19′6″ 18′
75° 8′6″ 9′0″ 19′6″ 22′
90°* 8′6″ 8′6″ 18′0″ 25′
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Division V, Page 80 | South San Francisco Zoning Code | Public Review Draft Table 20.330.010: Standard Parking Space and Aisle Dimensions Angle of Parking Stall Width Curb Length Per
Stall
Stall Depth Aisle Width
*Most frequently used.
Parking Lot Striping. All parking stalls shall be clearly outlined with striping, and all aisles, approach lanes, and turning areas shall be clearly marked with directional arrows and lines as necessary to provide for safe traffic movement.
Wheel Stops. Concrete bumper guards or wheel stops shall be provided for all unenclosed parking spaces on a site with 10 or more unenclosed parking spaces. A six-inch high concrete curb surrounding a landscape area at least six feet wide may be used as a wheel stop, provided that the overhang will not damage or interfere with plant growth or its irrigation. A concrete sidewalk may be used as a wheel stop provided the overhang will not reduce the minimum required walkway width.
Perimeter Curbing. A six-inch wide and six-inch high concrete curb shall be provided along the outer edge of the parking facility pavement, except where said pavement abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.
Heat Island Reduction. A heat island is the increase in ambient temperature that occurs over large, paved areas compared to natural landscape. In order to reduce ambient surface temperatures in parking areas, at least 50 percent of the areas not landscaped shall be shaded, of light colored materials with a Solar Reflectance Index (SRI) of at least 29, or a combination of shading and light colored materials. Shade may be provided by canopies, shade structures, trees, or other equivalent mechanism. Trees shall be selected from a list maintained by the Planning Division. If shade is provided by trees, the amount of required shading is to be reached within 15 years. The amount of shade provided by a given tree is determined by using the approximate square footage of the tree crown as indicated on the approved shade tree list.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 81 Figure 20.330.010.D1) Standard Parking Spaces
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Division V, Page 82 | South San Francisco Zoning Code | Public Review Draft Lighting.
1. Parking lots, driveways, circulation areas, aisles, passageways, recesses and ground contiguous buildings shall be provided with sufficient wattage to provide make clearly visible the presence of any person on or about the premises during the hours of darkness. Such lighting shall be equipped with vandal-resistant covers. The following minimum levels of illumination shall be achieved:
a. Open parking lots: One to two foot-candles at ground level. b. Pedestrian path/bike path: One-half to one foot-candle at ground level. c. Covered parking: Five foot-candles at ground level.
2. Parking lot lighting shall be designed and installed so that light and glare is not directed onto residential use areas or adjacent public rights-of-way, consistent with Section 20.300.010 (“Performance Standards”).
Separation from On-Site Buildings. Parking areas must be separated from the front and side exterior walls of on-site buildings by walkways a minimum of four feet in width. Commercial buildings with 80,000 square feet or more of gross floor area must be separated from on-site parking on all sides by a walkway a minimum of five feet in width, as well as a planter area at least three feet in width. These requirements do not apply to parking areas containing five or fewer spaces.
Landscaping. Landscaping of parking areas shall be provided and maintained according to the general standards of Section 20.300.007 (“Landscaping”), as well as the standards of this subsection. The provisions of this subsection apply to all uses except Single-Unit Dwellings and Duplexes.
1. Landscape Area Required. A minimum of 10 percent of any parking lot area shall be landscaped. For the purpose of calculating required parking lot landscaping, parking lot areas are deemed to include parking and loading spaces as well as aisles, vehicle entry and exit areas, and any adjacent paved areas. Parking lot area does not include enclosed vehicle storage areas.
2. Minimum Planter Dimension. No landscape planter that is to be counted toward the required landscape area shall be smaller than 25 square feet in area, or four feet in any horizontal dimension, excluding curbing.
3. Layout. Landscaped areas shall be well-distributed throughout the parking lot area. Parking lot landscaping may be provided in any combination of:
a. Landscaped planting strips at least four feet wide between rows of parking stalls;
b. Landscaped planting strips between parking areas and adjacent buildings or internal pedestrian walkways;
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 83 c. Landscaped islands located between parking stalls or at the ends of rows of parking stalls; and
d. On-site landscaping at the parking lot perimeter.
4. Required Landscaped Islands. A landscaped island at least six feet in all interior dimensions and containing at least one 15-gallon-size tree shall be provided at each end of each interior row of parking stalls and between every six consecutive parking stalls.
5. Landscaped Buffer for Open Parking Adjacent to Right-of-Way. A landscaped area at least five feet wide shall be provided between any surface parking area and any property line adjacent to a public street, unless a different dimension is specified in the base district standards applicable to a site.
6. Landscaped Buffer for Open Parking Abutting Interior Lot Line. A landscaped area at least three feet wide shall be provided between any surface parking area and any adjacent lot for the length of the parking area.
7. Landscaped Buffer for Parking Garages. A parking garage that does not incorporate ground-floor nonresidential or residential use or is not otherwise screened or concealed at street frontages on the ground level, must provide a landscaped area at least 10 feet wide between the parking garage and public street.
8. Parking Garage Rooftop Planting. Uncovered parking on the top level of a parking structure shall have rooftop planters with a minimum dimension of 24 inches around the entire perimeter of the top floor. Exceptions to this standard are subject to Planning Commission approval.
9. Trees.
a. Number Required. Trees shall be provided at a rate of one tree for each five parking spaces.
b. Distribution. Trees shall be distributed relatively evenly throughout the parking area.
c. Species. Required trees for parking lots shall be selected from a list of recommended trees maintained by the Planning Division.
d. Size. All trees shall be a minimum 15-gallon size with a one-inch diameter at breast height (dbh).
e. Minimum Planter Size. Any planting area for a tree must have a minimum interior dimension of five feet. Additional space may be required for some tree species.
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10. Protection of Vegetation.
a. Clearance from Vehicles. All required landscaped areas shall be designed so that plant materials, at maturity, are protected from vehicle damage by providing a minimum two-foot clearance of lowgrowing plants where a vehicle overhang is permitted, or by wheel stops set a minimum of two feet from the back of the curb.
Figure 20.330.010(L)(10)(a) Clearance from Vehicles
b. Planters. All required parking lot landscaping shall be within planters bounded by a concrete curb at least six inches wide and six inches high.
Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.
11. Irrigation. All landscaped areas shall be provided with an automatic sprinkler system.
12. Visibility and Clearance. Landscaping in planters at the end of parking aisles may not obstruct driver’s vision of vehicular and pedestrian cross-traffic.
Mature trees shall have a foliage clearance maintained at eight feet from the surface of the parking area. Other plant materials located in the interior of a parking lot should not exceed 30 inches in height.
Screening. Parking and loading areas shall be screened from view from public streets and adjacent properties in a more restrictive district, according to the following standards.
1. Height. Screening of parking lots from adjacent public streets shall be three feet in height. Screening of parking lots along interior lot lines that abut Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 85 residential districts shall be six feet in height, except within the required front setback of the applicable zoning district, where screening shall be three feet in height.
2. Materials. Screening may consist of one or any combination of the methods listed below.
a. Walls. Low-profile walls consisting of brick, stone, stucco, or other quality durable material approved by the Chief Planner and including a decorative cap or top finish as well as edge detail at wall ends. Plain concrete blocks are not allowed as a screening wall material unless capped and finished with stucco or other material approved by the Chief Planner.
b. Fences. An open fence of wrought iron or similar material combined with plant materials to form an opaque screen. This option does not include the use of chain-link or vinyl fencing.
c. Planting. Plant materials consisting of compact evergreen plants that form an opaque screen. Such plant materials must achieve a minimum height of two feet within 18 months after initial installation. d. Berms. Berms planted with grass, ground cover, or other low-growing plant materials.
Circulation and Safety.
1. Visibility shall be assured for pedestrians, bicyclists, and motorists entering individual parking spaces, circulating within a parking facility, and entering or leaving a parking facility.
2. Off-street parking and loading areas shall be provided with sufficient maneuvering room so that all vehicles can enter and exit from a public street by forward motion only. This standard does not apply to parking areas serving Single-Unit Dwellings or duplexes served by individual driveways.
3. Parking lots shall be designed so that sanitation, emergency, and other public service vehicles can provide service without backing unreasonable distances or making other dangerous or hazardous turning movements.
4. Multi-unit residential developments of five or more units must provide pedestrian access that is separate and distinct from driveways. Parking areas for commercial and mixed-use developments that are 80 feet or more in depth and/or include 50 or more parking spaces must have distinct and dedicated pedestrian access from the commercial use to parking areas and public sidewalks, according to the following standards:
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Division V, Page 86 | South San Francisco Zoning Code | Public Review Draft a. Connection to Public Sidewalk. An on-site walkway shall connect the main building entry to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main building entry and sidewalk, generally no more than 125 percent of the straight-line distance.
b. Materials and Width. Walkways shall provide at least five feet of unobstructed width and be hard-surfaced.
c. Identification. Pedestrian walkways shall be clearly differentiated from driveways, parking aisles, and parking and loading spaces through the use of elevation changes, a different paving material, or similar method.
d. Separation. Where a pedestrian walkway is parallel and adjacent to an auto travel lane, it must be raised and separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.
Figure 20.330.010(N) Circulation and Safety
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 87 Alternative Parking Area Designs. Where an applicant can demonstrate to the satisfaction of the Chief Planner that variations in the dimensions otherwise required by this section are warranted in order to achieve to environmental design and green building objectives, including but not limited to achieving certification under the LEED™ Green Building Rating System, a specific alternative parking area design may be approved.
Maintenance. Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall be kept in good repair at all times.
20.330.011 Private Residential Handicap Parking
One handicap, off-street parking space and its driveway may be allowed within the front yard setback of residential properties where no other feasible location exists on the property subject to approval by the Chief Planner and the following standards:
The space shall be used by a resident of the dwelling entitled to display a handicap parking placard only for parking vehicles displaying a handicap parking placard; The space shall be paved;
The driveway and any curb cut shall comply with City standards; A covenant or other instrument in a form acceptable to the City Attorney requiring removal and restoration to the original or better condition of the space within 60 days of the date of either the sale of the property or when said space is no longer required by a resident of the property, whichever occurs first, shall be recorded in the county’s recorder’s office;
The space shall not be included when calculating the property’s required parking; and Any necessary encroachment permits have been attained.
Temporary Uses
20.340.001 Purpose
This chapter establishes standards for certain uses that are intended to be of limited duration of time and that will not permanently alter the character or physical facilities of the property where they occur.
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20.340.002 Temporary Uses Not Requiring a Temporary Use Permit The following types of temporary uses may be conducted without a temporary use permit.
Other permits, such as Building Permits, may be required.
Garage Sales. Garage sales of personal property conducted by a resident of the premises for no more than three consecutive days twice a year.
Live Music. Temporary live music performances that do not require a temporary use permit include:
1. Non-amplified music performances, indoor or outdoor.
2. Indoor amplified music performances accessory to a commercial use, provided the temporary use complies with the Performance Standards of Section 20.300.010 (“Performance Standards”).
Mobile Vendor Services. Mobile vendor services as described in Chapter 20.350.
Real Estate Sales. Real estate sales from a manufactured or mobile unit office for the temporary marketing, sales, or rental of residential, commercial, or industrial development.
Temporary Construction Office Trailers. On-site temporary construction offices during the period of construction. Screening may be required by the Chief Planner.
Seasonal Sales. The annual sales of holiday related items such as Christmas trees, pumpkins, and similar items may be permitted in accordance with the following standards:
1. Time Period. Seasonal sales associated with holidays are allowed up to a month preceding and one week following the holiday. Christmas tree sales are allowed from Thanksgiving Day through December 31st.
2. Goods, Signs and Temporary Structures. All items for sale, as well as signs and temporary structures, shall be removed within 10 days after the end of sales, and the appearance of the site shall be returned to its original state.
Special Events Exempt. Special events, as defined and regulated by Chapter 6.48, are exempt from the requirements of this chapter.
20.340.003 Temporary Uses Requiring a Temporary Use Permit Other temporary uses may be permitted pursuant to Chapter 20.520 (“Temporary Use Permits”), subject to the following standards. Additional or more stringent requirements may be established through the Temporary Use Permit process in order to prevent the use from becoming a nuisance with regard to the surrounding neighborhood or the City as a whole.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 89 Temporary Commercial Uses. Short-term temporary commercial uses, such as business promotions, outdoor sales, and displays that do not exceed three consecutive days, may be permitted in accordance with the following standards:
1. Location. Limited to nonresidential districts.
2. Frequency. No more than four temporary commercial uses at one site shall be allowed within any 12-month period.
3. Signs. Temporary signs for temporary commercial uses are subject to the temporary sign regulations of Chapter 20.360 (“Signs”).
4. Existing Parking. The available parking shall not be reduced to less than 75 percent of the minimum number of spaces required by Chapter 20.330 (“OnSite Parking and Loading”).
5. Outdoor Sales. Temporary outdoor sales—including, but not limited to, grand opening events, and other special sales events—are also subject to the following standards:
a. Temporary outdoor sales shall be part of an existing business on the same site.
b. Outdoor display and sales areas must be located on a paved or concrete area on the same lot as the structure(s) containing the business with which the temporary sale is associated.
c. Location of the displayed merchandise must not disrupt the normal circulation of the site, nor encroach upon driveways, pedestrian walkways, or required landscaped areas, or obstruct sight distances or otherwise create hazards for vehicle or pedestrian traffic.
Amplified Outdoor Live Entertainment. Outdoor live entertainment accessory to a primary use is allowed subject to base district regulations. A Temporary Use Permit is required for amplified outdoor live entertainment events subject to the following standards;
1. An application shall be made no less than 15 days prior to the date of commencement of the live entertainment event;
2. The duration of use shall not exceed one day;
3. There shall be a minimum of 30 days between events;
4. Events lasting more than one day or occurring more frequently than every 30 days shall require a Minor Use Permit.
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20.340.004 Temporary Uses Requiring a Minor Use Permit
Temporary uses, such as business promotions, outdoor sales, and displays that either: (1) exceed three consecutive days, but not more than one month; or (2) do not exceed three consecutive days but exceed the frequency standards stated in Section
20.340.003(A)(2) (“General Provisions”) of more than four distinct occurrences at one site may be allowed with the approval of a Minor Use Permit by the Chief Planner so long as the temporary use is determined to not impact neighboring uses or otherwise create significant impacts. Further, temporary uses that exceed the frequency standards stated in Section 20.340.003(A)(2) (“General Provisions”) of more than four distinct occurrences at one site may be permitted with the approval of a Minor Use Permit, provided that no more than 12 distinct occurrences take place within a 12- month period.
Permitted uses that need to be temporarily relocated due to construction activities may be allowed with the approval of a Minor Use Permit by the Chief Planner. Such uses may utilize a temporary nonresidential structure and/or compatibly zoned site for use as office, retail, or storage space, subject to appropriate screening, security, trash management, parking, and other relevant performance standards, as determined by the Chief Planner.
1. Time Period. Permitted uses that are temporarily relocated due to construction may commence no more than two weeks prior to start of related permitted construction activity and shall terminate concurrent with issuance of a certificate of occupancy or within two years from initiation, whichever occurs earlier, and the appearance of the site shall be returned to its original state, unless the Minor Use Permit stipulates differently.
Standards and Requirements for Specific
Uses and Activities
20.350.001 Purpose
The purpose of this chapter is to establish standards for specific uses and activities that are permitted or conditionally permitted in several or all districts. These provisions are supplemental standards and requirements to minimize the effect of these uses and activities on surrounding properties and to protect the health, safety, and welfare of their occupants and of the general public.
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20.350.002 Applicability
Each land use and activity covered by this chapter shall comply with the requirements of the sections applicable to the specific use or activity, in addition to any applicable standard this Ordinance requires in the district where the use or activity is proposed and all other applicable provisions of this Ordinance.
The uses that are subject to the standards in this chapter shall be located only where allowed by base district or overlay district use regulations.
Planning Permit Requirements. The uses that are subject to the standards in this chapter are allowed only when authorized by the planning permit required by base district regulations, such as a Conditional Use Permit, except where this chapter establishes a different planning permit requirement for a specific use.
20.350.003 Accessory Dwelling Units
A permit shall be issued as a ministerial matter without discretionary review or hearing for an accessory dwelling unit within 60 days of receiving a complete application if there is an existing single-unit or multiple-unit residential dwelling on the lot and if the requirements of this chapter, other requirements of the Zoning Ordinance, and other applicable City codes are met. If the permit application to create an accessory dwelling unit is submitted with a permit application to create a new single-unit or multiple-residential unit dwelling on the lot, the application for the accessory dwelling unit shall not be acted upon until the application for the new single-unit or multipleunit dwelling is approved.
Location. Accessory dwelling units may be established on any lot in any district where single-unit and/or multiple-unit residential dwellings are permitted or conditionally permitted, and a single-unit or multiple-unit residential dwelling has been previously established or is proposed to be established in conjunction with construction of an accessory dwelling unit.
Type of Unit. An accessory dwelling unit shall provide separate, independent living quarters for one or more persons. An accessory dwelling unit may be one of the following:
1. Attached accessory dwelling unit: Added to a primary single-unit dwelling unit, typically to the side or rear that is either newly constructed or an expansion of existing structure that is not a converted accessory dwelling unit as defined herein.
2. Detached accessory dwelling units: A freestanding structure that is newly constructed, demolished and reconstructed, or an expansion of an existing freestanding structure that is not a converted accessory dwelling unit as defined herein. Detached accessory dwelling units may be located on a singleunit or multiple-unit residential low, as provided in subsection (C) below.
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3. Converted accessory dwelling unit: Located within the physical dimensions of an existing or proposed single-unit dwelling (with exterior access therefrom) existing accessory structure, or within the non-livable area in an existing multiple-unit residential dwelling structure. Modifications to building footprints and physical dimensions are not permitted for converted accessory dwelling units within an existing or proposed single-unit dwelling or existing accessory structure, except where necessary to accommodate ingress and egress or habitability requirements under applicable building code provisions.
In such instances, an expansion of up to 150 square feet would be permitted as long as the side and rear setbacks are sufficient for fire and safety.
Number of Units Allowed.
1. Single-Unit Lot: On a lot with an existing or proposed single-unit dwelling, one accessory dwelling units, of any type, and one junior accessory dwelling unit.
2. Multiple-Unit Residential Lot.
a. Up to two detached accessory dwelling units are permitted on a lot with an existing or proposed multiple-unit residential dwelling. Within an existing multiple-unit residential dwelling structure, converted accessory dwelling units shall be permitted up to 25 percent of the existing number of units or one unit, whichever is greater. Such converted accessory dwelling unit shall only be permitted within the portions of the structure that is not used as livable pace provided that the unit complies with the California Building Standards Code as set forth in Title 15.
b. If there are existing accessory structures on a lot with an existing or proposed multiple-unit residential dwelling, converted accessory dwelling units may be permitted within all such existing accessory structures provided that the lot does not otherwise contain one or more proposed or existing accessory dwelling unit permitted under subsection (C)(2)(a) above, and that the converted accessory dwelling units meet the requirements of subsection (B)(3) above, the development standards of the zoning district in which the property is located, and all other applicable requirements of this chapter. c. One attached accessory dwelling unit, provided that there is no existing or proposed accessory dwelling units on the same lot utilizing subsection (a) or (b) above.
Development Standards. Accessory dwelling units shall conform to the specific development standards set forth below, and unless specified otherwise below, shall comply with the landscaping, lot coverage, and other zoning requirements of the zoning district in which the site is located; other applicable development standards in Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 93 this chapter; other requirements of the Zoning Ordinance; and other applicable City building, electrical, fire, utility and structural safety codes.
1. Setbacks. The minimum street side, interior side, and rear yard setbacks for accessory dwelling units shall be as follows:
a. Detached accessory dwelling unit: 4 feet
b. Attached accessory dwelling unit: 4 feet
2. Separation Between Units. The distance between an accessory dwelling unit to the rear of the primary dwelling and any other existing proposed structures on the lot, inclusive of eaves, as applicable, shall be as follows:
a. Detached accessory dwelling unit: 6 feet
b. Attached accessory dwelling unit: 6 feet
3. Height. The maximum height for an accessory dwelling unit shall be as follows:
a. Detached accessory dwelling unit:
one story, up to 16 feet
b. Attached accessory dwelling unit: the height requirements of the zoning district where the site is located
4. Entry and Exterior Access. Each accessory dwelling unit shall have a separate entry or exterior door access from the primary unit. Where possible, the exterior entry for an attached accessory dwelling unit or an accessory dwelling unit located within an existing single-unit dwelling shall not be located adjacent to the primary front door of the primary dwelling unit.
5. Exceptions. Development standards described in this chapter and elsewhere in the Zoning Ordinance shall be waived for:
a. Converted accessory dwelling units located on single-unit dwelling lots; b. Attached or Detached accessory dwelling units that have a maximum size of 800 square feet with at most 16 feet in height, does not exceed 4-foot side and rear yard setbacks, and located on single-unit dwelling lots;
c. Converted accessory dwelling units located on a lot with one or more existing multiple-unit residential dwelling as set forth in subsection (C)(2)(a) above; and
d. Detached accessory dwelling units located on a lot with one or more existing multiple-unit residential dwelling as permitted by subsection (C)(2)(a) above, provided that such units have a maximum height of 16 feet and 4-foot rear and side yard setbacks.
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Division V, Page 94 | South San Francisco Zoning Code | Public Review Draft However, the foregoing accessory dwelling units under subsections 5(a)-(d) shall continue to comply with applicable building, electrical, fire, utility and structural safety codes for the issuance of a City building permit.
Maximum Floor Area.
1. Attached Accessory Dwelling Unit. The total floor area of an attached accessory dwelling unit shall not exceed 50 percent of the floor area of the primary unit or 800 square feet, whichever is greater, with a maximum allowable floor area of 1,000 square feet.
2. Detached Accessory Dwelling Unit. The total floor area of a detached accessory dwelling unit shall not exceed 1,000 square feet.
Architectural Compatibility. Except as provided in subsection (D) above, an accessory dwelling unit shall be designed and constructed according to the follow:
1. Detached accessory dwelling unit: the design shall incorporate the same aesthetic and structural design of the existing or proposed single-unit or unit multipleunit residential dwelling in terms of roofing, siding materials and color, as applicable.
2. Attached accessory dwelling unit: the design shall be integrated with the design of the existing or proposed single-unit dwelling by use of similar exterior wall materials, identified color tones, window types and styles, door and window trims, roofing materials and roof pitch, as applicable.
Parking. One independently usable on-site parking space shall be provided for each accessory dwelling unit or bedroom, whichever is less, unless the accessory dwelling unit meets any of the following criteria, in which case no parking spaces shall be required:
1. Within a half-mile walking distance of public transit;
2. Within an architecturally and historically significant historic district, as determined by the Chief Planner;
3. Is an accessory dwelling unit described in Section 20.350.035 (“Personal Storage”);
4. Is in an area where on-street parking permits are required, but not offered to the occupant of the accessory dwelling unit; or
5. Within one block of a car share area.
If a space is required, it shall be provided in addition to the required parking for the primary single-unit or multiple-unit residential dwelling and shall comply with all development standards set forth in Chapter 20.330 (“On-Site Parking and Loading”).
Required parking may be provided as tandem parking on a driveway or in setback Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 95 areas unless the Chief Planner makes specific findings that tandem parking and parking in setback areas is not feasible because of specific topographical conditions and/or conditions that would pose a risk to health and safety or violate any fire or building code provisions. Replacement parking shall not be required when existing off-street parking for the primary single-unit or multiple-unit residential dwelling is converted to an accessory dwelling unit or demolished in conjunction with the construction of an accessory dwelling unit.
Code Compliance. An accessory dwelling unit shall comply with all applicable provisions of the South San Francisco Municipal Code relating to health, welfare, public peace and safety, in effect at the time of approval of the Building Permit, and as follows:
1. If the proposed accessory dwelling unit is attached or within the primary dwelling unit, the primary unit must comply with all building, electrical, plumbing, and housing code requirements in effect at the time the Building Permit is issued for the accessory dwelling unit.
2. Products of combustion detectors shall be required for each primary and accessory dwelling unit.
3. Delay of Enforcement of Building Standards.
a. Prior to January 1, 2030, the owner of an accessory dwelling unit that was built before January 1, 2020 may submit an application to the Chief Building Official requesting that correction of any violation of building standards be delayed for five years. For purposes of this section, “building standards” refers to those standards enforced by local agencies under the authority of Section 17960 of the California Health and Safety Code.
b. The Chief Building Official shall grant the application if the Chief Building Official determines that enforcement of the building standard is not necessary to protect health and safety. In making this determination, the Chief Building Official shall consult with the Fire Chief.
c. No applications pursuant to this section shall be approved on or after January 1, 2030. However, any delay that was approved before January I, 2030, shall be valid for the full term of the delay that was approved at the time of the approval of the application.
d. Until January l, 2030, any notice to correct a violation of building standard that is issued to the owner of an accessory dwelling unit built before January l, 2020 shall include a statement that the owner has a Division V: Citywide Standards
Division V, Page 96 | South San Francisco Zoning Code | Public Review Draft right to request a delay in enforcement of the building standard for an accessory dwelling unit pursuant to this section.
e. This section shall remain in effect until January 1, 2035 or, if such date is further extended by state law, until that extended date, and thereafter is repealed.
Use Limitation.
1. An accessory dwelling unit may be rented separate from a primary single-unit or multiple-unit residential dwelling but may not be sold or otherwise conveyed separately from the primary unit, unless specifically authorized under California Government Code Section 65852.26.
2. An accessory dwelling unit shall not be used for rentals of terms shorter than 31 consecutive days.
Deed Restrictions. Prior to obtaining a Building Permit for an accessory dwelling unit, a deed restriction, approved as to form and content by the City Attorney, shall be recorded with the County Recorder’s office, which shall include the pertinent restrictions and limitations of an accessory dwelling unit identified in this chapter.
Said deed restriction shall run with the land, and shall be binding upon any future owners, heirs, or assigns. A copy of the recorded deed restriction shall be filed with the City stating that:
1. The accessory dwelling unit cannot be sold separately. However, this clause shall be omitted from a deed restriction for an accessory dwelling unit that is specifically authorized under California Government Code Section 65852.26.
2. The accessory dwelling unit cannot be used for rentals for terms shorter than 31 consecutive days.
3. The accessory dwelling unit is restricted to the maximum size allowed per the requirements of this chapter.
4. The restrictions shall be binding upon any successor in ownership of the property, the City may enforce these provisions at the cost of the owner, and enforcement may include legal action against the property owner including revocation of any right to maintain an accessory dwelling unit on the property.
Junior Accessory Dwelling Units. A junior accessory dwelling unit is a unit that is no more than 500 square feet in size and contained entirely within an existing or proposed single-unit dwelling within the existing footprint. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.
1. Development Standards. Junior accessory dwelling units shall comply with the following standards:
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 97 a. Number of Units Allowed. Only one junior accessory dwelling unit may be located on any lot in any district where single-unit dwellings are permitted or conditionally permitted. A junior accessory dwelling unit may only be combined with an accessory dwelling unit that conforms to the development standards in this chapter.
b. Location. A junior accessory dwelling unit may only be located on a lot where a single-unit dwelling has been previously constructed or is proposed to be constructed in conjunction with construction of a junior accessory dwelling unit. A junior accessory dwelling units must be created within the walls of an existing or proposed single-unit dwelling. c. Separate Entry Required. A separate exterior entry shall be provided to serve a junior accessory dwelling unit. Where possible, the exterior entry for a junior accessory dwelling unit shall not be located adjacent to the primary front door of the primary dwelling unit. d. Interior Entry Required. If a junior accessory dwelling unit is constructed without a separate sanitation facility, the unit shall have interior doorway access to the primary dwelling unit.
e. Kitchen Requirements. The junior accessory dwelling unit shall include an efficiency kitchen, requiring and limited to the following components:
i. A sink;
ii. A cooking facility with appliances; and
iii. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the unit.
f. Minimum and Maximum Floor Area. The minimum total floor area of a junior accessory dwelling unit shall be at least the minimum area of an efficiency unit as described in Section 17958.1 of the California Health and Safety Code but shall not exceed a maximum of 500 square feet of floor area.
2. Parking. No additional parking shall be required.
3. Owner Occupancy. The owner of a parcel proposed for a junior accessory dwelling unit shall occupy as a principal residence either the primary dwelling unit or the accessory dwelling unit.
4. Sale Prohibited. A junior accessory dwelling unit shall not be sold independently of the primary dwelling on the parcel.
5. No Short Term Rental. A junior accessory dwelling unit shall not be used for rentals of terms shorter than 31 consecutive days.
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6. Deed Restriction. Prior to obtaining a Building Permit for a junior accessory dwelling unit, a deed restriction, approved by the City Attorney, shall be recorded with the County Recorder’s office, which shall include the pertinent restrictions and limitations of a junior accessory dwelling unit identified in this section. Said deed restriction shall run with the land, and shall be binding upon any future owners, heirs, or assigns. A copy of the recorded deed restriction shall be filed with the City stating that:
a. The junior accessory dwelling unit shall not be sold separately from the primary dwelling unit;
b. The junior accessory dwelling unit is restricted to the maximum size allowed per the development standards;
c. The junior accessory dwelling unit shall be considered legal only so long as either the primary dwelling unit, or the junior accessory dwelling unit, is occupied by the owner of record of the property; d. The restrictions shall be binding upon any successor in ownership of the property and lack of compliance with this provision may result in legal action against the property owner, including revocation of any right to maintain a junior accessory dwelling unit on the property.
Utilities and Impact Fees.
1. No accessory dwelling unit shall be permitted if it is determined that there is not adequate water or sewer service to the property.
2. For all utility services other than sewer services, only an accessory dwelling unit constructed with a new single-unit or multiple-unit residential dwelling shall be required to have a new or separate utility connection, including a separate sewer lateral, between the accessory dwelling unit and a utility. If a new or separate utility connection is required pursuant to this section or installed upon request of the property owner, a connection fee or capacity charge shall be charged that is proportionate to the size in square feet of the accessory dwelling unit or its drainage fixture unit (DFU) values. Separate electric and water meters shall be required for the accessory dwelling unit. For sewer services, the number of sewer laterals/connections to the City’s wastewater collection system shall comply with Section 14.14.040 (“Building Drain and Building Sanitary Sewer Lateral”) of this Ordinance and only an accessory dwelling unit constructed with a new single-unit or multiple-unit residential dwelling shall be required to pay a sewer capacity charge, the amount of which shall be proportionate to the size in square feet of the accessory dwelling unit or its DFU values.
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3. Impact Fees. No impact fees may be imposed on an accessory dwelling unit that is less than 750 square feet in size. For purposes of this section, “impact fees” include the fees specified in Sections 66000 and 66477 of the Government Code, but do not include utility connection fees or capacity charges. For accessory dwelling units that have a floor area of 750 square feet or more, impact fees shall be charged proportionately in relation to the square footage of the primary dwelling unit in accordance with the then most current applicable fee schedule as adopted by the City Council.
20.350.004 Accessory Uses
An accessory use shall be secondary to a primary use and shall be allowed only in conjunction with a primary use permitted in the applicable zone. The accessory use may be subject to specific standards found in this Chapter or within each zone, as specified in the use tables. Accessory uses are also subject to citywide standards found in Chapter 20.300 (“Lot and Development Standards”), Commercial accessory uses shall encompass no more than 30 percent of the business floor area. Any expansion of the building footprint or business floor area to accommodate an accessory use shall require a minor use permit and/or design review as appropriate.
A business may have more than one accessory use, but each accessory use must comply with the limitations on floor space, and the total combined area of accessory uses shall not exceed 30 percent of the business floor area.
20.350.005 Adult-Oriented Businesses
Purpose. It is the intent of this section to prevent community-wide adverse economic impacts, increased crime, decreased property values, and the deterioration of neighborhoods, which can be brought about by the concentration of adult-oriented businesses in close proximity to incompatible uses such as schools for minors, churches, and residentially zoned districts or uses. The City Council finds that it has been demonstrated in various communities that adult-oriented businesses can cause an increase in the number of transients in the area, and an increase in crime, and in addition to the effects described above can cause other businesses and residents to move elsewhere. It is, therefore, the purpose of this article to establish reasonable and uniform regulations to prevent the close proximity of adult-oriented businesses to incompatible uses, while permitting the location of adult-oriented businesses in certain areas.
Applicability. This section applies to the establishment of any Adult-Oriented Business, including the operating of such a business as a new business, the relocating Division V: Citywide Standards
Division V, Page 100 | South San Francisco Zoning Code | Public Review Draft of such business, or the conversion of an existing business location to any sex oriented entertainment business use as follows:
1. The opening or commencement of any adult-oriented business as a new business;
2. The conversion of an existing business, whether or not an adult-oriented business, to any adult-oriented business defined herein;
3. The addition of any of the adult-oriented businesses defined herein to any other existing adult-oriented business;
4. The relocation of any such adult-oriented business; or
5. The opening or commencement of any adult-oriented business as an accessory use of an existing business.
Standards. The following standards apply to Adult-Oriented Businesses.
1. Location. No adult-oriented business shall be established or located in any district in the City other than the Business Commercial or Mixed Industrial districts east of South Airport Boulevard and the Bayshore Freeway, or within certain distances of certain specified land uses or districts as set forth below:
a. No such business shall be established or located within 300 feet from any existing residential district or use, park, religious facility, school, or public facilities serving children, or within 600 feet of any other AdultOriented Business. b. The distances set forth above shall be measured as a radius from property line to property line without regard to intervening structures.
2. Loitering. No loitering or consumption of alcoholic beverages shall be allowed in Adult-Oriented Business parking lots. Parking lots shall contain signage stating that loitering and consumption of alcoholic beverages are prohibited in parking lots.
3. Screening. All windows, doors or other apertures shall be architecturally screened or otherwise obscured so as to prevent public viewing of the interior of the Adult-Oriented Business from a public street or sidewalk.
4. Security. All Adult-Oriented Businesses shall provide security personnel (at a ratio of one per 10 parking spaces) to control behavior of both indoor and outdoor patrons so they do not violate any laws.
5. Signs. No advertisement displays or merchandise available for sale or rent that includes or depicts specified sexual activities or specified anatomical areas shall be visible from any public right-of-way. Total wall sign area shall not exceed 20 square feet. Businesses located on a corner lot may have a Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 101 maximum of 25 square feet. No signage associated with the business, including monument signs, shall be visible from a State highway.
6. Time Limits. Hours of operation of the business shall be limited to the time period between 10:00 a.m. and midnight daily.
Definitions. Unless otherwise specifically provided, the terms used in this section shall have the following meanings:
1. “Adult-oriented business” means any of the following:
a. “Adult arcade” means an establishment where, for any form of consideration, one or more still or motion picture projectors, or similar machines, for viewing by five or fewer persons each, are used to show films, computer generated images, motion pictures, video cassettes, slides or other photographic reproductions as part of its regular course and scope of conduct of its business and which are distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas. b. “Adult bookstore” means an establishment that a result as part of the regular course and scope of conduct of its business has its stock in books, magazines, periodicals or other printed matter, or of photographs, films, motion pictures, video cassettes, slides, tapes, records or other form of visual or audio representations which are distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities and/or specified anatomical areas, or in goods specifically designed to be used to achieve sexual gratification and constituting a substantial portion of the adult bookstore’s revenues.
c. “Adult cabaret” means a nightclub, restaurant, or similar business establishment which:
i. Regularly features live performances which are distinguished or characterized by an emphasis upon the display of specified anatomical areas or specified sexual activities; and/or ii. Which regularly features live performances by persons who appear semi-nude; and/or
iii. Shows films, computer generated images, motion pictures, video cassettes, slides, or other photographic reproductions that are distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas as part of the regular course and scope of conduct of its business.
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Division V, Page 102 | South San Francisco Zoning Code | Public Review Draft d. “Adult hotel/motel” means a hotel or similar business establishment offering public accommodations for any form of consideration which:
i. Provides patrons with closed-circuit television transmissions, films, computer generated images, motion pictures, video cassettes, slides, or other photographic reproductions that are distinguished or characterized by an emphasis upon the
depiction or description of specified sexual activities or specified anatomical areas as part of the regular course and scope of conduct of its business constituting a substantial portion of the adult hotel/motel’s revenues, and/or
ii. Rents, leases, or lets any room for less than a six-hour period, or rents, leases, or lets any single room more than twice in a 24- hour period.
e. “Adult motion picture theater” means a business establishment where, for any form of consideration, films, computer generated images, motion pictures, video cassettes, slides or similar photographic reproductions are shown, which are distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas as part of the regular course and scope of conduct of its business.
f. “Adult theater” means a theater, concert hall, auditorium, or similar establishment which, for any form of consideration regularly features live performances which are distinguished or characterized by an emphasis on the display of specified anatomical areas or specified sexual activities or which features live performances by persons who are semi-nude.
g. “Modeling studio” means a business which provides, for pecuniary compensation, monetary or other consideration, hire or reward, figure models who, for the purposes of sexual stimulation of patrons, display specified anatomical areas or are semi-nude to be observed, sketched, photographed, painted, sculpted or otherwise depicted by persons paying such consideration. “Modeling studio” does not include schools maintained pursuant to standards set by the State Board of Education. “Modeling studio” further does not include a studio or similar facility owned, operated, or maintained by an individual artist or group of artists, and which does not provide, permit, or make available specified sexual activities.
h. “Outcall service” means any establishment, business, or person that provides an outcall service consisting of individuals leaving a premises Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 103 upon request or by appointment to visit other premises for a period of time for the purpose of providing any service during which time specified anatomical areas are displayed, specified sexual activities occur, or semi-nude live performances or activities occur. i. “Sexual encounter establishment” means an establishment, other than a hotel, motel or similar establishment offering public accommodations which, for any form of consideration, provides a place where two or more persons may congregate, associate or consort in connection with specified sexual activities or the exposure of specified anatomical areas or live semi-nude displays. This definition does not include an establishment where a medical practitioner, psychologist, psychiatrist or similar professional person licensed by the state engages in sexual therapy.
j. “Distinguished or characterized by an emphasis upon” means and refers to the dominant or essential theme of the object described by such phrase. For instance, when the phrase refers to films “which are distinguished or characterized by an emphasis upon” the depiction or description of specified sexual activities or specified anatomical areas, the films so described are those whose dominant or predominant character and theme are the depiction of specified sexual activities or anatomical areas. See Pringle v. City of Covina, 115 Cal. App.3d 151 (1981).
2. “Figure model” means any person who, for pecuniary compensation, consideration, hire or reward, poses in a modeling studio to be observed, sketched, painted, drawn, sculptured, photographed or otherwise depicted.
3. “Regularly features” with respect to an adult theater or adult cabaret, means a regular and substantial course of conduct. The fact that live semi-nude performances or other activities occur on two or more occasions within a 30- day period; three or more occasions within a 60-day period; or four or more occasions within a 180-day period, shall to the extent permitted by law be deemed to be a regular and substantial course of conduct.
4. “Semi-nude” or “semi-nudity” means a state of dress in which clothing covers no more than the genitals, pubic region, buttocks, areola of the female breast, as well as portions of the body covered by supporting straps or devices.
5. “Specified anatomical areas” means and includes any of the following:
a. Less than completely and opaquely covered human genitals or pubic region, buttocks or female breast below a point immediately above the top of the areola;
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Division V, Page 104 | South San Francisco Zoning Code | Public Review Draft b. Human male genitals in a discernibly turgid state, even if completely and opaquely covered;
c. Any device, costume or covering that simulates any of the body parts included in subsections A or B of this definition.
6. “Specified sexual activities” means and includes any of the following, whether performed semi-nude or directly or indirectly through clothing or other covering:
a. The fondling or other erotic touching of human genitals, pubic region, buttocks, anus, or female breast;
b. Sex acts, actual or simulated, including intercourse, oral copulation, or sodomy;
c. Masturbation, actual or simulated;
d. Excretory functions as part of or in connection with any of the other activities described in subsections A through C of this definition.
20.350.006 Animal Care, Sales, and Services
Animal care, sales, and services facilities, including shall be located, developed, and operated in compliance with the following standards:
Noise. Noise produced by animal care, sales, and services activities shall be attenuated as necessary by interior noise insulation or other measures so that it does not exceed 60 dB at the interior lot lines of the site.
Waste. Animal waste shall be properly disposed of, consistent with California Regional Water Quality Control Board and City requirements; and Operating Procedures. Applicants must submit written operating procedures, such as those recommended by the American Boarding and Kennel Association. Such procedures must include provisions for identifying and correcting behavior that may adversely affect surrounding uses including excessive barking.
Animal Boarding Facilities. Animal boarding facilities, including kennels, pet day care facilities and veterinary services, are also subject to the following standards:
1. Location.
a. Separation from Other Facilities. An animal boarding facility shall be separated by at least 300 feet in all directions from any other animal boarding facility. This spacing requirement may be reduced with Minor Use Permit approval if the Chief Planner first finds that adjacent businesses and neighborhoods are not adversely impacted.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 105 b. Separation from Residential Areas. An animal boarding facility shall not be located within 200 feet from any residential district or an existing residential use.
c. Outdoor Facilities. Outdoor animal boarding facilities must be located at least 200 feet from any lot line.
d. Street Type. Animal boarding facilities shall be located on a highway or arterial street.
2. Pick-up/Drop-off Plan. A plan for employee and client parking and the pick-up and drop-off of animals shall be provided for review and approval by the Chief Planner. The plan shall demonstrate that adequate parking and loading are provided on-site to prevent excessive on-street parking and to minimize congestion and conflict points on travel aisles and public streets. The plan shall take into consideration such factors as the number of animals that may be boarded and the anticipated number of employees on the largest shift.
3. Animals must be kept in an enclosed area or on a leash no longer than six feet.
20.350.007 Animal Keeping
Animal keeping is allowed as an accessory use to a primary residential use. To permit the keeping of animals and ensure that their presence does not create an undue burden on neighboring residents, the following standards apply:
Household Pets. Small domestic household pets such as cats, dogs, and birds, fish and hamsters kept for non-commercial purposes is permitted.
Domestic Animals. Other animals may be kept as an accessory to a primary singlefamily detached dwelling unit subject to the following standards:
1. Lots of One Half Acre or Less. The keeping of chicken, hens, rabbits, guinea pigs, or similar small animals, not exceeding a combined total of six (excluding the offspring thereof, up to the age of six months), may be kept for home enjoyment or consumption, subject to the provisions of other applicable laws.
No hoofed animals or roosters are permitted, except up to two potbellied pigs are allowed as pets.
2. Lots Exceeding One Half Acre. The keeping of more than six chickens, hens, rabbits, guinea pigs or similar small animals or keeping of roosters, hoofed animals, or other types of livestock is allowed with an approved Conditional Use Permit. Such animals must be housed in pens or buildings set back at least 35 feet from any lot line and 40 feet from any residence.
Beekeeping. Beekeeping is permitted subject to the following standards:
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1. It shall be the duty of every person on whose property bees are kept to adhere to good management practices and maintain bees in a condition that will reasonably prevent swarming and aggressive behavior.
2. It shall be the responsibility of the person on whose property the bees are kept to provide adequate water for the bees to prevent bees from seeking water in neighboring swimming pools, birdbaths, ponds or other community bodies of water.
3. A maximum of two beehives per lot are permitted on a parcel of land less than 10,000 square feet.
4. A maximum of four beehives per lot are permitted on a parcel of land with an area over 10,000 square feet.
5. Beehives are restricted to rear yards.
6. In order to ensure the appropriate height of the honeybee flight path:
a. The beehive entrance will be directed away from the neighboring property and situated behind a solid fence or hedge that is six feet in height running parallel to the property line; or
b. A beehive will be located a minimum of 25 feet away from the neighboring property line.
7. Registration. Beekeeping registration is required prior to establishment of an apiary, as follows:
a. The applicant must submit and the Planning Director must review plans demonstrating compliance with the standards of this section. b. The applicant must register the apiary with the San Mateo County Agricultural Commissioner to receive notification of pesticide applications, pursuant to Section 29101 of the California Food and Agricultural Code.
c. The applicant must submit plans and a signed statement showing and agreeing to compliance with all obligations imposed by this section and holding the City harmless if the owner does not so comply.
8. Nuisance. Bees or hives shall be considered a public nuisance and subject to Chapter 20.580 (“Enforcement and Abatement Procedures”) when any of the following occurs:
a. Colonies of bees exhibit defensive or objectionable behavior or interfere with the normal use of neighboring properties. b. Colonies of bees swarm.
c. Bees or hives do not conform to this Section.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 107 d. Hives become abandoned by resident bees or by the owner.
20.350.008 Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Sales and Leasing shall be located, developed and operated in compliance with the following standards:
Landscaping. At least 10 percent of the site shall be landscaped, unless the Chief Planner determines that due to the characteristics of a specific site, a lower percentage of proposed landscaping is sufficient to adequately screen the site. All landscaped areas shall be permanently maintained in compliance with Section
20.300.007 (“Landscaping”), and the following standards:
1. A minimum six-foot wide inside dimension and a six-inch high curbed landscaped planter area shall be provided along the front and street property lines, except for vehicular circulation openings. A three-foot wide landscaping buffer shall be provided along all other property lines.
2. A 600-square-foot planter with a minimum dimension of 20 feet shall be provided at the corner of intersecting streets unless a building is located at the corner.
3. Additional landscaping may be required where necessary to prevent visual impacts on adjacent properties.
Lighting. In addition to the lighting standards required in Section 20.300.008 (“Lighting and Illumination”), all exterior light sources, including canopy, perimeter, and flood, shall be energy-efficient, stationary, and shielded or recessed within the roof canopy to ensure that all light is directed away from adjacent properties and public rights-of-way. Lighting shall not be of a high intensity so as to cause a traffic hazard, be used as an advertising element, or adversely affect adjacent properties.
Signs. The use of flag banners, vertical banners, feather banners, and other signs may be permitted for occasional special events or temporary sales, subject to the requirements of Chapter 20.360 (“Signs”).
20.350.009 Automobile/Vehicle Service and Repair, Major and Minor Major and Minor Automobile/Vehicle Service and Repair uses must comply with the following standards.
Landscaping. A minimum six-foot wide inside dimension and a six-inch high curbed landscaped planter area shall be provided along the front and street property lines, except for vehicular circulation openings. A three-foot wide landscaping buffer shall be provided along all other property lines. Additional landscaping may be required where necessary to prevent visual impacts on adjacent properties. All landscaped Division V: Citywide Standards
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Noise. All body and fender work or similar noise-generating activity shall be conducted within an enclosed masonry or similar building with sound-attenuating construction to absorb noise. Air compressors and similar equipment shall be located inside a building.
Litter. The premises shall be kept in an orderly condition at all times. No used or discarded automotive parts or equipment or permanently disabled, junked, or wrecked vehicles may be stored outside a building.
Work Areas.
1. All work shall be conducted within an enclosed building except: pumping motor vehicle fluids, checking and supplementing various fluids, and mechanical inspection.
2. Work activities conducted outdoors must meet the following conditions:
a. The work must be is performed within 20 feet of the primary structure;
b. The work is performed entirely within a clearly marked area that is at least 40 feet from the property line of the nearest residence or within a clearly marked area that is not visible from the nearest residence c. The work area does not exceed 50 percent of the facility’s existing outdoor area or 400 square feet, whichever is greater;
d. The work does not involve the use of pneumatic tools or power tools unless battery-powered;
e. The work is not audible at the property line of the nearest residence; and
f. The work is performed between the hours of 8:00 a.m. and 5:00 p.m.
Monday through Friday and between 9:00 a.m. and 5:00 p.m.
Saturday.
Vehicle Storage. Vehicles being worked on or awaiting service or pick-up shall be stored within an enclosed building or in a parking lot on the property that is screened in compliance with Section 20.300.012 (“Screening”). Unattended vehicles may not be parked or stored on the sidewalk adjoining the property, in the street, or in any portion of the public right-of-way within the City.
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20.350.010 Automobile/Vehicle Washing and Service Stations Service stations, automobile/vehicle washing facilities, and any other commercial use that includes fuel pumps for retail sales of gasoline shall be located, developed, and operated in compliance with the following standards. Such uses warrant special consideration because of potential traffic hazards, the physical appearance of outdoor facilities, hours of operation, noise, use of hazardous materials, and potential effects on adjacent uses and properties in the surrounding area.
Landscaping. At least 10 percent of the site shall be landscaped. All landscaped areas shall be permanently maintained in compliance with Section 20.300.007 (“Landscaping”), and the following standards:
1. A minimum six-foot wide inside dimension and a six-inch high curbed landscaped planter area shall be provided along the front and street property lines, except for vehicular circulation openings. A three-foot wide landscaping buffer shall be provided along all other property lines.
2. A 600-square-foot planter with a minimum dimension of 20 feet shall be provided at the corner of intersecting streets unless a building is located at the corner.
3. Additional landscaping may be required where necessary to prevent visual impacts on adjacent properties.
Lighting. In addition to the lighting standards required in Section 20.300.008 (“Lighting and Illumination”), all exterior light sources, including canopy, perimeter, and flood, shall be energy-efficient, stationary, and shielded or recessed within the roof canopy to ensure that all light is directed away from adjacent properties and public rights-of-way. Lighting shall not be of a high intensity so as to cause a traffic hazard, be used as an advertising element, or adversely affect adjacent properties.
Pump Islands. Pump islands shall be located a minimum of 15 feet from any property line to the nearest edge of the pump island. A canopy or roof structure over a pump island may encroach up to 10 feet within this distance.
Washing Facilities. No building or structure shall be located within 30 feet of any public street or within 20 feet of any interior lot line of a residential use or residential district. Car wash openings shall be screened from public streets to a height of 40 inches. Screening devices shall consist of walls and/or berms with supplemental plant materials.
Hours of Operation. Automobile/vehicle washing facilities are limited to 7:00 a.m. to 10:00 p.m., seven days a week unless additional hours are allowed subject to Minor Use Permit approval. When abutting a residential district, the hours of operation shall be between 8:00 a.m. to 8:00 p.m., seven days a week.
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Division V, Page 110 | South San Francisco Zoning Code | Public Review Draft Application Review and Findings for Approval. In reviewing proposals, emphasis shall be placed on quality design of building materials and landscape features. The decision-making authority shall only approve a Conditional Use Permit for a service station or washing facility if it finds that:
1. The project is designed so that form and scale are harmonious and consistent with the character of the specific site, the adjacent uses and structures, and the surrounding neighborhood.
2. The site design, including the location and number of driveways, will promote safe and efficient on-site and off-site traffic circulation.
3. Service bay openings are designed to minimize the visual intrusion on surrounding streets and properties.
4. Lighting is designed to be low-profile, indirect or diffused, and avoid adverse impacts on surrounding uses.
5. The washing facility will not have an adverse impact on water supply and quality.
Conditions of Approval. Conditions of approval may address operational characteristics of the use; impose restrictions on outdoor storage and display, location of pump islands, canopies and service bay openings; and/or require buffering, screening, lighting, planting areas, or other site elements, in order to avoid adverse impacts on properties in the surrounding area.
Abandonment. Any service station shall in the case of abandonment or nonoperation of the primary use be dismantled and the site cleared within twelve months subsequent to the close of the last business day.
20.350.011 Bed and Breakfast Lodging
Bed and breakfast establishments shall be located, developed, and operated in compliance with the following standards:
Type of Residence. Must be located, developed and operated in a single-unit dwelling and is and is not allowed in any accessory dwelling unit or junior accessory dwelling unit as defined under Chapters 20.620 (“Use Classifications”) and 20.630 (“Terms and Definitions”), and Section 20.350.035 (“Accessory Dwelling Units”).
Number of Rooms. A Minor Use Permit is required for Bed and Breakfast uses with three or more rooms.
Owner Occupancy. The primary residence of a Bed and Breakfast owner/operator must be on-site.
Duration. Bed and breakfast inns must be rented for periods of less than 30 days.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 111 Appearance. In all residential districts, the exterior appearance of a structure housing a bed and breakfast establishment shall not be altered from its original single-unit character.
Parking. Parking spaces shall be provided according to the standards of Chapter
20.330 (“On-Site Parking and Loading”), at a ratio of one space per room for rent in addition to parking required for the residential use. Such spaces shall not encumber access to a required parking space for the residential use.
Limitation on Services Provided. Meals and rental of bedrooms shall be limited to registered guests. Separate or additional kitchens for guests are prohibited.
20.350.012 Community Assembly, Small and Large
All community assembly uses shall be located, developed, and operated in compliance with the following standards:
Location. Community assembly uses with more than 2,000 square feet of gross floor area shall be located on a corner lot, not at mid-block, unless the site area is greater than 20,000 square feet.
Access. Community assembly uses shall take primary access from a public street with a minimum of 50 feet in width and improved with curbs, gutters, sidewalks and streetlights.
Buffer, Where Required. A minimum 20-foot perimeter buffer shall be included adjacent to any residential district or use. This buffer area may be used for parking or landscaping but shall not be used for structures or outside activities.
Amplified Sound. Sound amplification equipment shall be operated in compliance with the requirements of Chapter 8.32 (“Noise Regulations”) of the South San Francisco Municipal Code.
Outdoor Recreation. Outdoor recreation areas shall be at least 50 feet from any residential district or use. Sound amplification equipment may not be used in outdoor areas.
Parking Area Screening. In addition to the standards of Section 20.330.10 (“Parking Areas Design and Development Standards”), parking areas for Large Community Assembly uses adjacent to any residential district or use, including within the front setback, shall be screened with a wall, opaque fence, or hedge six feet in height.
Outdoor Lighting.
1. Outdoor lighting shall be shielded to direct light and glare only onto the community assembly facility premises. Such lighting shall be deflected, shaded, and focused away from all adjoining property.
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2. Outdoor lighting shall not exceed an intensity of one foot-candle of light throughout the facility.
20.350.013 Convenience Markets
Convenience markets shall be located, developed, and operated in compliance with the following standards:
Maximum Size. 2,500 square feet. Additional floor area requires approval of a Conditional Use Permit.
Setbacks. No building or structure shall be located within 20 feet of an interior lot line abutting a residential district or use.
Landscaping. Landscaping shall comprise a minimum 10 percent of the site area, exclusive of required setbacks. All landscaped areas shall be permanently maintained in compliance with Section 20.300.007 (“Landscaping”).
Litter. One permanent, non-flammable trash receptacle shall be installed in the parking area adjacent to the entrance/exit.
Alcoholic Beverage Sales. Convenience markets which sell alcoholic beverages are also subject to the following standards:
1. Location—Minimum Distances Required.
a. From a Residential District Boundary. Convenience markets that sell alcoholic beverages shall be located at least 500 feet from any residential district boundary, unless part of a shopping center with at least 50,000 square feet of floor area.
b. From Specified Public Uses. Convenience markets that sell alcoholic beverages shall be located at least 500 feet from any Community Assembly Facility, Cultural Institution, Day Care Center, Public Park and Recreation Facility, or Public or Private School.
c. From Other Retail Sales that Sell Alcoholic Beverages for Off-Site Consumption. A convenience market that sells alcoholic beverages shall be located at least 1,000 feet from any other retail establishment selling alcoholic beverages for off-site consumption unless there is a finding of public convenience or necessity pursuant to State law.
2. Hours of Operation. Convenience markets that sell alcoholic beverages may only be operated between 9:00 a.m. and 9:00 p.m., seven days per week.
Additional hours may be allowed subject to the approval of a Minor Use Permit.
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20.350.014 Day Care Centers
Adult and child day care centers other than family day care centers shall be located, developed and operated in compliance with the following standards:
License. The operator shall secure and maintain a license from the State of California Department of Social Services.
Screening. A periphery wall, constructed of wood or masonry, shall be provided for purposes of securing outdoor play areas and screening the site Chain metal fencing or barbed wire is prohibited.
Outdoor Space. Child day care centers shall provide a minimum of 75 square feet of outdoor space for each child over two years old. This area must be either owned or leased by the applicant and cannot be shared with other property owners unless written permission is granted by the other property owners.
Hours of Operation. Day care centers shall operate only between the hours of 6:00 a.m. to 8:00 p.m., Monday through Friday. Additional hours may be allowed subject the approval of a Minor Use Permit.
Noise. Outdoor activities shall not occur before 8:00 a.m., when the site is located within or adjacent to a residential district or a residential use. Day care centers shall comply with the requirements of the City’s noise ordinance limits.
Pick-up/Drop-off Plan. A plan and schedule for the pick-up and drop-off of children or clients shall be provided for review and approval by the Chief Planner. The plan shall demonstrate that adequate parking and loading are provided on-site to minimize congestion and conflict points on travel aisles and public streets. The plan shall also demonstrate that increased traffic will not cause traffic levels to exceed those levels customary in residential neighborhoods except for higher traffic levels during the morning and evening commute. The plan shall include an agreement for each parent or client to sign which includes, at minimum:
1. A scheduled time for pick-up and drop-off with allowances for emergencies.
2. Prohibitions of double-parking, blocking driveways of neighboring houses, or using driveways of neighboring houses to turn around.
20.350.015 Domestic Violence Shelter
Domestic violence shelters shall be located, developed, and operated in compliance with the following standards.
Maximum Occupancy. No more than 30 adult residents, not including staff, shall be allowed at one time, if such shelter is located on a lot or parcel of land of less than two acres.
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20.330 (“On-Site Parking and Loading”).
Land Use Compatibility. The land uses and developments in the immediate vicinity of the shelter shall not constitute an immediate or potential hazard to occupants of the shelter.
Useable Open Space. Minimum 20 square feet per resident.
20.350.016 Drive-Through Facilities
Drive-through facilities shall be located, developed and operated in compliance with the following standards:
Permit Required. A Conditional Use Permit is required for all drive-through facilities.
Maximum Number per Shopping Center. A maximum of one drive-through facility shall be permitted per shopping center.
Drive-Through Aisles. Drive-through aisles shall be designed to allow safe, unimpeded movement of vehicles at street access points and within the travel aisles and parking space areas.
1. Drive aisles are prohibited between the building and street unless no alternative exists.
2. A minimum 15-foot interior radius at curves and a minimum 12-foot width is required.
3. Each drive-through entrance and exit shall be at least 100 feet from an intersection of public rights-of-way, measured at the closest intersecting curbs, and at least 25 feet from the nearest curb cut on an adjacent property.
4. Each entrance to an aisle and the direction of flow shall be clearly designated by signs and/or pavement markings or raised curbs outside of the public rightof-way.
Landscaping. Each drive-through aisle shall be screened with a combination of decorative walls and landscape to a height of 20 inches to prevent headlight glare and direct visibility of vehicles from adjacent streets and parking lots.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 115 Pedestrian Walkways. Pedestrian walkways shall not intersect drive-through aisles, unless no alternative exists. In such cases, pedestrian walkways shall have clear visibility, emphasized by enhanced paving or markings.
20.350.017 Emergency Shelters
Emergency shelters shall be located, developed, and operated in compliance with the following standards:
Number of Residents. The number of adult residents, not including staff, who may be housed on a lot that is smaller than one acre shall not exceed the number of persons that may be accommodated in any hospital, convalescent home, residential, transient occupancy, or similar facility allowed in the same district.
Limitation On Time of Occupancy. Occupancy by an individual or family may not exceed 180 consecutive days unless the management plan provides for longer residency by those enrolled and regularly participating in a training or rehabilitation program.
Outdoor Activities. All functions associated with the shelter, except for children’s play areas, outdoor recreation areas, parking, and outdoor waiting must take place within the building proposed to house the shelter. Outdoor waiting for clients, if any, may not be in the public right-of-way, must be physically separated from the public right-of-way, and must be large enough to accommodate the expected number of clients.
Hours of Operation. To limit outdoor waiting, the facility must be open for at least eight hours every day between 7:00 a.m. and 7:00 p.m.
Supervision. On-site supervision must be provided at all times.
Toilets. At least one toilet must be provided for every 15 shelter beds.
Management Plan. The operator of the shelter must submit a management plan for approval by the Chief Planner. The Plan must address issues identified by the Chief Planner, including transportation, client supervision, security, client services, staffing, and good neighbor issues.
20.350.018 Family Day Care Homes
Family Day Care Homes (including small and large facilities) shall be located, developed, and operated in compliance with the applicable requirements of State law and shall comply with all applicable requirements of the underlying residential zoning district where the day care home is located. Family Day Care Homes shall also comply with all requirements of this Code applicable to single-family residential homes in their respective zoning districts, including the requirements of the City’s noise ordinance limits.
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20.350.019 Freight/Truck Terminal, Warehouses and Parcel Hubs Freight/Truck Terminals, Warehouses and Parcel Hubs shall provide adequate parking, loading, queuing, and circulation areas on-site and shall not have a detrimental impact on the circulation or on-street parking in the surrounding area.
Parking and Circulation Study. A parking and circulation study shall be submitted for review and approval by the Chief Planner and City Engineer which demonstrates compliance with the above criteria. The study shall, at minimum, include the following:
1. Description of the type of freight to be distributed.
2. Size of trucks and shipping containers.
3. Number and schedule of deliveries.
4. Trip generation.
5. Threshold for TDM required per Chapter 20.400 (“Bonus Residential Density”) and demonstration of required compliance.
6. Amount and duration of storage.
7. Loading and unloading procedures.
8. Circulation plan.
9. Radius of delivery map.
10. Demonstration of compliance with Climate Action Plan requirements.
11. Other information as required by the City.
20.350.020 Gated Communities
Gated residential communities are prohibited within the City of South San Francisco. Existing, nonconforming communities are subject to the requirements of Chapter 20.320 (“Nonconforming Uses, Structures, and Lots”).
20.350.021 Group Residential
Group residential facilities shall be located, developed and operated in compliance with the following standards:
Location. Minimum distance from any other group residential facility shall be 300 feet.
Screening. A minimum six-foot high solid wall or fence shall be provided for purposes of securing outdoor recreational areas and screening the site. Chain metal fencing and barbed wire are prohibited.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 117 Usable Open Space. At least 20 square feet of usable open space shall be provided for each person who resides in the facility.
Licensing. Group residential facilities that provide permanent living accommodations and 24-hour primarily nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual shall be licensed and certified by the State of California and shall be operated according to all applicable State and local regulations.
No Drug or Alcohol Use. Residents and staff shall sign an agreement affirming that use of drugs or alcohol on the premises is prohibited and acknowledging that drug or alcohol use will result in termination or eviction.
20.350.022 Home Occupations
A resident of a dwelling unit may conduct a Home Occupation that is incidental to the residential use of the structure and within the habitable area of the dwelling in compliance with the following standards.
The home occupation may not occupy more than 450 square feet.
The home occupation must be located in the principal dwelling, attached garage and/or detached accessory buildings. An attached or detached garage may be used for storage or workspace as long as one garage parking space is maintained at all times for the dwelling and as long as the required on-site parking spaces are provided.
No person not residing on the premises may be employed, either for pay or as an independent contractor or a volunteer, at the site of the home occupation.
No sign or advertising shall be published or displayed on the premises, unless required by State law. If applicable, the applicant shall provide the necessary evidence that identification is required by State law.
Sale of goods on the premises shall be limited to the products of the home occupations, and no other merchandise or goods shall be sold, kept or displayed for the purposes of sale on the premises. Mail order of products of home occupations are permitted.
The home occupation shall not attract or generate excessive auto or foot traffic, require additional off-street parking spaces, or involve the use of commercial vehicles for delivery of materials or supplies to or from the premises in excess of that which is customary for a dwelling unit.
No tractor-trailer or similar heavy-duty delivery or pickup, no other vehicle of more than three-quarter ton capacity, and no limousine or other vehicle for hire used in connection with the home-based business shall be kept on the site or parked in the public right-of-way in the vicinity of the site.
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No customer or client visits are permitted except for instructional services for not more than two students at a time.
No stock in trade, inventory, or display of goods or materials shall be kept on the premises except for incidental storage that is confined to the dwelling or an accessory building.
No dwelling shall be built, altered, finished, or decorated externally for the purposes of conducting the home occupation in such a manner as to change the residential character and appearance of the dwelling, or in such a manner as to cause the structure to be reasonably recognized as a place where a home occupation is conducted.
No equipment or process shall be used which creates noise, vibration, glare, fumes, odor, or electrical interference detectable to the normal senses off the lot if the occupation is conducted in a single-unit detached residence, or outside the dwelling unit if conducted in other than a single-unit detached residence.
The home occupation shall not involve the use of power equipment on the premises using motors exceeding one horsepower combined capacity.
No equipment or process shall be used which creates visual or audible electrical interference in any radio or television receiver off the premises, or causes fluctuations in line voltage off the premises. There shall be no storage or use of toxic or hazardous materials other than the types and quantities customarily found in connection with a dwelling unit.
If any home occupation becomes dangerous or unsafe; presents a safety hazard to the public, pedestrians on public sidewalks, or motorists on a public right-of-way; or presents a safety hazard to adjacent or nearby properties, residents, or business, the Chief Planner shall issue an order to the dwelling owner and/or tenant on the property on which the home occupation is being undertaken, directing that the home occupation immediately be made safe or be terminated.
The property owner and/or tenant shall take the necessary corrective steps or measures but, in the event of a failure to do so by the owner and/or tenant, after notice and a reasonable period of time, the City may initiate any enforcement action available under this Ordinance or Municipal Code to render the home occupation and dwelling safe.
Costs incurred by the City to take enforcement actions, shall be borne by the property owner and shall be treated as a zoning violation.
The following uses are not permitted as a home occupation:
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1. Adult business;
2. Ambulance service;
3. Automotive repair, painting, body/fender work, upholstering, detailing, washing, including motorcycles, trucks, trailers and boats;
4. Beautician or barber services on-site for more than one client at a time;
5. Commercial food preparation, food handling, processing or packing, other than specialized cooking or baking;
6. Firearms manufacture, sales, or repair;
7. Furniture refinishing or upholstery;
8. Gymnastic facilities;
9. Repair, reconditioning, servicing or manufacture of any internal combustion or diesel engine or of any motor vehicle, including automobiles, trucks, motorcycles, or boats;
10. Repair, fix-it or plumbing shops;
11. Medical services except as a secondary office that does not involve patient visits as an adjunct to a principal office located elsewhere;
12. Restaurant;
13. Retail sales;
14. Spa retreat center;
15. Tattoo studio;
16. Tow truck service;
17. Veterinary services and other uses that entail the harboring, training, care, breeding, raising or grooming of dogs, cats, birds, or other domestic animals on the premises, except those that are owned by the resident or otherwise permitted by this article;
18. Welding or machine shop; and
19. Yoga or exercise studio for more than two clients at a time.
20.350.023 Hotels and Motels
Hotels and Motels shall provide adequate parking, loading, queuing, and circulation areas on-site and shall not have a detrimental impact on the circulation or on-street parking in the surrounding area
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Division V, Page 120 | South San Francisco Zoning Code | Public Review Draft Parking and Circulation Study. A parking and circulation study shall be submitted for review and approval by the Chief Planner and City Engineer which demonstrates compliance with the above criteria. The study shall, at minimum, include the following:
1. Documentation of actual use of parking spaces at an existing and comparable facility for an extended period of time.
2. Availability of on-site meeting rooms and conference facilities.
3. Availability of parking facilities adjoining the site which have peak use hours different from peak hours of the hotel or motel.
4. Availability of airport bus and/or limousine service.
5. Proximity of auto rental agencies to the site. Additional parking may be required for rental facilities on the site.
6. In determining the required number of off-street parking spaces needed for an airport-oriented hotel or motel, the Planning Commission shall include provisions for additional off-street parking spaces to serve employee needs at the rate of one-half space per employee and for related uses such as restaurants and conference/meeting rooms.
B. Automobile Rental Facilities in Hotels. Automobile rental agencies located in hotels are accessory uses. Automobile rental agencies that include the storing of vehicles on the hotel site are subject to the following criteria:
1. The use is intended to serve hotel guests;
2. The rental facility point of sale must be in the City of South San Francisco.
3. Adequate parking is available, as determined by a parking demand study approved by the Planning Commission;
4. No preparation, maintenance or cleaning of rental vehicles occurs on-site; and
5. No more than 10 vehicles are stored on the hotel site.
20.350.024 Large Format Retail
Large Format Retail establishments with 80,000 square feet of floor area or more must comply with the following standards:
Surety Bond. As a condition of approval for a Large Format Retail establishment, the applicant shall be required to post a cash or surety bond in a form and amount acceptable to the City Manager to cover the cost of complete building demolition and maintenance of the vacant building site if the primary building is ever vacated or Division V: Citywide Standards
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Vacated Facility. If the facility is vacated, the owner or operator, within 12 months, shall submit, to the Planning Commission, a plan contemplating the removal or reuse of the facility. If the owner or operator is unable to provide a plan which is acceptable to the Planning Commission, the City may utilize the surety bond to take whatever action is permitted by law to assure appropriate demolition, redevelopment, or reuse of the facility.
20.350.025 Live-Work Units
Applicability. The provisions of this subsection apply to the design, development, and operation of live-work units, including new live-work units, conversions of existing residential and nonresidential buildings to live-work buildings, and any change of use or occupancy in a live-work unit.
Establishment.
1. Live-work units may be established through the conversion of existing commercial and industrial buildings or by new construction.
2. The work activity must be permitted by-right in the zone where the use is proposed.
3. No work activity shall be permitted that contains those uses which the review authority finds would, by virtue of size, intensity, hours of operation, number of employees or the nature of the operation, have the potential to adversely affect others living or working in or nearby the live-work development by reason of dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration or other impacts, or would be hazardous by way of materials, process, product or wastes including. Such uses include but are not limited to:
automobile/vehicle sales and services, bars/lounges/night clubs, adult businesses, animal sales and services, liquor stores, funeral parlors and mortuaries, outdoor storage as a primary use, salvage and wrecking, and unenclosed kitchens.
Uses that may, depending on how they are operated, have the potential to generate impacts or would constitute a change in occupancy under the Building Code shall not be approved unless the review authority finds that as proposed to be conducted, or as modified by conditions of approval, they would not conflict with or adversely affect others living or working in or nearby the live-work development.
Design of Live-Work Units.
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1. Floor Area. Each live-work unit shall include at least 1,000 square feet of gross floor area.
2. Improvements. Live-work units shall be designed to accommodate commercial or industrial uses as evidenced by the provision of ventilation, interior storage, flooring, and other physical improvements of the type commonly found in exclusively commercial or industrial facilities used for the same work activity.
3. Separation Required. In a multi-unit live-work building, each live-work unit shall be separated from other live-work units or other uses in the building.
Access to each live-work unit shall be provided from common access areas, common halls or corridors, or directly from the exterior of the building.
4. Mixed Occupancies. If a building contains mixed occupancies of live-work units and other nonresidential uses, occupancies other than live-work shall meet all applicable requirements for those uses, and proper occupancy separations shall be provided between the live-work units and other occupancies, as determined by the Building Official.
5. Parking and Loading.
a. Required Parking. Parking requirements are established in Chapter
20.330 (“Parking and Loading”).
b. Required Loading. Each live-work unit shall have at least one off-street loading area for every 50,000 gross square feet of space occupied by live-work units. No additional loading areas are required if the loading requirements for industrial or commercial occupants of a live/work building exceed the loading requirements for the live-work use. c. Requirements for parking and parking spaces may be waived or modified through the Minor Use Permit if the Review authority finds that:
i. That the proposed parking will be adequate to meet the demand created by the project given the character of the proposed uses; and
ii. That a waiver or modification of parking requirements will not, under the circumstances of the particular project, either conflict with nor adversely affect commercial or industrial uses or residential districts in the area where the project is proposed.
Business License Required. At least one occupant of each live-work unit shall maintain a current City of South San Francisco business license for a business located in that unit.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 123 Nonresident Employees. Up to two persons who do not reside in the live-work unit may work in the unit.. The employment of three or more persons who do not reside in the live-work unit may be permitted subject to a Conditional Use Permit based on additional findings that such employment will not adversely affect traffic, parking, or other conditions in the area where the live-work unit is located.
On-Premise Sales. On-premises sales of goods is limited to those produced within the live-work unit. Sales of goods produced within the live-work unit shall be incidental to the primary work use in any building used exclusively for live-work occupancy. These provisions shall permit participation in occasional open studio programs and gallery shows.
Notice to Occupants Required. The owner or developer of any building containing live-work units shall provide written notice to all live-work occupants and users that the surrounding area may be subject to levels of noise, dust, fumes, or other effects associated with commercial and industrial uses at higher levels than would be expected in residential areas. State and federal health regulations notwithstanding, noise and other standards shall be those applicable to commercial or industrial properties in the district where the project is located. For purposes of noise control, live-work units shall be classified as commercial property.
No Separate Sale or Rental of Portions of Unit. No portion of a live-work unit may be separately rented or sold as a commercial space for a person or persons not living in the premises or as a residential space for a person or persons not working in the same unit.
20.350.026 Massage Businesses
Massage businesses, including massage businesses conducted as accessory uses, are subject to the requirements in Municipal Code Chapter 10.16 (“Regulation of Massage Businesses”), and the following standards.
Exceptions. The provisions of this subsection do not apply to the following classes of individuals or businesses while engaged in the performance of their duties:
1. Physicians, surgeons, chiropractors, osteopaths, nurses or any physical therapists who are duly licensed to practice their respective professions in the state of California and persons working directly under the supervision of such licensed persons;
2. Barbers and beauticians who are duly licensed under the laws of the state of California while engaging in practices within the scope of their licenses;
3. Hospitals, nursing homes, sanitariums, or any other similar health facilities duly licensed by the state of California;
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4. Accredited high schools, junior colleges, medical schools, schools of chiropractic, and colleges or universities whose coaches, trainers, or medical or chiropractic students are acting within the scope of their employment or instruction;
5. Trainers of amateur, semi-professional or professional athletes or athletic teams while engaging in their training responsibilities for and with athletes; and trainers working in conjunction with a specific athletic event;
6. Massage practitioners who perform massages which are clearly incidental to the operation of a personal fitness training center, gymnasium, athletic facility or health club, when the giving of massage for compensation is not a principal function of such businesses. In determining whether massage constitutes a principal or incidental function of personal fitness training centers, gymnasiums, athletic facilities or health clubs, the police chief shall consider the percent of income derived from massages, the amount of floor space devoted to and the number of employees assigned to massage services, as well as the manner in which the business advertises and holds itself out to the public;
7. Individuals administering massages or health treatment involving massage to persons participating in single-occurrence athletic, recreational or festival events, such as health fairs, road races, track meets, triathlons and other similar events; provided, that all of the following conditions are satisfied:
a. The massage services are made equally available to all participants in the event,
b. The event is open to participation by the general public or a significant segment of the public such as employees of sponsoring or participating corporations,
c. The massage services are provided at the site of the event and either during, immediately preceding or immediately following the event, d. The sponsors of the event have been advised of and have approved the provisions of massage services,
e. The persons providing the massage services are not the primary sponsors of the event;
8. Individuals providing out-call massage services.
City Registration Certificates/Use Permit Required. All massage businesses are required to obtain either a Conditional Use Permit or a Minor Use Permit pursuant to Chapter 20.490 (“Use Permits”) and a City registration certificate pursuant to Section
10.16.040 (“Massage businesses registration”) of the South San Francisco Municipal Code.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 125 Location. No such business shall be established or located within 500 feet from any other massage business.
Hours. Massage shall be provided or given only between the hours of 7:00 a.m. and 9:00 p.m. No massage business shall be open and no massage shall be provided between 9:00 p.m. and 7:00 a.m. A massage commenced prior to 9:00 p.m. shall nevertheless terminate at 9:00 p.m., and all clients shall exit the premises at that time.
Facility Requirements. Every massage business shall maintain facilities meeting the following requirements:
1. A list of the services available and the cost of such services shall be posted in the reception area within the massage premises, and shall be described in readily understandable language.
2. A copy of the California Massage Therapy Council (CAMTC) certificate of each and every massage practitioner employed in the business shall be displayed in the reception area or similar open public place on the premises. CAMTC certificates of former employees and/or contractors shall be removed as soon as those massage practitioners are no longer employed by or offering services through the massage business.
3. Massage businesses shall at all times be equipped with an adequate supply of clean sanitary towels, coverings, and linens. Clean towels, coverings, and linens shall be stored in enclosed cabinets.
4. Where the business has staff available to assure security for clients and massage staff are behind closed doors, the entry to the reception area of the massage business shall remain unlocked during business hours when the business is open for business or when clients are present.
5. No massage business located in a building or structure with exterior windows fronting a public street, highway, walkway, or parking area shall, during business hours, block visibility into the interior reception and waiting area through the use of curtains, closed blinds, tints, or any other material that obstructs, blurs, or unreasonably darkens the view into the premises. For the purpose of this sub-section, there is an irrebuttable presumption that the visibility is impermissibly blocked if more than 10 percent of the interior reception and waiting area is not visible from the exterior window.
6. All signs shall be in conformance with Chapter 20.360 (“Signs”).
7. Minimum lighting consisting of at least one artificial light of not less than 40 watts shall be provided and shall be operating in each room or enclosure where massage services are being performed on clients, and in all areas where clients are present.
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8. Minimum ventilation shall be provided in accordance with the Uniform Building Code and any other applicable regulations.
9. Hot and cold running water shall be provided at all times.
10. Adequate dressing, locker and toilet facilities shall be provided for patrons.
11. A minimum of one wash basin for employees shall be provided at all times.
The basin shall be located within or as close as practicable to the area devoted to performing of massage services. Sanitary towels shall also be provided at each basin.
12. All massage businesses shall comply with all state and federal laws and regulations for handicapped clients.
13. Other than custodial or maintenance staff, no persons shall be permitted within the premises of a massage business between the hours of 11:00 p.m. and 6:00 a.m.
20.350.027 Mobile Home Parks
Mobile home parks shall be located, developed, and operated in compliance with the following standards:
Maximum Density. The maximum density is as allowed by the base zoning district in which the manufactured home park is located.
Maximum Allowable Height. Maximum building or structural height of any buildings appurtenant to mobile home or trailer courts or subdivisions shall be 28 feet.
Setback from Adjacent Streets. All manufactured home spaces shall be set back a minimum of 20 feet from all public street rights-of-way adjacent to the site, and the setback area shall be landscaped.
Setbacks for Individual Units. Minimum setbacks for individual units are as follows:
1. Front: Five feet.
2. Side: Five feet.
3. Rear: Ten feet.
4. Awnings and carports may not be closer than three feet from any manufactured home space boundary.
Access. Access to internal private streets is required for all manufactured home lots or spaces within the manufactured home park. Direct access from a manufactured home lot or spaces to a public street or alley is not permitted. All points of vehicular access to and from public streets shall be approved by the City Engineer.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 127 Internal Streets. All private internal streets within the mobile home or trailer park shall not be less than 30 feet in width and shall be surfaced and maintained with not less than two-inch of plant mix placed on four inches of aggregate base or equivalent.
Walkways. Walkways linking the manufactured homes with recreational and other internal facilities and other manufactured homes shall be provided.
Walls and Screening. Exterior boundaries of a manufactured home park must be screened with a six-foot high solid wall. Such walls shall be composed of decorative block, concrete panels or similar materials and include architectural relief through variations in height, the use of architectural “caps,” columns, or similar measures. All trash and garbage collection areas shall be surrounded on at least three sides by a five foot block wall, and shall have adequate access for collection vehicles.
Common Open Space. Recreation, or common open spaces, shall be provided for each mobile home park or subdivision. An area of at least 300 square feet for each mobile home space must be provided. This open space may be used in more than one location, but no location shall contain less than 1,000 square feet in the aggregate. Each recreational space shall be accessible to all of the mobile home spaces in the park and shall not be used for any other purpose.
Landscaping. Landscaping as prescribed in Section 20.300.007 (“Landscaping”) is required for all common open space areas, exterior front and street side yards, and common parking areas. A 15-foot landscaped buffer shall be provided along streets adjoining the park.
Certification. All manufactured houses shall be certified under the National Manufactured Home Construction and Safety Act of 1974.
Compliance. Mobile home parks must comply with all applicable federal and State regulations; the mobile home park regulations as contained and from time to time amended in the California Code of Regulations, Title 25, Division 1, Chapters 2 and 2.2 relating to the maintenance, use and occupancy of mobile homes, seismic bracing, and the construction and operation of mobile home parks; and all other applicable State and local regulations.
20.350.028 Mobile Vendor Services
Mobile Vendor Services that provide temporary personal and support services to employees from a readily moveable unit shall be located and operated in compliance with the following requirements and development standards:
Location. All activities must be conducted entirely on private property and wholly within an approved vehicle.
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Division V, Page 128 | South San Francisco Zoning Code | Public Review Draft Alteration of Site Prohibited. Mobile vendor services shall not permanently alter the character or physical facilities of the property where they occur.
Automobile/Vehicle Services. Automobile/vehicle services are prohibited as mobile vendor services, except car washing which shall be subject to a Minor Use Permit.
Parking. Mobile vendor services shall not:
1. Park or be located within 20 feet of a fire hydrant or public safety alarm box.
2. Obstruct any walkways, drive aisles, sidewalks or path of travel.
3. Park on any unimproved (unpaved) surface.
Duration of Stay. Mobile vendor services shall not be on-site in the approved location for more than 16 consecutive hours, nor more than twice during any given week. Upon request, the Chief Planner may approve additional hours to accommodate Special Events of limited duration.
Vehicle Type. Mobile vendor services shall be limited to vans, mobile homes, trailers, or similar contained vehicles.
Procedures. Mobile vendor services that comply with all of the standards and requirements in subsections A through F may be approved by the Chief Planner subject to the requirements of Chapter 20.470 (“Site Clearance”) and a Business License. The Chief Planner may approve a Minor Use Permit to allow car washing or a mobile vendor service that does not comply with the standards and requirements in subsections E through I subject to the following:
1. Automobile/Vehicle Services. Automobile/vehicle services are prohibited as mobile vendor services except car washing conducted in compliance with the California Regional Water Quality Control Board San Francisco Bay Regional Municipal Regional Stormwater NPDES Permit, the City of South San Francisco Source Control Measures, and all other applicable stormwater control requirements.
2. Other. Any reasonable conditions the Chief Planner deems necessary to ensure compliance with the purposes of the district and to make the findings required by Section 20.490.004 (“Required Findings”) based on the information contained in the application, public records, and/or recommendations from departmental staff.
20.350.029 Other Financial Services
Other financial services subject to this section, which includes alternative loan businesses and pawnbrokers, shall be located, developed, and operated in compliance with the following:
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 129 Maximum Size. Limited to 2,500 square feet in size.
Location. Other financial services shall be located on a major arterial or higher classification street, and at least 1,000 feet from any other financial services business.
Queuing Area. Adequate queuing area shall be provided within the building. Queuing on the sidewalk is prohibited.
Security. A security plan shall be provided for review and approval by the Chief Planner and the City of South San Francisco Police Department. The plan shall provide for adequate security, including a central station alarm system to the Police Department. Bars on the windows, exterior phones and roll up doors are prohibited.
Hours of Operation. The business shall not open prior to 7:00 a.m. or close for business after 7:00 p.m., daily. Any alteration to these hours of operation may be granted with approval of a Conditional Use Permit.
Pawnbrokers. Pawnbrokers subject to this section shall be located, developed, and operated in compliance with the following standards:
1. Customer Circulation and Display. The business shall dedicate at least 25 percent of the gross floor area to customer circulation and the display of goods for sale to the public. The display of firearms is prohibited and any firearm sales shall be an accessory use to the operation of the Pawnbroker business.
2. Compliance with Chapter 6.92. Pawnbrokers shall comply with all regulations and requirements contained in Chapter 6.92
(“Pawnbroker/Secondhand Dealer”).
20.350.030 Outdoor Market
Outdoor sales shall be located, developed, and operated in compliance with the standards of this section.
Temporary Outdoor Display and Sales. The temporary outdoor display and sale of merchandise shall comply with Chapter 20.340 (“Temporary Uses”).
Produce Displays. The outdoor display of produce associated with an existing Food and Beverage Retail Sales establishment on the same site is allowed, subject to the following standards:
1. The display does not disrupt the normal function of the site or its circulation and does not encroach upon parking spaces, driveways, pedestrian walkways, or required landscaped areas; and
2. All produce is removed or enclosed at the close of each business day.
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Division V, Page 130 | South San Francisco Zoning Code | Public Review Draft Permanent Outdoor Display/Sales. The permanent outdoor display of merchandise requires approval of a Minor Use Permit in accordance with Chapter 20.490 (“Use Permits”), and shall comply with the following minimum standards:
1. Location. Outdoor sales shall be located entirely on private property outside any required setback, fire lane, fire access way, or landscaped planter in zoning districts that do not have required setbacks. A minimum setback of 15 feet from any public right-of-way is required.
2. Screening. All outdoor sales and activity areas shall be screened from adjacent public rights-of-way and residential districts by decorative solid walls, solid fences, or landscaped berms pursuant to Section 20.300.007 (“Landscaping”).
3. Location of Merchandise. Displayed merchandise shall occupy a fixed, specifically approved and defined location that does not disrupt the normal function of the site or its circulation and does not encroach upon parking spaces, driveways, pedestrian walkways, or required landscaped areas. These displays shall also not obstruct sight distances or otherwise create hazards for vehicle or pedestrian traffic.
20.350.031 Outdoor Seating
Eating and drinking establishments with outdoor seating areas shall be located, developed, and operated in compliance with the following standards:
Size. Outdoor seating areas shall not exceed 50 percent of the total building floor area occupied by the eating and drinking establishment, or 300 square feet of outdoor seating area, whichever is greater, unless approved with a Minor Use Permit.
Minor Use Permit. A Minor Use Permit is required for outdoor dining when the outdoor seating area:
1. Abuts the property line of a residential district outside of the Downtown / Caltrain Station Area Zoning District.
2. Is located in an on-street parking lane.
Barriers. The use of barriers around the outdoor seating area may be permitted, provided they are in a manner acceptable by the City and the design is approved by the Chief Planner. Barriers must be integrated into the design of the outdoor seating area and shall not encroach into the adjacent travel lane or pedestrian path of travel.
Hours of Operation. Hours of operation shall be limited to the hours of operation of the associated eating and drinking establishment, but in no case shall be permitted earlier than 7:00 a.m. or later than 10:00 p.m.
Refuse Storage Area. No structure or enclosure to accommodate the storage of trash or garbage shall be erected or placed on, adjacent to, or separate from an Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 131 outdoor seating area on the public sidewalk or right-of-way. Refuse areas shall be screened with a solid masonry wall at least six feet in height.
Permitted Locations. Outdoor seating areas within the public right-of-way are allowed in commercial and mixed-use areas subject to the requirements listed above and the following standards.
1. Procedure. Any permit to allow dining within the right-of-way is nontransferable and, unless revoked, shall remain valid for one year from the date of issuance. In order to continue operation of an outdoor dining area beyond the term of the permit, the owner/operator shall submit a new application for an outdoor dining area.
2. Sidewalk Dining Areas. The following standards shall be met for the establishment and maintenance of a sidewalk dining area within the public right-of-way.
a. An unobstructed sidewalk clearance of four feet shall be maintained for pedestrians at all times from the edge of any table, chair, bench, planter, or other appurtenances used as part of a sidewalk dining area (see Figure 20.350.030(F)(2)).
Figure 20.350.030(F)(2) Sidewalk Dining Physical Requirements b. Where the sidewalk dining area is located adjacent to the street, and in addition to the requirements stated in subparagraph 1 above, an 18- inch clearance shall be maintained from the face of the curb to the sidewalk dining area unless there is parking parallel to the street, in which case a two-foot clearance is required (see Figure
20.350.030(F)(2)).
c. No sidewalk dining area shall obstruct any points of building ingress and/or egress.
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Division V, Page 132 | South San Francisco Zoning Code | Public Review Draft d. On a corner lot, no sidewalk dining area shall be located within the area bound by the extensions of the corner building walls between the building and the curb.
e. All sidewalk dining furniture and appurtenances shall be removed at the close of each business day. No storage of materials on sidewalks is allowed.
f. No portion of a sidewalk dining area shall be permanently attached to the sidewalk or building.
g. Sidewalk seating is exempt from the parking requirements of Chapter
20.330 (“On-Site Parking and Loading”).
3. Parking Lane Dining Areas. The following standards shall be met for the establishment and maintenance of dining areas within on-street parking lanes within the right-of-way.
a. Dining areas in parking lanes are permitted only in the Downtown within on-street parking lanes directly facing a property. b. Dining areas must be located on constructed dining platforms. c. Dining platforms shall not encroach into the adjacent travel lane and shall be located a minimum of six inches from lines marking a parking space.
d. A dining platform shall not be closer than 25 feet from the intersection of corner property lines or driveways.
e. Dining platforms shall have a flush transition to the sidewalk to avoid tripping hazards.
f. Dining areas shall not include cords, wires or any elements between the dining area and the building.
g. Dining areas shall incorporate vertical elements that enhance visibility from traffic, and the corners of the structure fencing shall be fitted with reflectors.
h. Platforms shall not interfere with utility access, bus zones, or curbside drainage. Every platform shall meet accessibility standards of the Americans with Disabilities Act Accessibility Guidelines. i. The sub-structure of the dining platform shall ensure a level surface and a minimum of 12-inch drainage for the adequate passage and use of the curb and storm drain.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 133 j. All parking lane dining furniture shall be removed or secured at the close of each business day. No storage of materials on sidewalks is allowed when outdoor dining space is not used.
k. Traffic barricades: If establishing a dining area in the parking lane for seating, retail, or other business activity, applicant must install barricades between the parking area and the traffic lane or any active parking. Barricades must be:
i. 36 inches to 42 inches high
ii. Not easily moved, altered or stolen
iii. Stable and sturdy enough not to fall over or be pushed over (like when leaned against)
iv. Marked with yellow high intensity retroreflective tape or reflectors to be visible at night
4. Design Requirements.
a. Any umbrella, heater, or similar feature used in a sidewalk dining area shall be safely secured during use.
b. The design and appearance of all proposed improvements or furniture, including, but not limited to, tables, chairs, benches, umbrellas and planters, to be placed in the sidewalk dining area shall present a coordinated theme and be compatible with the appearance and design of the building, as determined by the Chief Planner.
c. The design of all improvements and furniture shall be of a quality to sustain weather and wear, shall be of a material other than molded plastic.
d. Planters and planter boxes, if used as temporary dividers, must be planted and maintained with live plants.
e. The establishment shall utilize the same utensils and dishes for sidewalk dining as used for indoor dining areas to minimize the amount of disposable service ware.
f. No signs shall be permitted in a sidewalk dining area (including sign copy on umbrellas) except as may be required by the City or Department of Alcoholic Beverage Control for reasons of public health or safety.
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h. No electrical appliances, heating or cooking of food or open flames shall be allowed in the outdoor dining area. Use of portable heating devices may be permitted with approval from the Fire Chief. i. Overhead coverings of an outdoor dining area shall have a minimum clear height of 8 feet and a maximum overall height of 25 feet.
5. Maintenance of Outdoor Dining Areas.
a. The permittee and the property owner shall maintain the outdoor dining area and the adjoining street, curb, gutter and sidewalk in a neat, clean and orderly condition at all times, regardless of the source of the refuse and litter. This shall include all tables, chairs, benches, planters, or other appurtenances placed in the public right-of-way. Provisions shall be made for trash receptacles to serve the sidewalk dining area, subject to the approval of the Chief Planner.
b. Activities involving the outdoor dining area shall be conducted in a manner that does not interfere with pedestrians, parking or traffic. c. The permittee shall ensure that the outdoor dining area is limited to business patrons.
d. The permittee and the property owner shall be responsible for preventing excessive noise to ensure minimal or no intrusion on surrounding merchants and inhabitants.
e. If necessary, the permittee or the property owner shall clean the surface of the outdoor dining area by washing or buffing to remove any stains, marks, or discoloration to the satisfaction of the Department of Public Works and in accordance with prevailing storm water and water quality regulations.
f. Umbrellas, canopies, or other shade elements shall be kept clean and in good condition, secure in windy conditions, and fire-treated.
6. Special Standards for Outdoor Dining Areas with Alcoholic Beverage Service. a. A Minor Use Permit shall be required for all outdoor dining areas serving alcoholic beverages.
b. Alcoholic beverages may only be served in outdoor dining areas which are established in conjunction with a full service restaurant as defined in Chapter 20.620 (“Use Classifications”).
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 135 c. Design of outdoor dining areas shall comply with the standards of Section 20.350.031.F.2, F.3, and F4.
d. All entrances/exits of the sidewalk dining area shall be posted with signs stating that alcoholic beverages must be kept within the sidewalk dining area at all times. In addition, small cards shall be placed on each table giving notice that removal of alcoholic beverages from the sidewalk dining area is not allowed.
e. The capacity of the sidewalk dining area shall be limited to the number of seats approved in the Sidewalk Dining Permit or Parking Lane Dining Area Permit.
f. Provisions for the storage and/or preparation of alcoholic beverages shall not be permitted in the sidewalk dining area.
g. Alcoholic beverages shall be served with glasses. Transportation by patrons of any alcoholic beverage beyond the sidewalk dining area or the interior of the restaurant shall be a violation of the proprietor’s Sidewalk Dining Permit or Parking Lane Dining Area Permit. Empty beverage containers shall be removed from the outdoor dining area as soon as possible.
h. A license shall be obtained from the Department of Alcoholic Beverage Control (ABC) prior to the operation of an outdoor dining area serving alcoholic beverages and shall be maintained continuously as long as alcoholic beverages are served in the sidewalk dining area. Loss of such license shall automatically constitute termination of the City permit to serve alcoholic beverages in the outdoor dining area.
7. Indemnification/Insurance. The permittee shall defend, indemnify and hold harmless the City and its officers and employees from and against all claims, losses, damage, injury and liability for damages arising from the permittee’s use of the public right-of-way. The permittee shall provide to the City, in a form and in amounts acceptable to the City Attorney, certificates of insurance substantiating the existence of a general liability policy covering the area subject to the permit.
8. Temporary Suspension of Permit. The Director of Public Works shall have the right to suspend or prohibit the operation of an outdoor dining area at any time because of anticipated or actual problems or conflicts in the use of the sidewalk area. Such problems or conflicts may arise from, but are not limited to, scheduled festivals, parades, marches and similar special events; repairs to the street, sidewalk or other public facility; or from demonstrations or emergencies occurring in the area. To the extent possible, the City will give Division V: Citywide Standards
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20.350.032 Outdoor Storage
Outdoor storage shall be located, developed and operated in compliance with the following standards.
Applicability. Open storage of goods, materials, machines, equipment, and vehicles or parts outside of a building for more than 72 hours must conform to the standards of this section. The regulations of this section do not apply to temporary storage of construction materials reasonably required for construction work on the premises pursuant to a valid Building Permit.
Permitted Locations. The table below states the districts where outdoor storage is permitted and prohibited.
Table 20.350.030 Outdoor Storage Regulations by District and Location Base Districts Permissibility of Open Storage
Residential Districts Not permitted. (All storage must be within an enclosed building.) Non-residential Districts
Permitted as an accessory use outside of required yards, parking and circulation areas, and required landscaped areas subject to the standards of this section.
Downtown Residential Districts
and Downtown / Caltrain Station
Area Districts
Permitted as an accessory use outside of required yards, parking and circulation areas, and required landscaped areas with Minor Use Permit approval and subject to the standards of this section.
Fencing and Screening. Outdoor storage areas shall be screened so as not to be visible from any public street or highway; residential or downtown district; or publicly accessible open space area, parking area, access driveway, or similar thoroughfare.
1. All screening walls and fences visible from any public street or highway; residential or downtown district; or publicly accessible open space area, parking area, access driveway, or similar thoroughfare shall be architecturally compatible with the main structure on the site and shall not have chain-link fencing, barbed wire or razor wire.
2. Screening walls and fences shall not exceed maximum fence heights in required yards, and in other areas shall not exceed 10 feet in height. A screening wall or fence up to 15 feet in height may be allowed outside of required setback areas with Minor Use Permit approval.
3. All fences and walls, excluding masonry and approved permanent-finish panels, shall be painted a uniform, neutral color, excluding black, which blends with the surrounding terrain, and improvements shall be maintained in a neat, orderly condition at all times.
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4. Exemptions. The following uses are exempt from the fencing and screening requirement:
a. Automobile service stations, limited to automobile accessories and facilities necessary to dispensing petroleum products only. b. Automobile and vehicle sales, limited to automobiles and vehicles held for sale or rental only.
c. Mobilehome sales.
d. Parking lots.
5. Modification. The Chief Planner may modify the standards for fencing and screening for outdoor storage areas not open to view from any public street or highway, or any area in a residential, downtown, commercial, or form-based zoning district:
a. Where adjoining property is located in a non-residential and is developed with another outside storage use; or
b. Where fences, walls or buildings are located adjacent to lot lines on surrounding property which serve to enclose such yard as well or better than the wall or fence required by this section.
c. Should the use, fence, wall or building providing justification for such modification be removed, such wall or fence shall be provided in compliance with this section within six months from the date of such removal.
Landscaping Requirements.
1. All required fencing and screening which are open to view from any street or highway, or any area in a residential, downtown or commercial district, shall be provided with at least one square foot of landscaping for each linear foot of such frontage, and this landscaping shall meet the following standards:
a. Landscaping shall be distributed along said frontage in accordance with the site plan approved by the Chief Planner.
b. No planting area shall have a horizontal dimension of less than three feet.
c. Landscaping shall be maintained in a neat, clean and healthful condition, including proper pruning, weeding, and removal of litter, fertilizing and replacement of plants when necessary.
d. A permanent watering system shall be provided which irrigates all planted areas. Where the watering system consists of hose bibs alone, these bibs shall be located not more than 50 feet apart within the Division V: Citywide Standards
Division V, Page 138 | South San Francisco Zoning Code | Public Review Draft required landscaped area. Sprinklers used to satisfy the requirements of this provision shall be spaced to assure complete coverage of the required landscape area.
2. The Chief Planner may approve alternative methods of providing landscaping where the criteria provided herein would cause unnecessary hardship or constitute an unreasonable requirement and an alternative plan will, in his or her opinion, provide as well or better for landscaping within the intent of this provision.
Surfacing. Outdoor storage areas shall be surfaced with a minimum thickness of two inches of Type A asphalt concrete over 95 percent relative compaction native soil, or a minimum thickness of six inches of Class B concrete. Such surfacing shall be permanently maintained free of structural defects. A waiver or exception may be granted to allow outdoor storage of non-hazardous materials on other surfacing only if the following findings can be made:
1. The proposed surfacing is appropriate to the type of product displayed; and
2. The proposed surfacing will conform to all applicable federal and State air and water quality standards.
Storage Restrictions. All portions of outside storage and display areas shall have adequate grading and drainage and shall be continuously maintained, and all raw material, equipment or finished products stored or displayed pursuant to the provisions of this section:
1. No stored goods may exceed the height of the screening wall or fence;
2. Shall be stored in such manner that it cannot be blown from the enclosed storage area; and
3. Shall not be placed or allowed to remain outside the enclosed storage area.
20.350.033 Personal Services
Personal Services shall be located, developed, and operated in compliance with the following standards:
Hours of Operation. Hours of operation shall be limited to 7:00 a.m. to 10:30 p.m.
Business License Required. All Personal Services establishments shall maintain a current City of South San Francisco business license.
20.350.034 Personal Storage
Personal storage facilities shall be located, developed and operated in compliance with the following standards.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 139 Business Activity. All personal storage facilities shall be limited to storage only. No retail, repair, or other commercial use shall be conducted out of the individual rental storage units. No activities other than rental of storage units and pick-up and deposit of storage shall be allowed on the premises. Examples of activities prohibited in said facilities include, but are not limited to the following:
1. Auctions, commercial wholesale or retail sales, or miscellaneous garage sales.
Excepting auctions required by law to comply with lien sale requirements.
During the course of said lien sales, customer vehicles shall not be allowed to obstruct travelways within the self-service storage facility.
2. The servicing, repair, or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment.
3. The operation of power tools, spray-painting equipment, table saws, lathes, compressors, welding equipment, kilns, or other similar equipment.
4. The establishment of a transfer and storage business.
5. Any use that is noxious or offensive because of odors, dust, noise, fumes, or vibrations.
Notice to Tenants. As part of the rental process, the facility manager shall inform all tenants of conditions restricting storage of hazardous materials and limitation on the use of the storage units. These restrictions shall be included in rental contracts and posted at a conspicuous location within the front of each rental unit.
Size Limitations. Total lot coverage by any and all structures shall be limited to 50 percent of the total lot area.
Circulation. Driveway aisles shall be a minimum of 20 feet wide.
Screening. Where exterior wall are required or proposed, they shall be constructed of decorative block, concrete panel, stucco, or similar material. The walls shall include architectural relief through variations in height, the use of architectural “caps,” attractive posts, or similar measures. A gate(s) shall be decorative iron or similar material. Chain link or wood is not appropriate.
Fencing. A six-foot-high security fence shall be provided around the perimeter of the development at locations where the solid façades of the storage structures do not provide a perimeter barrier.
Open Storage. Open storage, outside an enclosed building, shall be limited to vehicles and trailers and screened from public view by building façades or solid fences.
Outdoor Lighting. All outdoor lights shall be shielded to direct light and glare only onto the personal storage premises and may be of sufficient intensity to discourage Division V: Citywide Standards
Division V, Page 140 | South San Francisco Zoning Code | Public Review Draft vandalism and theft. Said lighting and glare shall be deflected, shaded, and focused away from all adjoining property.
Signs. Outdoor advertising displays besides those for the personal storage facility itself shall not be permitted on the premises.
Fire Protection. One hour rated construction fire walls shall be provided to separate every 3,000 square feet within any personal storage structure.
Portable Storage Buildings. Movable storage buildings shall be allowed if they are constructed to appear as conventional storage buildings and adhere to all applicable Building and Fire Codes.
20.350.035 Recycling Facilities
Purpose. The purpose of these provisions is to promote recycling in compliance with the requirements of the California Beverage Container Recycling and Litter Reduction Act (Public Resources Code Section 14500 et seq.).
Criteria and Standards. Those recycling facilities permitted by right and design review approval shall meet all of the applicable criteria and standards listed below.
Those recycling facilities permitted with a Conditional Use Permit shall meet the applicable criteria and standards, provided that the Chief Planner, Planning Commission or City Council, as the case may be, may relax such standards or impose stricter standards as an exercise of discretion upon a finding that such modifications are reasonably necessary in order to implement the general intent of this section and the purposes of this Ordinance.
If the zoning district in which the facility is located has a provision requiring all activities to be conducted completely within an enclosed structure, recycling collection facilities are exempt from that requirement.
1. Reverse Vending Machines. Reverse vending machines located within a commercial structure do not require discretionary permits. Reverse vending machines must comply with the following standards:
a. Shall be established in conjunction with a commercial use or community service facility which is in compliance with the Zoning Ordinance and Building and Fire Codes of the City;
b. Shall be located within 30 feet of the entrance to the commercial structure and shall not obstruct pedestrian or vehicular circulation; c. Shall not occupy parking spaces required by the primary use; d. Shall occupy no more than 50 square feet of ground or floor space per installation, including any protective enclosure, and shall be no more than eight feet in height;
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 141 e. Shall be constructed and maintained with durable waterproof and rustproof material;
f. Shall be clearly marked to identify the type of material to be deposited, operating instructions, and the identity and phone number of the operator or responsible person to call if the machine is inoperative; g. Shall have a sign area of a maximum of four feet per machine, exclusive of operating instructions;
h. Shall be maintained in a clean, litter-free condition on a daily basis; i. Shall have operating hours at least the equivalent of the operating hours of the host use;
j. Shall be illuminated to ensure comfortable and safe operation if operating hours are between dusk and dawn.
2. Small Collection Facilities. Small collection facilities shall meet all the following standards:
a. Shall be established in conjunction with an existing commercial use or community service facility which is in compliance with the Zoning Ordinance, Building and Fire Codes of the City;
b. Shall be no larger than 500 square feet and occupy no more than five parking spaces not including space that will be periodically needed for removal of materials or exchange of containers;
c. Shall be set back at least 10 feet from any property line and shall not obstruct pedestrian or vehicular circulation;
d. Shall accept only glass, metals, plastic containers, papers and reusable items. Used motor oil may be accepted with permission of the local health official;
e. Shall use no power-driven processing equipment except for reverse vending machines;
f. Shall use containers that are constructed and maintained with durable waterproof and rustproof material, covered when site is not attended, secured from unauthorized entry or removal of material and shall be of a capacity sufficient to accommodate materials collected and collection schedule;
g. Shall store all recyclable material in containers or in the mobile unit vehicle, and shall not leave materials outside of containers when attendant is not present;
Division V: Citywide Standards
Division V, Page 142 | South San Francisco Zoning Code | Public Review Draft h. Shall be maintained free of litter and any other undesirable materials, and mobile facilities, at which truck or containers are removed at the end of each collection day, shall be swept at the end of each collection day;
i. Shall not exceed noise levels of 60 dBa as measured at the property line of a residential district or residential use, otherwise shall not exceed 70 dBa;
j. If the facility is located within 100 feet of a residential district or residential use it shall operate only during the hours between 9:00 a.m. and 7:00 p.m.;
k. Containers for the 24-hour donation of materials shall be at least 30 feet from any residential district or residential use unless there is a recognized service corridor or acoustical shielding between the containers and the residential use;
l. Containers shall be clearly marked to identify the type of material which may be deposited; the facility shall be clearly marked to identify the name and telephone number of the facility operator and the hours of operation, and display a notice stating that no material shall be left outside the recycling enclosure or containers;
m. Signs may be provided as follows:
i. Recycling facilities may have identification signs with a maximum of 20 percent per side or 16 square feet, whichever is larger, in addition to informational signs required in subsection (B)(1)(f) above. In the case of a wheeled facility, the side will be measured from the pavement to the top of the container, ii. Signs must be consistent with the character of the location, iii. Traffic signs may be installed with the approval of the City Engineer and Police Department if necessary to facilitate traffic circulation, or if the facility is not visible from the public right-ofway; n. The facility shall not impair the landscaping required by local ordinances for any concurrent use of this Ordinance or any permit issued pursuant thereto;
o. No additional parking spaces will be required for customers of a small collection facility located at the established parking lot of a host use.
One space will be provided for the attendant, if needed; Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 143 p. Mobile recycling units shall have an area clearly marked to prohibit other vehicular parking during hours when the mobile unit is scheduled to be present;
q. Occupation of parking spaces by the facility and by the attendant may not reduce available parking spaces below the minimum number required for the primary host use unless all of the following conditions exist:
i. The facility is located in a convenience zone or a potential convenience zone as designated by the California Department of Conservation, and
ii. A parking study shows that existing parking capacity is not fully utilized during the time the recycling facility will be on the site, and
iii. The permit will be reconsidered at the end of 18 months; r. A reduction in available parking spaces in an established parking facility may then be allowed as follows:
i. For a Commercial Host Use. As shown in Table 20.350.034.
Table 20.350.034 Commercial Host Parking Reduction
Number of Parking
Spaces Available
Maximum Reduction
0 — 25 0
26 — 35 2
36 — 49 3
50 — 99 4
100+ 5
ii. For a Community Facility Host Use. A maximum five spaces reduction may be allowed when not in conflict with parking needs of the host use;
s. If the permit expires without renewal, the collection facility shall be removed from the site on the day following permit expiration.
3. Large Collection Facilities. Large collection facilities shall meet all the following standards:
a. Facility shall not abut a property zoned or planned for residential use; b. Facility shall be screened from the public right-of-way by operating in an enclosed building, or:
Division V: Citywide Standards
Division V, Page 144 | South San Francisco Zoning Code | Public Review Draft i. Within an area enclosed by an opaque fence at least six feet in height with landscaping as specified in Section 20.300.007 (“Landscaping”), and
ii. At least 150 feet from property zoned or planned for residential use;
c. Setback requirements shall be those required in the zoning district in which the facility is located;
d. All exterior storage of material shall be in sturdy containers which are covered, secured and maintained in good condition. Storage containers for flammable material shall be constructed of nonflammable material and approved by the fire department. Oil storage must be in containers approved by the Fire Department and Health Official. No storage, excluding truck trailers and overseas containers shall be visible above the height of the fencing;
e. Site shall be maintained free of litter and any other undesirable materials, and shall be cleaned of loose debris on a daily basis; f. Space shall be provided on site for six vehicles or the anticipated peak customer load, whichever is higher, to circulate and to deposit recyclable materials, except where it is determined that allowing overflow traffic above six vehicles is compatible with surrounding businesses and public safety;
g. One parking space shall be provided for each commercial vehicle operated by the recycling facility;
h. Noise levels shall not exceed 55 dBa as measured at the boundary of a residential district, or otherwise shall not exceed 70 dBa; i. If the facility is located within 50 feet of a residential district or property planned or occupied for residential use, it shall not be in operation between 7:00 p.m. and 7:00 a.m.;
j. Any containers provided for the donation of recyclable materials after hours shall be at least 50 feet from any residential district or residential use, shall be sturdy, rustproof construction, shall have sufficient capacity to accommodate materials collected, and shall be secure from unauthorized entry or removal of materials. Containers shall be at least ten feet from any building;
k. Donation areas shall be kept free of litter and any other undesirable material. The containers shall be clearly marked to identify the type of material that may be deposited. A notice stating that no material shall be left outside the recycling containers must be displayed; Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 145 l. Facility shall be clearly marked with the name and phone number of the facility operator and the hours of operation; identification and informational signs shall meet the standards of the district; and traffic signs may be installed with the approval of the City Engineer and Police Department, if necessary, to facilitate traffic circulation or if the facility is not visible from the public right-of-way; and
m. Power-driven processing, including aluminum foil and can compacting, baling, plastic shredding, or other light processing activities necessary for efficient temporary storage and shipment of material, may be approved through the Minor Use Permit process if noise and other conditions are met.
4. Processing Facilities. A light processing facility may be sited in an MI district with a Minor Use Permit, provided the facility meets all the following standards:
a. Facility shall not abut a residential district or residential use; b. Processors shall operate in a wholly enclosed building except for incidental storage, or:
i. Within an area enclosed on all sides by an opaque fence or wall not less than eight feet in height and landscaped according to the provisions of Section 20.300.007 (“Landscaping”), and ii. Located at least 150 feet from a residential district or residential use;
c. Power-driven processing shall be permitted, provided all noise level requirements are met. Light processing facilities are limited to baling, briquetting, crushing, compacting, grinding, shredding and sorting of source-separated recyclable materials and repairing of reusable materials;
d. A light processing facility shall be no larger than 45,000 square feet and shall have no more than an average of two outbound truck shipments of material per day and may not shred, compact or bale ferrous metals other than food and beverage containers;
e. A processing facility may accept used motor oil for recycling from the generator in accordance with Section 25250.11 of the California Health and Safety Code;
f. Setback requirements shall be those required in the MI district; g. All exterior storage of material shall be in sturdy containers or enclosures which are covered, secured and maintained in good Division V: Citywide Standards
Division V, Page 146 | South San Francisco Zoning Code | Public Review Draft condition. Storage containers for flammable material shall be constructed of nonflammable material. Oil storage must be in containers approved by the fire department and health official. No storage excluding truck trailers and overseas containers shall be visible above the height of the fencing;
h. Site shall be maintained free of litter and any other undesirable materials, and shall be cleaned of loose debris on a daily basis and will be secured from unauthorized entry and removal of materials when attendants are not present;
i. Space shall be provided on site for the anticipated peak load of customers to circulate, park and deposit recyclable materials. If the facility is open to the public, space will be provided for a minimum of 10 customers except where it is determined that allowing overflow traffic above six vehicles is compatible with surrounding businesses and public safety;
j. One parking space shall be provided for each commercial vehicle operated by the processing center. Parking requirements will otherwise be as mandated by the district in which the facility is located; k. Noise levels shall not exceed 60 dBa as measured at the property line of residentially zoned or occupied property, or otherwise shall not exceed 70 dBa;
l. If the facility is located within 500 feet of a residential district or residential use, it shall not be in operation between 7:00 p.m. and 7:00 a.m. The facility will be administered by on-site personnel during the hours the facility is open;
m. Any containers provided for the donation of recyclable materials after hours will be at least 50 feet from any residential district or residential use; shall be of sturdy, rustproof construction; shall have sufficient capacity to accommodate materials collected; and shall be secure from unauthorized entry or removal of materials;
n. Donation areas shall be kept free of litter and any other undesirable material. The containers shall be clearly marked to identify the type of material that may be deposited. A notice stating that no material shall be left outside the recycling containers must be displayed; o. Sign requirements shall be those provided for the MI zoning district. In addition, facility shall be clearly marked with the name and phone number of the facility operator and the hours of operation; and Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 147 p. No dust, fumes, smoke, vibration or odor above ambient level may be detectable on neighboring properties.
20.350.036 Short-Term Vacation Rentals
Short-term vacation rental uses shall be located, developed, and operated in compliance with the following standards:
Type of Residence. Must be located and operated in a single-unit dwelling and is not allowed in any accessory dwelling unit or junior accessory dwelling unit as defined under Chapters 20.620 and 20.630 and Section 20.350.035 (“Accessory Dwelling Units”).
Number of Uses. Short-term vacation rental uses shall be permitted in no more than one single-unit dwelling per lot.
Permit Required and Duration of Permit. Any short-term vacation rental must apply for a short-term vacation rental permit on a form approved by the Chief Planner. The short-term vacation rental permit for a short-term vacation rental is permits a rental term of fewer than 30 consecutive days and is valid for one year from date of issuance.
Residency Requirements. Only permanent residents (owner or tenant) of the dwelling unit are eligible to operate a short-term vacation rental use.
Transient Occupancy Limits.
1. Hosted Rentals. If the host is onsite, the number of transient occupants must be limited to two or fewer.
2. Non-hosted Rentals. If the host is offsite, the number of transient occupants must be limited to two persons/bedroom, plus two additional persons.
Limit on Duration. The aggregate number of days for transient occupancy of a nonhosted short-term vacation rental is capped at 90 per term of the permit. There is no annual cap for hosted short-term vacation rentals.
Local Contact Information. The permit holder shall keep on file with the City the name, telephone number, and email address of a local contact person who shall be responsible for responding to questions or concerns regarding the operation of a short-term vacation rental. This information shall be posted in a conspicuous location within the rental dwelling. The local contact person shall be available 24 hours a day to accept telephone calls and respond physically to the short-term vacation rental within one hour when the unit is occupied.
Noise. The short-term vacation rental use must comply with the adopted noise standards for the district in accordance with Section 8.32.030 (“Maximum Permissible Sound Levels”).
Division V: Citywide Standards
Division V, Page 148 | South San Francisco Zoning Code | Public Review Draft Conduct. The permit holder must ensure that transient occupants of the short-term vacation rental do not engage in disorderly conduct or violate code provisions or state law.
Safety. All short-term vacation rentals must comply with all applicable building laws, including, but not limited to, providing working smoke detectors, carbon monoxide detectors, contain working heating, and otherwise satisfy all applicable requirements of the California Building Standards Code.
Health and Safety Information. Hosts shall provide local health and safety information to renters, including locations of local hospitals and clinics, and nonemergency police contact information.
Commercial Activities. Any commercial use beyond a permitted short-term vacation rental is prohibited. No Special Event as defined by Chapter 6.48 (“Special Event Permits”) can be conducted as part of a short-term vacation rental.
Advertising. All advertising (print or digital) for a short-term vacation rental shall include the number of the permit granted for the use.
Business License. The permit holder shall obtain a city business license in accordance with Chapter 6.12 (“Licensing Procedures”).
Applicable Taxes. The permit holder shall collect and remit all applicable City Taxes, including, but not limited to, Transient Occupancy Taxes and Conference Center Taxes in accordance with Chapter 4.20 (“Transient Occupancy Tax”), as required.
Consistency with Other Agreements. A short-term vacation rental use must be permitted by applicable HOA bylaws; Covenants, Conditions and Restrictions (CC&Rs); and rental agreements.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 149
20.350.037 Social Service Facilities
All Social Service Facilities shall provide the following:
Adequate and accessible sanitary facilities, including lavatories, rest rooms and refuse containers;
Sufficient patron seating facilities for waiting and/or dining, whether indoor or outdoor;
Effective screening devices such as landscaping and masonry fences in conjunction with outdoor activity areas;
A plan of operation, including, but not limited to, patron access requirements, hours of operation, control of congregate activity, security measures, litter control, and noise attenuation; and
Evidence of compliance with all Building and Fire Safety regulations and any other measures determined by the Review Authority to be necessary and appropriate to ensure compatibility of the proposed use or uses with the surrounding area.
20.350.038 Tattoo or Body Modification Parlor
Purpose and Intent. It is the purpose and intent of this section to regulate the operation of facilities that perform tattooing and body modification to provide for the health, safety and welfare of the public and ensure compliance with California Health and Safety Code Section 119300 et seq.
Location. Tattoo and body modification parlors shall be located a minimum of 500 feet from any other such establishment, any public park and any school for students in any grade from kindergarten through 12th grade.
Registration Required. Any person who is engaged in the business of tattooing or body modification shall provide evidence of registration with the San Mateo County Department of Health.
No Persons Under 18. A sign shall be posted on the door or in view of the entrance stating that no person under the age of 18 is allowed on site, unless accompanied by his or her parent or documented legal guardian. The operator of the establishment shall require all customers to show proof of age.
20.350.039 Taxi and Limousine Services
Taxi and limousine services shall provide one off-street parking space for every employee working during the largest shift in addition to one adequately sized parking space for each fleet vehicle.
Division V: Citywide Standards
Division V, Page 150 | South San Francisco Zoning Code | Public Review Draft No unattended fleet vehicles shall be parked on a lot or in the public right-of-way within a residential district.
The legal resident of a dwelling unit may operate a taxi or limousine dispatch service as a home occupation so long as no fleet vehicles are parked on the residential property, in the vicinity of the subject dwelling unit, or in the public right-of-way.
Property used for storing taxis and limousines shall be located, developed and operated in compliance with the standards applicable to Automobile/Vehicle Sales and Leasing in Section 20.350.008 (“Automobile/Vehicle Sales and Leasing”).
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 151 Signs
20.360.001 Purpose
This chapter has been adopted to ensure that all signs installed in the City are compatible with the unique character and environment of the community, and in compliance with the General Plan. This chapter promotes the public health, safety, and welfare through a comprehensive system of reasonable, effective, consistent, content neutral, and nondiscriminatory sign standards and requirements. More specifically, this chapter is intended to:
Ensure that all signs are compatible with the unique character and environment of the City, and that they support the desired ambience and development patterns of the various districts and historic areas within the City; Balance public and private objectives by allowing adequate avenues for both commercial and non-commercial messages;
Ensure pedestrian and traffic safety by promoting the flow of traffic and the protection of pedestrians and motorists from injury and property damage caused by, or which may be fully or partially attributable to, cluttered, distracting, and/or illegible signage;
Prevent property damage, personal injury, and litter caused by signs that are improperly constructed or maintained;
Protect and improve property values, the local economy, and quality of life by preserving and enhancing the appearance of the streetscape; Provide clear and unambiguous sign design standards that enable the fair and consistent enforcement of these sign regulations; and
Ensure that the constitutionally guaranteed right of free speech is protected.
20.360.002 Applicability
This chapter applies to all signs in all zoning districts regardless of their nature or location, unless otherwise specifically exempted in Section 20.360.002.F (“Exempt Signs”) or specified, constructed or physically altered on or after the Effective Date.
1. Standards for permanent signs are found in Section 20.360.006 (“Standards for Permanent Signs”).
2. Standards for temporary signs are found in Section 20.360.007 (“Standards for Temporary Signs”).
Division V: Citywide Standards
Division V, Page 152 | South San Francisco Zoning Code | Public Review Draft The provisions of this chapter shall be applied in a content-neutral manner.
Noncommunicative aspects of all signs, not related to the content of the sign, shall comply with the provisions of this chapter. “Non-communicative aspects” include the time, place, manner, location, size, height, illumination, spacing, and orientation of signs.
Nothing in this chapter shall be construed to prohibit a person from holding a sign while picketing or protesting on public property that has been determined to be a traditional or designated public forum, so long as the person holding the sign does not block ingress and egress from buildings, create a safety hazard by impeding travel on sidewalks, in bicycle or vehicle lanes, or on trails, or violate any other reasonable time, place, and manner restrictions adopted by the City.
Substitutions and Interpretations.
1. This chapter is not intended to, and does not, restrict speech on the basis of its content, viewpoint, or message. No part of this chapter shall be construed to favor commercial speech over non-commercial speech. A non-commercial message may be substituted for any commercial or non-commercial message displayed on a sign, or the content of any non-commercial message displayed on a sign may be changed to a different noncommercial message, without the need for any approval or permit, provided that the size of the sign is not altered and the sign otherwise complies with the provisions of this chapter. To the extent any provision of this chapter is ambiguous, the term will be interpreted not to regulate on the basis of the content of the message.
2. This chapter applies to all signs within the City.
3. When there is any question regarding the interpretation of a provision of this chapter, or its application to any specific case or situation, the Chief Planner shall interpret the intent of this chapter.
4. All regulations included in this chapter shall apply unless a master sign program is approved by the Planning Commission; see Subsection
20.360.003.B (“Master Sign Program”). Entry into agreement between the City and a developer for a master sign program may supersede this chapter except for matters of public safety.
Conflicting Regulations. Exceptions to this chapter may be made for signs subject to federal or state government regulations that may be in conflict with this chapter.
Exempt Signs. The following signs are not regulated under this chapter, do not count toward the maximum total sign area for all permanent signs, and do not require a Sign Permit:
1. Government Signs. Any sign, posting, notice or similar signs placed, installed, or required by law by a city, county, or a federal or state governmental agency Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 153 in carrying out its responsibility to protect the public health, safety, and welfare, including the following:
a. Numerals and letters identifying an address from the street to facilitate emergency response and compliant with City requirements; b. Emergency and warning signs necessary to warn of dangerous and hazardous conditions and that serve to aid public safety or civil defense;
c. Traffic signs erected and maintained by an authorized public agency; d. Signs required to be displayed by any applicable federal, state, or local law, regulation, or ordinance;
e. Signs directing the public to points of interest; and f. Signs showing the location of public facilities.
2. Incidental signs. Incidental signs not to exceed an total of three-square feet in sign area for all permanent signs in all single-family residential zoning districts and six square feet in all other zoning districts;
3. Bulletin Boards. One bulletin board not exceeding 20 square feet in area or five feet above existing grade, if located on the premises of a public, or quasipublic agency, community facility, or institution
4. Signs not readable from the public right-of-way. Signs not readable from the public right-of-way, including:
a. Signs or displays located entirely inside of a building, within a courtyard, open-air pedestrian space or similar open area and not visible from the building’s exterior;
b. Signs intended to be readable from within a parking area or City park but not readable beyond the boundaries of the lot or parcel upon which they are located or from any public right-of-way; and
5. Historic Plaques and Commemorative Signs. Historic plaques, memorial signs or tablets either attached to or cut into the surface of buildings, provided that no such sign exceeds three square feet in area;
20.360.003 Administration and Procedures
Permits Required; Review Process.
1. Sign Permit Type. The physical classification of signs and the review criteria are as follows:
Division V: Citywide Standards
Division V, Page 154 | South San Francisco Zoning Code | Public Review Draft a. Type A. Temporary wall banner signs and permanent signs that have a maximum freestanding height of six feet or less and have a maximum surface area of 25 square feet or less.
b. Type B. Signs that have a freestanding height of more than six feet and less than 10 feet and have a maximum surface area of more than 25 square feet and less than 100 square feet.
c. Type C. Signs that have a freestanding height of 10 feet or more, and less than 20 feet and have a maximum surface area of 100 square feet or more and less than 300 square feet.
d. Master Sign Program. See Subsection 20.360.003.B (“Master Sign Program”).
e. Special Circumstances Sign Permit. See Subsection 20.360.003.C (“Special Circumstances”).
2. Authority. The Chief Planner shall review and approve all Type A, Type B and Type C sign applications. The Planning Commission shall review and approve all Master Sign Program and Special Circumstances Sign applications.
3. Design Review Required. All signs 100 square feet or more in size are subject to the design review provisions of Chapter 20.480 (“Design Review”).
4. Sign Permit Required. No sign shall be erected, re-erected, constructed, or altered (including change of copy or face change excluding Digital Billboards approved subject to Subsection 20.360.003.D.6 (“Relocation Agreements”), except as provided by this section), unless a Sign Permit has been issued by the Chief Planner and a Building Permit issued by the Building Division, except for those signs exempted in compliance with Section 20.360.002 (“Applicability”) and the temporary signs established in See Section 20.360.007 (“Standards for Temporary Signs”), except for temporary wall banner signs.
5. Applications for Filing, Processing and Review.
a. Filing and Filing Fee. Application for a Sign Permit shall be made upon forms furnished by the Chief Planner and accompanied by the required fee and working drawings adequate to show the location, construction and design, including colors, materials, lighting, electrical elements, and advertising copy, of the sign in accordance with applicable sign design guidelines.
b. Compliance with Standards.
i. Upon acceptance of a sign application, the Chief Planner shall review the request for compliance with the standards and requirements of this chapter, and with any standards
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 155 established in a Master Sign Program pursuant to Subsection
20.360.003.B (“Master Sign Program”).
ii. The Chief Planner’s decision shall clearly state any conditions of approval or reasons for disapproval and applicable appeal provisions.
iii. All signs must meet the requirements of the Building and Electrical Code. No permit for construction will be issued until design review, if required, has been granted and the application has been found in conformance with the approved design.
6. Appeals. Decisions by the Chief Planner may be appealed subject to the provisions of Chapter 20.570 (“Appeals and Calls for Review”).
Master Sign Program.
1. Purpose. The purpose of a Master Sign Program is to provide a method for an applicant to integrate the design and placement of signs within a project with the overall development design to achieve a more unified appearance.
2. Applicability. A Master Sign Program is required whenever any of the following circumstances exist:
a. New nonresidential developments of two or more separate tenants that share either the same parcel or structure and use common access and parking facilities (e.g., shopping centers, malls, office complexes and industrial parks);
b. New multi-family residential developments of 100 or more units; or c. Whenever five or more signs are proposed for a building or site with one or more tenants.
3. Application. Master Sign Program applications shall contain all written and graphic information needed to fully describe the proposed sign program, including the proposed location and dimension of each sign, as well as proposed color schemes, font types, materials, methods of attachment or support, and methods of illumination. A Master Sign Program application shall also include calculation of total allowed sign area, and total proposed sign area, for the site.
4. Allowable Modifications. A Master Sign Program may provide for additional sign area and other deviations from the standards of this chapter, provided that the Master Sign Program is consistent with Subsection 20.360.004.G (“Sign Structure and Installation”).
5. Review Authority. All Master Sign Programs are subject to review and approval of the Review Authority for the project with which the signs are associated, but Division V: Citywide Standards
Division V, Page 156 | South San Francisco Zoning Code | Public Review Draft at a minimum require approval by the Planning Commission. A Master Sign Program may be submitted as part of the Use Permit application for the project.
6. Required Findings. In order to approve a Master Sign Program, the Review Authority must find that all of the following are met, in addition to other applicable regulations in this section:
a. The proposed signs are compatible in style and character with any building to which the signs are to be attached, any surrounding structures and any adjoining signage on the site;
b. Future tenants will be provided with adequate opportunities to construct, erect or maintain a sign for identification; and c. Traffic signage and building addressing is adequate for pedestrian and vehicular circulation and emergency vehicle access.
7. Lessees to Be Informed of Master Sign Program. Lessees within developments subject to the requirements of an approved Master Sign Program shall be made aware of the Master Sign Program in their lease.
8. Revisions to Master Sign Programs. Revisions to an approved Master Sign Program may be approved by the Chief Planner, or the Chief Planner may refer the matter to the Planning Commission.
Special Circumstances.
1. Purpose. Unusual site conditions, locations, particular unique signing requirements, or other design factors may warrant types, heights, and sizes of signs not otherwise permitted by the regulations of this chapter. Such signs, including, but not limited to, the following, shall require a Special Circumstances Sign Permit and shall be processed in accordance with Subsection 20.360.003.A (“Permits Required; Review Process”). a. Roof signs which extend above the highest point on the roof or of the type not allowed by Section 20.360.006 (“Standards for Permanent Signs”).
b. Any individual sign, or combination of all signs on any one property, which exceeds the height, area, or location limitations prescribed in this chapter.
c. Signs in the Grand Avenue Core (GAC) Zoning District which are of a classic design style, consistent with those designed and erected in the 1940s and 1950s.
d. Signs in the Airport/South Airport Boulevard and Highway 101 corridor areas which have special sign needs due to the regional nature of the Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 157 use, the traveler-oriented nature of the use, or other special requirements.
e. Employee-oriented signs for multi-building campus-like facilities in the east of 101 area, of which at least 400,000 total square feet of development is occupied by a single tenant. Signs approved pursuant to this subsection shall:
i. Be architecturally integrated with the buildings to which they are attached;
ii. Be oriented toward the interior of the campus and not a public area, including public rights of way and public open space; iii. Hide from view or disguise any separate structure or apparatus required to attach the signs to buildings; and
iv. Only contain copy that is directly associated with the entity for which the Sign Permit is issued.
f. Electronic changeable copy signs for uses located in other zoning designations not specified by Subsection 20.360.004.F.6 (“Electronic Changeable Copy Signs”).
2. Review Authority. All Special Circumstances Signs are subject to review and approval by the Planning Commission. An application for a Special Circumstances sign may be submitted as part of the Conditional Use Permit application for the project.
3. Required Findings. In order to approve a Special Circumstances Sign, the Review Authority must find that all of the following are met, in addition to other applicable regulations in this section.
a. The proposed signs are compatible in style and character with any building to which the signs are to be attached, any surrounding structures and any adjoining signage on the site.
b. Special circumstances exist that warrant consideration for exceeding the prescribed standards.
Relocation Agreements.
1. The regulatory provisions of this chapter are designed to accomplish the purposes included in Section 20.360.001 (“Purpose”) with respect to all signs reviewed and allowed in accordance with this chapter.
2. However, State law substantially limits the City’s ability to eliminate signs legally established prior to the adoption of this chapter, thereby frustrating the accomplishment of the purposes included in Section 20.360.001 (“Purpose”).
Division V: Citywide Standards
Division V, Page 158 | South San Francisco Zoning Code | Public Review Draft Therefore, it is advantageous to utilize relocation agreements as authorized by Business and Professions Code Section 5412 to accomplish the purposes of this chapter with respect to such signs.
3. In order to facilitate the use of relocation agreements to accomplish the purposes of this chapter, signs expressly allowed by relocation agreements shall be exempt from design limitations under this chapter but shall be subject to staff-level design review to ensure compliance with any provisions in the relocation agreement as well as to ensure the best possible design consistent therewith. Except as set forth in this section, signs authorized by relocation agreements shall not be subject to any other design-related limitations not set forth within the relocation agreement itself.
4. No relocation agreement may be approved unless the City Council determines that it will accomplish the purposes of this chapter better than the status quo that it replaces.
5. No relocation agreement may provide for the construction or expansion of a sign in a residential district or for automatic changeable copy in which copy can be changed or altered by electric, electromechanical, electronic, or any other artificial energy means, except as set forth in Subsection 20.360.003.D.6 below.
6. A relocation agreement may provide for the installation of a digital billboard provided that the City Council finds that all of the following are met:
a. The digital billboard is located in a nonresidential district, adjacent to U.S. Highway 101.
b. Installation of the digital billboard, containing up to two billboard faces, will result in a reduction of at least two billboard faces in the City for every digital billboard face installed. If a billboard applicant does not have sufficient existing billboard faces to remove within the City, the billboard applicant may request the City enter into a development agreement that will set forth the terms and conditions under which the billboard installation will be allowed to operate. The terms and conditions of such a development agreement may include, but are not limited to, the payment of fees, charges, and contributions as mutually agreed, and any such other terms which promote the public health, safety, and welfare in-lieu of applicant removing existing billboard(s) in order to satisfy the 2:1 removal-to-placement ratio requirement, as set forth in this subsection.
c. Installation of the digital billboard will advance adopted policies contained in the General Plan, and any applicable specific plan or area plan.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 159 d. The digital billboard is operated in accordance with the operating standards set forth in Subsection 20.360.004.F.7 (“Digital Billboards”).
20.360.004 General Standards for All Signs
Sign Message. Any allowed sign may contain, in lieu of any other message or copy, any lawful non-commercial message, so long as the sign complies with the size, height, area, location, and other requirements of this chapter.
Prohibited Location Standards. All signs may not be placed in the following locations or manner, except where specifically authorized in this chapter:
1. Architectural Features. Areas where a sign would cover the architectural features of a building, such as dormers, insignias, pilasters, soffits, transoms, trims, or another architectural feature;
2. Accessory Structures. Tacked, painted, pasted or otherwise affixed, to the walls of any building, barn or shed, accessory structure, or on trees, poles, posts, fences, ladders or other structures that are visible from a public way.
Permanent signs may be attached to a fence or freestanding wall only when a monument is not present in the development and must be maximum three square feet in sign area;
3. Clearance Standards. Within the horizontal or vertical clearance standards from communications lines and energized electrical power lines prescribed by the laws of the State of California;
4. Conflict with Traffic Signs. Any location that obstructs the view of any authorized traffic sign, signal, or other traffic control device or which by reason of shape, color, or position interferes with or could be confused with any authorized traffic signal or device;
5. Exits and Entrances. Any sign which is placed in a manner that would prevent or inhibit free ingress to or egress from any door, window, vent, or any exit way required by the Building Code, or by Fire Department regulations (currently in effect);
6. Fuel Tanks, Storage Containers, and Solid Waste Receptacles. Painted, attached or mounted on fuel tanks, storage containers and/or solid waste receptacles or their enclosures, except for a manufacturer’s or installer’s identification, appropriate warning signs and placards, and information required by law;
7. Intersections and Site Visibility Triangle. Any sign erected or maintained at or near any street intersection or within the site visibility triangle as defined in Division V: Citywide Standards
Division V, Page 160 | South San Francisco Zoning Code | Public Review Draft Section 20.300.015 (“Visibility at Intersections and Driveways”) that will obstruct the free and clear vision of drivers, bicycles, and pedestrians;
8. Obstruction of Pedestrian and Bicycle Ways. Any sign mounted or displayed in such a manner that impede, obstruct or create hazards with respect to pedestrian or bicycle traffic. A minimum width of four feet must be maintained on sidewalks at all times;
9. Off-premises. Off-the-premises to which the sign refers, except as provided in Section 20.360.007 (“Standards for Temporary Signs”). Legally established offpremises signs are subject to the nonconforming sign provisions of Section
20.360.008 (“Nonconforming Signs”).
10. Public Utilities and Infrastructure. Any sign attached to any public utility pole, structure or streetlight, tree, fence, fire hydrant, bridge, curb, sidewalk, park bench, statue, memorial, or other location on public property, except those signs approved as part of a special event permit on City property or banner signs allowed by the City on light poles within the City;
11. Right-of-Way. Signs located within the public right-of-way including any sign or handbill attached to a utility pole or street sign pole except those required or allowed by federal, State or local law;
12. Vehicles. Mounted, attached, or painted on a trailer, boat, or motor vehicle when parked, stored, or displayed conspicuously on private premises in a manner intended to attract attention of the public for the purpose of advertising or identifying the business premises. This provision excludes signs indicating the name of the owner or business that are permanently painted or wrapped on the surface of the vehicle, adhesive vinyl film affixed to the interior or exterior surface of a vehicle window, or signs magnetically attached to motor vehicles or rolling stock that are actively used in the daily conduct of the business. Vehicles must be operable and parked in a lawful or authorized manner.
Display Standards. This subsection regulates the manner in which signs convey their messages by specifying prohibited display features that create distractions to the traveling public and create visual clutter that mar the natural and architectural aesthetics of the City. Signs with the following display features are prohibited:
1. Devices Affected by Movement. Any sign animated by any means, including fixed aerial displays, airborne balloons, balloon bobbers, feather banners , pennants, propellers, spinners, streamers, lights, string of flags, tubes or other devices affected by movement of the air or other atmospheric or mechanical means;
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 161
2. Exposed Light Source. Any sign with an exposed light source, except for neon or LED strip lights incorporated into the design of the sign;
3. Flashing Lights. Any sign or lighting device, whether on the exterior of a building or on the inside of a window which is visible beyond the boundaries of the lot or parcel, or from any public right-of-way, with intermittent, flashing, rotating, blinking, or strobe light illumination, including search lights;
4. Fluorescent Colors. Any sign which uses florescent colors;
5. Rotating Signs and Barber Poles. Any sign in which the sign body or any portion of the sign body or any portion of the sign rotates, moves up and down, or any other type of action involving a change in position of the sign body or any portion of the sign, whether by mechanical or any other means.
Barber poles no larger than three feet high and 10 inches in diameter, and clocks, are excepted from this restriction;
6. Visible Matter and Motion Picture Projection. Any sign which emits sound, odor, smoke, laser light display, hologram lights, or other visible matter, including any sign that uses motion picture projection.
Prohibited Sign Types. The following signs are prohibited within the City:
1. Any sign which advertises a business that is a prohibited use or no longer in existence or a product or service no longer being sold, except as provided in Section 20.360.008 (“Nonconforming Signs”) and historic signs;
2. Any signs that produce noise in excess of 40 decibels and signs that emit odor or visible smoke, vapor, or particles;
3. A-frame signs;
4. Billboards;
5. Cabinet signs;
6. Pole Signs;
7. Sign walkers; and
8. Stuffed or inflated animals or characters used as signs Rules of Measurement.
1. Measuring Sign Area. Sign area includes the entire face of a framed sign, but does not include the supporting structure. Individual letters attached to a building shall be measured by the area enclosed by a continuous line outlining the perimeter of the words, emblems, and logos.
Division V: Citywide Standards
Division V, Page 162 | South San Francisco Zoning Code | Public Review Draft Figure 20.360.004.A: Measuring Sign Area
a. Double-Faced Signs. For double-faced signs with less than 18 inches between faces, and less than a 30-degree interior angle between faces, only one side shall be counted as the total area. Where the faces are not equal in size, the larger sign face shall be used as the basis for calculating sign area.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 163 Figure 20.360.004.B: Double-Faced Signs
b. Multi-Faced Signs. The sign area of signs with three or more sign faces, or signs with two sign faces with a distance greater than 18 inches apart or that have an interior angle greater than 30 degrees, shall be calculated as the sum of all the sign faces.
c. Three-Dimensional Signs. Signs that consist of, or have attached to them, one or more three-dimensional objects (i.e. balls, cubes, clusters of objects, sculpture, or statue-like trademarks), shall have a sign area of the sum of two adjacent sides or sign faces.
Figure 20.360.004.C: Three-Dimensional Signs
2. Measuring Sign Height. The height of a sign is the vertical distance from the uppermost point used to measure sign area to the existing grade immediately Division V: Citywide Standards
Division V, Page 164 | South San Francisco Zoning Code | Public Review Draft below the sign or to the top of the nearest curb of the street on which the sign fronts, whichever measurement is the greatest.
3. Measuring Sign Clearance. Sign clearance shall be measured as the smallest vertical distance between finished grade and the lowest point of the sign, including any framework or other embellishments.
4. Building Frontage. A building’s frontage is considered continuous if projections or recesses in a building wall do not exceed 10 feet in any direction.
For buildings with two or more frontages, the length of the wall and allowable sign area shall be calculated separately for each building frontage.
Figure 20.360.004.D: Building Frontage
Sign Illumination.
1. Internal Illumination. Internal illumination is allowed on single- or two-color LED signs, signs constructed with pan channel letters, or signs constructed with indirect halo illuminated channel letters (i.e. reverse pan channel letters) on an unlit or otherwise indistinguishable background on a freestanding sign or building wall.
2. External Illumination.
a. Externally illuminated signs must be illuminated only with steady, stationary, fully shielded light sources directed solely onto the sign from above without causing glare. Bottom or side-mounted light fixtures may be approved with a Minor Use Permit.
b. The light source for externally illuminated signs must be arranged and shielded to substantially confine all direct light rays onto the sign face and away from streets and adjacent properties as illustrated in Figure
20.360.004.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 165 Figure 20.360.004.E: External Illumination
3. Neon.
a. Exposed neon sign lighting on permanent signs and single-color or twocolor LED signs are allowed in all non-residential zones.. b. Neon signs placed in a window are counted toward the total aggregate area for all window signs (Refer to Subsection 20.360.006.D (“Standards for Permanent Building-Mounted and Freestanding Sign Types”)).
4. Single-Color or Two-Color LED Signs.
a. Single-color or two-color LED signs are exempt from the sign area limitations for wall signs and window signs established in Subsection
20.360.006.D.5 (“Wall Signs”) and Subsection 20.360.006.D.6 (“Window Signs”).
b. Any individual single-color or two-color LED sign must not exceed four square feet in area.
5. Direct Illumination.
a. Direct illumination is limited to marquee signs and is limited to letters, numbers, symbols and accents.
b. All direct illumination must be turned off daily at the close of business or 10 p.m., whichever occurs last.
c. Exposed lamps may only be animated to create an effect of patterned illusionary movement provided the alternate or sequential activation of illuminated elements occurs on a cycle that exceeds two seconds.
6. Electronic Changeable Copy Signs.
Division V: Citywide Standards
Division V, Page 166 | South San Francisco Zoning Code | Public Review Draft a. Changeable copy shall cover no more than 25 percent of the total sign area, and be no larger than 75 square feet, except as otherwise provided in this chapter.
b. Electronic changeable copy signs are allowed for uses located in the Freeway Commercial zoning district, in accordance with the following standards:
i. Electronic changeable copy signs are only allowed as on-site premises signs.
ii. Maximum Number of Signs per Property. Where permitted, one electronic changeable copy sign is allowed per property. iii. Operational Limitations. Electronic changeable copy signs shall contain static messages only, and shall not contain any display with movement, or the appearance or optical illusion of movement during the static display period, or any part of the sign structure, including the movement or appearance of movement. Every static message contained on an electronic changeable copy sign shall not include flashing or the varying of light intensity. The content of an electronic changeable copy sign must transition by changing instantly, with no transition graphics.
iv. Minimum Display Time. Each message on the electronic changeable copy sign must be displayed for a minimum of 15 seconds.
v. Light Level. Lighting levels will not increase by more than 0.3 foot candles (over ambient levels) as measured using a foot candle meter at a distance of 150 feet.
vi. Light Sensor. Each display must have a light sensing device that will adjust the brightness as ambient light conditions change. vii. Hours of Operation. Electronic changeable copy signs may be illuminated from 6am until 11pm, or one half hour past the close of business that the electronic changeable copy sign is allowed for, whichever is later.
viii. Alternative Lighting Technology. The technology currently being deployed for digital billboards is LED (light emitting diode), but there may be alternate, preferred and superior technology available in the future. Any other technology that operates under the maximum brightness stated in this subsection shall not require a text amendment for approval, unless the Planning Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 167 Commission finds it in the best interest of the public to do so.
The City shall expedite any required approvals for technology that is superior in energy efficiency over previous generations or types.
ix. Malfunction. Electronic changeable copy signs shall be operated with systems and monitoring in place to either turn the display off or show a “full black” image on the display in the event of a malfunction.
x. Emergency Information. Owners of electronic changeable copy signs are encouraged to coordinate with law enforcement and emergency management authorities to display, when
appropriate, regional emergency information important to the traveling public including, but not limited to, Amber Alerts or emergency management information.
xi. Prohibited. The following are prohibited: addition of an electronic changeable copy sign to a nonconforming sign, an orientation of the electronic changeable copy sign towards Highway 101, and an electronic changeable copy sign located off-premises.
xii. Fuel Pricing Displays. Automobile Service Station fuel pricing displays are allowed as an Electronic Changeable Copy Sign. c. Uses located in other zoning designations may be allowed an electronic changeable copy sign if granted a Type C Sign Permit pursuant to the Special Circumstances Section 20.360.003.C, subject to compliance with appropriate environmental review under CEQA.
7. Digital Billboards. Digital billboards are allowed in accordance with a relocation agreement under subsection A of this section. Digital billboards shall have the following operational limitations:
a. Maximum Number of Signs and Faces. Not more than three digital billboards, with two faces each, may be allowed within the City, and must be pursuant to the approval of a relocation agreement under subsection 20.360.003.A (“Permits Required; Review Process”). b. Operational Limitations. Digital billboards shall contain static messages only, and shall not contain any display with movement, or the appearance or optical illusion of movement during the static display period, or any part of the sign structure, including the movement or appearance of movement. Every static message contained on a digital billboard shall not include flashing or the varying of light intensity.
Division V: Citywide Standards
Division V, Page 168 | South San Francisco Zoning Code | Public Review Draft c. Minimum Display Time. Each message on the digital billboard must be displayed for a minimum of eight seconds.
d. Face Size/Area. The maximum allowable face size for a digital billboard shall be 1,200 square feet, excluding any cabinetry, framing or trim. e. Light Level. Lighting levels will not increase by more than 0.3 foot candles (over ambient levels) as measured using a foot candle meter at a pre-set distance.
i. Pre-set distances to measure the foot candles impact vary with the expected viewing distances of each size sign. Measurement distance criteria:
Table 20.360.004-1: Measurement Distance Criteria
Nominal Face Size Distance to be Measured From
Up to 14 feet x 48 feet 250 feet
Up to 20 feet x 60 feet 350 feet
f. Light Sensor. Each display must have a light sensing device that will adjust the brightness as ambient light conditions change. g. Alternative Lighting Technology. The technology currently being deployed for digital billboards is LED (light emitting diode), but there may be alternate, preferred and superior technology available in the future. Any other technology that operates under the maximum brightness stated in Subsection 20.360.004.F.6.b.v (“Light Level”) shall not require a text amendment for approval, unless the Planning Commission finds it in the best interest of the public to do so. The City shall expedite any required approvals for technology that is superior in energy efficiency over previous generations or types.
h. Malfunction. Digital billboards shall be operated with systems and monitoring in place to either turn the display off or show a “full black” image on the display in the event of a malfunction.
i. Emergency Information. Owners of digital billboards are encouraged to coordinate with law enforcement and emergency management authorities to display, when appropriate, regional emergency information important to the traveling public including, but not limited to, Amber Alerts or emergency management information.
j. Location. Digital billboards shall only be allowed in a non-residential district south of Sister Cities Boulevard and north of the City’s southern boundary, and shall be located on parcels immediately adjacent to U.S. Highway 101. Notwithstanding the foregoing, digital Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 169 billboards shall not be allowed on parcels adjacent to San Bruno Mountain or in a location that significantly blocks views of San Bruno Mountain.
Sign Structure and Installation.
1. The installation of signs shall be enforced and administered by the Building Official. All signs and sign structures must be designed to comply with the provisions of this chapter, the applicable provisions of Title 15 (Building and Construction), and constructed to withstand wind loads, dead loads, and lateral forces.
a. Where electrical service is provided to freestanding signs or landscape wall signs, the electrical service shall be placed underground and concealed. Electrical service to building mounted signs, including conduit, housings, and wire, shall be concealed or, when necessary, painted to match the surface of the structure upon which they are mounted. A Building Permit shall be issued prior to installation of any new signs requiring electrical service.
b. All permanent signs allowed by this chapter shall be constructed of durable materials capable of withstanding continuous exposure to the elements and the conditions of a built-up environment, and shall be permanently attached to the ground, a building or another structure by direct attachment to a rigid wall, frame, or structure.
2. Signs shall be designed so that the support frameworks for the sign are an integral part of the design of the sign or within the structure of the building to which it is attached in such a manner as to not be visible. Any angle iron, bracing, guy wires, or similar features used to support a sign shall not be visible to the extent technically feasible.
3. Raceway cabinets, as illustrated in Figure 20.360.004.F, must only be used in building mounted signs when access to the wall behind the sign is not feasible, or when the Chief Planner determines that a benefit exists to preserve a historic or architectural feature of a building. In such cases, the raceway cabinet must not extend in width and height beyond the area of the sign and must match the color of the building to which it is attached. Where a raceway cabinet provides a contrast background to sign copy, the colored area is counted in the total allowable sign area allowed for the site or business.
Division V: Citywide Standards
Division V, Page 170 | South San Francisco Zoning Code | Public Review Draft Figure 20.360.004.F: Raceway Cabinet
Sign Maintenance. Each sign displayed within the City, including exempt signs, shall be maintained to comply with the following standards:
1. All signs shall be maintained by any property owner, lessor, lessee, manager, agent, or other person having lawful possession or control over a sign, building, structure, or parcel of land, in a condition or state of equivalent quality to which it was approved or required by the City.
2. All signs together with their supports and appurtenances must be maintained in good structural condition, in compliance with applicable Building Codes, and in conformance with this chapter. Maintenance of a sign includes annual cleaning; replacement of flickering, burned out or broken light bulbs or fixtures; repair or replacement of any faded, peeled, cracked, or otherwise damaged or broken parts of a sign; replacement of broken or removed components of the sign; and any other activity necessary to restore the sign so that it complies with the requirements and contents of the Sign Permit issued for its installation and the provisions of this chapter.
3. The Building Official is authorized to order the repair, maintenance, or removal of any sign or sign structure that has not been maintained and is dangerous or in disrepair, or which is erected or maintained contrary to the requirements of this section.
4. Failure to maintain a sign constitutes a violation of this chapter and will be subject to enforcement action, in which case the Building Official may order the removal of any sign that is determined to be in disrepair or dangerous.
5. Any owner of a sign victimized by graffiti shall remove, repair, or repaint sign(s) within two days of notice of the graffiti’s placement on the sign..
6. Abandoned signs shall be removed in compliance with the following requirements. Any sign not removed within the required period shall constitute a nuisance and shall be removed pursuant to the procedures set Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 171 forth in Division 3, Chapter 2.6 of the Business and Professions Code (Section 5499.1 et seq.).
20.360.005 Sign Design Standards
Applicability. The standards established in this section apply to all permanent signs.
These standards complement the mandatory sign regulations established in Section
20.360.006 (“Standards for Permanent Signs”).
General Sign Design Standards. These general sign design standards will be utilized during the review of all permanent signs for which a Type A, Type B, or Type C Sign Permit (see Subsection 20.360.003.A (“Permits Required; Review Process”)) is required to ensure the highest level of design quality, while at the same time providing the flexibility necessary to encourage creativity on the part of the sign designer. However, unless there is a compelling reason, these design standards must be observed.
Use a Brief Message. Signs must be designed with a brief message because the fewer words used, the more effective the sign. A sign with a brief message is quicker and easier to read, looks cleaner, is more effective in conveying its message, and is more attractive.
Avoid Overly Intricate or Unusual Fonts. Simple, easy-to-read fonts must be utilized in signs to enhance their readability. Signs that include very intricate font styles are generally difficult to read and reduce a sign's ability to communicate effectively. Signs with unusual fonts may look good today, but soon go out of style, and the image conveyed may quickly become that of a dated and unfashionable business.
Figure 20.360.005.A: Examples of Signs with a Brief Message and Simple Font Style
Emphasize One Line of Text. Signs with more than one line of text must emphasize one line over the others to enhance the message conveyed.
Limit the Number of Fonts. The number of fonts used in a sign must be limited because the use of more than two font styles makes the sign harder to read. The Division V: Citywide Standards
Division V, Page 172 | South San Francisco Zoning Code | Public Review Draft primary purpose of a sign is to quickly convey information to motorists and pedestrians.
Sign Colors and Materials. Sign colors and materials must contribute to sign legibility and design integrity. Signs with poor color selection are generally unattractive and unsuccessful at communicating the message. Too many different colors compete with the sign’s content for a viewer’s attention and makes the sign less effective. Sign materials must be durable and weather-resistant.
Provide Contrast Between Background and Letters/Symbols. Signs must be designed with high contrast between the sign's letter/symbol color and its background color to be most effective. Signs with little contrast in the hue (shade or tint) and/or intensity (brightness) between the background and letter/symbol colors are difficult to read.
Figure 20.360.005.B: Examples of Signs with a Simple Color Palette, Limited Fonts, and Good Contrast
Graphic Relief. Signs must utilize individual lettered business and logo design, or where appropriate, sign copy, logo, and/or decorative embellishments in relief on the face of the sign to enhance readability and project a positive image of the business or use. Signs must be designed to provide three-dimensional relief, i.e. be raised above, or set below the sign background.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 173 Figure 20.360.005.C: Examples of Raised Letters
Sign Placement. Signs must be placed at or near the entrance of a site or building to show the most direct access to the business.
Figure 20.360.005.D: Examples of a Well-placed Sign Emphasizing a Building Entrance
Proportion, Scale and Rhythm of Sign Placement. Signs must be placed consistent with the proportions and scale of building elements within a building's façade:
1. A large sign may fit well on a large, plain wall area, but could overpower the finer scale and proportion if placed above a small storefront.
2. Signs must establish rhythm, scale, and proportion on a façade where these elements are weak in the building design. On buildings with plain façade, signs must establish or continue appropriate design rhythm, proportion, and scale.
3. The proportion of letter area to sign background area must be carefully considered. Letters must not appear to occupy more than 70 percent of the sign's background area. Signs where the letters take up too much of the Division V: Citywide Standards
Division V, Page 174 | South San Francisco Zoning Code | Public Review Draft background area are harder to read. Generally, large letters are not necessarily more legible than smaller ones.
Figure 20.360.005.E: Examples of Signs with Good Proportion, Scale, and Rhythm
Complementary Sign Design. Where there is more than one sign for a business (e.g., single tenant buildings) or group of businesses (e.g., multiple tenant buildings, commercial centers, or business or industrial parks), all signs must be designed to ensure consistency of sign design and be complementary to one another in the following ways:
1. Type of construction materials used in the sign body, sign copy, sign base, supports, etc.;
2. Letter size and style of copy;
3. Method and design of sign support (wall mounting or monument base);
4. Configuration of sign area; and
5. Proportion of sign copy area to background.
Artistry and Innovation. The use of artistry and innovation in sign design will make the sign stand out and draw attention to the use or activity it is advertising. It can also improve the overall appearance of a building or neighborhood.
Sign Scale. Signs must be designed and placed relative to who the intended viewer will be. Signs intended to be read by pedestrians (i.e. usually read from a distance of 15 to 20 feet) must be smaller in scale than a vehicle-oriented sign which is designed to be viewed from a much greater distance. In general, the closer the sign's viewing distance, the smaller the sign needs to be.
Freestanding Signs. Freestanding signs must incorporate the materials and architectural features used in the building(s) they serve. Freestanding signs are most effective when placed perpendicular to approaching vehicular traffic.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 175 Figure 20.360.005.F: Example of a Freestanding Sign Incorporating the Architectural Details of the Main Building
20.360.006 Standards for Permanent Signs
Applicability.
1. This section establishes the standards for permanent building-mounted and freestanding signs that are applicable in all zoning districts. Standards for each allowed sign type are provided in Subsection 20.360.006.D (“Standards for Permanent Building-Mounted and Freestanding Sign Types”). All permanent signs must comply with the standards for sign area, height, number, type, and the other requirements provided in these tables.
2. A sign type not specifically included in this section may be allowed by the Chief Planner provided the sign meets the intent of the zone in which it is proposed.
Sign Standards for Residential Uses and Districts. The following regulations shall apply to all Residential districts, as well as residential dwellings located in nonresidential district.
1. Nonresidential Uses in Residential Districts. One building-mounted sign per each allowable nonresidential use, not exceeding eight square feet in area.
Community Assembly Facilities in Residential districts are allowed one building-mounted sign or monument sign not exceeding 20 square feet in area.
Division V: Citywide Standards
Division V, Page 176 | South San Francisco Zoning Code | Public Review Draft
2. Residential Uses. One building-mounted sign or monument sign per street frontage with a maximum area of 72 square inches.
3. Illumination. Wall signs and bulletin boards may be illuminated provided that the light source thereof is not visible and the illumination is nonintermittent.
No other signs shall be illuminated.
Sign Standards for Non-Residential Districts. Signage in nonresidential districts shall comply with the standards in Table 20.360.005-. All properties in nonresidential districts shall be allowed a minimum sign area of 25 square feet. The area of all building-mounted signs is included in the maximum total sign area, except when specifically exempted. Digital Billboards are exempt from this section and are governed by Subsection 20.360.004.F.7 (“Digital Billboards”). Further, Off-Premises signs allowed in accordance with a relocation agreement under Subsection
20.360.003.D (“Relocation Agreements”) and a Master Sign Program under subsection
20.360.003.B (“Master Sign Program”) are exempt from this section.
Table 20.360.005-1: Sign Standards for Non-Residential Zoning Districts Zoning
Districts
(Frontage)
Sign Area
Allowed
(sq. ft. per
linear ft.
building
frontage)
Total
Maximum
Sign Area
(sq. ft.)
Allowed Sign
Types
Maximum
Number of Signs
Maximum Sign Area
per Sign Type (sq. ft.)
DRL
DRM
DRH 1.5 300
Awning and Canopy n/a 60
Marquee 1 per site 1 per linear ft. of
building frontage
Projecting 1 per building or
tenant space
16; 8 under a canopy
of awning 6
Shingle 1 per building or
tenant space
6 Wall 1 per building or
tenant space
25 Window n/a
15% of window space,
up to 30% of window
space with MUP
approval
Monument 1 per site 25
LNC
GAC
1.5 300
Awning and Canopy n/a 100
Marquee 1 per site 1.5 per linear ft. of
building frontage
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 177 Table 20.360.005-1: Sign Standards for Non-Residential Zoning Districts Zoning
Districts
(Frontage)
Sign Area
Allowed
(sq. ft. per
linear ft.
building
frontage)
Total
Maximum
Sign Area
(sq. ft.)
Allowed Sign
Types
Maximum
Number of Signs
Maximum Sign Area
per Sign Type (sq. ft.)
DTC
DRC
ETC
CC
BPO
OPSPD
T3N
T3C
T4C
T4M
T5C
T6C
Projecting 1 per building or
tenant space
16; 8 under a canopy
or awning 6
Shingle 1 per building or
tenant space
6 Wall 1 per building or
tenant space
100
Window n/a
15% of window space,
up 30% of window
space with MUP
approval
Monument 1 per site 60
Skyline
2 per building
with at least 4
stories
1 per linear ft. of
building frontage
GMP
BTM
BTH
MIM
MIH
1.5 300
Awning and Canopy n/a 100
Marquee 1 per site 1.5 per linear ft. of
building frontage
Projecting 1 per building or
tenant space
16; 8 under a canopy
or awning 6
Shingle 1 per building or
tenant space
6 Wall 1 per building or
tenant space
100
Monument 1 per site 60
Skyline
2 per building
with at least 4
stories
1 per linear ft. of
building frontage
P 1.0 70
Wall 1 per building or
tenant space
25 Monument 1 per site 60
Standards for Permanent Building-Mounted and Freestanding Sign Types.
Division V: Citywide Standards
Division V, Page 178 | South San Francisco Zoning Code | Public Review Draft
1. Awning and Canopy Signs. Awning and canopy signs may be attached to or painted on the vertical edges of awnings, canopies, arcades, or similar features or structures. Awning and canopy signs are also subject to the specific zoning district standards in Subsection 20.360.006.B (“Sign Standards for Residential Uses and Districts”) and Subsection 20.360.006.C (“Sign Standards for NonResidential Districts”) and the following standards:
a. Sign Height. Maximum of 25 feet.
b. Sign Clearance. Minimum of eight feet.
c. Illumination. Non-illuminated or internal illumination.
Figure 20.360.006.A: Awning and Canopy Signs
2. Projecting Signs. A sign may project horizontally from the exterior wall of a building provided that such projection conforms to the specific zoning district standards in Subsection 20.360.006.B (“Sign Standards for Residential Uses and Districts”) and Subsection 20.360.006.C (“Sign Standards for NonResidential Districts”) and the following standards:
a. Sign Height. Maximum of 20 feet above the surface of the sidewalk or street or no higher than the eave line or parapet wall, whichever is lower.
b. Sign Clearance. Minimum of eight feet.
c. Width. A projecting sign shall be no more than one foot thick. d. Projection. The outer edge of a projecting sign shall not extend more than four feet from the building to which it is attached. Projecting signs shall be designed and located so as to cause no harm to street trees.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 179 Signs projecting into the public right-of-way are subject to an Encroachment Permit.
e. Illumination. Non-illuminated, internal illumination or external illumination.
3. Shingle Signs. Signs suspended beneath an overhead structure, covered walkway, or canopy in conjunction with pedestrian walkways, are allowed, subject to the specific zoning district standards in Subsection 20.360.006.B (“Sign Standards for Residential Uses and Districts”) and Subsection
20.360.006.C (“Sign Standards for Non-Residential Districts”), the requirements for projecting signs in Subsection 20.360.005.D.2 above, and the following standard:
a. Sign Clearance. Minimum of eight feet.
b. Illumination. Non-illuminated, internal illumination, or external illumination.
Figure 20.360.006.B: Shingle Signs
4. Marquee Signs. Marquee signs are subject to the specific zoning district standards in Subsection 20.360.065.B (“Sign Standards for Residential Uses and Districts”) and Subsection 20.360.006.C (“Sign Standards for NonResidential Districts”) and the following standards:
a. Sign Height. No portion of a marquee sign shall be higher than the eave line or parapet wall of a building.
b. Sign Clearance. Minimum of 12 feet.
Division V: Citywide Standards
Division V, Page 180 | South San Francisco Zoning Code | Public Review Draft c. Projections. A marquee sign may extend from the building to which it is attached subject to approval of an Encroachment Permit from the City Engineer provided the marquee is designed and located so as to cause no harm to street trees.
d. Changeable Copy. Changeable copy may occupy up to 75 percent of the area of a marquee sign.
e. Illumination. Direct or internal illumination.
5. Wall Signs. Wall signs include any sign attached to, erected against or painted upon the wall of a building or structure, the face of which is in a single plane parallel to the plane of the wall. Wall signs also include signs on a false or mansard roof. No wall sign may cover wholly or partially any required wall opening. Wall signs are also subject to the specific zoning district standards in Subsection 20.360.006.B (“Sign Standards for Residential Uses and Districts”) and Subsection 20.360.006.C (“Sign Standards for Non-Residential Districts”) and the following standards:
a. Height. Wall signs shall not be mounted or placed higher than the second story and shall not extend higher than the building wall upon which they are attached except on a peaked, mansard, or shed roof where the sign may be placed in such a manner that the highest point on the sign shall be no higher than the lowest two-thirds of the roof height and providing that the vertical dimension of the sign shall be no greater than one-third the vertical dimension of the roof. b. Coverage. Wall sign copy shall not occupy more than 75 percent of the length of the wall to which the sign is attached.
c. Projection. Wall signs cannot extend more than 12 inches beyond the face of the wall to which they are attached.
Figure 20.360.006.C: Wall Signs on Sloped Roofs
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 181
6. Window Signs. Permanent window signs painted or otherwise adhered directly onto a window are subject to the specific zoning district standards in Subsection 20.360.006.B (“Sign Standards for Residential Uses and Districts”) and Subsection 20.360.006.C (“Sign Standards for Non-Residential Districts”) and the following standards:
a. Height. Window signs shall not be mounted or placed on windows higher than the second story.
b. Visibility. Window signs shall allow visibility into the inside of building.
See also Table 20.360.006.2 for standards for temporary and permanent window signs.
7. Monument Signs. Freestanding signs erected on the ground or on a monument base designed as an architectural unit are allowed, subject to the specific zoning district standards in Subsection 20.360.006.B (“Sign Standards for Residential Uses and Districts”) and Subsection 20.360.006.C (“Sign Standards for Non-Residential Districts”) and the following standards:
a. Height. A maximum of 10 feet.
b. Sign Base. The monument sign’s base must be at least 60 percent of the width of the sign. The sign base must be maximum four feet in height. c. Landscape. All monument signs shall require automatic irrigated landscape at the base equivalent to two times the area of the sign copy. d. Illumination. Non-illuminated, internal illumination, or external illumination.
Figure 20.360.006.D: Monument Signs
Division V: Citywide Standards
Division V, Page 182 | South San Francisco Zoning Code | Public Review Draft
8. Monument Signs – Developments with a Minimum Floor Area of 20,000 Square Feet. The following standards apply to a developments containing a minimum of 20,000 square feet with an integrated site and design plan creating a single unified development with one or more uses. a. Non-Residential Districts. The maximum sign area in nonresidential districts may be no more than one foot for each linear foot of street frontage, but in no case shall the total sign area exceed 200 square feet.
If more than one entrance to the lot exists, the maximum sign area allowed will be divided among the number of entryways and signs requested.
b. Residential Districts and Subdivisions. For subdivisions and other residential area entry signs, the maximum sign area allowed is 20 square feet. Signs shall be mounted on a fence, wall, or other similar entry feature. If more than one entrance exists, the sign area allowed will be divided between the number of entryways and signs requested. c. Sign Base. The sign base must be located within a planter box or planting area, the design and location of which is to be approved by the Chief Planner.
d. Area Not Counted. The area of the sign shall not count towards the permissible sign area of the individual lot.
Figure 20.360.006.E: Monument Signs
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 183
9. Skyline Signs. The following standards apply to buildings of at least four stories located in the commercial and employment districts. a. Location. The skyline sign shall be located within the upper 25 percent of the building face and the top of the sign must be placed within 10 feet of the top of the wall surface to which the sign is attached. b. Number. Only one skyline sign is allowed per building elevation. c. Sign Type. Signs shall be composed of individual, internally illuminated pan channel letters.
20.360.007 Standards for Temporary Signs
Purpose. The Council finds that the proliferation of temporary signs is a distraction to the traveling public and creates aesthetic blight and litter that threatens the public’s health, safety, and welfare. In addition to the purpose provisions of Section
20.360.001 (“Purpose”), these regulations ensure that temporary signs do not create a distraction to the traveling public by eliminating the aesthetic blight and litter caused by temporary signs and that certain types of temporary signs are allowed to ensure that residences are not left vacant for extended periods of time.
General to All Temporary Signs. Temporary signs are allowed only in compliance with the provisions of this section.
1. Permits.
a. A Type A Permit is required to display a Temporary Wall Banner Sign that is less than 32 square feet in area.
b. Wall Banners larger than 32 square feet in area and less than 100 square feet in area require a Type B permit (see Section 20.360.003 (“Administration and Procedures”)).
c. All other temporary sign types do not require a permit (see Section
20.360.003 (“Administration and Procedures”)).
d. Each tenant in a multi-tenant building is entitled to a temporary wall banner sign in accordance with this section.
2. Not Included in Permanent Sign Allowances. Temporary signs are not counted toward the maximum total sign area established in Section 20.360.006 (“Standards for Permanent Signs”).
3. General Time, Place, and Manner Restrictions.
a. Location Standards. Temporary signs must be placed in compliance with Subsection 20.360.004.B (“Prohibited Location Standards”), unless specifically exempted by this section.
Division V: Citywide Standards
Division V, Page 184 | South San Francisco Zoning Code | Public Review Draft b. Time Limit. Temporary signs shall be removed within 45 days after they are placed, erected or installed. In no case shall a temporary sign be allowed more than twice per year.
c. Display Standards. Temporary signs must comply with Subsection
20.360.004.C (“Display Standards”).
d. Design and Construction. Temporary signs must be of sufficient weight and durability to withstand wind gusts, storms, etc. and must be professionally crafted.
Additional Standards for Temporary Signs.
1. Temporary signs are allowed in compliance with the provisions in Table
20.360.006-1.
Table 20.360.006-1: Standards for Temporary Signs
Standard Requirement
“sf” = square feet; “lf” = linear feet
Residential Districts
Total Area of all Temporary Signs at Any
One Time Max. 6 sf
Number of Signs Unlimited except that the total sign area of all temporary signs must not exceed 6 sf.
Distance between Signs Min. 2 ft
Nonresidential Districts
Total Area of all Temporary Signs at Any
One Time Max. 24 sf
Number of Signs
Unlimited except that the total sign area of all
temporary signs (excludes temporary wall
banner signs) must not exceed 24 sf per
business.
Exception: Multi-tenant shopping centers or
offices—Max. 2 temporary banner signs per
150 linear feet of property frontage not to
exceed 64 sf combined.
Distance between Signs Min. 2 ft
2. Standards for Specific Temporary Signs. Temporary signs must comply with the standards provided in Table 20.360.006.2.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 185 Table 20.360.006-2: Standards for Specific Temporary Signs Temporary Sign Type1 Standards Other
Requirement Height
(Max.)
Width
(Max.)
Area (Max.)
“sf” = square feet; “lf” = linear feet
Wall Banner
25 ft to
top of
banner
3 ft
Type A
Permit –
max. 32 sf
Type B
Permit –
max. 100 sf
Prohibited in
residential
zoning districts.
Must be
mounted on a
building wall or
on T-posts or
stakes installed
≤ 6” from a wall
on which the
wall banner
would be hung.
Window Sign See End
Note2
Must be placed
no higher than
first story
windows.
Inside mounting
required.
Not included in
the total sign
area for all
temporary
signs.
Yard Sign Type I 4 ft 2 ft 3 sf All yard signs
must be
installed
securely in the
ground.
Yard Sign Type II 6 ft 2 ft 5 sf
Yard Sign Type III 7 ft 8 ft 32 sf
Division V: Citywide Standards
Division V, Page 186 | South San Francisco Zoning Code | Public Review Draft Table 20.360.006-2: Standards for Specific Temporary Signs Temporary Sign Type1 Standards Other
Requirement Height
(Max.)
Width
(Max.)
Area (Max.)
End Notes:
1 Other temporary sign types may be allowed (e.g. fuel pump topper signs, wraps around waste receptacles, or balloon bobbers) provided the max. area limitation for all temporary signs is not exceeded. The max. height of tether and string support shall be 3 feet.
2 The area of temporary and permanent window signs combined (including signs constructed of perforated vinyl or painted on the window) must not exceed 40% of the area of the window on or within which they are displayed.
20.360.008 Nonconforming Signs
A nonconforming sign is a sign lawfully constructed and maintained prior to the Effective Date, but which does not conform to the provisions of this chapter, or because of a district change after the Effective Date affecting the property upon which the sign is located, ceases to comply with the applicable zoning district regulations.
This chapter is intended to limit the number and extent of nonconforming signs by prohibiting the alteration or enlargement of nonconforming signs, thereby reducing the discrepancy between existing conditions and the standards and requirements of this chapter, and to provide for the elimination of nonconforming signs in residential districts, in compliance with State law.
No nonconforming sign shall be altered, enlarged, relocated, and/or reconstructed, except in such manner as to comply with the requirements of this chapter or as authorized under a Relocation Agreement in compliance with Subsection Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 187
20.360.003.D. (“Relocation Agreements”). A nonconforming sign may be maintained or its text changed without affecting its nonconforming status.
Repair or Reconstruction of Damaged or Destroyed Signs. A nonconforming sign destroyed or damaged to the extent of 75 percent or greater of its fair market value as of the date of such destruction or damage is not a nonconforming sign pursuant to this chapter and shall be removed or repaired to conform with all applicable provisions of this chapter.
Alteration. Except as provided below, no nonconforming sign shall be altered or moved unless such alteration or moving reduces the degree of nonconformity.
1. A nonconforming sign may be removed from the building or structure to which it is attached for purposes of repair providing it is returned to the same place from which it was removed within 14 days after removal, and further providing there is no increase in size or change of copy.
2. Signs which reflect the unique historical characteristics of the development and heritage of South San Francisco may remain, subject to continued maintenance, until the use of the site on which the sign is located changes, subject to Planning Commission approval based on the following findings:
a. The sign existed at the Effective Date and was originally erected at least 30 years prior to the date of the application.
b. Based on a report from the Chief Building Official, the sign is structurally sound and complies with the provisions of the current building and associated codes.
c. The design of the sign is common to the period in which it was built, is consistent with the structures on the site, and complements the unique characteristics of South San Francisco.
d. The sign is maintained in compliance with provisions of Subsection
20.360.004.H (“Sign Maintenance”). Continued maintenance shall be a condition of approval of the permit.
e. Retaining the sign will not result in visual clutter or blight and will not adversely affect the adjoining properties.
Removal or Replacement of a Nonconforming Sign. Removal of a nonconforming sign, or replacement of a nonconforming sign with a conforming sign, is required when:
1. A building is renovated and the cost of the renovation is 50 percent of more of the value of the building as determined by the Building Official or the building is demolished and rebuilt; or
Division V: Citywide Standards
Division V, Page 188 | South San Francisco Zoning Code | Public Review Draft
2. The use of the sign and/or the property on which the sign is located has been abandoned, ceased operations, become vacant, or been unoccupied for a period of 90 consecutive days or more as long as the period of non-use is attributable at least in part to the property owner, tenant, or other person or entity in control of the use. For purposes of this section, rental payments or lease payments and taxes shall not be considered as a continued use. In the event this should occur, such conditions will be considered as evidence of abandonment, requiring removal of the sign by the owner of the property, his/her agent, or person having the beneficial use of the property, building or structure upon which such sign or sign structure is erected within 30 days after written notification from the Chief Planner. If, within the 30-day period, such sign(s) is (are) not removed, enforcement action shall be pursued.
20.360.009 Enforcement, Liability, and Penalty
Liability for Damages. The provisions of this chapter shall not be construed as relieving or limiting in any way the responsibility or liability of any person erecting or owning any sign for personal injury or property damage resulting from the placing of such signs, or resulting from the negligence or willful acts of such persons, their agents, employees or workers in the construction, maintenance, repair or removal of any sign. Nor shall this chapter be construed as imposing upon the City, or its officers, or employees any responsibility or liability by reason of the approval of any signs, materials or devices under the provisions of this chapter.
Enforcement. It shall be the duty of the Code Enforcement Officer to enforce the provisions of this Ordinance; referrals may be made by the Planning Division, Building Division, or Police Department.
Violations. If the Code Enforcement Officer finds any sign not complying with the regulations of this Ordinance, written notice shall be given to the sign owner and to the property owner. The notice shall specify the time period within which compliance must be achieved. If the sign owner or the property owner fails to remove or alter the sign so as to comply with the standards herein set forth after such notice, the Code Enforcement Officer may cause such sign to be removed, or altered to comply, at the expense of the sign owner or owner of the property upon which it is located.
Removal. Notwithstanding the foregoing, the Chief Building Official, Code Enforcement Officer, Director of Public Works or Police Department may have removed without prior notice any sign which is an immediate threat to persons or property or which is located on public property in violation of this chapter. Once such a sign is removed the Code Enforcement Officer shall immediately attempt to notify the owner of the sign, if ascertainable. If the sign is not retrieved within 15 days after removal, it shall be deemed abandoned and may be disposed of by the City.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 189 Penalty for Violation. Any person violating a provision of this chapter or failing to comply with a mandatory requirement of this chapter shall be guilty of a misdemeanor and, upon conviction, such person shall be punished as set forth in Chapter 1.24 (“General Penalty”) of the South San Francisco Municipal Code.
Antennas and Wireless Communications
Facilities
No changes recommended to this chapter.
Inclusionary Housing Regulations
Chapter to be updated in accordance with final BAE Inclusionary Housing study.
Bonus Residential Density
No changes recommended to this chapter.
Chapter 20.395 Community Benefits Program
20.395.001 Purpose
This Chapter establishes the South San Francisco Community Benefits Program by which the City may increase the value of private property by granting additional development capacity (i.e. a floor area ratio (FAR) bonus) in exchange for community benefits. The Program is a way for the City to derive greater benefit for the broader community from the granting of planning entitlements than would be otherwise possible through base zoning district standards. Community benefits include enhanced open spaces, enhanced connectivity, green buildings, social service uses, expanded transportation demand management or sea level rise adaptation measures.
20.395.002 Applicability
The Community Benefits Program allows bonus FAR for non-residential projects in the zoning districts and amounts indicated in Chapter 20.100 (“Non-Residential Districts”).
20.395.003 Review and Approval
Review.
Division V: Citywide Standards
Division V, Page 190 | South San Francisco Zoning Code | Public Review Draft
1. Up to 2.5 FAR. An increase in FAR up to 2.5 is permitted by-right, provided the following:
a. The proposed increase does not exceed the maximum amount indicated by the applicable base zoning district standard; b. The project complies with the requirements of this Chapter and all other applicable requirements and standards of South San Francisco Municipal Code; and
c. The applicant pays the fee required in accordance with the Community Benefit fee schedule on file with the City or provides a community benefit proposed as part of a Community Benefits Agreement and consistent with the City’s priorities as established in Section 20.395.004 (“Community Benefit Priorities”).
2. More than 2.5 FAR. An increase of FAR in excess of 2.5 may be granted by the City through a Community Benefits Agreement.
3. Community Benefits Program Community Benefits Agreement Requirements.
Requirements of the Community Benefits Agreement include the following:
a. Valuation Study. An applicant seeking to provide a community benefit in-lieu of paying the Community Benefit Fee or seeking an FAR in excess of 2.5 through the Community Benefit Program is required to submit one of the following as part of the Community Benefits Agreement:
i. An assessment of the economic and/or intrinsic value of the proposed public benefit as compared with the economic value of the proposed development incentives requested by the applicant. In this case, the benefit provided must be described in Section 20.395.004 (“Community Benefit Priorities”); or ii. An assessment of the proposed fee as compared with the economic value of the proposed development incentives
requested by the applicant. In this case, the fee provided will fund a benefit described in Section 20.395.004 (“Community Benefit Priorities”). The City may request an independent thirdparty review, by a qualified appraisal expert, hired by the City at the applicant’s expense, to validate the valuation submitted by the applicant. This requirement is not intended to imply a need for the applicant to provide or disclose a complete project pro forma. Only the marginal costs of the proposed public benefit and incentive are required to be disclosed in the analysis.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 191
20.395.004 Community Benefit Priorities
This section establishes the City’s community benefit priorities. Community benefit fees collected in accordance with Section 20.395.003 (“Applicability of Inclusionary Housing Requirement”) shall fund one or more of the benefits described below. Should an applicant provide a community benefit proposed as a part of a Development Agreement, the benefit must be consistent with the City’s priorities as established in this Section.
Public Spaces. Public spaces beyond the requirements of the base zoning district and applicable design standards as identified in Chapter 20.310 (“Site and Building Design Standards”) may qualify as a community benefit.
1. Qualifying spaces may include active or passive parks, plazas, community gardens, rooftop gardens, or other publicly accessible open spaces.
2. Spaces should include amenities that support its intended use. Such amenities may include landscaping beyond the requirements of Chapter 20.300 (“Lot and Development Standards”), furniture, special paving, special lighting, public restrooms, water fountains, public art beyond the requirements of Chapter
8.76 (“Public Art Requirement”), or other public amenities that enhance the comfort and usability of the space.
3. Spaces should be accessible and open during business hours. Where spaces are not visible from the public right-of-way, signage should be provided to clearly indicate that the space is available for public use.
Enhanced Connectivity. Provision of enhanced connectivity beyond the requirements of the base zoning district standards and applicable design standards as identified in Chapter 20.310 (“Site and Building Design Standards”) may qualify as a community benefit.
1. Enhancements include new through streets, bicycle/pedestrian paths, or other connections to existing trails. Priorities for new connectivity are identified in the General Plan’s Mobility Element or applicable Specific Plan and shall be completed to the specifications of the General Plan and Engineering/Public Works.
2. Signage and appropriate public access to all new connections shall be provided to clearly indicate that the roadway or path is available for public use.
3. Connectivity improvements required as part of a CEQA mitigation shall not be considered a community benefit.
4. A public access easement shall be recorded against the property that ensures public access to the portion of the project which qualifies it for the FAR Bonus.
5. A property owner or applicant who completes and develops an existing rail spur that is or will be abandoned as a publicly accessible open space Division V: Citywide Standards
Division V, Page 192 | South San Francisco Zoning Code | Public Review Draft connection consistent with the General Plan’s Mobility Element or applicable Specific Plan qualifies for the FAR Bonus. The open space connection shall be completed to the specifications of the General Plan and Engineering/Public Works and shall either be dedicated to the City or a public access easement shall be recorded against the owner of the rail spur.
Public and Social Services. On-site provision of non-profit social services and/or public facilities may qualify as a community benefit.
1. Qualifying uses include senior center, child care facility, public safety facilities, community meeting rooms, after-school center, or other non-profit organization.
2. Qualifying spaces should be a minimum of 1,400 square feet in area including any outdoor space required of the use.
Where approval is conditioned upon the provision of a specific use, the permit shall include a covenant that the use may not be terminated or otherwise altered without the approval of the Chief Planner.
Support for Local Businesses. Support for local businesses may qualify as a community benefit. This may include:
1. Tenant space for local small businesses in need of relocation.
2. Building frontage devoted to active walk-in uses such as retail, restaurant, or café.
3. Participation in a local hire program.
4. Façade improvements or enhancement.
Where approval is conditioned upon the provision of a specific use, the permit shall include a covenant that the use may not be terminated or otherwise altered without the approval of the Chief Planner.
District Transportation Demand Management (TDM) Measures. TDM measures beyond those required in accordance with Chapter 20.400 (“Transportation Demand Management”) and beyond applicable requirements of a Transportation Management Association (TMA) may qualify as a community benefit.
District Sea Level Rise Mitigation Measures. Contributions to or construction of district-wide sea level rise mitigation measures may qualify as a community benefit.
Measures may include construction of levees or sea walls; creek restoration and improvements; construction of detention basins; landscaping efforts aimed at supporting creating biodiversity and improving resilience in impacted areas.
Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 193 Transportation Demand Management
20.400.001 Purpose
The specific purposes of this chapter are intended to:
Reduce the number of vehicle miles traveled generated by new development, in accordance with the City’s police power necessary to protect the public health, safety, welfare, and environment.
Manage traffic congestion, especially congestion associated with drive-alone commute trips during peak traffic periods by using a combination of services, incentives, and facilities.
Promote more efficient utilization of existing transportation facilities and ensure that new developments maximize transit, active transportation, carpooling, and vanpooling usage.
Establish an ongoing monitoring and enforcement program to ensure that the desired performance targets are achieved.
Achieve compliance with the City/County Association of Governments of San Mateo County’s (C/CAG) Congestion Management Program.
20.400.002 Applicability
The following new development types shall be subject to this Ordinance and grouped into the following four tiers of compliance based on their anticipated effects on the City’s transportation network.
1. Tier 1. Tier 1 includes residential land uses with 20 or more units (excluding senior housing developments and affordable housing developments with greater than 50 percent of units below market rate).
2. Tier 2. Tier 2 includes all hotels, retail, warehouse/distribution, and industrial uses anticipated to generate greater than 100 daily trips; and small office and R&D uses greater than 10,000 square feet but less than 50,000 square feet.
3. Tier 3. Tier 3 includes office and research and development uses between 50,000 and 400,000 square feet of gross floor area, and any Tier 2 land uses found to have a significant impact to vehicle miles traveled during environmental review.
4. Tier 4. Tier 4 includes office and research and development uses with at least 400,000 square feet of gross floor area.
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Division V, Page 194 | South San Francisco Zoning Code | Public Review Draft Project tiers shall be calculated cumulatively for adjoining parcels with the same property owner or employer. For example, a phased project with three 150,000 square foot (Tier 3) office and research and development buildings shall cumulatively constitute a Tier 4 land use upon completion of all phases. Modifications to existing nonresidential developments shall be required to comply with this ordinance if the modification adds at least 100 daily trips.
20.400.003 Trip Reduction Measures and Requirements
Participation in Commute.org or Transportation Management Association.
1. Sites that participate in Commute.org programs shall partner with Commute.org or join a Transportation Management Association (TMA) with comparable Transportation Demand Services (TDM) services, whose role is to coordinate transportation-related programs and services in specific geographic areas.
2. Office and employment-based projects must satisfy the following components of an applicant to satisfactorily implement this measure:
a. Obtain certification of participation with Commute.org, or equivalent program.
b. Provide commute assistance and ride-matching program. c. Participate in or provide a dedicated shuttle program/consortium or equivalent transit service unless located within ½ mile of a Caltrain or BART station.
d. Provide Guaranteed Ride Home.
e. Supply orientation, education, and promotional programs and/or materials for tenants.
Transit Pass Subsidies and Pre-Tax Transit Benefits.
1. Employers shall offer public transit passes or subsidies equivalent to at least 50 percent of the cost of a monthly two-zone Caltrain pass, which shall be implemented through either a direct voucher program provided by the property manager, or through lease terms obligating employers at the site to provide said subsidies.
2. Passes/subsidies provided must be valid for public transportation options, including but not limited to BART, Caltrain, SamTrans, ferry, and vanpool subscription (or costs).
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3. Subsidies shall be administered through a pre-tax transit benefit program allowing employees to fully fund their transit use with pre-tax dollars if they opt into the program.
4. Employers shall adhere to goals and policies by the Bay Area Air Quality Management District (BAAQMD), which requires employers with 50 or more employees within the air district region to provide commuter benefits and annual employer registration.
5. Funding contributions towards or participation in Commute.org shuttle program shall not count for this measure.
Carpool/Vanpool Programs and Parking. Employers or property managers shall provide carpooling and/or vanpooling options to facilitate shared work trips.
Carpooling generally uses participants’ own automobiles, and vanpooling generally uses leased vans, often supplied by employers, non-profit organizations, car rental businesses, or government agencies. Carpool and vanpool programs shall include subsidies or other monetary incentives from employers (e.g., gas card after carpooling for a given amount of time, or parking subsidies for carpools), as well as ride-matching services to help facilitate these shared trips.
Bicycle Storage, Showers, and Lockers.
1. Employers and offices shall offer showers, changing rooms, and lockers to accommodate employees arriving by bicycle or other active transportation forms and employees who exercise during breaks.
2. Safe and convenient bicycle parking must be provided in accordance with Chapter 20.330.008 (“Bicycle Parking”) which provides for two categories of bicycle parking:
a. Long-term (Class I) bicycle parking shall offer protection from weather and convenient access to and from the street, without the need to use stairs and with doorways and corridors that are sufficiently wide to navigate with a bicycle.
b. Short-term (Class II) bicycle parking shall be near pedestrian entries and may be in the public right-of-way (i.e., on sidewalks). Short-term bicycle parking may be used for visitors, couriers, or customers, typically for less than two hours.
Designated TDM Coordinator. Employers shall provide a TDM coordinator or contact person to provide oversight and management of the program’s implementation. The individual must either be an employee or contracted through a third-party provider. In addition, for sites leasing space to multiple employers or businesses. The TDM Coordinator designated by the property owner shall be responsible for providing lists of mandatory and optional measures to all individual Division V: Citywide Standards
Division V, Page 196 | South San Francisco Zoning Code | Public Review Draft businesses. Tenants should be obligated (via lease language) to provide a main point of contact for the Designated TDM Coordinator.
Bicycle and Pedestrian-Oriented Site Access. On-site circulation shall be designed to enable safe bicycle and pedestrian-oriented access for all users of all ages and abilities, increasing the overall capacity of the transportation network and improving pedestrian and cyclist safety and comfort. Examples include:
1. Non-motorized pathways internal to the project.
2. Orienting the project’s main entrance toward an active transportation or transit facility.
3. Minimizing site access barriers along paths of bicycle and pedestrian travel such as driveways, surface parking lots, loading docks, unmarked crosswalks, and meandering sidewalks.
Encourage Telecommuting and Flexible Work Schedules. Encourage employees to work remotely at least one day per week to reduce overall vehicle trips. When employees commute to work, encourage flexible work schedules that encourage travel outside of peak hours.
Paid Parking or Parking Cash-out.
1. Motorists shall pay directly for using parking facilities (paid parking), or employers shall offer cash equivalents to the cost of leasing a parking space to employees who do not receive a parking permit (parking cash-out).
2. For paid parking, parking rates shall be at the market rate (minimum of five dollars per day and not subsidized by property owners or employers.
3. If an employer provides free parking as a benefit to employees, they may instead offer “cash-out” in the form of the equivalent value of the parking space directly to an employee. If the employer leases parking, the cash-out amount shall be equivalent to the cost per space for the employer to lease parking for employees. If the employer owns and manages its own parking facilities, the cash-out value shall be determined based on market-rate parking at nearby locations.
Unbundled Parking.
1. Residents shall pay for a parking space separately from their rent or mortgage, and parking spaces shall not be deeded for condominium units.
2. Parking rates shall be established based on the prevailing market rate and shall not be subsidized by property owners or employers; however, rates for affordable units shall be prorated in proportion to their rent discounts. For condominiums with non-deeded spaces, the HOA shall collect parking fees separate from the standard HOA fee. Similarly, tenants in a multi-employer Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 197 office or retail development pay for each parking space leased from the property that they provide as either an employee benefit or courtesy parking for guests.
3. One hundred percent of spaces shall be unbundled to qualify for this measure.
Shared Parking Approach. Mixed-use developments, particularly multi-tenant retail developments, shall establish a shared parking approach based on the most recent guidance from the Urban Land Institute’s Shared Parking Model to prevent an oversupply of parking. This measure may also be used in combination with Unbundled Parking for multi-building office and research and development uses with approval from the Planning Department.
Enhanced Shuttle Commitment. In addition to regular participation in a Commute.org shuttle consortium or transportation management association, the applicant shall contribute additional funding or a supplemental shuttle service (open to the public) that consists of at least twice the standard contribution total (as determined by Commute.org or a transportation management association).
Increased shuttle funding helps run service more frequently for a longer service span.
Active Transportation Gap Closure.
1. Pedestrian, bicycle, and micromobility connections shall be established from a project site to existing trails, bikeways, or adjacent streets beyond what is required in Chapter 20.310 (“Site and Buildings Design Standards”).
2. Contribution to off-site gap closures in the bicycle or pedestrian network that improve access to the Project is also eligible. This improves overall access not only for on-site employees or residents but also for other users in the area.
3. The point value of contributions will be calculated in conjunction with City Staff based on the usage and mode shift potential of the gap closure to the City’s overall bicycle and pedestrian network.
Fully Subsidized Transit Passes. The transit pass subsidy shall be expanded to cover 100 percent of typical transit costs for employees (up to the maximum IRS benefit for pre-tax commuter benefits).
Transit Capital Improvements.
1. Space shall be contributed on or adjacent to the project site for transit improvements or off-site transit improvements shall be funded.
2. Scoring for this measure will be tiered based on how many improvements are implemented from the following list:
a. Bus/Shuttle Stop (if warranted, including sidewalk connection and ADA accessibility).
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Division V, Page 198 | South San Francisco Zoning Code | Public Review Draft b. Bus/Shuttle Shelter (including a covered waiting area seating and lighting).
c. Wayfinding signage.
d. Off-site improvements (such as bus-only lanes, transit signal priority, or queue jumps).
On-Site Pedestrian-Oriented Amenities.
1. Active, pedestrian-oriented commercial uses shall be provided on the ground floor designed to create more walkable and inviting areas.
2. Selected commercial uses shall promote a high level of customer use, promote pedestrian interest, and make the street visually appealing and engaging to pedestrians.
3. Developments shall have entrances to both the main location and commercial uses oriented along primary street frontages, and shall not be separated from sidewalks, bikeways, or walkways by parking lots.
Cash Reward Incentives. Employers shall incentivize employee commuting via walking, biking, and transit with cash rewards, such as a stipend for every non-auto trip made to promote and encourage the use of these modes.
On-Site Car-share. Employers shall provide an on-site car-share program or vehicle fleet at employer sites.
Bicycle-share or Micromobility Program Participation. Employers shall provide an on-site bike share or micromobility fleet (i.e., bicycles, e-bikes, and scooters) to be rented at one location and returned to another.
Active Transportation Subsidies. Employers must either:
1. Provide an allowance for commuting via bicycling and walking at a comparable rate to transit subsidies; or
2. Provide bike share and micromobility services for first/last mile access to transit.
Bicycle Repair Station.
1. Employers shall offer a bicycle repair station including a toolkit and air pump within a designated secure area of a building to encourage bicycling and support employees and residents. Tools and supplies shall include those necessary for fixing a flat tire, adjusting a chain, and performing other basic bicycle maintenance.
2. Maintenance services may also be offered to each resident or employee at least once annually, covering basic services such as a tune-up and inspection at a local bicycle shop.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 199 Affordable Housing. Employment projects must provide affordable housing onsite or residential projects that exceed inclusionary housing requirements to qualify as a mixed-use project.
20.400.004 Requirements by Tier
All projects subject to the requirements of this chapter, as indicated in Section 410.002 (Applicability), shall incorporate measures that have a demonstrable effect on reducing the number of vehicle trips generated. Measures shall be selected from the list described in Section 20.410.004 and shall achieve the total number of points required. Certain measures are required, but required measures vary by land use. Requirements for each tier are as follows:
Tier 1 Requirements.
1. A total of 20 points; and
2. An annual self-certification form is required for the first five years after occupancy.
Tier 2 Requirements.
1. A total of 30 points; and
2. An annual self-certification form is required for the first 20 years after occupancy.
Tier 3 Requirements.
1. A total of 40 points; and
2. Annual monitoring to achieve a maximum of 60 percent of employees commuting via driving alone.
Tier 4 Requirements.
1. A total of 50 points;
2. Annual monitoring to achieve a maximum of 50 percent of employees commuting via driving alone; and
3. Annual monitoring of a site-specific trip cap.
A complete table of the points associated with each measure, detailed descriptions of each measure, and applicability of measures are available from the Planning Department.
Previously approved projects would continue to be measured according to the performance standards specified in their respective conditions of approval.
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20.400.005 Submittal Requirements and Approvals
Preliminary TDM Plan. A project shall submit its TDM documentation with its development application. Submittal requirements vary by project tier: Tier 1 and Tier 2 projects shall submit a TDM Checklist, while Tier 3 and Tier 4 projects shall submit a TDM Checklist and a TDM plan. Both TDM Checklists and TDM plans shall constitute an applicant’s minimum commitment toward a project’s TDM program and shall include the following.
1. TDM Checklist (Tier 1 and Tier 2 Projects). A completed TDM checklist of the trip reduction measures chosen by the applicant to achieve the applicable point total and performance requirement in accordance with Section
20.400.003 (“Performance Requirements”) and Section 20.400.004 (“Trip Reduction Measures”).
2. TDM Plan (Tier 3 and Tier 4 Projects). Provide a completed TDM Checklist of trip reduction measures chosen by the applicant to achieve the applicable point total and performance requirement pursuant to Section 20.400.003 (“Performance Requirements”) and Section 20.400.004 (“Trip Reduction Measures”). Describe how the applicable performance requirements will be achieved and maintained over the life of the project.
3. Provide a site plan that designates trip reduction design elements consistent with measures identified in Section 20.400.004 (“Trip Reduction Measures”).
4. Provide a map identifying site access to nearby transit, bicycle, and pedestrian facilities including identification of any proposed improvement measures (includes new shuttle stops or pedestrian/bicycle improvements) consistent with measures identified in Section 20.400.004 (“Trip Reduction Measures”).
Summarize the proposed monitoring practices as described in Section
20.400.006 (“Monitoring & Enforcement”).
Required Findings. Before approval of a permit for a project subject to the requirements of this chapter, the City shall make the following findings:
1. The proposed TDM program is feasible and appropriate for the project, considering the proposed use or mix of uses and the project’s location, size, and hours of operation.
2. The proposed TDM program meets the points requirements indicated for the tier and land use of the project.
3. The TDM program is adequate to achieve the required performance measures (Tiers 3 and 4 only).
Final TDM Plan. The applicant shall submit the final TDM Checklist or TDM Plan including any conditions imposed by the City as part of the building permit or Division V: Citywide Standards
Public Review Draft | South San Francisco Zoning Code | Division V, Page 201 business license processes. The Planning Department shall review and approve the documentation to ensure all conditions imposed by the City have been addressed.
Tenant Concurrence Letter. Prior to approval of a permit for tenant improvements or a business license, tenants shall submit a letter demonstrating concurrence with the Final TDM Plan. The letter shall acknowledge how applicable TDM requirements are identified in their lease and summarize how the tenant is implementing applicable TDM measures. The City shall receive and review this letter to confirm the implementation of the proposed TDM program.
Modifications. The Planning Department may approve modifications to the final TDM Checklist or TDM Plan that are consistent with the original findings and conditions and would result in achieving the performance targets.
Changed Plans. A change in an approved project that would add at least 100 daily trips shall be treated as a new application.
20.400.006 Monitoring and Enforcement
All projects are subject to the following performance monitoring process. Applicants seeking a FAR bonus are also subject to a triennial report and penalties for noncompliance.
Initial Compliance Form. When applying for a certificate of occupancy, all projects must submit a compliance form to the Planning Department documenting that the TDM program will be implemented before the site reaches 50 percent occupancy.
1. For Tier 3 and Tier 4 projects, the compliance form shall be accompanied by attachments that include, at minimum, a cover letter summarizing how individual measures will be implemented before the site reaches 50 percent occupancy, evidence of all capital and infrastructure measures through photographs, evidence of participation with Commute.org or an appropriate transportation management association, and identification of a TDM Coordinator.
Annual Compliance Form. All projects are required to prepare a compliance form documenting the continued implementation of TDM measures.
1. Tier 1 projects must submit a compliance form annually for the first five years after occupancy.
2. Tier 2 projects must submit a compliance form annually for the first 20 years after occupancy.
3. Tier 3 and 4 projects are required to submit a compliance form annually for the project’s lifespan.
Annual Mode Share Compliance Survey. In addition to the annual compliance form, all Tier 3 and Tier 4 projects are required to prepare an annual compliance survey.
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1. Purpose. The purpose of the annual survey is to measure a project’s mode share compliance relative to the performance targets approved in the TDM Plan.
2. Survey Preparation and Administration. The City shall identify standard survey requirements for participants in the program. The survey shall be administered by the participant’s designated TDM coordinator.
3. Response Rate. The annual survey shall achieve a minimum response rate of 75 percent of the employee population, or shall use statistical sampling techniques to achieve a 90 percent confidence level with a three percent margin of error in survey findings. If the response rate is less than 75 percent or if the 90 percent confidence level with a three percent margin of error is not achieved, missing responses shall be counted as drive-alone trips.
4. Required Performance Target. Survey findings shall identify whether the development has or has not achieved its required performance target. If the development has not achieved the required alternative mode use, the participant shall provide an addendum explanation of how and why the goal has not been reached and a detailed description of corrective measures that will be adopted in the coming year to attain the required performance target.
5. Submittal of Results. Survey findings shall be submitted to the City in a format as specified by the Planning Department, accompanied by backup documentation and methodology of the original survey results.
6. City Review. The Chief Planner shall review all annual surveys and confirm compliance with required performance targets.
Annual Trip Cap Compliance. Annual trip counts are required for all Tier 4 projects.
1. Purpose. The purpose of the trip counts is to measure a project’s compliance relative to the trip cap approved in the TDM Plan.
2. Count Preparation and Administration. Vehicle counts shall be conducted over a period of one week during which school is in session. Counts shall be administered by an independent vendor paid for by the participant.
3. Submittal. Annual counts shall be included with the annual survey results in a format specified by the Planning Department, and shall include total average weekday trips, as well as average AM and PM peak period, peak direction trips (6:00-10:00 AM trips in and 3:00-7:00 PM trips out, respectively).
Midday Parking Occupancy Survey. All Tier 3 and Tier 4 projects shall prepare a midday parking occupancy survey every three years. The parking occupancy survey shall only be for informational purposes and not be associated with a performance target.
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Public Review Draft | South San Francisco Zoning Code | Division V, Page 203 Penalty for Noncompliance. If the required performance targets are not being achieved, or if the participant fails to submit required monitoring documentation, the following penalties shall apply:
1. First Violation. The City will direct the participant to modify its TDM program to achieve compliance. Modifications are likely to include adding or modifying TDM measures to increase mode shift.
2. Second Violation. The City will direct the participant to coordinate with Commute.org or retain an independent consultant to identify additional program modifications to achieve compliance. Modifications are likely to include adding or modifying TDM measures to increase mode shift.
3. Third Violation. The City may assess a penalty per the approved fee schedule.
Penalties shall be assessed for each additional violation in subsequent years.
The City Council shall, in a resolution adopted after a duly noticed public hearing, set forth the amount of the fine, describe the need for the fine, describe the reasonable relationship between the fine and the effect of noncompliance, and set forth time for calculation and payment of the fine.
Appeal of Penalty. The participant may appeal the decision to assess a penalty to the Planning Department. In determining whether a financial penalty is appropriate, the City may consider whether the participant has made a good faith effort to achieve the required alternative mode use.
Program Costs. Participants shall be required, as a condition of approval, to reimburse the City for costs incurred in maintaining and enforcing the trip reduction program for the approved project.
Regulation on Cannabis Activities
No changes recommended to this chapter.
Prohibition on New Significant Tobacco
Retailers
No changes recommended to this chapter.
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Division V, Page 204 | South San Francisco Zoning Code | Public Review Draft Prohibition on New Super Stores
20.430.001 Purpose and Intent
It is the purpose and intent of this chapter to preclude the opening, establishment, and/or operation of new superstore uses in the City.
20.430.002 Superstores Prohibited
Superstores are not a permitted use and are prohibited in all zoning districts throughout the City. No permit or any other applicable license or entitlement for use, nor any business license, shall be approved or issued for the establishment, maintenance or operation of a superstore within the City.
The establishment, maintenance or operation of a superstore within the City is declared to be a public nuisance and may be abated by the City either in accordance with the South San Francisco Municipal Code or any other available legal remedies, including, but not limited to, declaratory relief and civil injunctions.
20.430.003 Violation and Enforcement
The establishment, maintenance, or operation of a superstore in violation of, or in noncompliance with, any of the requirements of this chapter or applicable provisions of the Zoning Code or South San Francisco Municipal Code, shall be subject to any enforcement remedies available in accordance with the law and/or the City’s Municipal Code. In addition, the City may enforce the violation of this chapter by means of civil enforcement through a restraining order, a preliminary or permanent injunction or by any other means authorized by the law.