General Plan Amendment
The current General Plan Land Use Designation for the project site is Business Commercial (BC).
The Zoning Ordinance District designates the project site as Freeway Commercial (FC) Zoning.
Neither the FC Zoning Ordinance District, nor the BC Land Use Designation, currently allow for residential uses within its respective boundaries. However, given the proximity of the project site to the Downtown Area, the General Plan Update Proposed Land Use and earlier Preferred Land Use Scenario (PLUS) envisions the project site and the nearby vicinity as an area suitable for Urban Residential, and is described as:
A higher-density residential area with a variety of multifamily housing choices (maximum residential densities up to 180 du/ac).
At this point in the ShapeSSF General Plan Update process, no further zoning standards or details are available, so the project is largely being designed in the mold and expectation of the Downtown Station Area Specific Plan that has proven successful for high density residential development.
Specifically, to ensure land use compatibility, the proposed project would conform closely to Downtown Transit Core (DTC) development standards as described in Section 20.080.003 of the South San Francisco Municipal Code.
In order to accommodate the proposed project, the applicant proposes a zoning map amendment to the General Plan – Zoning Ordinance Map to rezone the project site as Planned Development (PD). See Next Page.
Project Site
General Plan Amendment
40 Airport Boulevard
Land Use Regulations
Table 20.280.003 Current Proposed Current Proposed
Uses Permitted Downtown Transit Core (DTC) Planned Development (PD) Use Classification Freeway Commercial (FC) Planned Development (PD) Residential Use Classifications Residential Uses
Single-Unit Dwelling See sub-classifications below Caretaker Unit - - Single-Unit Detached (1) Residential Care Facilities See sub-classifications below See sub-classifications below Accessory Dwelling Unit P General - -
Single Unit Semi-Attached (1) Limited - -
Single Unit Attached (1) Public & Semi-Public Use Classifications Multiple-Unit Residential See sub-classifications below Colleges and Trade Schools - - Duplex (1) Community Assembly, 2k sf or less - -
Multi-Unit C P Community Assembly, More than 2k sf - -
Senior Citizen Residential C Cultural Institutions - -
Domestic Violence Residential - Day Care Centers - -
Family Day Care Home See sub-classifications below Emergency Shelter - - Large - Government Offices - -
Small P Hospitals and Clinics See sub-classifications below See sub-classifications below Group Residential - Clinics - -
Residential Care Activities See sub-classifications below Hospitals - - General C (4) Park and Recreation Facilities, Public MUP MUP Limited C (4) Public Safety Facilities P P
Senior MUP (4) Schools, Public or Private - -
Single Room Occupancy (1) Social Service Facilities - - Public & Semi-Public Use Classifications Commercial Uses Colleges and Trade Schools, Public or Private C Adult Oriented Businesses - - Community Assembly, 2k sf or less - Animal Care, Sales and Services See sub-classifications below See sub-classifications below Community Assembly, More than 2k sf - Kennels - -
Community Garden - Pet Stores P P
Cultural Institutions C Pet Day Care - -
Day Care Centers P Veterinary Services - -
Government Offices P Automobile / Vehicle Sales and Services See sub-classifications below See sub-classifications below Hospitals & Clinics See sub-classifications below Automobile/Vehicle Rentals - - Clinics - Automobile/Vehicle Sales and Services C C
Park and Recreation Facilities, Public P Automobile/Vehicle Repair, Major - - Public Safety Facilities P Automobile/Vehicle Service and Repair, Minor - - Social Service Facilities P (6) Automobile/Vehicle Washing - - Commercial Use Classifications Rental Car Storage
Animal Care, Sales and Services See sub-classifications below Service Station C C Pet Stores P Towing and Impound - -
Veterinary Services C Banks and Financial Institutions See sub-classifications below See sub-classifications below Artists Studios P Banks and Credit Unions - -
Banks and Financial Institutions See sub-classifications below Pawnbrokers - - Banks and Credit Unions P Other Financial Services See sub-classifications below See sub-classifications below Pawnbrokers C Alternative Loan Businesses - -
Business Services P Building Materials Sales and Services - - Commercial Entertainment and Recreation See sub-classifications below Business Services - - Indoor Entertainment MUP Commercial Cannabis Businesses See sub-classifications below See sub-classifications below Indoor Sports and Recreation MUP Cannabis Delivery-Only Operations - - Eating and Drinking Establishments See sub-classifications below Cannabis Distribution - - Coffee Shops / Cafes P Cannabis Indoor Cultivation - -
Restaurants, Full Service P Cannabis Manufacturing - -
Restaurants, Limited Service P Cannabis Testing - -
Convenience Market P Commercial Entertainment and Recreation See sub-classifications below See sub-classifications below Grocery Store P Amusement Arcade - -
Supermarket P Indoor Entertainment C C
Funeral Parlors and Mortuaries - Indoor Sports and Recreation C C Lodging See sub-classifications below Outdoor Entertainment - - Bed & Breakfast - Outdoor Sports and Recreation - -
Hotels and Motels C Crop Production, Limited - -
Short-Term Vacation Rental P (8) Eating and Drinking Establishments See sub-classifications below See sub-classifications below Maintenance & Repair Services P Bars/Night Clubs/Lounges - - Massage Business C Coffee Shops/Cafes C C
Offices See sub-classifications below Restaurant, Full Service P P Business and Professional P Restaurant, Limited Service C C Medical and Dental P Food and Beverage Retail Sales See sub-classifications below See sub-classifications below Walk-In Clientele P Convenience Market - -
Parking, Public or Private P Grocery Store C (1) C (1)
Personal Services See sub-classifications below Supermarket C (1) C (1) General Personal Services P Funeral Parlors and Mortuaries - - Retail Sales See sub-classifications below Lodging See sub-classifications below See sub-classifications below General Sales P Hotels and Motels P P
Secondhand Sales C Maintenance and Repair Services - -
Employment Use Classifications Massage Businesses MUP MUP Clean Technologies MUP Offices See sub-classifications below See sub-classifications below Handicraft/Custom Manufacturing MUP Business and Professional C C R&D MUP Medical and Dental - -
Transportation, Communication, and Utilities Use Classifications Parking Services See sub-classifications below See sub-classifications below Utilities, Major - Commercial Parking P (8) P (8)
Utilities, Minor P Public Parking P P
Other Applicable Use Regulations Personal Services See sub-classifications below See sub-classifications below Accessory Uses
[See Section 20.300.002 Accessory Buildings and
Structures] General Personal Services P P
Home Occupations P Tattoo or Body Modification Parlor C C Nonconforming Use
See Chapter 20.320 Nonconforming Uses,
Structures and Lots Retail Sales See sub-classifications below See sub-classifications below Temporary Use See Chapter 20.340 Temporary Uses General Sales P P Other Uses Requiring Use Permit See Section 20.490.002 Use Permit Applicability Firearm Sales - - Large Format Retail P P
Limitations: Second Hand Store - -
1. Permitted if existing. New units not allowed. Swap Meet - -
2. Limited to facilities serving a maximum of 10 victims and may not be located within 300 feet of any other domestic violence shelter. Shopping Center See sub-classifications below See sub-classifications below
3. Prohibited on the ground floor except residential uses located south of Baden Avenue, banks and walk-in offices which are subject to approval of a Use Permit. Neighborhood P P
4. Subject to licensing requirements. Community P P
5. Limited to upper stories unless at least 50 percent of the ground floor street frontage is occupied by food service uses. Regional P P
6. Must be located at least 1,000 feet from any other social service facility. Employment Uses
7. Clinic uses may not occupy the ground floor along Grand Avenue, except on properties located west of Maple Avenue, which are subject to the approval of a Conditional Use Permit. Construction and Material Yard - -
8. Short-term vacation rental permit required (see Chapter
20.350, Short-Term Vacation Rental.) Food Preparation - - Handcraft/Custom Manufacturing - -
Industry, General - -
Industry, Limited - -
Recycling Facility See sub-classifications below See sub-classifications below Collection Facility - -
Intermediate Processing - -
R&D - -
Clean Technology - -
Salvage and Wrecking - -
Warehousing, Storage, and Distribution See sub-classifications below See sub-classifications below Chemical, Mineral, and Explosives Storage - -
Freight/Truck Terminals and Warehouses - -
Indoor Warehousing and Storage - -
Outdoor Storage - -
Personal Storage - -
Wholesaling and Distribution - -
Transportation and Utilities Uses
Airports and Heliports - -
Light Fleet-Based - -
Tansportation Passenger Terminals - -
Utilities, Major - -
Utilities, Minor P P
Waste Transfer Facility - -
Other Applicable Use Regulations
Accessory Uses
See Section 20.300.002 Accessory
Buildings and Structures
See Section 20.300.002 Accessory
Buildings and Structures
Nonconforming Use See Chapter 20.320 Nonconforming
Uses, Structures, and Lots
See Chapter 20.320 Nonconforming
Uses, Structures, and Lots
Temporary Use See Chapter 20.340 Temporary Use See Chapter 20.340 Temporary Use Other Uses Requiring Use Permit See Section 20.490.002 Use Permit Applicability
See Section 20.490.002 Use Permit
Applicability
Limitations:
1. Prohibited east of 101.
2. Subject to state licensing requirements.
3. Only in conjunction with research facility.
4. Limited to locations east of South Airport
Boulevard and the Bayshore Freeway.
5. Must be located a minimum of 500 feet from
any Residential district.
6. Only within hotels and motels.
7. Must be associated with a hotel or retail use
when located within 1,000 feet of SFO.
8. Restricted to: (a) areas located underneath
major utility lines or under elevated freeways; or (b)
consistent with General Plan Policy 3.2-I-5, airportoriented parking facilities on Produce Avenue that were legally approved prior to 1999.
9. Tasting rooms require Minor Use Permit
approval.
10. In accordance with General Plan Policy 3.5-I-11
and Resolution 84-97, legally approved freight
forwarding, customs brokering, wholesale,
warehousing, and distribution uses that existing in
1997 (or were approved prior to July 10, 2000 with a
Use Permit) are considered conforming uses and may
convert to other industrial uses including wholesale,
warehouse, and distribution uses, and may expand
within parcel boundaries as they existed at the time
Resolution 84-97 was adopted, subject to meeting the
current development standards (Municipal Code);
however, said uses may not expand, convert to, reconvert to, or establish a freight forwarding use.
11. Only within enclosed buildings and south of
Grand Avenue.
40 Airport Boulevard
Lot, Density, and FAR Standards - PD Zoning Proposed
Current Existing Proposed
Standard - Table 20.280.004-1 DTC FC Planned Development (PD) Min Lot Size (sf) 5000 43,560
5000 for residential; 10,000 for nonresidential
Min Lot Width (sf) 50 50 50
Min Lot Depth (sf) n/a n/a n/a
FAR
Min FAR 2.0
2.0 for residential; no Min FAR for nonresidential
Max FAR 6.0 0.50; 1.2 for Hotels and Motels
6.0 for residential; .50 for non residential;
1.6 for Hotels and Motels
Max FAR w/ Incentive Program 8.0 1.0; 2.0 for Hotels and Motels
8.0 for residential; 1.0 for non-residential;
2.2 for Hotels and Motels
Residential Density (units per acre; included within FAR above) - Min Density 80 - 80
Max Density 100 - 100
Max Density w/ Incentive Program 180 - 180
Standard - Table 20.280.004-2 DTC
Height (ft)
Max Bldg Height 85 - 85 for residential; 50 for non-residential Min Ground Floor Height for Nonresidential Uses 15; 12 min clearance - 15; 12 min clearance Max Finished Floor Height (residential) 5 - -
Yards (ft)
Grand Ave. (east and west) frontage n/a - n/a
Pedestrian Priority Zone Street Frontage Greater of prop line or 10' from curb - Greater of prop line or 10' from curb for
residential
Eastern Neighborhood Streets Except Grand Ave. Frontage n/a - n/a Interior Side 0; 10 when abutting residential district 0; 10 along R district boundary 0; 10 when abutting residential district Rear 0; 10 when abutting an R district 0; 10 along R district boundary 0; 10 when abutting an R district Max Lot Coverage (% of lot) 100 60 100 for residential; 50 for non-residential Min Usable Open Space (sf per residential unit) 100 - 100 sf for residential Min Amount of Landscaping (% of site) n/a 15 n/a for residential; 15% for non-residential Parking
Residential Uses Reference SSFMC 20.330.007 Reference SSFMC 20.330.004 As proposed by project Non-residential Uses Reference SSFMC 20.330.007 Reference SSFMC 20.330.004 Reference SSFMC 20.330.004