Exhibit A - Zoning Code Update — South San Francisco City Council, October 26, 2022 (part 2 of 2)

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 134 | South San Francisco Zoning Code | Hearing 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.

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Hearing Draft | South San Francisco Zoning Code | Division V, Page 135 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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Hearing Draft | South San Francisco Zoning Code | Division V, Page 137 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

20.300.008 (“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 20.300.009 (“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
Division V, Page 138 | South San Francisco Zoning Code | Hearing Draft areas shall be permanently maintained in compliance with Section 20.300.008 (“Landscaping”).

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.

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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 139 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 20.300.008 (“Landscaping”), and the following standards:

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.

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.

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:

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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.

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.

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Hearing Draft | South San Francisco Zoning Code | Division V, Page 141 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.

2. Outdoor lighting shall not exceed an intensity of one foot-candle of light throughout the facility.

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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 20.300.008 (“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.

20.350.014 Day Care Centers
Adult and child day care centers other than family childcare homes shall be located, developed and operated in compliance with the following standards:

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Hearing Draft | South San Francisco Zoning Code | Division V, Page 143 License. The operator shall secure and maintain a license from the State of California Department of Social Services.

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.

Off-Street Parking. The number of required parking spaces, plus adequate access thereto, shall be determined by the Chief Planner for each shelter, in an amount adequate to prevent excessive on-street parking, and with such factors as the number of adult beds to be provided by the shelter, the anticipated number of employees on the largest shift, and the distance from the closest transit stop taken into consideration. In no case shall the number of required spaces be less than the number of such spaces required for a group residential facility specified by Chapter

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.

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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.

Traffic Study Required. A traffic study is required for all proposed 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.

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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 145 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.

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 Management and Monitoring Study. A parking management and monitoring 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:

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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.

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.

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Hearing Draft | South San Francisco Zoning Code | Division V, Page 147 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.

Any trailer, wheeled equipment, or any vehicle displaying or advertising the home occupation shall not be visible from off the premises.

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.

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Division V, Page 148 | South San Francisco Zoning Code | Hearing Draft 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:

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;
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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
Parking Management and Monitoring Study. A parking management and monitoring study per Subsection 20.330.004.D (“Use Not Specified”) shall be submitted for review and approval by the Chief Planner and City Engineer which demonstrates compliance with the above criteria.

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.

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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 abandoned, and remains vacant or abandoned for a period of more than 12 consecutive months following primary business closure.

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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 151 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.

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.

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Division V, Page 152 | South San Francisco Zoning Code | Hearing Draft 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.

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.

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Hearing Draft | South San Francisco Zoning Code | Division V, Page 153

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;

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,
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Division V, Page 154 | South San Francisco Zoning Code | Hearing Draft 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.

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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 155 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.

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.

Division V: Citywide Standards
Division V, Page 156 | South San Francisco Zoning Code | Hearing Draft 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.

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 20.300.008 (“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.

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Hearing Draft | South San Francisco Zoning Code | Division V, Page 157 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.

General Standards. All mobile vending operations must have a South San Francisco business license and must comply with all applicable State and county health codes, including any required restroom agreement letter.

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:

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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:

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”).

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Hearing Draft | South San Francisco Zoning Code | Division V, Page 159

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.

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 20.300.008 (“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.

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Division V, Page 160 | South San Francisco Zoning Code | Hearing Draft 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 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)).

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 161 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.
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.

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Division V, Page 162 | South San Francisco Zoning Code | Hearing Draft 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.
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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 163 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.
g. All entertainment use, operation, or playing of musical instruments, loudspeakers, sound amplifiers, or other machine for the production or reproduction of sound is subject to the standards of Chapter 20.340 (“Temporary Uses”).
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.

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Division V, Page 164 | South San Francisco Zoning Code | Hearing Draft 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”).
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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 165 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 prior written notice of any time period during which the operation of the outdoor dining area must be suspended.

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.

Division V: Citywide Standards
Division V, Page 166 | South San Francisco Zoning Code | Hearing Draft Table 20.350.030 Outdoor Storage Regulations by District and Location Base Districts Permissibility of Open Storage
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.

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
Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 167 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 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 Division V: Citywide Standards
Division V, Page 168 | South San Francisco Zoning Code | Hearing Draft

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.

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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 169

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 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.).

Division V: Citywide Standards
Division V, Page 170 | South San Francisco Zoning Code | Hearing Draft 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;
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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 171

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;
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;
Division V: Citywide Standards
Division V, Page 172 | South San Francisco Zoning Code | Hearing Draft 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; 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; Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 173 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:
i. Within an area enclosed by an opaque fence at least six feet in height with landscaping as specified in Section 20.300.008 (“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;
Division V: Citywide Standards
Division V, Page 174 | South San Francisco Zoning Code | Hearing Draft 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; 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:

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 175 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 20.300.008 (“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 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;
Division V: Citywide Standards
Division V, Page 176 | South San Francisco Zoning Code | Hearing Draft 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 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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 177 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”).

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.

Division V: Citywide Standards
Division V, Page 178 | South San Francisco Zoning Code | Hearing Draft 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.

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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 179 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.

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”).

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;
Division V: Citywide Standards
Division V, Page 180 | South San Francisco Zoning Code | Hearing Draft 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 20.360.008 (“Standards for Temporary Signs”).

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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 181 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 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 Division V: Citywide Standards
Division V, Page 182 | South San Francisco Zoning Code | Hearing Draft

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:
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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 183 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
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 Division V: Citywide Standards
Division V, Page 184 | South San Francisco Zoning Code | Hearing Draft 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 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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 185 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 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 Division V: Citywide Standards
Division V, Page 186 | South San Francisco Zoning Code | Hearing Draft 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”).

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:

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 187 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.
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;
Division V: Citywide Standards
Division V, Page 188 | South San Francisco Zoning Code | Hearing Draft

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 Section 20.300.016 (“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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 189 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;

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; Division V: Citywide Standards
Division V, Page 190 | South San Francisco Zoning Code | Hearing Draft

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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 191 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
Division V, Page 192 | South San Francisco Zoning Code | Hearing Draft 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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 193 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
Division V, Page 194 | South San Francisco Zoning Code | Hearing Draft 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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 195 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
Division V, Page 196 | South San Francisco Zoning Code | Hearing Draft 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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 197 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 billboards shall not Division V: Citywide Standards
Division V, Page 198 | South San Francisco Zoning Code | Hearing Draft 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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 199 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
Division V, Page 200 | South San Francisco Zoning Code | Hearing Draft 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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 201 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
Division V, Page 202 | South San Francisco Zoning Code | Hearing Draft 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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 203 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
Division V, Page 204 | South San Francisco Zoning Code | Hearing Draft 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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 205

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
Division V, Page 206 | South San Francisco Zoning Code | Hearing Draft 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
Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 207 Standards for Permanent Building-Mounted and Freestanding Sign Types.

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.

Division V: Citywide Standards
Division V, Page 208 | South San Francisco Zoning Code | Hearing Draft 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.

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:

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 209 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.
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.

Division V: Citywide Standards
Division V, Page 210 | South San Francisco Zoning Code | Hearing Draft Figure 20.360.006.C: Wall Signs on Sloped Roofs

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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 211 Figure 20.360.006.D: Monument Signs

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
Division V, Page 212 | South San Francisco Zoning Code | Hearing Draft

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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 213 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.
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.

Division V: Citywide Standards
Division V, Page 214 | South San Francisco Zoning Code | Hearing Draft Table 20.360.006-1: Standards for Temporary Signs
Standard Requirement
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.

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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 215 Table 20.360.006-2: Standards for Specific Temporary Signs Temporary Sign Type1 Standards Other
Requirement Height
(Max.)
Width
(Max.)
Area (Max.)
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
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.

Division V: Citywide Standards
Division V, Page 216 | South San Francisco Zoning Code | Hearing Draft

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

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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 217 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

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 Division V: Citywide Standards
Division V, Page 218 | South San Francisco Zoning Code | Hearing Draft 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.

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.

Chapter 20.375 Small Cell 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
Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 219

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, on-site and off-site affordable housing, 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”) and in the East of 101 Transit Core (“ETC”) zoning district in Chapter 20.090 (“Downtown/ Caltrain Station Area Zoning Districts”).

20.395.003 Review and Approval
Review.

1. Up to 1.0 FAR. An increase in FAR up to 1.0 may be granted on a ministerial basis without a Community Benefits Agreement, provided the following:
a. The proposed increase does not exceed the maximum amount indicated by the applicable base zoning district standard; and b. The project complies with the requirements of this Chapter and all other applicable requirements and standards of South San Francisco Municipal Code.

2. 1.0 to 2.5 FAR. An increase in FAR greater than 1.0 but not exceeding 2.5 may be granted 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 satisfies one of the following two options:
i. Community Benefits Fee. The increase may be granted on a ministerial basis if the applicant pays the fee required in Division V: Citywide Standards
Division V, Page 220 | South San Francisco Zoning Code | Hearing Draft accordance with the Community Benefit Fee Schedule as
adopted by separate resolution.
ii. Community Benefits Agreement. The increase may be granted by City Council approval of a Community Benefits Agreement which may include payment of Community Benefits fees to satisfy part of the benefit.

3. More than 2.5 FAR. An increase of FAR in excess of 2.5 requires City Council approval of a Community Benefits Agreement, which may include payment of Community Benefits fees to satisfy part or all of the benefit.

4. 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 the following as part of the Community Benefits Agreement:
i. A calculation of the applicable Community Benefit Fee that would apply, against which the value of the development's public benefits will be credited in accordance with Section

20.395.003.A.4.ii below;
ii. 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 iii. 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
Hearing Draft | South San Francisco Zoning Code | Division V, Page 221

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 (“Review and Approval”) may 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 222 | South San Francisco Zoning Code | Hearing 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.

On-Site or Off-Site Affordable Housing. Development of on-site or off-site affordable housing (very low, low, and moderate-income units) that is consistent with the standards set forth in Section 20.380.006 (Affordable Housing Standards) may qualify as a community benefit. The applicant may develop the units or otherwise cause them to be constructed, such as through a partnership with a reputable affordable housing developer or non-profit organization.

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.

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 223 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.

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 Division V: Citywide Standards
Division V, Page 224 | South San Francisco Zoning Code | Hearing Draft 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.

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 Requirements by Tier
All projects subject to the requirements of this chapter, as indicated in Section 20.400.002 (“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 20.400.004 (“Trip Reduction Measures”) and shall achieve the total number of points required. Certain measures are required, but required measures vary by land use. Required points are intended to align with the approximate level of auto travel reductions to achieve consistency with city, regional, and state environmental goals based on applicable industry research. 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;
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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.

20.400.004 Trip Reduction Measures
The following measures may be incorporated into a project’s Transportation Demand Management (TDM) program to meet its Tier requirements (see Section 20.400.003, (“Requirements by Tier”)). This section represents the menu of options, but not all items are required.

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) or other qualified shared transportation consortium with comparable 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.

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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).

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 Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 227 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 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 Division V: Citywide Standards
Division V, Page 228 | South San Francisco Zoning Code | Hearing Draft 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 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:

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 229 a. Bus/Shuttle Stop (if warranted, including sidewalk connection and ADA accessibility).
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.

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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.

Affordable Housing. Employment projects must provide affordable housing onsite or residential projects that exceed inclusionary housing requirements to qualify as a mixed-use project.

20.400.005 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:

Division V: Citywide Standards
Hearing Draft | South San Francisco Zoning Code | Division V, Page 231

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 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.

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.

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Division V, Page 232 | South San Francisco Zoning Code | Hearing Draft

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.

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.

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Hearing Draft | South San Francisco Zoning Code | Division V, Page 233

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.

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.

Division V: Citywide Standards
Division V, Page 234 | South San Francisco Zoning Code | Hearing Draft Prohibition on New Significant Tobacco
Retailers
No changes recommended to this chapter.

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.

Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 1 Chapter 20.440 Planning Agency
Purpose
The purpose of this chapter is to identify the bodies, officials, and administrators with designated responsibilities under various divisions and chapters of the Zoning Ordinance.

Subsequent chapters of Division VI provide detailed information regarding various procedures, applications, and permits, including zoning and General Plan text and map amendments, establishment of fees, and enforcement. When carrying out their assigned duties and responsibilities, all bodies, administrators, and officials shall interpret and apply the provisions of this Ordinance as minimum requirements adopted to implement the policies and achieve the objectives of the General Plan.

City Council
The powers and duties of the City Council under this Title include:

To consider and adopt, reject or modify amendments to the General Plan map and text pursuant to the provisions of Chapter 20.540 (“Amendments to General Plan”), and of the State Government Code.

To consider and adopt amendments to the Zoning Map and to the text of this Title pursuant to the provisions of Chapter 20.550 (“Amendments to Zoning Ordinance and Map”) and the State Government Code.

To consider and adopt Specific Plans and amendments to Specific Plans pursuant to the provisions of Chapter 20.530 (“Specific Plans and Plan Amendments”) and the State Government Code.

To hear and decide appeals from decisions of the Planning Commission on use permits, variances, and any other permits that can be appealed pursuant to the provisions of Chapter 20.570 (“Appeals and Calls for Review”) and other applicable requirements.

To hear and decide appeals on environmental determinations by the Chief Planner or the Planning Commission pursuant to Chapter 20.460 (“Environmental Review”), and as provided for in the California Environmental Quality Act (CEQA).

To appoint and remove members of the Planning Commission as provided for in Title 2 (“Administration”) of the South San Francisco Municipal Code.

To establish, by resolution, a Master Fee Schedule listing fees, charges, and deposits for various applications and services provided pursuant to this Ordinance Division VI: Administration and Procedures
Division VI, Page 2 | South San Francisco Zoning Code | Hearing Draft Planning Commission
The Planning Commission is established and organized pursuant to Chapter 2.56 (“Planning Commission”) of the South San Francisco Municipal Code and the requirements of the California Government Code. The powers and duties of the Planning Commission under this Ordinance include:

Initiate, conduct hearings, and make recommendations to the City Council on proposed amendments to the General Plan map and text pursuant to the provisions of Chapter 20.540 (“Amendments to General Plan”).

Annually review progress towards implementation of the General Plan and recommend to the City Council changes needed due to new legislation, development trends and changing economic, social and environmental conditions.

Initiate, conduct hearings, and make recommendations to the City Council on proposed amendments to the Zoning Map and to the text of this Ordinance pursuant to the provisions of Chapter 20.550 (“Amendments to Zoning Ordinance and Map”).

Initiate, conduct hearings, and make recommendations to the City Council on proposed Specific Plans and plan amendments pursuant to the provisions of Chapter

20.530 (“Specific Plans and Plan Amendments”).

Approve, conditionally approve, modify or deny Conditional Use Permits, Precise Plans and variances pursuant to the provisions of Chapter 20.490 (“Use Permits”), and Chapter 20.500 (“Variances”).

Hear and decide on modifications to approved Conditional Use Permits and variances pursuant to the provisions of Section 20.450.012 (“Modification”).

Approve, approve with modifications, or deny requests for modifications of the parking standards in Chapter 20.330 (“On-Site Parking and Loading”) within designated parking districts.

Conduct hearings and make recommendations to the City Council on applications for preliminary development plans pursuant to the provisions of Chapter 20.140 (“Planned Development District”).

Hear and decide appeals on decisions, determinations, or interpretations made by the Chief Planner in the enforcement of this Ordinance and any other decisions that are subject to appeal pursuant to the procedures in Chapter 20.570 (“Appeals and Calls for Review”).

Make environmental determinations on any approvals it grants that are subject to environmental review under the California Environmental Quality Act and the City’s adopted environmental review guidelines pursuant to the State law and the procedures in Chapter 20.460 (“Environmental Review”).

Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 3 Adopt by resolution guidelines and standards for conducting design review pursuant to Chapter 20.480 (“Design Review”).

Initiate proceedings to revoke Use Permits pursuant to the provisions of Chapter

20.580 (“Enforcement and Abatement Procedures”).

Designate historic resources pursuant to Chapter 2.56 (“Planning Commission”).

Conduct design review of applications for the demolition, relocation, alterations, and/or modifications to a designated historic resource in accordance with the provisions of Chapter 20.480 (“Design Review”) and the design review guidelines.

Review applications for, and issue Certificates of Alteration authorizing alteration, demolition or construction affecting designated historic resources.

Design Review Board
The Design Review Board is established and organized to conduct design review of proposed development pursuant to the requirements of Chapter 20.480 (“Design Review”). It is organized and has the powers and responsibilities as follows:

Membership and Terms of Office. The Design Review Board shall consist of five members appointed by the Planning Commission. Each member shall be appointed for a term of four years and until a successor is appointed and qualified. Terms shall be staggered and shall expire in even-numbered years. Following the Effective Date, the next two Design Review Board appointments shall be made for less than a full four-year term to assure that the Design Review Board has staggered terms.

Officers. At least two members shall be architects licensed by the State. At least two members shall be either a landscape architect, designer, contractor, horticulturist, or person with equivalent landscaping expertise or background. No more than one member may be a building or engineering contractor. At least one of the members shall also be a resident and elector of the City.

Powers and Duties. The Design Review Board shall review design review applications, related drawings, and other matters related thereto and make recommendations to the Planning Commission and Chief Planner in accordance with the provisions of Chapter 20.480 (“Design Review”) and the design review guidelines.

Compensation. The Design Review Board members shall be compensated according to the schedule adopted by the City Council.

Chief Planner
The powers and duties of the Chief Planner under this Ordinance include the following. In the absence of the Chief Planner, the Director of Economic and Community Development Division VI: Administration and Procedures
Division VI, Page 4 | South San Francisco Zoning Code | Hearing Draft may assume the Chief Planner’s responsibilities and authority and/or delegate the same to a City Planner.

Maintain and administer the Zoning Ordinance including processing of applications, abatements and other enforcement actions.

Prepare and effect rules and procedures necessary or convenient for the conduct of the Chief Planner’s business. The rules and procedures must be as approved by a resolution of the City Council with the prior review and recommendation of the Planning Commission. The rules and procedures may include the administrative details of hearings officiated by the Chief Planner including their schedules, rules of procedure, and recordkeeping.

Approve, conditionally approve, modify or deny Minor Use Permits pursuant to the provisions of Chapter 20.490 (“Use Permits”).

Hear and decide applications for modifications to conditions of approved Minor Use Permits and minor modifications to other approved permits pursuant to the provisions of Chapter 20.510 (“Waivers and Modifications).

Conduct design review for additions to one-, two- and three-unit residential structures and sign permits less than 300 square feet in total sign area.

Issue administrative regulations for the submission and review of applications subject to the requirements of this Ordinance.

Review applications for permits and licenses for conformance with this Ordinance and issue a Site Clearance when the proposed use or building is allowed as a matter of right and conforms to all applicable development and use standards.

Review applications for discretionary permits and approvals under this Ordinance for conformance with applicable submission requirements.

Review applications for discretionary permits and approvals that have been deemed complete in conformance with the requirements of this Ordinance and determine whether the application is exempt from review under CEQA and the City’s environmental review requirements.

Review applications that are subject to review under CEQA and the City’s environmental review requirements and notify the applicant if any additional information is necessary to conduct review in compliance with applicable requirements.

Grant time extensions of Use Permits for no more than one year provided that the circumstances of the application are found to be unchanged.

Issue interpretations of the requirements of this Ordinance subject to appeal to the Planning Commission.

Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 5 Determine whether design review is required for additions, repairs, and other improvements based on the criteria of Chapter 20.480 (“Design Review”).

Appoint a member of the Planning Division staff to serve as Zoning Administrator with responsibilities detailed in Section 20.440.009 (“Zoning Administrator”).

Other duties and powers as may be assigned by the City Council or established by legislation.

Zoning Administrator
The Chief Planner may appoint a Zoning Administrator to carry out any of the powers and duties assigned to the Chief Planner including, the following:

Review applications for permits and licenses for conformance with this Ordinance and issues a Site Clearance when the proposed use or building is allowed as a matter of right and conforms to all applicable development and use standards.

Approve, conditionally approve, modify or deny Minor Use Permits pursuant to the provisions of Chapter 20.490 (“Use Permits”).

Approve, conditionally approve, modify or deny temporary Use Permits pursuant to the provisions of Chapter 20.520 (“Temporary Use Permits”).

Other duties and powers as may be assigned by the Chief Planner.

Chief Building Official
This section designates the Chief Building Official as the official responsible for enforcing zoning regulations pertaining to the construction and alteration of buildings and structures.

Concurrent Processing
Unless provided in any other provision of this Ordinance, whenever an application filed pursuant to this section, seeks multiple entitlements, if any of the entitlements require review and action by different decision makers, all of the associated entitlements shall be reviewed and acted upon by the highest approval body with authority over any of the entitlements. When an application seeking multiple entitlements is transferred to a higher approval body for determination, the lower approval body shall serve as an advisory body on those entitlements that it would typically review and act upon.

Division VI: Administration and Procedures
Division VI, Page 6 | South San Francisco Zoning Code | Hearing Draft Summary of Review Authorities for Decisions and Appeals Table 20.440.009 lists the approvals and permits addressed in this chapter and the Review Authority responsible for making a recommendation, final decision, or in the event of an appeal, the final appeal body.

Table 20.440.009 Review Authority
Application or Action
Type
Found in
Chapter Advisory Body Decision Maker Appeal Body
Type One: Ministerial Actions
Site Clearance 20.470 N/A Chief Planner Planning Commission Sign Permit 20.360 N/A Chief Planner Planning Commission Interpretations 20.030 N/A Chief Planner Planning Commission Minor Changes to an
Approved Permit 20.440 N/A Chief Planner Planning Commission Type Two: Discretionary Quasi-Judicial Actions
Waiver from Dimensional
Standards 20.510 N/A Chief Planner Planning Commission
Permit Modifications 20.440 Chief Planner Chief Planner or Planning Commission
Planning Commission
or City Council
Parking District Parking
Exceptions 20.330 N/A Planning Commission City Council
Short-term Rental Permit 20.350 N/A Chief Planner Planning Commission Temporary Use Permits 20.520 N/A Chief Planner Planning Commission Design Review 20.480 Design Review
Board
Chief Planner or Planning
Commission
Planning Commission
or City Council
Minor Use Permits 20.490 N/A Chief Planner Planning Commission Conditional Use Permits 20.490 Chief Planner Planning Commission City Council Variances 20.500 Chief Planner Planning Commission City Council Certificates of Alteration 2.56 N/A Planning Commission City Council Master Sign Program 20.360
Advisory Body of
Associated Project
Permit
Review Authority of
Associated Project Permit
Appeal Body of
Associated Project
Permit
Precise Plans

20.210

20.220

20.230
Chief Planner Planning Commission City Council
Transportation Demand
Management Plan 20.400
Advisory Body of
Associated Project
Permit
Review Authority of
Associated Project Permit
Appeal Body of
Associated Project
Permit
Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 7 Table 20.440.009 Review Authority
Application or Action
Type
Found in
Chapter Advisory Body Decision Maker Appeal Body
Affordable Housing
Agreement 20.380
Department of
Economic and
Community
Development
City Manager (where
agreement is by right); City
Council (where agreement
is not by right)
City Council (where
agreement is by
right); Superior Court
(where agreement is
not by right)
Type Three: Discretionary Legislative Actions
Specific Plans and Plan
Amendments 20.530 Planning Commission City Council Superior Court General Plan Text and
Map Amendments 20.540 Planning Commission City Council Superior Court Zoning Ordinance and
Map Amendments 20.550 Planning Commission City Council Superior Court Prezoning 20.560 Planning
Commission City Council Superior Court

1. For the review authority for applications seeking multiple entitlements from different decision makers, see Section 20.440.008, Concurrent Processing.

Chapter 20.450 Common Procedures
No changes are recommended to this chapter.

Chapter 20.460 Environmental Review
No changes are recommended to this chapter.

Chapter 20.470 Site Clearance
Purpose
This chapter establishes procedures to implement Section 20.010.004(B) (“Compliance with Regulations”) and verify that each new or expanded use or structure complies with the applicable requirements of this Ordinance.

Applicability
Site Clearance approval is required for buildings or structures erected, constructed, altered, repaired or moved, the use of vacant land, changes in the character of the use of land or Division VI: Administration and Procedures
Division VI, Page 8 | South San Francisco Zoning Code | Hearing Draft building, or for substantial expansions in the use of land or building, which are allowed as a matter of right by this chapter. Site Clearance is typically performed in conjunction with business license or permit review.

Review and Decision
General. Before the City may issue any business license, building permit, subdivision approval, or lot line adjustment, the Chief Planner shall review the application to:

1. Determine whether the use, building, or change in lot configuration complies with all provisions of this Ordinance or any design review, Use Permit or Variance approval issued pursuant to the Ordinance requirements;

2. Review application for, and issue a certificate of alteration authorizing alteration, demolition or construction affecting, historic resources; and

3. Determine that all conditions of such permits and approvals have been satisfied.

Application. Applications and fees for site clearance review shall be submitted in accordance with the provisions set forth in Section 20.450.002 (“Application Forms and Fees”). The Chief Planner may request that the Site Clearance Review application be accompanied by a written narrative, plans and other related materials necessary to show that the proposed development, alteration, or use of the property complies with all provisions of this Ordinance and the requirements and conditions of any applicable Use Permit or variance approval.

Determination. The Chief Planner shall review the application to determine whether the Ordinance allows the proposed uses or structures by right. If the Chief Planner determines that the proposed use or building is allowed as a matter of right by this Ordinance, and conforms to all the applicable development and use standards, the Chief Planner shall issue a Site Clearance. An approved Site Clearance may include attachments of other written or graphic information, including but not limited to, statements, numeric data, site plans, floor plans and building elevations and sections, as a record of the proposal’s conformity with the applicable regulations of this chapter.

Exceptions. No Site Clearance shall be required for the continuation of previously approved or permitted uses and structures, or uses and structures that are not subject to any building or zoning regulations.

Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 9 Appeals
A decision of the Chief Planner on site clearance may be appealed to the Planning Commission and a decision of the Planning Commission may be appealed to the City Council as provided in Chapter 20.570 (“Appeals and Calls for Review”).

Chapter 20.480 Design Review
Purpose
This chapter establishes the procedure for design review. The purpose of these provisions is to provide a review procedure to ensure that development is designed to support General Plan policies to preserve the scale and character of established neighborhoods and improve the community orientation of new development. Design review is intended to promote highquality design, well-crafted and maintained buildings and landscaping, the use of highquality building materials, and attention to the design and execution of building details and amenities in both public and private projects.

Applicability
Design review is required for all projects that require a building permit, which involve construction, reconstruction, rehabilitation, alteration, or other improvements to the exterior of a structure or parking area, except for:

1. Construction, reconstruction, alterations, improvements, and landscaping that comply with the requirements of a project developed in compliance with a previous design review approval;

2. Ground floor additions to residential structures that constitute an increase in floor area of less than 50 percent;

3. Signs exempted pursuant to Section 20.360.002 (“Applicability and Exemptions”);

4. Changes in sign copy on existing signs, existing changeable copy signs or signs designed to allow a change of copy, excluding painted signs or copy changes which increase the sign area of coverage or which physically alter the sign structure;

5. Alterations and improvements required in whole or part to meet federal or State requirements to accommodate persons with disabilities;

6. Accessory Dwelling Units as defined under Section 20.350.035 of this Code; and
Division VI: Administration and Procedures
Division VI, Page 10 | South San Francisco Zoning Code | Hearing Draft

7. Residential projects proposed and developed pursuant to California Government Code Sections 65852.21 or 66411.7, or both (collectively and commonly known as Senate Bill No. 9 (2021)).

8. Any other development projects or work specifically mandated as only subject to a ministerial or non-discretionary review process by applicable state housing or land use laws, as confirmed by the Chief Planner in consultation with the City Attorney’s Office.

Design review for new residential dwellings on individual lots which are not in planned developments, and second units, shall be limited to compliance with development standards of the applicable base zone and with the objective standards in Chapter

20.310 (“Site and Building Design Standards”).

Assignment of Design Review Responsibilities
Chief Planner.

1. The Chief Planner may approve, conditionally approve, or deny sign programs with less than 300 square feet of total sign area and additions to one-, twoand three-unit residential structures not elsewhere exempted from the procedures of this chapter, without the Design Review Board’s review and recommendations.

2. For items subject to review by the Design Review Board but not requiring Planning Commission approval, the Chief Planner shall consider the recommendations of the Design Review Board and shall approve, conditionally approve or deny the design review application. If the Chief Planner fails to approve, conditionally approve, or deny the application as submitted by the applicant within 90 days following the date the final recommendation is received from the Design Review Board, the application, as submitted, shall be deemed approved, unless the Planning Commission grants the Chief Planner a reasonable extension of time.

3. The Chief Planner may refer any project to the Design Review Board (See Subsection 20.480.030.C) for review at his/her discretion because of policy implications, unique or unusual circumstances, or the magnitude of the project.

Design Review Board. The Design Review Board shall conduct design review of all other projects and signs subject to design review and provide recommendations to the Planning Commission or Chief Planner as detailed in subsection C.

Planning Commission. The Planning Commission shall have design review authority for all projects requiring Planning Commission approval (such as Use Permits and variances) and all new commercial, downtown, employment, mixed-use, office and Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 11 multi-family developments. The Planning Commission shall consider the Design Review Board’s recommendations and shall approve, conditionally approve or deny the design review application. The Planning Commission shall also conduct design review of all applications involving alteration, and/or modification to a designated historic resource and may approve, conditionally approve, or deny the design review application with the Design Review Board’s review and recommendations. When a project proposes new construction following demolition or removal of a designated historic resource, the Design Review Board shall conduct design review but no approval shall be granted under this title without approval of a Certificate of Alteration pursuant to Section 2.56.130 (“Certificate of Alteration”) of the South San Francisco Municipal Code.

Procedures
Forms and Fees. Written applications for design review applications shall be submitted to the Planning Division in compliance with the application procedures in Chapter 20.450 (“Common Procedures”).

Concurrent Processing. When a development project requires a Use Permit, variance, or any other discretionary zoning approval in addition to design review approval, the design review application shall be submitted to the Planning Division as a part of the application for the underlying permit, Use Permit, or variance.

Staff Action. The Planning Division shall check each application submitted for design review for completeness and shall set the request for the review and consideration of the Design Review Board.

Public Notice. When a development project or sign does not require any Use Permit, variance, or other discretionary approval other than design review, notice of the proposed action shall be posted in the Planning Division at least 10 days prior to the date of action. The notice shall include a general description of the subject of the application, the location of the property, the date of the decision, the procedure for submitting comments, and the procedure for appealing the decision.

Alterations to Drawings. If alterations to the approved drawings are desired by the applicant, said drawings shall be re-submitted and processed according to the procedures established herein for approval of the original drawings.

Scope of Design Review
Design review shall be based on consideration of the requirements of this chapter as they apply to the design of the site plan, structures, landscaping, and other physical features of a proposed project including:

Building proportions, massing, and architectural details; Division VI: Administration and Procedures
Division VI, Page 12 | South San Francisco Zoning Code | Hearing Draft Site design, orientation location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment;
Size, location, design, development, and arrangement of on-site parking and other paved areas;
Exterior colors and materials as they relate to each other, to the overall appearance of the project, and to surrounding development;
Height, materials, colors, and variety of fences, walls, and screen plantings; Location and type of landscaping including selection and size of plant materials, design of hardscape, and irrigation; and
Size, location, design, color, lighting, and materials of all signs.

Design Review Criteria
Criteria. When conducting design review, the Design Review Board, Chief Planner, Planning Commission, or City Council shall evaluate applications to ensure that they satisfy the following criteria, conform to the policies of the General Plan and any applicable specific plan, and are consistent with any other policies or guidelines the City Council may adopt for this purpose. In contrast to guidelines, which are intentionally generalized to encourage individual creativity, to obtain design review approval, projects must satisfy these criteria to the extent they apply.

1. The site subject to design review shall be graded and developed with due regard for the natural terrain, aesthetic quality, and landscaping so as not to impair the environmental quality, value, or stability of the site or the environmental quality or value of improved or unimproved property in the area.

2. A building, structure, or sign shall:
a. Reasonably relate to its site and property in the immediate and adjacent areas;
b. Not be of such poor quality of design as to adversely affect the environmental quality or desirability of the immediate areas or neighboring areas; and
c. Not unreasonably interfere with the occupancy, environmental quality, or the stability and value of improved or unimproved real property or have an unreasonable detrimental effect on the health, safety, and general welfare of the community.

Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 13

3. New additions to existing residential dwellings shall be architecturally compatible with the primary residential unit, with respect to style, massing, roof pitch, color and materials.

4. A site shall be developed to achieve a harmonious relationship with the area in which it is located and adjacent areas, allowing a reasonable similarity of style or originality, which does not impair the environmental quality or value of improved or unimproved property or prevent appropriate development and use of such areas or produce degeneration of properties in such areas with attendant deterioration of conditions affecting the health, safety, and general welfare of the City.

5. Parking areas shall be designed and developed to buffer surrounding land uses; compliment pedestrian-oriented development; enhance the environmental quality of the site, including minimizing stormwater run-off and the heat-island effect; and achieve a safe, efficient, and harmonious development.

6. Open space, pedestrian walks, signs, illumination, and landscaping (including irrigation) shall be designed and developed to enhance the environmental quality of the site, achieve a safe, efficient, and harmonious development, and accomplish the objectives set forth in the precise plan of design and design criteria.

7. Electrical and mechanical equipment or works and fixtures and trash storage areas shall be designed and constructed so as not to detract from the environmental quality of the site. Electrical and mechanical equipment or works and fixtures and trash storage areas shall be concealed by an appropriate architectural structure which uses colors and materials harmonious with the principal structure, unless a reasonable alternative is identified.

8. Components considered in design review shall include but not be limited to exterior design, materials, textures, colors, means of illumination, landscaping, irrigation, height, shadow patterns, parking, access, security, safety, and other usual on-site development elements.

Required Findings
The Chief Planner, Planning Commission, or City Council may only approve a design review application if it finds that the application is consistent with the purposes of this chapter and with the following:

1. The applicable standards and requirements of this Ordinance; Division VI: Administration and Procedures
Division VI, Page 14 | South San Francisco Zoning Code | Hearing Draft

2. The General Plan and any applicable specific plans the City Council has adopted;

3. Any applicable design guidelines adopted by the City Council;

4. Any approved tentative map, Use Permit, variance, or other planning or zoning approval that the project required; and

5. The applicable design review criteria in Section 20.480.006 (“Design Review Criteria”) above.

On lots with an average slope of 30 percent or greater, grading may be approved by the Review Authority only if the following findings can be made:

1. The proposed grading is part of or necessary for a project that is consistent with the General Plan and any applicable specific plan.

2. The proposed grading and associated project substantially meet the purposes of Section 20.310.002, General Site and Building Design, subsections A, B and C.

3. The size, shape, or topography of the site are such that creating slopes over 30 percent is necessary to enable a design that minimizes disturbance to the terrain and natural land features.

4. The proposed grading and associated project will not be materially detrimental to persons residing or working in the vicinity, to adjacent property, or the public welfare in general.

Conditions of Approval
In granting design review approval, the Chief Planner, Planning Commission, or City Council may impose conditions that are reasonably related to the application and deemed necessary to achieve the purposes of this chapter and ensure compliance with the applicable criteria and standards established by this Ordinance.

Notice to the Planning Commission
The Chief Planner shall provide notice of any action by the Chief Planner to approve, modify, or deny an application for design review to the Planning Commission within the applicable appeal period.

Appeals; Expiration, Extensions, and Modifications
Appeals and Calls for Review. A decision by the Chief Planner shall be subject to review by the Planning Commission either on appeal by the applicant or upon motion of the Planning Commission. If the Planning Commission fails to make an order to Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 15 review the Chief Planner’s determination at its next regular meeting after the determination, then the Chief Planner’s determination shall be final. A decision of the Chief Planner may be appealed to the Planning Commission and a decision of the Planning Commission may be appealed to the City Council as provided in Chapter

20.570 (“Appeals and Calls for Review”).

Expiration, Extensions and Modifications. Design review approval is effective and may only be extended or modified as provided for in Chapter 20.450 (“Common Procedures”).

Enforcement
No building permit shall be issued for any activity subject to the provisions of this chapter except in accordance with the terms and conditions of the design review approval. No Certificate of Occupancy shall be granted by the Building Division or approved by the Chief Planner unless a design review approval, if required, has been secured and the building or structure complies with the building permit plans approved following design review unless amendments or changes have been approved pursuant to the requirements of Section

20.450.012 (“Modification”).

Failure to comply with a design review approval condition is a violation of this chapter subject to enforcement, penalties, and legal procedure as prescribed by Chapter

20.580 (“Enforcement and Abatement Procedures”).

Any design review approval granted in accordance with the terms of this chapter may be revoked or modified for cause as provided by Section 20.580.006 (“Revocation of Permits”).

Chapter 20.490 Use Permits
Purpose
This chapter describes the process and general requirements applicable to those uses for which this Ordinance requires a Use Permit (Conditional or Minor) or a Temporary Use Permit.

The Use Permit process is intended to apply to uses that are generally consistent with the purposes of the district where they are proposed but require special consideration to ensure that they can be designed, located, and operated in a manner that will not interfere with the use and enjoyment of surrounding properties. The process for review of all Use Permit applications is designed to evaluate possible adverse impacts and to minimize them where possible through the imposition of specific conditions or requirements. Approval of a Use Permit requires careful review Division VI: Administration and Procedures
Division VI, Page 16 | South San Francisco Zoning Code | Hearing Draft of the location, design, configuration, and special impacts of a proposed use with respect to applicable policies, standards, and criteria to determine the desirability of permitting its establishment on a particular site.

The Temporary Use Permit review process allows for the establishment of certain uses for a limited duration of time and that do not permanently alter the character or physical facilities of the property where they occur.

Applicability
Use Permit and Temporary Use Permit approval is required for the following:

Conditional Use Permit. A Conditional Use Permit is required for;

1. Any use with hours of operation between 12:00 midnight and 6:00 a.m., except for properties within the BPT-M, BPT-H, MIM or MIH zoning districts that do not directly abut another zone district;

2. Any commercial use with live entertainment; or

3. Uses or developments specifically identified in Division II (“Conventional District Regulations”) and Division III (“Form-Based Code”), and/or any other section of this Ordinance which requires a Use Permit.

Minor Use Permit. A Minor Use Permit is required for any new use or change of use from a Public and Semi-Public, Commercial, Industrial/R&D, or Transportation, Communication & Utilities use classification category to another non-residential use classification category within 300 feet of a residential district. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification category than the former occupant.

Temporary Use Permit. A Temporary Use Permit is required for the review and approval of 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. In addition to any other license or approval required by the City, a Temporary Use Permit is required for temporary uses pursuant to Chapter 20.340 (Temporary Uses).

Procedures
Review Authority.

1. Conditional Use Permits. Unless otherwise specified in the South San Francisco Municipal Code, the Planning Commission shall approve, conditionally approve, or deny applications for Conditional Use Permits based on consideration of the requirements of this chapter.

Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 17

2. Minor Use Permits. The Chief Planner shall approve, conditionally approve, or deny applications for Minor Use Permits based on consideration of the requirements of this chapter. The Chief Planner may, at their discretion, refer any application for a Minor Use Permit for a project that may generate substantial public controversy or involve significant land use policy decisions to the Planning Commission for a decision rather than acting on it. In that case, the application shall be processed as a Conditional Use Permit.

3. Temporary Use Permits. An application for a temporary use shall be submitted at least 30 days before the use is intended to commence. The application shall be on a form approved by the Chief Planner and shall include the written consent of the owner of the property or the agent of the owner on which the use is to be located.

Application Requirements. Applications for Use Permits and Temporary Use Permits shall be filed with the Planning Division on the prescribed application forms in accordance with the application procedures in Chapter 20.450 (“Common Procedures”). In addition to any other application requirements, the application for a Use Permit or Temporary Use Permit shall include data or other evidence in support of the applicable findings required by Section 20.490.004 (“Required Findings”), below.

Public Notice and Hearing.

1. Conditional Use Permits. All applications for Conditional Use Permits shall require public notice and hearing before the Planning Commission pursuant to Chapter 20.450 (“Common Procedures”).

2. Minor Use Permits. All applications for Minor Use Permits shall require public notice and hearing before the Chief Planner pursuant to Chapter 20.450 (“Common Procedures”).

3. Temporary Use Permits. An application for a Temporary Use Permit does not require a public hearing.

Required Findings
The review authority must make all of the following findings in the affirmative in order to approve or conditionally approve a Conditional Use Permit or a Minor Use Permit application. The inability to make one or more of the findings in the affirmative is grounds to deny an application.

1. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code;
Division VI: Administration and Procedures
Division VI, Page 18 | South San Francisco Zoning Code | Hearing Draft

2. The proposed use is consistent with the General Plan and any applicable specific plan;

3. The proposed use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements;

4. The proposed use complies with any design or development standards applicable to the zoning district or the use in question as may be adopted by a resolution of the Planning Commission and/or the City Council;

5. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and reasonably foreseeable future land uses in the vicinity;

6. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints;

7. An environmental determination has been prepared in accordance with CEQA;

8. If the proposal includes a request for increased density or FAR pursuant to the provisions of Section 20.280.004(A), in addition to any other findings this chapter requires, the decision-making body must also make the following findings:
a. The proposal would result in a project whose proposed public benefits and requested development incentives are suitable to the site and relate appropriately to adjacent uses and structures. b. The proposed project would be consistent with the accepted list of public benefits outlined in Section 20.280.004(A)(1), and such benefits would not otherwise result through provisions of the City’s policies, ordinances or other requirements.
c. The proposal reflects a fair financial balance of costs and benefits to the applicant and the City.

The Chief Planner may approve an application for a Temporary Use Permit to allow a temporary use for a period of time, only upon making all of the following findings:

1. The proposed use will not unreasonably affect adjacent properties, their owners and occupants, or the surrounding neighborhood, and will not in any other way constitute a nuisance or be detrimental to the health, safety, peace, comfort, or general welfare of persons residing or working in the area of such use or to the general welfare of the City; and

2. The proposed use will not unreasonably interfere with pedestrian or vehicular traffic or circulation in the area surrounding the proposed use, and will not Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 19 create a demand for additional parking that cannot be safely and efficiently accommodated by existing parking areas.

Conditions of Approval
In approving a Conditional Use Permit or a Minor Use Permit, the review authority may impose reasonable conditions deemed necessary to ensure compliance with the findings required in Section 20.490.004 (“Required Findings”) above and may require reasonable guarantees and evidence that such conditions are being, or will be, complied with.

In approving a Temporary Use Permit, the Chief Planner may impose any conditions deemed necessary to achieve the findings for a Temporary Use Permit listed above, including: regulation of vehicular ingress and egress and traffic circulation; regulation of lighting; regulation of hours and/or other characteristics of operation; submission of final plans to ensure compliance with conditions of approval, and such other conditions as the Chief Planner may deem necessary and reasonable. At minimum, the Chief Planner shall impose the following conditions if applicable:

1. Any construction or other work shall conform to all applicable rules and regulations. This may include documentation or demonstration that the project complies with all applicable development and design standards.

2. Fire protection and access for fire vehicles shall be provided as specified by the Fire Chief.

3. The site shall be completely cleaned and all trash, debris, signs, sign supports, and temporary structures and electrical service removed within three days following the date specified for termination of the temporary use.

4. Fencing or other security measures the Police Department deems necessary to minimize risk.

Notice to the Planning Commission – Minor Use Permit
The Chief Planner shall provide notice of any action by the Chief Planner to approve, modify, or deny an application for a Minor Use Permit to the Planning Commission within the applicable appeal period. (Ord. 1432 § 2, 2010)
Appeals; Expiration, Extensions, and Modifications
Appeals. A decision of the Chief Planner may be appealed to the Planning Commission and a decision of the Planning Commission may be appealed to the City Council, as provided in Chapter 20.570 (“Appeals and Calls for Review”).

Division VI: Administration and Procedures
Division VI, Page 20 | South San Francisco Zoning Code | Hearing Draft Expiration, Extensions and Modifications. Use permits are effective and may only be extended or modified as provided for in Chapter 20.450 (“Common Procedures”).

Failure to Comply with Conditions
Failure to comply with any Use Permit condition is a violation of this chapter subject to enforcement, penalties, and legal procedure as prescribed by Chapter 20.580 (“Enforcement and Abatement Procedures”). Any Use Permit granted in accordance with the terms of this chapter may be revoked upon failure to comply with any of the conditions or terms of such permit, or if any law or ordinance is violated in connection therewith.

Revocation of Use Permits
A Use Permit may be revoked as provided by Section 20.580.006 (“Revocation of Permits”).

Chapter 20.500 Variances
No changes recommended to this chapter.

Chapter 20.510 Waivers and Modifications
Purpose
The purpose of this chapter is to establish an alternate means of granting relief from the requirements of this Ordinance when so doing would be consistent with the purposes of the Ordinance and it is not possible or practical to approve a variance. This procedure is intended to, facilitating compliance with the Federal Fair Housing Act, the Americans with Disabilities Act, and the California Fair Employment and Housing Act by providing reasonable accommodation to persons with disabilities seeking fair access to housing through modification of the application of the City’s zoning regulations. This chapter authorizes the Chief Planner to grant relief from this Ordinance’s dimensional requirements when necessary to provide access to housing and to also approve limited waivers of dimensional standards for applicants who are not entitled to reasonable accommodation under these statutes. It also allows the Commission to grant exceptions and waivers when necessary to accommodate religious uses protected by the Federal Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA). The relief available under this chapter is distinguished from grant of a Variance provided in Chapter 20.500 (“Variances”) in that it is limited to minor waivers of dimensional requirements except when an applicant is entitled to an accommodation pursuant to Federal and/or State law.

Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 21 Procedures
A. Notice and Application. A notice shall be displayed at the office of the Planning Division advising applicants that they may request a reasonable accommodation in the rules, policies, practices and procedures regulating the siting, funding, development or use of housing by completing an application requesting an accommodation and filing it with the Planning Division.

1. When an accommodation may be necessary to ensure equal access to housing, a request for reasonable accommodation in rules, policies, practices and/or procedures may be filed with any application for zoning or subdivision approval or at any time during the zoning or subdivision approval process.

B. Review of Requests for Reasonable Accommodation to Ensure Access to Housing. An application for reasonable accommodation to ensure access to housing will be referred to the Chief Planner for review and consideration. The Chief Planner shall issue a written decision within 45 days of the date of the application and may grant the reasonable accommodation request, grant with modifications, or deny the request. All written decisions shall give notice of the right to appeal and to request reasonable accommodation in the appeals process.

C. Review of Other Requests for Waivers and Modifications. Applicants who are not requesting reasonable accommodation to ensure access to housing as provided for by federal and/or State law may submit an application requesting a waiver or exception to any of the following standards:

1. Lot area, width, or depth up to 10 percent of the required dimension;

2. Determination of which street frontage is to be considered the front of the lot;

3. Height variation requirements based on existing patterns of development within 500 feet of the subject property;

4. Minimum yards, up to 10 percent of the required yard;

5. Maximum height of fences and freestanding walls up to one foot over height allowed;

6. Maximum height of buildings and structures, up to 10 percent or eight feet, whichever is less;

7. Maximum lot coverage, up to 10 percent;

8. Minimum landscaping, up to 10 percent of required landscaping for site or parking lot;

9. Required ground-floor building transparency, up to 10 percent of minimum; Division VI: Administration and Procedures
Division VI, Page 22 | South San Francisco Zoning Code | Hearing Draft

10. Upper story step-back; up to 10 percent provided design features have been incorporated to create visual variety and to avoid a large-scale, bulky, or monolithic appearance;

11. Building length and separation, up to 10 percent, provided the building separation complies with the Building Code and design features have been incorporated to create visual variety and to avoid a large-scale, bulky, or monolithic appearance;

12. Up to 10 percent of other development standards not listed in subsection D below;

13. For a corner lot, the widest dimension of the lot with street frontage may be considered the front of a lot; or

14. Other development standards not listed in subsection D below, provided the application is to accommodate an environmental technology or design that will substantially enhance the sustainability of a project over and above standard municipal code requirements.

D. Exclusions. Waivers and modifications may not be considered for the following standards:

1. Maximum number of stories;

2. Minimum number or dimensions of required parking spaces;

3. Residential density; or

4. Maximum floor area ratio (FAR).

Required Findings
A decision to grant a waiver or modification shall be based on the following findings:

A. The waiver or modification is necessary due to the physical characteristics of the property and the proposed use or structure or other circumstances, including topography, noise exposure, irregular property boundaries, or other unusual circumstance.

B. There are no alternatives to the requested waiver or modification that could provide an equivalent level of benefit to the applicant with less potential detriment to surrounding owners and occupants or to the general public.

C. The granting of the requested waiver or modification would not be detrimental to the health or safety of the public or the occupants of the property or result in a change in land use or density that would be inconsistent with the requirements of this title.

Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 23 D. If the waiver or modification requested is to provide reasonable accommodation pursuant to State or Federal law, in addition to any other findings that this chapter requires, the decision-maker must also make the following findings:

1. That the housing or other property which is the subject of the request for reasonable accommodation will be used by an individual or organization entitled to protection;

2. If the request for accommodation is to provide fair access to housing, that the request for accommodation is necessary to make specific housing available to an individual protected under State or Federal law;

3. That the conditions imposed, if any, are necessary to further a compelling public interest and represent the least restrictive means of furthering that interest; and

4. That denial of the requested waiver or modification would impose a substantial burden on religious exercise or would conflict with any State or Federal statute requiring reasonable accommodation to provide access to housing.

Conditions of Approval
A. In approving a waiver or modification, the decision-maker may impose any conditions deemed necessary to:

1. Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies adopted by the City Council;

2. Achieve the general purposes of this Ordinance or the specific purposes of the zoning district in which the project is located;

3. Achieve the findings for a waiver or exception granted; or

4. Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the California Environmental Quality Act.

B. Waivers and modifications approved based on State or federal requirements for reasonable accommodation may be conditioned to provide for rescission or automatic expiration based on a change of occupancy or other relevant change in circumstance.

Division VI: Administration and Procedures
Division VI, Page 24 | South San Francisco Zoning Code | Hearing Draft Appeals; Expiration, Extensions, and Modifications
A. Appeals. The applicant or any other aggrieved party may appeal a decision on a waiver or exception pursuant to the provisions of Chapter 20.570 (“Appeals and Calls for Review”).

1. An appellant may request a reasonable accommodation in the procedure by which an appeal will be conducted.

2. If an appellant needs assistance in filing an appeal, the Planning Division shall provide the assistance that is necessary to ensure that the appeal process is accessible to the applicant.

B. Expiration, Extensions, and Modifications. Waivers and exceptions granted under this chapter are effective and may only be extended or modified as provided for in Chapter 20.450 (“Common Procedures”).

Chapter 20.520 Temporary Use Permits
The contents of this chapter have been moved to Chapter 20.490 (Use Permits) Chapter 20.530 Specific Plans and Plan Amendments
No changes recommended to this chapter.

Chapter 20.540 Amendments to General Plan
No changes recommended to this chapter.

Chapter 20.550 Amendments to Zoning Ordinance and
Map
No changes recommended to this chapter.

Chapter 20.560 Pre-zoning Procedure
No changes recommended to this chapter.

Chapter 20.570 Appeals and Calls for Review
Division VI: Administration and Permits
Hearing Draft | South San Francisco Zoning Code | Division VI, Page 25 No changes recommended to this chapter.

Chapter 20.580 Enforcement and Abatement Procedures
No changes recommended to this chapter.

Division VI: Administration and Procedures
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Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 1 Use Classifications
Purpose and Applicability
Use classifications describe one or more uses of land having similar characteristics, but do not list every use or activity that may appropriately be within the classification. The Planning Commission upon request from the Chief Planner shall determine whether a specific use shall be deemed to be within one or more use classifications or not within any classification in this chapter. The Commission may determine that a specific use shall not be deemed to be within a classification, whether or not named within the classification, if its characteristics are substantially incompatible with those typical of uses named within the classification.

Residential Use Classifications
Accessory Dwelling Unit. A dwelling unit providing complete independent living facilities for one or more persons that is located on a lot with a primary, single-unit, or multiple-unit dwelling. An accessory dwelling unit may be within the same structure as the primary unit, in an attached structure, or in a separate structure on the same lot.

Accessory Dwelling Unit, Junior. An accessory dwelling unit that is no more than 500 square feet in size and contained entirely within an existing single-unit dwelling. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the primary unit.

Dwelling, Single-Unit. A dwelling unit designed for occupancy by one household, where all rooms are internally connected and internally accessible via habitable space and located on a separate lot from any other unit (except accessory dwelling units, where permitted). This classification includes individual manufactured housing units installed on a foundation system pursuant to Section 18551 of the California Health and Safety Code, and the use of a single-family residential structure as employee housing for six or fewer employees consistent with Section 17021.5 of the California Health and Safety Code.

Detached. A single-unit dwelling, on a single lot, within which all rooms are internally accessible and that is not attached to any other primary dwelling unit.

Semi-Attached. A single-unit dwelling with only the garage wall abutting, or in common with, the garage of the dwelling unit on the adjacent lot.

Attached. A single-unit dwelling on a single lot that is attached through common vertical walls to one or more dwellings on abutting lots. An attached single-unit dwelling may take the form of a townhouse.

Division VII: Uses and Definitions
Division VII, Page 2 | South San Francisco Zoning Code | Hearing Draft SB9 Unit. Two primary dwelling units or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a lot subdivided in accordance with Government Code Section 65852.21.

Dwelling, Multiple-Unit. This use classification refers to two or more dwelling units on a single lot. Multiple-unit residential types include duplexes and multifamily development, such as townhouses, single-unit groups, senior citizen residential developments, apartment buildings, and transitional residential development.

Duplex. A single building on a lot that contains two primary dwelling units or two singleunit dwellings on a single lot. This use is distinguished from an accessory dwelling unit, which is considered a secondary residential unit, or incidental to a primary dwelling unit as defined by State law and this chapter.

Multifamily. Three or more dwelling units on a single lot. Types of multiple-unit dwellings include townhouses, triplexes, fourplexes, cottage courts, senior housing developments, micro-units, and apartment buildings.

Senior Citizen Residential. A multifamily development in which individual units are occupied exclusively by one or more persons 60 years of age or older.

Caretaker Unit. A dwelling unit occupied by employees or caretakers of the primary use on the site.

Domestic Violence Shelter. A facility where victims of domestic violence or sexual abuse are provided temporary housing, food, and other specialized services in compliance with California Welfare and Institutions Code Section 18290 et seq.

Family Day Care Homes, Family Day Cares, or Family Day Care Centers. A day-care facility licensed by the State of California that is located in a single-unit dwelling or other dwelling unit where an occupant of the residence provides care and supervision for children under the age of 18 for periods of less than 24 hours a day.

Small. A facility that provides care for eight or fewer children, including children under the age of 10 who reside at the home.

Large. A facility that provides care for seven to 14 children, including children under the age of 10 who reside at the home.

Group Residential. Shared living quarters without separate kitchen or bathroom facilities for each room or unit, offered for rent for permanent or semi-transient residents on a weekly or longer basis. This classification includes rooming and boarding houses, dormitories and other types of organizational housing, private residential clubs, and residential hotels intended for long-term occupancy (30 days or more) but excludes Hotels and Motels (see Hotel and Motel), and Residential Care Facilities (see Residential Care Facilities).

Live-Work. An integrated housing unit and working space that has been constructed for such use or converted from commercial or industrial use and structurally modified to Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 3 accommodate residential occupancy and work activity in compliance with the California Building Code. Living space includes, but is not limited to, a sleeping area, a food preparation area, and a full bathroom. The working space is reserved for and regularly used by one or more occupants of the unit.

Mobile Home Park. A development designed and occupied by mobile homes including development with facilities and amenities used in common by occupants who rent, lease, or own spaces for mobile homes through a subdivision, cooperative, condominium or other form of resident ownership.

Residential Care Facilities. General. A facility that requires a State license or is licensed by the State to provide 24-hour primarily non-medical care and supervision for more than six persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes facilities that are operated for profit as well as those operated by public or not-for-profit institutions. This category excludes transitional residential (see Dwelling, Multiple-Unit) and any facilities supervised by or under contract with the State Department of Corrections.

Limited. A facility that requires a State license or is licensed by the State to provide 24- hour non-medical care and supervision for six or fewer persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living, excluding the licensee or members of the licensee’s family or persons employed as facility staff. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes facilities that are operated for profit as well as those operated by public or not-for-profit institutions, including hospices. A Residential Care Facility, Limited is considered a single-unit dwelling use.

Senior. A housing arrangement chosen voluntarily by the resident, the resident’s guardian, conservator or other responsible person, where residents are 60 years of age or older and where varying levels of care and supervision are provided as agreed to at time of admission or as determined necessary at subsequent times of reappraisal. Any younger residents must have needs compatible with other residents, as provided in Health & Safety Code Section 1569.316 or a successor statute. This classification includes continuing care retirement communities and lifecare communities licensed for residential care by the State of California.

Public and Semi-Public Use Classifications
College and Trade School, Public or Private. Institutions of higher education providing curricula of a general, religious or professional nature, typically granting recognized degrees, including conference centers and academic retreats associated with such institutions. This Division VII: Uses and Definitions
Division VII, Page 4 | South San Francisco Zoning Code | Hearing Draft classification includes business and computer schools, management training, technical and trade schools, but excludes personal instructional services such as music lessons (see Instructional Services).

Community Assembly. A facility for public or private meetings including clubs and lodges, community centers, senior centers, religious assembly facilities, convention centers, civic and private auditoriums, union halls, meeting halls for clubs and other membership organizations. This classification includes functionally related facilities for the use of members and attendees such as kitchens, multi-purpose rooms, and storage. It does not include gymnasiums or other sports facilities (see Indoor Sports and Recreation), residential accommodations available to club and lodge members (see Group Residential), or facilities such as day care centers and schools, all of which are separately defined and regulated.

Community Assembly, Small. A Community Assembly facility up to 2,000 gross square feet in area.

Community Assembly, Large. A Community Assembly facility over 2,000 gross square feet in area.

Community Garden. Use of land for and limited to the cultivation of herbs, fruits, flowers, or vegetables, including the cultivation and tillage of soil and the production, cultivation, growing, and harvesting of any agricultural, floricultural, or horticultural commodity.

Cultural Institution. Public or non-profit institutions engaged primarily in the display or preservation of objects of interest in the arts or sciences that are open to the public on a regular basis. This classification includes performing arts centers for theater, dance, and events; buildings of an educational, charitable or philanthropic nature; libraries; museums; historical sites; aquariums; art galleries; and zoos and botanical gardens.

Day Care Center. Establishments providing non-medical care for persons on a less than 24- hour basis other than Family Day Care Homes. This classification includes licensed nursery schools, preschools, and day care facilities for children or adults, and any other day care facility licensed by the State of California.

Elderly and Long-Term Care. Establishment that provides 24-hour medical, convalescent or chronic care to individuals who, by reason of advanced age, chronic illness or infirmity, are unable to care for themselves, and is licensed by the California Department of Public Health.

Uses include but not limited to, skilled nursing facilities, rest homes and convalescent hospitals. Does not include Senior Citizen Residential (see Dwelling, Multiple-Unit), Residential Care Facilities (Mobile Home Park), or Hospitals (see Hospitals and Clinics).

Emergency Shelter. As defined in California Health and Safety Code § 50801(e), housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 5 Government Offices. Administrative, clerical, or public contact offices of a government agency, including postal facilities, together with incidental storage and maintenance of vehicles. This classification excludes corporation yards, equipment service centers, and similar facilities that primarily provide maintenance and repair services and storage facilities for vehicles and equipment of a public agency or public utility (see Utilities, Major).

Hospitals and Clinics. State-licensed facilities providing medical, surgical, psychiatric, or emergency medical services to sick or injured persons. This classification includes facilities for inpatient or outpatient treatment, including substance-abuse programs as well as training, research, and administrative services for patients and employees. This classification excludes veterinaries and animal hospitals (see Animal Care, Sales, and Services).

Hospital. A facility providing medical, psychiatric, or surgical services for sick or injured persons primarily on an in-patient basis, and including ancillary facilities for outpatient and emergency treatment, diagnostic services, training, research, administration, and services to patients, employees, or visitors.

Clinic. A facility providing medical, psychiatric, or surgical service for sick or injured persons exclusively on an out-patient basis including emergency treatment, diagnostic services, administration, and related services to patients who are not lodged overnight.

Services may be available without a prior appointment. This classification includes licensed facilities offering substance abuse treatment, dialysis centers, blood banks and plasma centers, and emergency medical services offered exclusively on an out-patient basis. This classification does not include private medical and dental offices that typically require appointments and are usually smaller scale (see Offices, Medical and Dental).

Park and Recreation Facilities, Public. Parks, playgrounds, recreation facilities, trails, wildlife preserves, and related open spaces, all of which are noncommercial. This classification also includes playing fields, courts, gymnasiums, swimming pools, picnic facilities, tennis courts, and golf courses, botanical gardens, as well as related food concessions or community centers within the facilities.

Public Safety Facilities. Facilities providing public-safety and emergency services, including police and fire protection and emergency medical services, with incidental storage, training and maintenance facilities.

Schools, Public or Private. Facilities for primary or secondary education, including public schools, charter schools, and private and parochial schools having curricula comparable to that required in the public schools of the State of California.

Social Service Facilities. Any noncommercial facility that provides meals, showers, personal storage, and/or laundry facilities to families or individuals. Specialized programs and services related to the needs of clients may also be provided. This classification excludes Emergency Shelters, Domestic Violence Shelters, and Transitional Housing (see Multi-Family Residential and Group Residential, and similar facilities that provide living accommodations).

Division VII: Uses and Definitions
Division VII, Page 6 | South San Francisco Zoning Code | Hearing Draft Commercial Use Classifications
Adult-Oriented Business. An establishment or concern that, as a regular and substantial course of conduct, offers, sells or distributes adult-oriented merchandise, or that offers to its patrons materials, products, merchandise, services, entertainment or performances that have sexual arousal, sexual gratification, and/or sexual stimulation as their dominant theme, or are characterized by an emphasis on specified sexual activities or specified anatomical areas and are not customarily open to the general public because they exclude minors by virtue of their age. This classification does not include any establishment offering professional services conducted, operated, or supervised by medical practitioners, physical therapists, nurses, chiropractors, psychologist, social workers, marriage and family counselors, osteopaths, and persons holding licenses or certificates under applicable State law or accreditation from recognized programs when performing functions pursuant to the respective license or certificate (see Offices, Medical and Dental).

Animal Care, Sales and Services. Retail sales and services related to the boarding, grooming, and care of household pets including:

Kennel. Facilities for keeping, boarding, training, breeding or maintaining for commercial purposes, four or more dogs, cats, or other household pets not owned by the kennel owner or operator. It excludes Pet Stores and Veterinary Services that provide 24-hour accommodation of animals receiving medical or grooming services.

Pet Day Care. Facilities for providing non-medical care for four or more dogs, cats, or other household pets not owned by the pet day care owner or operator on a less than 24-hour basis.

Pet Store. Retail sales of animals and/or services, including grooming, for animals on a commercial basis. This classification excludes dog walking and similar pet care services not carried out at a fixed location and excludes pet supply stores that do not sell animals or provide on-site animal services (see Retail, General).

Veterinary Service. Medical care for small animals on a commercial basis. This classification allows 24-hour accommodation of animals receiving medical or grooming services but does not include kennels.

Artist’s Studio. Work space for an artist or artisan including individuals practicing one of the fine arts or performing arts, or skilled in an applied art or craft, with incidental retail sales of items produced on-site. Artist’s studios do not produce significant odors, fumes, noise, particulate matter emissions, or other disturbances (see Maker’s Space).

Automobile/Vehicle Sales and Services. Retail or wholesale business that sell, rent, and/or repair automobiles, trucks, vans, trailers, motorcycles including the following:

Automobile/Vehicle Rentals. Point of sale for rental of automobiles, including storage and maintenance.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 7 Automobile/Vehicle Sales and Leasing. Sales or leasing of automobiles, boats, motorcycles, trucks, and motor homes, including storage and incidental maintenance.

Automobile/Vehicle Service and Repair, Major. Repair of automobiles, trucks, motorcycles, motor homes, boats and recreational vehicles, including the sale, installation, and servicing of related equipment and parts, generally on an overnight basis.

This classification includes the servicing and repair of engines, body and fender, transmission, axels, wheels and brake, auto glass services, tire sales and installation, and vehicle painting. Excludes vehicle dismantling or salvaging and tire retreading or recapping (see Salvage and Wrecking).

Automobile/Vehicle Service and Repair, Minor. The service and repair of automobiles, light-duty trucks, boats, and motorcycles, including the sale, installation, and servicing of related equipment and parts. This classification includes the replacement of small automotive parts and liquids as an accessory use to a gasoline sales station or automotive accessories and supply store, and quick-service oil, tune-up and brake and muffler shops, auto glass sales and replacement, stereo and alarm sales, and tire sales where repairs are made or service provided in enclosed bays and no vehicles are stored overnight. This classification excludes disassembly, removal or replacement of major components such as engines, drive trains, transmissions or axles; automotive body and fender work, vehicle painting or other operations that generate excessive noise, objectionable odors, or hazardous materials, and repair of heavy trucks, limousines or construction vehicles (see Automobile/Vehicle Repair, Major). It also excludes towing services (see Towing and Impound) and fueling stations (see Service Station).

Automobile/Vehicle Washing. Washing, waxing, or cleaning of automobiles or similar light vehicles, including self-serve washing facilities.

Rental Car Storage. Parking or storage of operable motor vehicles for rental car agencies, leasing agencies, or any company or business engaged in the rental or leasing of motor vehicles, where more than 30 percent of annual rental transactions relating to those parked or stored motor vehicles occurs off-site.

Service Station. Establishments primarily engaged in retailing automotive fuels or retailing these fuels in combination with activities, such as providing minor automobile/vehicle repair services; selling automotive oils, replacement parts, and accessories; and/or providing food services.

Towing and Impound. Establishments primarily engaged in seizing and retaining vehicles, in addition to parking associated towing vehicles.

Banks and Financial Institutions.

Banks and Credit Unions. Financial institutions, including federally-chartered banks, savings associations, industrial loan companies, and credit unions that provide retail banking services to individuals and businesses. This classification includes only those Division VII: Uses and Definitions
Division VII, Page 8 | South San Francisco Zoning Code | Hearing Draft institutions engaged in the on-site circulation of money, and whose deposits are insured by the state or federal government and/or a state or federal sponsored entity, including credit unions. This classification specifically excludes Other Financial Services and Pawnbrokers.

Other Financial Services. Other financial services are business establishments that provide customers with some form of currency in a transaction as part of an alternative loan product. This use classification may include check cashing, payday loans, vehicle title loans, microfinance loans, or similar. This use classification specifically excludes Banks and Credit Unions.

Alternative Loan Businesses. Establishments that conduct a check cashing business, and/or engage in the business of cashing checks, warrants, drafts, money orders, or other commercial enterprise defined herein. The term “check cashing business” as used herein includes a retail business owned or operated by a “check casher” as that term is defined in California Civil Code Section 1789.31, as amended from time to time.

This classification also includes the business of deferred deposits, or “payday lending,” which is defined as an establishment owned or operated by a “licensee,” as that term is defined in California Financial Code Section 23001(d), as amended from time to time. Similar lending services that provide vehicle title loans or microfinance loans shall also be included in this classification. Microfinance institutions are characterized by their use of interest rates that are higher than traditional banks and credit unions and typically targeted towards low-income borrowers or borrowers with limited or no credit history. Alternative loan businesses do not include state or federally chartered banks, savings associations, credit unions, or industrial loan companies (see Banks and Credit Unions). They also do not include retail sellers engaged primarily in the business of selling consumer goods, such as consumables to retail buyers, that cash checks or issue money orders incidental to their main purpose or business.

Pawnbroker. Place of business where personal property is received and for which money is advanced, with the right of privilege granted to the person to whom said money is advanced to reclaim such property upon repayment of said money, together with all legal charges incident thereto. This does not include Banks and Credit Unions.

Building Materials Sales and Services. Retail sales or rental of building supplies or equipment. This classification includes lumber yards, tool and equipment sales or rental establishments, and establishments devoted principally to taxable retail sales to individuals for their own use. This definition does not include Construction and Materials Yards and hardware stores less than 10,000 square feet in floor area (see Retail Sales) or plant nurseries (see Nurseries and Garden Centers).

Business Services. Establishments that primarily provide goods and services to other businesses on a fee or contract basis, including printing and copying, blueprint services, advertising and mailing, equipment rental and leasing, office security, custodial services, photo finishing, and model building.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 9 Commercial Cannabis Uses. Includes the cultivation, possession, manufacture, distribution, processing, storing, laboratory testing, packaging, labeling, transportation, delivery, or sale of cannabis and cannabis products.

Cannabis Delivery-Only Operations. A commercial cannabis use that involves the transfer of cannabis or cannabis products from a fixed location that is not open to the public to a customer at a fixed address specified by the customer pursuant to the applicable state cannabis license.

Cannabis Distribution. The procurement, sale, and transport of cannabis and cannabis products between licensees.

Cannabis Indoor Cultivation. The cultivation of cannabis for commercial purposes within a fully enclosed, permanent, secure structure. Indoor commercial cannabis cultivation only includes cultivation that exclusively uses artificial lighting as licensed pursuant to State law. For the purposes of this chapter, indoor commercial cultivation does not include cultivation that is legally conducted pursuant to federally-regulated scientific research (see Research and Development).

Cannabis Manufacturing. Producing, preparing, propagating, blending, or compounding cannabis or cannabis products either directly or indirectly or by extraction methods, infusion methods, or independently by means of chemical synthesis, or by a combination of extraction and chemical synthesis at a fixed location that packages or repackages cannabis or cannabis products, or labels or re-labels its container, or otherwise making or preparing cannabis products.

Cannabis Testing. Performing scientific analysis of cannabis or cannabis products to determine its chemical profile, the presence of contaminants, or other similar scientific or compositional information as a commercial enterprise.

Commercial Entertainment and Recreation. The Commercial Entertainment and Recreation use type refers to establishments or places of business primarily engaged in the provision of sports, entertainment, or recreation for participants or spectators. The following are Commercial Recreation use types:

Indoor Entertainment. Predominantly spectator uses conducted within an enclosed building. Typical uses include movie theaters, arcades, meeting halls, video game activities and competitions such as e-sports, and dance halls.

Indoor Sports and Recreation. Predominantly participant sports conducted within an enclosed building. Typical uses include bowling alleys, billiard parlors, ice and roller skating rinks, indoor racquetball courts, athletic clubs, and physical fitness centers.

Excludes operations where activities are primarily class- or appointment-based such as yoga studios and personal trainers (see Instructional Services).

Division VII: Uses and Definitions
Division VII, Page 10 | South San Francisco Zoning Code | Hearing Draft Outdoor Entertainment. Predominantly spectator uses conducted open or partially enclosed or screened facilities. Typical uses include sports arenas, racing facilities, and amusement parks.

Outdoor Sports and Recreation. Predominantly participant sports conducted in open or partially enclosed or screened facilities. Typical uses include driving ranges, miniature golf courses, golf courses, swimming pools, marinas, and tennis courts.

Crop Production, Limited. Use of land for agricultural production, vine or tree farm, truck garden, apiary, horticulture, vineyard, hopyard, and associated crop preparation and harvesting activities or any other type of agriculture determined to be substantially similar to the above. This use does not include nurseries and greenhouses (see Nurseries and Garden Centers), processing (see Food Preparation), or retail sales of agricultural products from the site (see Retail Sales, General).

Eating and Drinking Establishments. Businesses primarily engaged in serving prepared food and/or beverages for consumption on or off the premises.

Bar/ Night Club/ Lounge. Businesses serving beverages for consumption on the premises as a primary use and including on-sale service of alcohol including beer, wine, and mixed drinks.

Coffee Shop/Café. Establishments that primarily serve beverages, such as coffee, juices or sodas for consumption on or near the premises, or a specialty snack, such as ice cream, frozen yogurt, cookies or popcorn.

Hookah Bar/ Smoking Lounge. Businesses serving flavored tobacco or other products for on-site smoking.

Restaurant, Full Service. Restaurants providing food and beverage services to patrons who order and are served while seated and pay after eating. Takeout service may be provided.

Restaurant, Limited Service. Establishments where food and beverages may be consumed on the premises, taken out, or delivered, but where no table service is provided. This classification includes cafeterias, fast-food restaurants, carryout sandwich shops, limited-service pizza parlors and delivery shops, self-service restaurants, snack bars and takeout restaurants. This classification also includes catering businesses or bakeries that have a storefront retail component.

Food and Beverage Sales. Retail sales of food and beverages for off-site preparation and consumption. Typical uses include food markets, convenience markets, groceries, liquor stores, and retail bakeries.

Convenience Market. Retail establishments that sell a limited line of groceries, prepackaged food items, tobacco, magazines, and other household goods, primarily for off-premise consumption and typically with long or late hours of operation and in a building that is less than 5,000 gross square feet. This classification includes small retail Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 11 stores located on the same parcel as or operated in conjunction with a service station but does not include specialty food shops.

Grocery Store. Retail establishments that primarily sell food, but also may sell other convenience and household goods, and could include a delicatessen or specialty food shop, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and prepared food, and which occupy at least 5,000 square feet dedicated to sales, but not more than 25,000 square feet of gross floor area.

Supermarket. Retail establishments that primarily sell food, but also may sell other convenience and household goods, and could include a delicatessen or specialty food shop, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and prepared food, and which occupy more than 25,000 square feet of gross floor area, but not more than 80,000 square feet of gross floor area.

Funeral Parlor and Mortuary. An establishment primarily engaged in the provision of services involving the care, preparation, or disposition of the human remains and conducting memorial services. Typical uses include a crematory, columbarium, mausoleum, or mortuary.

Home Occupation. A commercial use conducted on residential property by the inhabitants of the subject residence, which is incidental and secondary to the residential use of the dwelling. See Section 20.350024 (“Home Occupations”).

Lodging. An establishment providing overnight accommodations to transient patrons for payment for periods of 30 consecutive calendar days or less.

Bed and Breakfast. A residential structure that is in residential use with one or more bedrooms dedicated for rental for overnight lodging and where meals may be provided.

This use type specifically excludes Short-Term Vacation Rental (see Short-Tern Vacation Rental).

Hotel and Motel. An establishment providing overnight lodging to transient patrons.

These establishments may provide additional services, such as conference and meeting rooms, restaurants, bars, or recreation facilities available to guests or to the general public. This classification includes motor lodges, motels, hostels, extended-stay hotels, and tourist courts, but does not include rooming houses, boarding houses, private residential clubs (see Group Residential), or Bed and Breakfast establishments within a single-unit dwelling.

Short-Term Vacation Rental. A single-unit dwelling that is rented to a transient occupant for a period of 30 days or less.. The full single-unit dwelling, or a portion of it, can be rented to a transient occupant in a short-term vacation rental use. This classification includes both hosted rentals (the primary resident, or host, is present in the dwelling unit that is being used as a short-term vacation rental) and non-hosted rentals (the host is not present in the dwelling unit that is being used as a short-term vacation rental).

Division VII: Uses and Definitions
Division VII, Page 12 | South San Francisco Zoning Code | Hearing Draft Maintenance and Repair Services. Establishments engaged in the maintenance or repair of office machines, household appliances, furniture, and similar items. This classification excludes maintenance and repair of vehicles or boats (see Automotive Sales and Services) and personal apparel (See Personal Services).

Maker’s Space. A workspace for an artist or artisan or for a group of artists or artisans practicing an applied art or craft. Production involves only the use of hand tools or small mechanical equipment. Typical uses include jewelry-making, pottery and ceramic studios with a kiln, glassblowing, metalworking, woodworking, and other arts with some associated impacts related to odors, fumes, noise, particulate matter emissions, or other disturbances.

May include incidental direct sale to consumers of only those goods produced on-site. For uses with no associated impacts, see Artist’s Studio.

Mobile Vendor Services. A self-contained truck or trailer or non-motorized push cart that is readily movable without disassembling, and is used to sell merchandise, prepare and serve food and beverages, or provide other services. All food sold must be prepared on-site.

Nurseries and Garden Centers. Establishments primarily engaged in retailing nursery and garden products—such as trees, shrubs, plants, seeds, bulbs, and sod—that are predominantly grown elsewhere. These establishments may sell a limited amount of a product they grow themselves. Fertilizer and soil products are stored and sold in package form only. This classification includes wholesale and retail nurseries offering plants for sale.

Offices. Offices of firms or organizations providing professional, executive, management, administrative or design services, such as accounting, architectural, computer software design, engineering, graphic design, interior design, investment, and legal offices, excluding banks, and savings and loan associations (see Banks and Financial Institutions). This classification also includes offices where medical and dental services are provided by physicians, dentists, chiropractors, optometrists, and similar medical professionals, including medical/dental laboratories within medical office buildings but excluding clinics or independent research laboratory facilities and hospitals (see Hospitals and Clinics).

Business and Professional. Offices of firms or organizations providing professional, executive, management, or administrative services, such as accounting, architectural, computer software design, engineering, graphic design, interior design, legal offices and tax preparations offices.

Medical and Dental. Office use providing consultation, diagnosis, therapeutic, preventive, or corrective personal treatment services by doctors, dentists, medical and dental laboratories, and similar practitioners of medical and healing arts for humans licensed for such practice by the State of California. Incidental medical and/or dental research within the office is considered part of the office use, where it supports the on-site patient services.

Walk-In Clientele. An office business providing direct services to patrons or clients that may or may not require appointments. This use type includes employment agencies, Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 13 insurance agent offices, real estate offices, travel agencies, utility company offices and offices for elected officials. It does not include banks (see Banks and Credit Unions) or check-cashing facilities (see Other Financial Services).

Parking Services. Surface lots and structures offering parking to the public with or without a fee when such use is not considered accessory parking to another activity or use.

Commercial Parking. Privately owned or operated surface lots and structures offering parking to the public with or without a fee. Commercial parking facilities provide parking that is not considered accessory parking to a specific use.

Public Parking. City-owned and operated surface lots and structures offering parking to the public with or without a fee.

Personal Services.

General Personal Services. Provision of recurrently needed services of a personal nature.

This classification includes barber and beauty shops, nail salons, personal trainers, spa/wellness center, seamstresses, tailors, dry cleaning drop-off/pick up (excluding cleaning plants, see Industry, Limited), shoe repair shops, self-service laundries, photocopying and photo finishing services, and travel agencies mainly intended for the consumer.

Instructional Services. An establishment that offers specialized programs in personal growth and development such as music, martial arts, photography, vocal, fitness, yoga, dancing, and academic tutoring. Attendance is typically limited to hourly classes rather than full-day instruction. These establishments do not grant diplomas or degrees, though instruction could provide credits for diplomas or degrees granted by other institutions.

Retail sales are permitted as an accessory use.

Massage Business. Any business that offers massage therapy in exchange for compensation, whether at a fixed place of business or at a location designated by the customer or client through outcall massage services. Also includes business that offer any combination of massage therapy and bath facilities, including, but not limited to, showers, baths, wet and dry heat rooms, pools and hot tubs, shall be deemed a massage business under this chapter. The term “massage business” includes a certified massage practitioner who is the sole owner, operator and employee of a massage business operating as a sole proprietorship. Exempted from this definition are 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 or at the direction of such licensed persons, working at the same location as the licensed person, and administering massage services subject to review or oversight by the licensed person.

Tattoo or Body Modification Parlor. An establishment whose principal business activity is one or more of the following: (1) using ink or other substances that result in the Division VII: Uses and Definitions
Division VII, Page 14 | South San Francisco Zoning Code | Hearing Draft permanent coloration of the skin through the use of needles or other instruments designed to contact or puncture the skin; or (2) creation of an opening in the body of a person for the purpose of inserting jewelry or other decoration.

Retail Sales.

General Sales. The retail sale or rental of merchandise not specifically listed under another use classification. This classification includes retail establishments with 80,000 square feet or less of sales area; including department stores, clothing stores, furniture stores, pet supply stores, small hardware stores (with 10,000 square feet or less of floor area), and businesses retailing the following goods: toys, hobby materials, handcrafted items, jewelry, cameras, photographic supplies and services (including portraiture and retail photo processing), medical supplies and equipment, pharmacies, electronic equipment, records, sporting goods, kitchen utensils, hardware, appliances, antiques, art galleries, art supplies and services, paint and wallpaper, carpeting and floor covering, office supplies, bicycles, video rental, and new automotive parts and accessories (excluding vehicle service and installation, see Automobile/Vehicle Service and Repair, Major and Minor). Retail sales may be combined with other services such as office machine, computer, electronics, and similar small-item repairs.

Firearm Sales. An establishment engaged in the selling, dealing in, trading, or transferring firearms.

Large Format Retail. Retail establishments over 80,000 square feet in size that sell merchandise and/or bulk goods primarily for individual consumption, including, but not limited to, department stores, home improvement stores, membership warehouses which emphasize bulk sales to the general public as well as to other businesses, and other big box format stores. Large format retail uses may include a limited (5,000 square feet or less) grocery store sales component. This use type specifically excludes Superstores, (see Superstore).

Off-Price Merchandise. Retail establishments that sell a variety of overstock, off-season, or defective goods, including “99 cent” and “dollar” stores.

Outdoor Market. Any indoor or outdoor place, in an approved location, or for an approved activity where new or used goods or secondhand personal property is offered for sale or exchange to the general public by a multitude of individual licensed vendors, usually in compartmentalized spaces. The term swap meet is interchangeable with and applicable to: flea markets, auctions, open air markets, farmers markets, or other similarly named or labeled activities; but the term does not include the usual supermarket (see Grocery Store or Supermarket) or department store retail operations (see Retail, General Sales).

Second Hand Store. A retail establishment that buys and sells used products that may include clothing, furniture and household goods, jewelry, household appliances, musical instruments, business machines and office equipment, hand tools, and similar items. This Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 15 use does not include bookstores antique stores (see Retail, General Sales), junk dealers, scrap/dismantling yards (see Salvage and Wrecking), sale of used cars or other vehicles (see Automobile/Vehicle Sales and Leasing), or pawn shops (see Pawnbroker).

Superstore. Retail establishments (over 80,000 square feet of sales area) that serve as a one-stop shopping destination by offering a wide variety of goods and merchandise, often at a discounted price. They are distinguished by their size, and by the inclusion of grocery sales. Superstores typically feature a full-service food and beverage retail sales area that exceeds five thousand square feet of the gross floor area, and could include a delicatessen, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and prepared food. A superstore may also feature various business centers, such as a bank, pharmacy, vision center, pet center, photo center, and prepared food outlet(s).

Shopping Center. Cluster of retail stores that provide off-street parking. Shopping centers are classified as community, neighborhood and regional centers.

Community Shopping Center means a shopping center greater than or equal to 100,000 and less than 400,000 square feet of gross floor area, capable of supporting two or more retail or commercial businesses. May include anchor tenants such as a discount department store and other outlets such as grocery, clothing, or furniture stores. Larger than a neighborhood center, but smaller than a regional center.

Neighborhood Shopping Center means a shopping center generally between 30,000 and less than 100,000 square feet of gross floor area, typically anchored by a grocery store, providing goods for day-to-day living and personal services. May include food, drug, laundry and dry cleaner, beauty parlor and shoe repair.

Regional Shopping Center means a shopping center generally totaling 400,000 square feet or more of gross floor area, typically anchored by three or more anchor stores and a number of retail outlets. May include full-line department stores, supermarket, a bank and a pharmacy.

Industrial/R&D Use Classifications
Clean Technology. A facility for technical research and the design, development, and testing of technology that uses less material and/or energy, generates less waste, and causes less environmental damage than the alternatives.

Construction and Material Yard. Storage of construction materials or equipment on a site other than a construction site.

Contractor Shop. An establishment for specialized business activities related to building construction. This classification includes establishments for trades such as painting, carpentry, plumbing, heating, air-conditioning, roofing, landscaping, cabinetmaking, and sign-making.

Division VII: Uses and Definitions
Division VII, Page 16 | South San Francisco Zoning Code | Hearing Draft Food Preparation. Cooking, processing, packaging, and shipping of food products for offsite sales. Typical uses include wholesale bakeries, catering services, and commissary kitchens. This classification includes wineries and micro-breweries.

Handicraft/Custom Manufacturing. Manufacture of a wide range of products to serve niche or specialty markets. Includes the manufacture of crafts, art, sculpture, stained glass, jewelry, apparel, electronic components, medical instrumentation or devices, nanotechnology components and similar at a smaller scale than industry sub-classifications.

Custom manufacturing facilities may use innovative technology such as advanced robotics, artificial intelligence, 3-D printing, automation, and sustainable and green processes and typically require only a small amount of raw materials, area and power. These facilities do not generate excessive noise, particulate matter, vibration, smoke, dust, gas fumes, odors, vehicle traffic or other nuisances.

Industry, General. Manufacturing of products from extracted or raw materials or recycled or secondary materials, or bulk storage and handling of such products and materials, where operations are conducted primarily within an enclosed building. This classification includes operations such as biomass energy conversion; food and beverage processing; textile mills; production apparel manufacturing; photographic processing plants; leather and allied product manufacturing; wood product manufacturing; paper manufacturing; chemical manufacturing; plastics and rubber products manufacturing; nonmetallic mineral product manufacturing; primary metal manufacturing; fabricated metal product manufacturing; recycling materials processing facilities in which post-consumer materials are sorted, condensed, baled, or transformed; and automotive, ship, aircraft, and heavy equipment manufacturing.

Industry, Limited. Establishments engaged in light industrial activities taking place primarily within enclosed buildings and producing minimal impacts on nearby properties. This classification includes operations such as manufacturing finished parts or products primarily from previously prepared materials; commercial laundries and dry cleaning plants; mobile home manufacturing; monument works; printing, engraving and publishing; computer and electronic product manufacturing; furniture and related product manufacturing; and industrial services.

Recycling Facility. A facility for receiving, temporarily storing, transferring and/or processing materials for recycling, reuse, or final disposal. A certified recycling facility or certified processor means a recycling facility certified by the California Beverage Container Recycling and Litter Reduction Act. A recycling facility does not include storage containers or processing activity located on the premises of a residential, commercial or manufacturing use (see Warehousing, Storage, and Distribution) and used solely for the recycling of material generated by that residential property, for the recycling of material generated by that residential property, business or manufacturer. This use type does not include waste transfer facilities that operate as materials recovery, recycling, and solid waste transfer operations (see Waste Transfer Facility).

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 17 Collection Facility. A center for the acceptance, by donation, redemption, or purchase, of recyclable materials from the public where limited processing and storing of such items is conducted on-site.

Intermediate Processing Facility. A facility that receives, sorts, compresses or bales, and stores recyclable materials for efficient transfer to other processing facilities or to an enduser.

Research and Development. A facility for scientific research and the design, development, and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and biotechnology components and products in advance of product manufacturing. Includes assembly of related products from parts produced off-site. On-site manufacturing activity must be secondary to the research and development activities. Where manufacturing is a primary use, see Industry, General.

Used Farm and Construction Equipment Sales. The sale of used heavy equipment for use in agriculture or construction.

Warehousing, Storage, and Distribution. Storage and distribution facilities without sales to the public on-site or direct public access except for public storage in small individual space exclusively and directly accessible to a specific tenant. This classification includes miniwarehouses.

Chemical, Mineral, and Explosives Storage. An establishment for specialized storage of hazardous materials including, but not limited to: bottled gas, chemicals, minerals and ores, petroleum or petroleum-based fuels, fireworks, and explosives. This classification excludes chemicals ancillary to a Research and Development use.

Freight/Truck Terminal and Warehouse. Facilities that handle third party goods for local or worldwide freight, courier, local messenger, and postal services by truck or rail. This includes fulfillment centers and parcel sorting centers, which provide storage and distribution of e-commerce products to consumers or end-users, either directly or through a Parcel Hub.

Indoor Warehousing and Storage. Storage within an enclosed building of commercial goods prior to their distribution to wholesale and retail outlets and the storage of industrial equipment, products and materials including, but not limited to, automobiles, feed, and lumber. Also includes cold storage, draying or freight, moving and storage, and warehouses. This classification excludes Chemical, Mineral, and Explosives Storage.

Outdoor Storage. The keeping, in an unroofed area, of any goods, junk, material, merchandise, or vehicles in the same place for more than 72 hours, except for the keeping of building materials required for construction work on the premises pursuant to a valid and current building permit issued by the City.

Parcel Hub. A “Last Mile” facility or similar establishment for the processing and/or redistribution of parcels or products. A Parcel Hub’s primary function is moving a Division VII: Uses and Definitions
Division VII, Page 18 | South San Francisco Zoning Code | Hearing Draft shipment from one mode of transport to vehicles with rated capacities less than 10,000 pounds, for delivery directly to consumers or end-users primarily within a ten-mile radius.

Personal Storage. Facilities offering enclosed storage with individual access for personal effects and household goods including mini-warehouses and mini-storage. This use excludes workshops, hobby shops, manufacturing, or commercial activity (see General Sales).

Wholesaling, Distribution, and Logistics. Indoor storage and sale of goods to other firms for resale; storage of goods for transfer to retail outlets of the same firm; or storage and sale of materials and supplies used in production or operations. Wholesalers are primarily engaged in business-to-business sales but may sell to individual consumers through mail or internet orders. Facilities normally operate from a warehouse or office having little or no display of merchandise and are not designed to solicit walk-in traffic.

This classification does not include wholesale sale of building materials. (See Building Materials and Services.)
Transportation, Communication, and Utilities
Airports and Heliports. Facilities for the takeoff and landing of airplanes and helicopters, including runways, helipads, aircraft storage buildings, public terminal building and parking, and support activities such as airport operations and air traffic control, incidental retail sales, coffee shops and snack shops.

Communication Facilities. Facilities for the provision of broadcasting and other information relay services through the use of electronic and telephonic mechanisms.

Antenna and Transmission Towers. Broadcasting and other communication services accomplished through electronic or telephonic mechanisms, as well as structures designed to support one or more reception/transmission systems. Examples of transmission towers include, but shall not be limited to, radio towers, television towers, telephone exchange/microwave relay towers, and cellular telephone transmission/personal communications systems towers.

Facilities within Buildings. Includes radio, television, or recording studios; telephone switching centers; excludes Antennae and Transmission Towers.

Fleet-Based Services. Passenger transportation services, local delivery services, medical transport, and other businesses that rely on fleets of three or more vehicles. This classification includes parking, dispatching, and offices for taxicab and limousine operations, ambulance services, non-emergency medical transport, home cleaning services, pedicab services, and similar businesses. This classification does not include towing operations (See Automobile/Vehicle Sales and Service, Towing and Impound), taxi or delivery services with two or fewer fleet vehicles on-site (See Business Services), facilities that handle third party Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 19 goods for local or worldwide delivery (See Freight/Truck Terminal and Warehouse) or last mile parcel processing/redistribution facilities (See Parcel Hub).

Transportation Passenger Terminals. Facilities for passenger transportation operations.

This classification includes rail stations, bus terminals, ferry terminals, and scenic and sightseeing facilities, but does not include terminals serving airports or heliports (see Airports and Heliports).

Utilities, Major. Generating plants, electric substations, solid waste collection, including transfer stations and materials recovery (recycling processing) facilities, solid waste treatment and disposal, water or wastewater treatment plants, and similar facilities of public agencies or public utilities.

Utilities, Minor. Facilities necessary to support established uses involving only minor structures, such as electrical distribution lines, and underground water and sewer lines.

Waste Transfer Facility. A facility that operates as a materials recovery, recycling and solid waste transfer operation providing solid waste recycling and transfer services for other local jurisdictions and public agencies that are not located within the City of South San Francisco.

The facility sorts and removes recyclable materials (including paper, metal, wood, inert materials such as soils and concrete, green waste, glass, aluminum and cardboard) through separation and sorting technologies to divert these materials from the waste stream otherwise destined for landfill.

Definitions of Terms
Abutting or Adjoining. Having a common boundary, except that parcels having no common boundary other than a common corner shall not be considered abutting.

Accessory Building. See Building, Accessory.

Accessory Structure. See Structure, Accessory.

Accessory Use. See Use, Accessory.

Acre, Gross. A measure of total land area of a lot or site, including areas to be dedicated for public rights-of-way, streets, schools, or other dedications.

Acre, Net. A measure of land area of a lot or site remaining after dedication of all areas for public rights-of-way, streets, schools, or other dedications.

Active Uses. Active uses mean commercial uses that are accessible to the general public, that generate walk-in clientele, and that contribute to a high level of pedestrian activity.

Active commercial uses include retail shops, restaurants, bars, theaters and the performing arts, commercial recreation and entertainment, personal and convenience services, hotel lobbies, banks, travel agencies, airline ticket agencies, child care services, libraries, museums, and galleries.

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Division VII, Page 20 | South San Francisco Zoning Code | Hearing Draft Adjacent. Directly abutting, having a boundary or property line(s) in common or bordering directly, or contiguous to.

Adult-Oriented Business Related Terms. See Section 20.350.003 (“Adult Oriented Business”).

Alley. See Lane.

Alter. When used in Chapter 20.360 (“Signs”) means any change in the weight, depth, height, area, thickness, location, or type of display of an existing sign but shall not be construed to prevent normal or periodic maintenance, upkeep, or repair of a sign or change of copy.

Alteration. Any change, addition or modification that changes the exterior architectural appearance or materials of a structure or object. Alteration includes changes in exterior surfaces, changes in materials, additions, remodels, demolitions, and relocation of buildings or structures, but excludes ordinary maintenance and repairs. See also “Maintenance and Repairs” and “Structural Alterations” for modifications to any of the supporting members of a structure.

Americans with Disabilities Act (ADA). United States Public Law 101-336, 104 Stat. 327 (July 26, 1990), codified at 42 U.S.C. Section 12101 et seq.

Animal-Related Terms.

Household Pet. Any animal customarily permitted and kept in a dwelling and kept only for the company or pleasure provided to the occupants of the dwelling, such as a dog, cat, parakeet, tropical fish, hamster, rabbit, or Vietnamese pot-bellied pig.

Livestock. Domestic animals including, but not limited to, cattle, horses, sheep, hogs, and goats, raised for home use or for profit.

Antenna and Wireless Communications Related Terms. See Chapter 20.370 (“Antenna and Wireless Communications Terms”) and Chapter 20.375 (Small Cell Wireless Communications Facilities”).

Arcade. A covered pedestrian way along the side of a building at the first floor with habitable space above which provides access to retail spaces.

Architectural Element. An architectural element, which alone or as part of a pattern, embodies the style, design, or general arrangement of the exterior of a building or structure, including but not limited to the kind, color, and texture of building materials, and style and type of windows, doors, lights, porches, and signs.

Attached Flex. A residential or mixed-use structure containing two to five dwelling units with an attached secondary building (garage) typically accessed from a rear lane.

Attic. Area located between the ceiling of the top story of a building and the building’s roof that is not usable as habitable or commercial space.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 21 Awning. A roof or cover that projects from the wall of a building over a door or window, and made of canvas, aluminum, or a similar material, which may be fixed in place or retractable for the purpose of shielding a doorway or window from the elements.

Auto Service Bay. An automotive service bay is a singular automobile space, within or underneath a structure, that provides a technician, customer, and/or automated system adequate space to safely and efficiently service one vehicle.

Balcony. A platform that projects from the wall of a building and is enclosed by a parapet or railing.

Balloon. A brightly colored bag made of flexible material, inflated with air or other gas, and sealed, often to make it rise in the air.

Base District. See Zoning District.

Basement. A non-habitable space beneath the first or ground floor of a building the ceiling of which does not extend more than four feet above finished grade.

Bay Window. A window that projects from any building elevation.

Bedroom. Any room having the potential of being a bedroom and meeting the standards of the California Building Code as a sleeping room.

Block. Property bounded on all sides by a public right-of-way.

Block Face. All property including building frontages on one side of a block between two intersections that fronts upon a street or abuts a public right-of-way.

Buildable Area: The area of a lot or development site excluding all required setbacks.

Building. Any structure having a roof supported by columns or walls and intended for the shelter, housing or enclosure of any individual, animal, process, equipment, goods, or materials.

Accessory Building. A detached subordinate building used only as incidental to the main building on the same lot and does not contain living space or sleeping quarters.

Main Building. A building in which is conducted the principal use of the lot on which it is situated. In the event a garage is attached to the main building, it shall be made structurally a part of, and have a common wall with the main building and shall comply in all respects with the requirements of this title applicable to the main building.

Building Code. Any ordinance of the City governing the type and method of construction of buildings, signs and sign structures and any amendments thereto and any substitute therefore, including but not limited to the California Building Code, other state-adopted uniform codes and the Minimum Building Security Standards Ordinance.

Building Face. The general outer surface of the structure or walls of a building. Where bay windows or pillars project beyond the walls, the outer surface of the windows or pillars shall be considered to be the face of the building.

Division VII: Uses and Definitions
Division VII, Page 22 | South San Francisco Zoning Code | Hearing Draft Building Frontage. The lineal dimension, parallel to the ground, of a building abutting on a public street or a parking lot accessory to that business even though another business may also have entitlement to that parking lot.

Building Footprint. See Footprint.

Building Form. The overall shape and dimensions of a building.

Building Height. See Height.

Building Site. A lot or parcel of land occupied or to be occupied, by a main building and accessory buildings together with such open spaces as are required by the terms of this title and having its principal frontage on a street, road, highway, or waterway.

Building Type. A structure defined by a combination of its configuration, placement on a lot, and function.

Build-to Area. The linear street frontage between the minimum and maximum setback lines along the front of a parcel and along the side street of a corner parcel.

California Environmental Quality Act (CEQA). State law, pursuant to California Public Resources Code Section 21000 et seq. or any successor statute, that requires public agencies to document and consider the environmental effects of a proposed action before a decision.

Cannabis Related Terms. See Chapter 20.410 (“Regulation of Cannabis Activities”), Section

20.410.002 (“Definitions”).

Canopy. A roofed shelter projecting over a sidewalk, driveway, entry, window, or similar area that may be supported by a building or may be partially supported by columns, poles, or braces extending from the ground.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 23 Carport. An accessible and usable covered space enclosed on not more than two sides, designed, constructed and maintained for the parking or storage of one or more motor vehicles.

Channel Letters. Three dimensional individual letters or figures, with an open back or front, illuminated or non-illuminated, that are affixed to a building or to a freestanding sign structure.

Chief Building Official. The Chief Building Official of the City of South San Francisco or designee.

Chief Planner. The Chief Planner of the City of South San Francisco or designee.

City. The City of South San Francisco.

City Council. The City Council of the City of South San Francisco.

City Engineer. The City Engineer of the City of South San Francisco or designee.

Commercial Vehicle. Any vehicle currently registered as such with the State Department of Motor Vehicles or equivalent out-of-state or federal agency and is used primarily in the conduct of a business as opposed to private family or individual use.

Compatible. That which is harmonious with and will not adversely affect surrounding buildings and/or uses.

Condition of Use. A development standard determined to be necessary to permit the harmonious classification of a use as listed in a district and therefore a prerequisite to place, or for application to place, such use as classified.

Conditionally Permitted. Permitted subject to approval of a Use Permit.

Construction. Construction, erection, enlargement, alteration, conversion or movement of any building, structures, or land together with any scientific surveys associated therewith.

Conversion. A change of a residential dwelling, including a mobile home lot in a mobile home park, as defined in Section 18214 of the Health and Safety Code, or a residential hotel, as defined in paragraph (1) of subdivision (b) of Section 50519 of the Health and Safety Code, to a condominium, cooperative, or similar form of ownership; or a change of a residential dwelling, including a mobile home lot in a mobile home park, or a residential hotel to a nonresidential use.

County. The County of San Mateo.

Courtyard. An unroofed area that is completely or partially enclosed by walls or buildings and often shared by multiple residential units or commercial spaces.

Courtyard Building. A large structure composed of multiple attached or stacked units accessed from a shared courtyard, a series of courtyards, or a common corridor.

Division VII: Uses and Definitions
Division VII, Page 24 | South San Francisco Zoning Code | Hearing Draft Deck. A platform, either freestanding or attached to a building, that is supported by pillars or posts. See also “Balcony.”
Demolition. The intentional destruction and removal of 50 percent or more of the enclosing exterior walls and 50 percent of the roof of any structure.

Density, Gross. The number of dwelling units per gross unit of land area.

Density, Net. The number of dwelling units per acre (du/ac.) of land excluding street rightsof-way, easements, public open space, land under water, and certified wetlands and floodplains. Setbacks for wetlands and other sensitive areas and private open space shall not be excluded in calculating net density.

Development. Any manmade change to improved or unimproved real estate, including but not limited to the division of a parcel of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any structure; any mining, excavation, landfill or land disturbance; and any use or extension of the use of land.

Development Agreement. A duly executed and legally binding contract entered into by and among the City and a developer(s), in accordance with Title 7, Division 1, Chapter 3, Article

2.5, Section 65864 et seq., of the California Government Code that delineates the terms and conditions agreed upon by two or more parties.

Development Site. A portion of land delineated from others to accommodate no more than one primary building type. A parcel may have multiple development sites when each site meets the minimum width and depth required by the form-based zone. Development sites may be described and recorded as individual properties on a plat.

District. See Zoning District.

Dooryard. A type of frontage that provides a limited amount of private open space at the primary building entry. The dooryard area is defined by a low wall, planter or fence that provides a buffer between the right-of-way and the building while preserving a sense of openness to the building entrance.

Double Frontage Lot. See Lot, Through.

Drive-Through Facilities. Facilities designed to enable persons to receive a service or purchase or consume goods while remaining within a motor vehicle, typically associated with banks, eating, and drinking establishments, pharmacies, and other commercial uses.

Driveway. An accessway that provides vehicular access between a street and the parking or loading facilities located on an adjacent property.

Dwelling Unit. Any building or portion thereof which contains living facilities, including provisions for sleeping, eating, cooking, and sanitation, for not more than one family. See also Family.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 25 Easement. A portion of land created by grant or agreement for specific purpose; an easement is the right, privilege or interest which one party has in the land of another.

Eave. The part of a roof that meets or overhangs the wall of a building.

Effective Date. The date on which this Zoning Ordinance is in full force and effect from and after its adoption by the City Council. Also applies to the date on which a permit or other approval becomes enforceable or otherwise takes effect, rather than the date it was signed or circulated.

Electrical Code. Any ordinance of the City regulating the alteration, repair and the installation and use of electricity or electrical fixtures.

Emergency. A sudden unexpected occurrence demanding immediate action to prevent or mitigate loss or damage to life, health, property or essential public services.

Entrance, Primary. An entry that allows access to a building facing a primary street.

Entry. An opening, such as a door, passage, or gate, that allows access to a building.

Environmental Assessment. A formal evaluation process to determine whether a proposed project may have a significant impact on the environment.

Environmental Impact Report (EIR). An Environmental Impact Report as required under the California Environmental Quality Act, Public Resources Code Section 21000 et. seq.

Erect. To build, construct, attach, hang, place, suspend or affix to or upon any surface. Such term shall also include the painting of wall signs.

Explosive or Hazardous Materials, Excessive Amounts. Those materials and quantities thereof that the Fire Chief and the Chief Building Official determine are equal to or in excess of “exempt amounts” identified in Tables 9-A, 9-A.1, 9B and 9F of the 1991 Uniform Building Code (including the 1993 supplement) as those tables may be amended or readopted as subsequent building codes or in Tables 79.202-A, 4.108-C, 80.303-A, 80-309-A, 80-312-A, 80- 313-A, 80-314-A, 80.315-A and 80-402-B of the 1991 Uniform Fire Code (including the 1993 supplement) as those tables may be amended or readopted as subsequent Fire Codes.

Explosive or Hazardous Materials, Permanent Storage of. The permanent storage of hazardous materials is storage of any individual explosive or hazardous material, as defined, for more than five years.

Façade. The exterior wall of a building exposed to public view or that wall viewed by persons not within the building. The portion of any exterior elevation of a building extending vertically from the grade to the top of a parapet wall or eave, and horizontally across the entire width of the building elevation.

Façade, Primary. The exterior wall of a building facing a primary street.

Façade, Secondary. The exterior wall of a building facing a secondary street or side street.

Facility. A building, structure, or any improvement to land such as a parking lot or sign.

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Division VII, Page 26 | South San Francisco Zoning Code | Hearing Draft Family. One or more persons living together as a single nonprofit housekeeping unit and sharing common living, sleeping, cooking and eating facilities. Members of a family need not be related by blood but are distinguished from a group occupying a hotel, club, fraternity or sorority house.

Fence. An artificially-constructed barrier of any material or combination of materials erected to enclose or screen an area of land.

Feasible. Capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors.

FEMA. Federal Emergency Management Agency, part of the Department of Homeland Security of the United States.

Finished Floor. The uppermost surface of a building’s ground floor at the completion of construction.

Fire Chief. The Chief of the South San Francisco Fire Department or designee.

Firearm. A gun, pistol, revolver, rifle or any devise, designed or modified to be used as a weapon, from which is expelled through a barrel a projectile by the force of an explosion or other form of combustion.

FIRM. Flood Insurance Rate Map. This is an official map on which FEMA (the Federal Emergency Management Agency) or Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.

Flag. A sign attached to a pole or a structure that has characters, letters, illustrations, or ornamentations applied to cloth, paper, fabric, or other lightweight material, with only such material for a backing. Flags include banners or pennants that are suspended so that they are actuated by wind currents.

Flashing. A light or message that changes more than once every four seconds.

Flex Low-Rise. A building type that is three stores or less and is designed for occupancy by retail, restaurant, service, and/or office uses on the ground floor, with upper floors that support retail, service, office, and/or residential uses. Ground floor spaces are accessed directly from the street, and upper floor units may be directly accessed directly from the street through shared or individual entries or through a street-level lobby.

Flex Mid-Rise. A building that is between four and eight stories and is designed for retail, restaurant, service, and/or office uses on the ground floor, with upper floors that support retail, office, service, and/or residential uses. The development typically faces a single rightof-way.

Flex High-Rise. A building that is nine to twelve stories and is designed to accommodate a range of uses and configurations with multiple primary building frontages. Retail, restaurant, service, office, and residential uses may be accommodated on all floors.

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Hearing Draft | South San Francisco Zoning Code | Division VII, Page 27 Floor Area, Gross. The total gross horizontal area of all the floors below the roof and within the outer surface of the walls of a building or structure, including basements, mezzanines, interior balconies, and upper stories or levels in a multistory building unless otherwise stipulated. See also Section 20.040.008 (“Determining Floor Area”).

Floor Area Ratio (FAR). The ratio of the total floor area of all buildings on a lot to the lot area. See also Section 20.040.009 (“Determining Floor Area Ratio”).

Foot-candle. See Lighting Terms.

Footprint. The horizontal area, as seen in plan view, of a building or structure, measured from the outside of exterior walls and supporting columns, and excluding eaves. See also Section 20.040.010 (“Determining Lot Coverage”).

Forecourt. The Forecourt Frontage has a portion of the façade close to the frontage line while the central portion is set back creating a small courtyard space. The courtyard may be used as an entry court or as shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas.

Fourplex. A detached building that consists of four side-by-side and/or stacked units, typically with one shared entry or individual entries along the front.

Freeway. A highway in respect to which the owners of abutting lands have no right or easement of access to or from their abutting lands or in respect to which such owners have only restricted right or easement of access.

Frontage, Building. The building elevation which fronts on a public street, public or private parking lot available to the general public, or pedestrian walkway where customer access to a building is available.

Frontage, Street. That portion of a lot or parcel of land that borders a public street. “Street frontage” shall be measured along the common lot line separating the lot or parcel of land from the public street, highway, or parkway.

Garage. A building or portion thereof, containing accessible and usable enclosed space designed, constructed and maintained for the parking or storage of one or more motor vehicles.

General Plan. The City of South San Francisco’s General Plan.

Glare. The effect produced by a light source within the visual field that is sufficiently brighter than the level to which the eyes are adapted, such as to cause annoyance, discomfort or loss of visual performance and ability.

Grade. The location of the ground surface.

Existing Grade. The elevation of the ground at any point on a lot as shown on the required survey submitted in conjunction with an application for a building permit or grading permit.

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Division VII, Page 28 | South San Francisco Zoning Code | Hearing Draft Finished Grade. The lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the property line, or when the property line is more than five feet from the building, between the building and a line five feet from the building.

Greenway. A linear space that may be defined by tree-lined streets, which tends to have narrow dimensions that support passive use and can serve as a green connector between destinations.

Ground Floor. The first floor of a building other than a cellar or basement that is closest to finished grade.

Habitation. Regular and exclusive use of a space or structure for shelter and other residential purposes in a manner that is private and separate from another residence on the same lot.

Hazardous Materials. Any material, including any substance, waste, or combination thereof, which because of its quantity, concentration, or physical, chemical, or infectious characteristics may cause, or significantly contribute to, a substantial present or potential hazard to human health, safety, property, or the environment when improperly treated, stored, transported, disposed of, or otherwise managed.

Heat. Thermal energy of a radioactive, conductive, or convective nature.

Height. The vertical distance from a point on the ground below a structure to a point directly above. See also Section 20.040.005 (“Measuring Height”).

High Rise Building. A large and tall structure built on a large lot that typically incorporates multi-level structured parking used to provide a vertical mix of uses with ground-floor retail or service uses, and service or residential uses on upper floors. This building type is a primary component of an urban downtown.

Household. One or more persons living together in a single dwelling unit, with common access to, and common use of, all living and eating areas and all areas and facilities for the preparation and storage of food; who share living expenses, including rent or mortgage payments, food costs and utilities; and who maintain a single mortgage, lease, or rental agreement for all members of the household.

Illegal Use. Any use of land or building that does not have the currently required permits and was originally constructed and/or established without permits required for the use at the time it was brought into existence.

In-lieu Fees. A cash payment required as a substitute for a dedication and/or improvement of land by an owner or developer of property.

Intensity of Use. The impacts a particular use or the use in combination with other uses has on its surroundings or on its demand for services and natural resources. Measures of intensity include but are not limited to requirements for water, gas, electricity, or public Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 29 services; number of automobile trips generated by a use; parking demand; number of employees on a site; hours of operation; the amount of noise, light or glare generated; the number of persons attracted to the site, or, in eating establishments, the number of seats.

Intersection, Street. The area common to two or more intersecting streets.

Kitchen. Any room or space within a building intended to be used for the cooking or preparation of food.

Landscaping Related Terms. See Section 20.300.007 (“Landscaping”).

Lane. A public way permanently reserved primarily for secondary vehicular service access to the rear or side of properties otherwise abutting on a street.

Lighting Terms.

Foot-candle. A quantitative unit of measure for luminance. One foot-candle is equal to the amount of light generated by one candle shining on one square foot surface located one foot away. Equal to one lumen uniformly distributed over an area of one square foot.

Light Fixture. The assembly that holds a lamp and may include an assembly housing, a mounting bracket or pole socket, a lamp holder, a ballast, a reflector or mirrors, and a refractor or lens.

Light Fixture, Fully Shielded. A light fixture or luminous tube constructed and mounted such that all light emitted by the fixture or tube, either directly from the lamp, tube, or a diffusing element, or indirectly by reflection or refraction from any part of the light fixture, is projected below the horizontal. If the lamp or tube, any reflective surface, or lens cover (clear or prismatic) is visible when viewed from above or directly from the side, from any angle around the fixture or tube, the fixture or tube is not fully shielded.

Liner Building. A two-part building consisting of an exterior occupiable building specifically designed to mask the interior building consisting of a parking structure, building with few windows, or parking lot, from a frontage. Also known as a “wrap building.” Live Entertainment. An act such as a musical act (including karaoke); theatrical act (including stand-up comedy); play; revue; dance; magical act; disc jockey; or similar activity, performed live by one or more persons for the enjoyment of others, whether or not done for compensation and whether or not admission is charged.

Living Room. The principal room in a dwelling unit designed for general living purposes rather than for sleeping.

Lot. A parcel, tract, or area of land whose boundaries have been established by a legal instrument such as a deed or map recorded with the County of San Mateo, and which is recognized as a separate legal entity for purposes of transfer of title, except public easements or rights-of-way.

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Division VII, Page 30 | South San Francisco Zoning Code | Hearing Draft Abutting Lot. A lot having a common property line or separated by a public path or lane, private street, or easement to the subject lot.

Corner Lot. A lot or parcel bounded on two or more sides by street lines that have an angle intersection that is not more than 135 degrees.

Flag Lot. A lot so shaped that the main portion of the lot area does not have access to a street other than by means of a corridor having less than 20 feet of width. Also called a “panhandle” lot.

Interior Lot. A lot bounded on one side by a street line and on all other sides by lot lines between adjacent lots or that is bounded by more than one street with an intersection greater than 135 degrees.

Key Lot. An interior lot adjoining the rear lot line of a reversed corner lot.

Reversed Corner Lot. A corner lot, the rear of which abuts the side of another lot, whether across a lane or not.

Through Lot. A lot having frontage on two parallel or approximately parallel streets or a street and a lane.

Figure 20.630.002(A): Lot and Yard Types
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Hearing Draft | South San Francisco Zoning Code | Division VII, Page 31 Lot Area. The area of a lot measured horizontally between bounding lot lines.

Lot Coverage. The portion of a lot that is covered by structures, including principal and accessory buildings, garages, carports, and roofed porches, but not including unenclosed and unroofed decks, landings, or balconies. See also Section 20.040.010 (“Determining Lot Coverage”).

Lot Depth. The average distance from the front lot line to the rear lot line measured in the general direction of the side lines. See also Section 20.040.006 (“Measuring Lot Width and Depth”).

Lot Frontage. See Frontage, Street.

Lot Line. The boundary between a lot and other property or the public right-of-way.

Lot Line Types.

Front Lot Line. On an interior lot, the line separating the parcel from the street or lane.

On a corner lot, the shorter lot line abutting a street or lane. On a through lot, the lot line abutting the street or lane providing the primary access to the lot. On a flag or panhandle lot, the interior lot line most parallel to and nearest the street or lane from which access is obtained.

Interior Lot Line. Any lot line that is not adjacent to a street.

Rear Lot Line. The lot line that is opposite and most distant from the front lot line. Where no lot line is within 45 degrees of being parallel to the front lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line, will be deemed the rear lot line for the purpose of establishing the minimum rear yard (See Figure 20.630.002(B)).

Side Lot Line. Any lot line that is not a front or rear lot line.

Street Side Lot Line. A side lot line of a corner lot that is adjacent to a street.

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Division VII, Page 32 | South San Francisco Zoning Code | Hearing Draft Figure 20.630.002(B): Rear Lot Line for Purposes of Determining Setbacks Lot Width. The average distance between the side lot lines measured at right angles to the lot depth. See also Section 20.040.006 (“Measuring Lot Width and Depth”).

Maintenance and Repair. The repair or replacement of nonbearing walls, fixtures, wiring, roof or plumbing that restores the character, scope, size or design of a structure to its previously existing, authorized, and undamaged condition.

Major Transit Stop. As defined in California Public Resources Code Section 21064.3, a site containing any of the following:
(a) An existing rail or bus rapid transit station.
(b) A ferry terminal served by either a bus or rail transit service. (c) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.

Mansard. A wall which has a slope equal to or greater than two vertical feet for each horizontal foot and has been designed to look like a roof.

Manufactured Home. A structure that is transportable in one or more sections, is eight body feet or more in width, or 40 body feet or more in length, in the traveling mode, or, when erected on site, is 320 or more square feet, is built on a permanent chassis and designed to be used as a single-family dwelling with or without a foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained therein. “Manufactured home” includes any structure that meets all the requirements of this paragraph except the size requirements and with respect to which the manufacturer voluntarily files a certification and complies with the standards established Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 33 under the National Manufactured Housing Construction and Safety Act of 1974 (42 U.S.C., Sec. 5401, and following).

Master Sign Program. A coordinated program of signage designed to encourage consistency in signage for developments with multiple tenants or for developments with a single tenant, occupant, or user proposing multiple signs.

Mezzanine. An intermediate floor within a building interior without complete enclosing interior walls or partitions that is not separated from the floor or level below by a wall and has a floor area that is no greater than one third of the total floor area of the floor below. (See Story.)
Micro-Unit. Small studio apartment, up to 350 square feet, with a fully functioning and accessibility compliant kitchen and bathroom.

Mixed-use Development: A building containing two or more different land uses.

Mobilehome. As defined in Section 18008 of the Health and Safety Code, a structure constructed prior to June 15, 1976, is transportable in one or more sections, is eight body feet or more in width, or 40 body feet or more in length, in the traveling mode, or, when erected onsite, is 320 or more square feet, is built on a permanent chassis and designed to be used as a single-family dwelling with or without a foundation system when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained therein. “Mobilehome” includes any structure that meets all the requirements of this paragraph and complies with the state standards for mobilehomes in effect at the time of construction. “Mobilehome” does not include a commercial modular, as defined in Section 18001.8, factory-built housing, as defined in Section 19971, a manufactured home, as defined in Section 18007, a multifamily manufactured home, as defined in Section 18008.7, or a recreational vehicle, as defined in Section 18010.

Mobile Recycling Unit. An automobile, truck, trailer or van, licensed by the Department of Motor Vehicles, which is used for the collection of recyclable materials. A mobile recycling center also means the bins, boxes or containers transported by trucks, vans or trailers, and used for the collection of recyclable materials.

Multiplex. A medium- or large-sized structure consisting of side-by-side and/or stacked dwelling units, typically with one shared entry. This building type has the appearance of a medium- to large-size family home and is appropriately scaled to fit in medium-density neighborhoods and/or medium- to high-intensity corridors.

Neighborhood Green. A civic space type for unstructured recreation that may be spatially defined by landscaping rather than building frontages.

Neighborhood Park. Medium- to small-sized parks providing opportunities for neighborhood social life and recreation.

Noise Terms.

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Division VII, Page 34 | South San Francisco Zoning Code | Hearing Draft Ambient Noise Level. The composite of noise from all sources excluding an alleged offensive noise. In this context, the ambient noise level represents the normal or existing level of environmental noise at a given location for a specified time of day or night.

Decibel (dB). A unit used to measure the intensity of a sound by comparing it with a given level on a logarithmic scale.

Noise. Any sound that annoys or disturbs humans or which causes or tends to cause an adverse psychological or physiological effect on humans.

Noise Level Reduction (NLR). The difference in decibels of noise level from the outside of a building to the interior of a building, generally resulting from various construction methods and the materials used in walls, windows, ceilings, doors, and vents of a building.

Nonconforming Use. Any use, building or structure that is not consistent with a provision or provisions of this Ordinance but was lawfully established or constructed and in compliance with all applicable ordinances and laws prior to the effective date of the provisions which no longer complies. See Chapter 20.320 (“Nonconforming Uses, Structures, and Lots”).

Occupancy, Change In. A discontinuance of an existing use and the substitution therefore of a use of a different kind or class.

On-Site Loading Facilities. A site or portion of a site devoted to the loading or unloading of motor vehicles or trailers, including loading berths, aisles, access drives, and landscaped areas.

On-Site. Located on the lot that is the subject of discussion.

Open Space Types.

Private Open Space. Open areas for outdoor living and recreation that are adjacent and directly accessible to a single dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests.

Common Open Space. Areas for outdoor living and recreation that are intended for the use of residents and guests of more than one dwelling unit.

Privately Owned Public Open Spaces (POPOS). Privately owned outdoor living and/or recreation that are created in partnership between the developer and the City, with a stipulation that public access will be preserved in the context of development.

Usable Open Space. Outdoor areas that provide for outdoor living and/or recreation for the use of residents.

Opposite. Across from or across the street from.

Owner. A person or persons holding single or unified beneficial title to the property including, but not limited to, the settlor of a grantor trust, a general partner, firm or corporation.

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Hearing Draft | South San Francisco Zoning Code | Division VII, Page 35 Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the roof line.

Parcel. See Lot.

Parking Area. An area of a lot, structure, or any other area, including driveways, which is designed for and the primary purpose of which is to provide for the temporary storage of operable motor vehicles.

Accessory Parking. An area of a lot, structure, or any other area, which is designed reserved for and the primary purpose of which is to provide off-street parking to serve a building or use that is the primary or main use of the lot.

Long-Term Parking. An area designed for employee or parking when a vehicle is not normally moved during the period of an employee’s work shift, as opposed to customer or visitor parking.

Parking, Bicycle. A covered or uncovered area equipped with a rack or racks designed and useable for the secure, temporary storage of bicycles.

Long-term. Bicycle parking that is designed to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.

Short-term. Bicycle parking that is designed to serve shoppers, customers, messengers, guests, and other visitors to a site who generally stay for a period of less than four hours.

Parking Space, Off-Street. An area, covered or uncovered, designed and usable for the temporary storage of a vehicle, which is paved and accessible by an automobile without permanent obstruction.

Paseo. A pedestrian lane located and designed to reduce the required walking distance within a neighborhood.

Peak Time. Period of time with the greatest amount of activity and vehicles on the site.

Permit. Any Site Clearance, Use Permit, Temporary Use Permit, Building Permit, license, certificate, approval, or other entitlement for development and/or use of property as required by any public agency.

Permitted Use. Any use allowed in a zoning district without a requirement for approval of a Use Permit, but subject to any restrictions applicable to that zoning district.

Person. Any individual, firm, association, organization, partnership, business trust, company, or corporation.

Persons with Disabilities. Persons who have a medical, physical, or mental condition, disorder or disability as defined in California Government Code Section 12926, that limits one or more major life activities.

Planning Commission. Planning Commission of the City of South San Francisco.

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Division VII, Page 36 | South San Francisco Zoning Code | Hearing Draft Plaza. A space available for civic purposes and commercial activities intended to add to the activity and vibrancy of streets and neighborhoods. Plazas are typically formal spaces with interior green spaces and defined edges made primarily of hardscaped materials.

Precise Plan. A plan that sets forth the design, location, and arrangement of proposed buildings, structures and other improvements, including, but not limited to, elements such as grading, utilities, architecture, and landscaping, within the defined area of an approved Specific Plan.

Pocket Park. A type of civic space that provides small-scale public urban open space intended to provide recreational opportunities where space is limited in close proximity to neighborhood residences.

Podium. A raised platform supporting a building that often contains parking or ground floor commercial uses but may include other land uses.

Porch. A private frontage where the façade is set back from the frontage line and has a set of stairs and landing attached to the façade. Porches may be open on two or three sides and may be covered or uncovered.

Pre-existing. In existence prior to the effective date of this Ordinance.

Primary Unit or Primary Dwelling Unit. The existing residential unit on a lot that is being used for habitation and occupied by the property owner at the time of the application for a building permit to construct a residential second unit.

Principal Use. A use that fulfills a primary or predominant function of an establishment, institution, household, or other entity and occupies at least 70 percent of the gross floor area.

Project. Any proposal for a new or changed use or for new construction, alteration, or enlargement of any structure, that is subject to the provisions of this ordinance. This term also refers to any action that qualifies as a “project” as defined by the California Environmental Quality Act.

Public Realm. The physical and social domain of the public that is held in common either by their physical presence or by visual association. This includes, but is not limited to plazas, squares, parks, thoroughfares, public frontages, private frontages, civic buildings, and open spaces.

Qualified Applicant. The property owner, the owner’s agent, or any person, corporation, partnership or other legal entity that has a legal or equitable title to land that is the subject of a development proposal or is the holder of an option or contract to purchase such land or otherwise has an enforceable proprietary interest in such land.

Recreational Vehicle. Any vehicle or trailer designed, or modified for use as a camp car, camper, motor home, trailer, trailer coach, boat, boat trailer, snow-mobile, snowmobile trailer, camping trailer, or for any similar purpose.

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Hearing Draft | South San Francisco Zoning Code | Division VII, Page 37 Recyclable Material. Reusable material, including, for example, metals, glass, plastic and paper, which are intended for reuse, remanufacture or reconstitution for the purpose of using the altered form. Recyclable material does not include refuse or hazardous materials.

Recyclable material may include used motor oil collected and transported in accordance with Section 25250.11 and 25143.2(b)(4) of the California Health and Safety Code.

Recycling Facility Terms.

Small Collection Facility. A collection facility that occupy an area of not more than 500 square feet and may include a mobile unit; bulk reverse vending machines or a grouping of reverse vending machines occupying more than 50 square feet; kiosk type units, which may include permanent structures; unattended containers placed for the donation of recyclable materials.

Large Collection Facility. A collection facility that may occupy an area of more than 500 square feet or be on a separate property not appurtenant to a host use, and which may include permanent structures.

Processing Facility. A processing facility is a building or enclosed space used for the collection and processing of recyclable materials. “Processing” means the preparation of material for efficient shipment, or to an end-user’s specifications, by such means as baling, briquetting, compacting, flattening, grinding, crushing, mechanical sorting, shredding, cleaning and remanufacturing.

Light Processing Facility. A processing facility that occupies an area of under 45,000 square feet of gross collection, processing and storage area and has up to an average of two outbound truck shipments per day. Light processing facilities are limited to, baling, briquetting, crushing, compacting, grinding, shredding and sorting of source-separated recyclable materials and repairing of reusable materials sufficient to qualify as a certified processing facility. A light processing facility shall not shred, compact or bale ferrous metals other than food and beverage containers.

Heavy Processing Facility. A processing facility that is any processing facility other than a light processing facility and is not a permitted use in South San Francisco.

Reverse Vending Machine. An automated mechanical device that accepts at least one or more types of empty beverage containers including, but not limited to, aluminum cans, glass and plastic bottles, and issues a cash refund or a redeemable credit slip with a value not less than the container’s redemption value as determined by the state. A reverse vending machine may sort and process containers mechanically provided that the entire process is enclosed within the machine.

Bulk Reverse Vending Machine. A reverse vending machine that is larger than 50 square feet; is designed to accept more than one container at a time; and will pay by weight instead of by container.

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Division VII, Page 38 | South San Francisco Zoning Code | Hearing Draft Right-of-Way. A strip of land acquired by reservation, dedication, forced dedication, prescription or condemnation and intended to be occupied or occupied by a road, railroad, electric transmission lines, oil or gas pipeline, water line, sanitary storm sewer or other similar use.

Rowhouse. A single-family dwelling that shares a party wall with another of the same type placed side-by-side with individual entries along the front and dedicated private open space for each unit typically located in the rear. Each unit has its own front access at the ground floor. Also known as a townhouse or townhome.

Screening. Screening refers to a wall, fence, hedge, informal planting, or berm, provided for the purpose of buffering a building or activity from neighboring areas or from the street.

Service Bay. See Auto Service Bay.

Setback. The area between a property line and a building or structure which must be kept clear or open. See also Section 20.040.004 (“Measuring Distances”), and Section 20.040.012 (“Measuring Setbacks”).

Sidewalk. A paved, surfaced, or leveled area, paralleling and usually separated from the street, used as a pedestrian walkway.

Sign. A structure, device, figure, display, message placard or other contrivance, or any part thereof, situated outdoors or indoors, which is designed, constructed, intended or used to advertise, provide information in the nature of advertising, provide historical, cultural, archaeological, ideological, political, religious, or social information, or direct or attract attention to an object, person, institution, business, product, service, message, event or location by any means, including words, letters, figures, designs, symbols, fixtures, colors, or illumination.

Sign, Animated. A sign that uses movement or change of lighting to depict action or create a special effect or scene.

Sign Area. The area included within the outer dimensions of a sign face display area including all portions not part of the necessary supporting structure.

Sign, Awning. Any permanent building-mounted sign painted or otherwise affixed permanently to the exterior surface of an awning.

Sign, Bandit. Any sign that is placed on public or private property without the consent of the property owner or as authorized in Chapter 20.360 (“Signs”).

Sign, Billboard. Any permanent freestanding structure for the display of a commercial or non-commercial message.

Sign, Building-Mounted. Any sign mounted or erected on or against any building or façade, including all wall signs, awning and canopy signs, projecting signs, and shingle signs.

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Hearing Draft | South San Francisco Zoning Code | Division VII, Page 39 Sign, Cabinet. A permanent building-mounted or freestanding sign with its text and/or logo symbols and artwork on a translucent face panel that is mounted within a metal frame or cabinet that contains the lighting fixtures which illuminate the sign face from behind.

Sign, Canopy. Any permanent building-mounted sign of any nature which is painted, printed, stamped, sewed, or otherwise attached to a canopy.

Sign, Changeable Copy. A permanent sign whose informational content can be changed or altered either automatically or manually.

Sign Copy. That portion of a sign which consists of the actual writing, pictorial representation, decoration, emblem, or flag, or any other device, figure, logo, or similar character, as distinguished from that portion of the sign which forms the background of any such writing or other said elements.

Digital Billboard. An off-site sign utilizing digital message technology, capable of changing the static message or copy on the sign electronically. A Digital Billboard is distinct from, and shall not constitute an Animated Sign in the context of Chapter 20.360 (“Signs”).

Sign, Direct Illumination. Illumination resulting from light emitted directly from a light bulb or light fixture, and not light diffused through translucent signs or reflected from other surfaces such as the ground or building face.

Sign, Double-Faced. A sign designed to be viewed from two directions.

Sign, Electronic Changeable Copy. A type of Changeable Copy Sign whose informational content can be changed or altered electronically.

Sign, Employee-Oriented. A permanent sign that does not otherwise meet the standards of Chapter 20.360 (“Signs”) for multi-building campus-like facilities in the East of 101 Area in which at least 400,000 total square feet of development is occupied by a single tenant.

Sign Face. That portion of a sign containing sign copy, which constitutes a single plane, which is intended to be visible from a single vantage point.

Sign, Feather Banner. A temporary sign that is taller than it is wide and made of a flexible material (typically cloth, nylon, or vinyl) and mounted to a pole.

Sign, Freestanding. A sign that is permanently supported upon the ground by poles or braces and is not attached to any building or other structure. Examples of freestanding signs are pole and monument signs.

Sign, Fuel Pump Topper. A temporary sign affixed to the top of an operable fuel dispensing pump used to advertise goods offered for sale on the same parcel on which the fuel pump is located.

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Division VII, Page 40 | South San Francisco Zoning Code | Hearing Draft Sign, Government. Any sign, posting, notice or similar signs placed, installed, or required by law by a city, county, or a federal or state governmental agency in carrying out its responsibility to protect the public health, safety, and welfare.

Sign, High-Rise Building Identification. A wall sign located on the upper-most story of a building of at least four stories that identifies the occupant of the building, company logo, generic type of business, or the name of a business or building.

Sign, Identification. A permanent sign used to identify a building or group of buildings, residential area, shopping district, industrial district, or any area that fulfills the definition of an identifiable area.

Sign, Incidental. A sign which provides incidental information, including security, credit card acceptance, business hours, open/closed, directions to services and facilities, or menus.

Sign, Illuminated. A sign with an artificial source of light incorporated internally or externally for the purpose of illuminating the sign.

Sign, Inflatable. A form of inflatable device (e.g., shaped as an animal, blimp, or other object) that is displayed, printed, or painted on the surface of an inflatable background, and is primarily installed outside a building to attract attention to or to advertise a business, a business location, a service, a product, or an event. An inflatable sign shall not be considered a balloon.

Sign, Logo. A specially designed graphic symbol of a business establishment, company, institution, organization, or any other legal private or public entity Sign, Marquee. A permanent building-mounted sign advertising an event, performance, service, seminar, conference, or show, and displayed on a permanent roof-like structure or canopy made of rigid materials supported by and extending from the façades of a building.

Sign, Monument. A permanent freestanding low profile freestanding sign erected upon or supported solely by a planter, pedestal base, or similar ground structure approximately the same dimension as the height of the sign and which is designed to incorporate the architectural theme and building material of the building on the premises.

Sign, Neon. A sign with tubing that is internally illuminated by neon or other electrically charged gas.

Sign, Non-Conforming. Any sign legally established prior to the Effective Date which does not fully comply with the standards imposed by the individual sections of this Code.

Sign, Off-Premises. A sign which advertises goods, products or services which are not sold, manufactured or distributed on or from the premises or facility on which the sign is located or advertises a business, owner, occupant or activity not located on the premises or facility on which the sign is located.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 41 Sign, On-Premises. A sign which advertises goods, products or services which are sold, manufactured or distributed on or from the premises or facility on which the sign is located or advertises a business, owner, occupant or activity located on the premises or facility on which the sign is located. This definition also includes on-premises traffic signs.

Sign, Pan Channel Letter. A specific type of sign letter consisting of a metal pan enclosure fabricated in the shape of a letter, numeral, or other shape in which the metal pan enclosure is used to house the lighting and electrical components of the letter and can be mounted directly to a wall. The sign face is usually made of colored plastic attached to the metal pan so that the letters are illuminated and to seal it off from pests and harsh weather.

Sign, Permanent. A sign constructed of durable materials and intended to exist for the duration of time that the use or occupant is located on the premises.

Sign, Pole. A permanent sign supported wholly by a pole or poles placed in, or upon, the ground and which are not part of a building.

Sign, Portable. Any temporary sign over six square feet in size designed to be easily transported, including, but not limited to, signs designed to be transported by means of wheels; signs made as A-frames or T-frames; menu and sandwich board signs; and signs attached to or painted on vehicles parked and visible from the public right-of-way. This definition expressly excludes hand-held signs and signs affixed to vehicles that are less than six square feet in size.

Sign, Projecting. Any permanent sign which is attached perpendicular to the face of a building or other structure and projects outward from the building face.

Sign, Raceway. An enclosed conduit for electrical wiring.

Sign, Roof. Any permanent sign of any nature, together with all its parts and supports, which is erected, constructed, painted upon, or maintained on or above the roof of a building or structure, or affixed to the wall of a building so that it projects above the eave line of a roof or parapet of any building.

Sign, Shingle. Any permanent type of sign suspended beneath an overhead structure, covered walkway, or canopy and visible to pedestrians from the sidewalk.

Sign, Single-Color or Two-Color LED. See Indio
Sign, Special Circumstances. Ewe
Sign Structure. The supports, uprights, bracing, and/or framework of a sign.

Sign Walker. A person who wears, holds, or balances a sign.

Sign, Spinner. A lightweight, durable, and colorful device designed to be affected by the movement of air so that it spins or rotates in a manner to capture attention.

Division VII: Uses and Definitions
Division VII, Page 42 | South San Francisco Zoning Code | Hearing Draft Sign, Temporary. A sign that is designed to be temporarily mounted or displayed and that is not intended for permanent or long-term use.

Sign, Traffic. A sign designed to direct or guide pedestrian or vehicular traffic by identifying an attraction, service, or use and providing directional information (e.g., handicapped parking, one-way, exit, and entrance).

Sign, Vehicle. Any temporary sign on or affixed to a truck, van, automobile, trailer, or other vehicle.

Sign, Wall. Any permanent sign attached to, painted on, or erected against, and in a plane parallel to, the exterior front, rear, or side wall of any building or other structure; wall signs include painted wall signs and individual letter signs.

Sign, Wall Banner. Any temporary sign and constructed of cloth, bunting, plastic, paper, or similar nonrigid material, and securely attached to the wall or support structure for which it is advertising. Flags are not considered temporary wall banners.

Sign, Window. Any permanent or temporary sign painted or installed on a glass window or door or located within 12 inches from inside the window in a manner that it can be viewed from the exterior of a structure.

Sign, Yard Type I. A small temporary sign typically constructed of corrugated plastic and supported on either an H-shaped wire frame or mounted so as to swing between two pairs of support legs, used for example, for advertising by local businesses or by election campaigns (Synonym: Lawn Sign). A type I yard sign is not an A-frame sign.

Sign, Yard Type II. A temporary sign mounted on a single post installed securely in the ground with a small sign hanging from a cross-bar mounted parallel to the ground.

Sign, Yard Type III. A large temporary typically wooden sign mounted on two posts installed securely in the ground.

Static Display. A sign face that does not change within a 24-hour period.

Sidewalk. The portion of a right-of-way that is paved and intended exclusively for pedestrian use, and often installed between the curb and adjacent property lines.

Site. A lot, or group of contiguous lots, that is proposed for development in accordance with the provisions of this ordinance and is in a single ownership or under unified control.

Shopfront. A type of frontage, typically for commercial and retail use, where the façade is aligned close to the frontage line with the building entrance at the level of the sidewalk.

Specific Plan. A plan for a defined area that is consistent with the General Plan and with the provisions of the California Government Code, Section 65450 et seq.

Stacker. Mechanical lifts or other similar means of mechanized parking where parking spaces are not independently accessible.

State. The State of California.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 43 Stoop. A frontage type where the façade is aligned close to the frontage line with the first story elevated from the sidewalk sufficiently to secure privacy for first-story windows and the entrance usually as an exterior stair and landing.

Story. That portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the upper surface of the roof above. A mezzanine with a floor area that exceeds one third of the total floor area of the floor or level below constitutes a story.

Street. A public or private thoroughfare which affords the principal means of access to a block and to abutting property. “Street” includes avenue, court, circle, crescent, place, way, drive, boulevard, highway, road, and any other thoroughfare, except an alley or lane as defined herein.

Structural Alterations. Any physical change to or the removal of the supporting members of a structure or building, such as bearing walls, columns, beams, or girders including the creation, enlargement, or removal of doors or windows and changes to a roofline or roof shape.

Structure. Anything constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground.

Structure, Accessory. A detached subordinate structure used only as incidental to the main structure on the same lot. Excludes Accessory Dwelling Unit (see 20.620.020, Accessory Dwelling Unit).

Structure, Primary (Structure, Main). A structure housing the principal use of a site or functioning as the principal use.

Structure, Temporary. A structure without any foundation or footings and which is intended to be removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.

Swimming Pool. A pool, pond, lake, or open tank capable of containing water to a depth greater than 1.5 feet at any point.

Tandem Parking. An arrangement of parking spaces such that one or more spaces must be driven across in order to access another space or spaces.

Temporary Uses. The following terms are related to Chapter 20.340 (“Temporary Uses”).

Garage Sales. The sale or offering for sale to the general public of over five items of personal property on a portion of a lot in a residentially zoned district, whether inside or outside any building.

Outdoor Sales, Temporary and Seasonal. The sale or offering for sale to the general public of merchandise outside of a permanent structure on property owned or leased by the person, firm, or corporation. These sales are of a limited duration and conducted on Division VII: Uses and Definitions
Division VII, Page 44 | South San Francisco Zoning Code | Hearing Draft an occasional basis and are secondary or incidental to the principal permitted use or structure existing on the property.

Terrace. A frontage type where the main facade of the building is at or near the frontage line with an elevated terrace providing public circulation along the façade.

Thoroughfares. A right-of-way for use by vehicular, pedestrian, and bicycle traffic that provides access to lots and open spaces, and that incorporates vehicular lanes and public frontages.

Town Square. A type of civic space providing a public urban open space for civic purposes, commercial activity, unstructured recreation, and other passive uses. Squares are defined by buildings and tree-lined streets with open shelters, paths, lawns, and trees formally arranged.

Townhouse. See Rowhouse.

Transit Station Area. A Transit Station Area includes any of the following:
(a) Major transit stops as defined in this Chapter and in California Public Resources Code Section 21064.3;
(b) Major transit stops included in an applicable regional transportation plan; (c) A transit corridor with a fixed route bus service with service intervals no longer than 15 minutes during peak commute hours.

Transparency. The area of a frontage, usually applied to the ground floor of a building, that must contain a minimum amount of transparent glass.

Triplex. A detached structure that consists of three side-by-side or stacked dwelling units within a single structure.

Unit. See Dwelling Unit.

Upper Floor. A floor in a building containing habitable space that is located above the ground floor.

Use. The purpose for which land or the premises of a building, structure, or facility thereon is designed, arranged, or intended, or for which it is or may be occupied or maintained.

Accessory Use. A use that is customarily associated with, and is incidental and subordinate to, the primary use and located on the same lot as the primary use and occupies not more than 30 percent of the gross floor area.

Incidental Use. A secondary use of a lot and/or building that is located on the same lot but is not customarily associated with the primary use.

Primary Use. A primary, principal or dominant use established, or proposed to be established, on a lot and occupies at least 70 percent of the gross floor area of the tenant space or building.

Division VII: Uses and Definitions
Hearing Draft | South San Francisco Zoning Code | Division VII, Page 45 Use Classification. A system of classifying uses into a limited number of use types on the basis of common functional, product, or compatibility characteristics. All use types are grouped into the following categories: residential, public and semi-public, commercial, employment, and transportation, communication, and utilities. See also Chapter 20.620 (“Use Classifications”).

Use Permit. A discretionary permit, such as a minor use or conditional use permit, which may be granted by the appropriate City of South San Francisco authority to provide for the accommodation of land uses with special site or design requirements, operating characteristics, or potential adverse effects on surroundings, which are not permitted as of right but which may be approved upon completion of a review process and, where necessary, the imposition of special conditions of approval by the permit granting authority. See Chapter 20.490 (“Use Permits”).

Variance. A discretionary grant of permission to depart from the specific requirements of this Ordinance that is warranted when, due to special circumstances regarding the physical characteristics of the property, the strict application of standards would deprive the property of privileges available to other property in the same zoning classification. See Chapter 20.500 (“Variances”).

Vehicle. Any vehicle, as vehicle is defined by the California Vehicle Code, including any automobile, camper, camptrailer, trailer, trailer coach, motorcycle, house car, boat, or similar conveyance.

Vibration. A periodic motion of the particles of an elastic body or medium in alternately opposite directions from the position of equilibrium.

Visible. Capable of being seen (whether or not legible) by a person of normal height and visual acuity walking or driving on a public road.

Wall. Any vertical exterior surface of building.

Woonerf. A public or private thoroughfare which prioritizes pedestrians and cyclists over motorists.

Yard. An open space other than a court on a lot that is unoccupied and unobstructed from the ground upward, except as otherwise permitted by this Ordinance. (See Figure

20.630.002(A)).

Front Yard. A yard extending across the front of a lot for the full width of the lot between the side lot lines. The depth of a front yard shall be a distance specified by this Ordinance for the district in which it is located and measured inward from the front lot line.

Interior Side Yard. A yard extending along an interior side of a lot from the front lot line to the rear lot line, and to a depth specified by this Ordinance for the district in which it is located and measured inward from the interior side lot line.

Division VII: Uses and Definitions
Division VII, Page 46 | South San Francisco Zoning Code | Hearing Draft Street Side Yard. A yard extending along the street side of a corner lot from the front lot line to the rear lot line, and to a depth specified by this Ordinance for the district in which it is located and measured inward from the street side lot line.

Rear Yard. A yard extending across the rear of a lot for its full width between side lot lines, and to a depth specified by this Ordinance for the district in which it is located. If a lot has no rear lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line, will be deemed the rear lot line for the purpose of establishing the minimum rear yard. (See Figure 20.630.002(B)).

Zoning Administrator. The Zoning Administrator of the City of South San Francisco, or his or her designee.

Zoning District. A specifically delineated area or district in the city within which regulations and requirements uniformly govern the use, placement, spacing, and size of land and buildings. See Section 20.020.001 (“Districts Established”).

South San Francisco City CouncilOctober 26, 2022

South San Francisco City Council
October 26, 2022