The purpose of the Downtown Residential Districts is to:
A. 
Promote and maintain Downtown’s historic role as the City’s center by developing a variety of residential types and densities consistent with the policies of the General Plan and complementary to the goals and policies of the Downtown Station Area Specific Plan District;
B. 
Improve the quality and mix of retail uses in the Downtown districts to make the area attractive to residents, businesses, and visitors;
C. 
Expand housing choices in the Downtown districts while protecting and enhancing the character and livability of the Downtown residential neighborhoods;
D. 
Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;
E. 
Establish design standards to ensure that the scale and design of new development and alterations to existing structures maintains the Downtown districts’ traditional development pattern; and
F. 
Provide sites for public and semi-public land uses such as parks, libraries, and religious assembly uses that will serve City residents and will complement surrounding residential development.
(Ord. 1646 § 2, 2022)
Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts lists the uses permitted in the Downtown residential zoning districts and the level of review required. In cases where a specific land use or activity is not defined, the Chief Planner shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications that are not included in this table or not found to be substantially similar to the uses below are otherwise prohibited. The table also notes all regulations that apply to various uses.
Table 20.080.002: Use Regulations – Downtown Residential Zoning Districts
Use Classification
DRL
DRM
DRH
Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses
Dwelling, Single-Unit
Detached
P
―
―
Semi-Attached
P
―
―
Attached
P
―
―
Dwelling, Multiple-Unit
Duplex
P
―
―
Multiple-Unit
P
P
P
Senior Citizen Residential
P
P
P
Domestic Violence Shelter
P1
P1
P1
See Chapter 20.350, Domestic Violence Shelter
Group Residential
―
M
M
See Chapter 20.350, Group Residential
Live-Work
M
M
M
See Chapter 20.350, Live-Work Units
Residential Care Facility
General
C
C
C
Limited
P
P
P
Subject to State licensing requirements
Senior
C
C
M
Public and Semi-Public Uses
College and Trade School, Public or Private
―
―
M
Community Assembly
Community Assembly, Small
M
M
P
See Chapter 20.350, Community Assembly, Small and Large
Community Assembly, Large
C
C
C
Community Garden
P
P
P
Cultural Institution
C
C
C
Day Care Center
P
P
P
See Chapter 20.350, Day Care Centers
Elderly and Long-Term Care
C
C
C
Government Offices
―
―
C
Park and Recreation Facilities, Public
P
P
P
Public Safety Facilities
C
C
C
Schools, Public or Private
C
C
C
Social Service Facilities
―
―
M
Commercial Uses
Commercial Entertainment and Recreation
Indoor Sports and Recreation
―
―
C
Lodging
Bed and Breakfast
M
M
M
See Chapter 20.350, Bed and Breakfast Lodging
Short-Term Vacation Rental
P
P
P
See Chapter 20.350, Short-Term Vacation Rentals
Offices
Business and Professional
―
―
C
Medical and Dental
―
―
C
Walk-In Clientele
―
―
C
Personal Services
General Personal Services
―
―
C
Instructional Services
―
―
C
Tattoo or Body Modification Parlor
―
―
C
See Chapter 20.350, Tattoo or Body Modification Parlor
Transportation and Utilities Uses
Communication Facilities
Antenna and Transmission Towers
See Chapters 20.370, Antennas and Wireless Communications Facilities and 20.375, Small Cell Wireless Communications Facilities
Utilities, Major
C
C
C
Utilities, Minor
P
P
P
Accessory Uses - See Section 20.350.004 for Additional Regulations
Accessory Dwelling Unit
See Section 20.350.003, Accessory Dwelling Units
Family Day Care Home
Small
P
P
P
See Chapter 20.350, Family Day Care Homes
Large
P
P
P
Home Occupations
P
P
P
See Chapter 20.350, Home Occupation
Temporary Uses
Temporary Use
See Chapter 20.340, Temporary Uses
Notes:
1.
Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other domestic violence shelter.
(Ord. 1646 § 2, 2022)
Table 20.080.003: Development Standards – Downtown Residential Zoning Districts establishes the development standards for the Downtown residential zoning districts. The numbers in the figure below are keyed to corresponding regulations in the table that follows. Letters in parentheses after the standards in the table refer to lettered provisions following the table.
Table 20.080.003: Development Standards – Downtown Residential Zoning Districts
Standard
DRL
DRM
DRH
Key
Minimum Density
15 du/ac or existing density, whichever is greater
25 du/ac or existing density, whichever is greater
40 du/ac or existing density, whichever is greater
Maximum Density
22 du/ac (A)
37.5 du/ac (A)
50 du/ac (A)
Lot Size
Min. Lot Area
2,750 sf (B)
2,500 sf (B)
2,250 sf (B)
Min. Lot Area, Corner
3,250 sf (B)
3,000 sf (B)
2,750 sf (B)
Min. Lot Width
40 ft
36 ft
36 ft
①
Min. Lot Width, Corner
50 ft
50 ft
50 ft
②
Min. Lot Depth
60 ft
60 ft
60 ft
③
Max. Floor Area Ratio (FAR)
0.70 or 2,000 sf, whichever is greater (B)
1.25
―
Max. Lot Coverage
80%
90%
90%
④
Building Height
Max. Main Building (ft/stories)
28 ft/2 stories (C)
35 ft/3 stories (C)(D)
50 ft/4 stories (C) (D)
Max. Accessory Building
12 ft if a floor slab is used; 15 ft if floor joist construction is used
Setbacks
Front Setback, Street-Facing
Min. 15 ft; Min. 40 ft for above-ground parking (B) (F)
Min. 15 ft; Min. 40 ft for above-ground parking (B) (F)
Min. 15 ft; Min. 40 ft for above-ground parking (B) (F)
⑥
Front Setback, Lane-Facing
Min. 5 ft; Max. 20 ft
Min. 5 ft; Max. 20 ft
Min. 5 ft; Max. 20 ft
⑦
Min. Interior Side Setback
5 ft; 10 ft for a minimum 50% of side façade for all upper stories (G)
5 ft; 10 ft for a minimum 50% of side façade for all upper stories (G)
5 ft; 10 ft for a minimum 50% of side façade for all upper stories (E) (G)
⑧
Min. Street Side Setback
10 ft
10 ft
10 ft
⑨
Min. Rear Setback
20 ft (B) (H)
20 ft (B) (E) (H)
10 ft for the first two stories; 15 ft thereafter (B) (E) (H)
⑩
Accessory Structures
See Section 20.300.002 (“Accessory Buildings and Structures”)
Landscaping and Open Space
Min. Usable Open Space (may be private, common, or both)
100 sf/unit
100 sf/unit
100 sf/unit
Min. Dimension for Common Open Space
20 ft
20 ft
20 ft
⑪
Min. Dimension for Private Open Space
8 ft. when located on the ground level; 6 ft. when located above the ground level
Min. Landscaping
20%
10%
10%
A. 
Density Bonuses. See Chapter 20.390 (“Bonus Residential Density”) for additional density based on the California State Density Bonus program.
B. 
Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section 20.310.002 (“General Site and Building Design”).
C. 
Heights.
1. 
Increased Height. Allowable height may be increased to a maximum of 35 feet with the approval of a Minor Use Permit subject to the following findings:
a. 
The height of the proposed structure does not exceed the average height of structures on adjoining lots;
b. 
The proposed structure will not substantially interfere with solar access or privacy available to residences to the side, rear, or directly across the street;
c. 
The design includes architectural details, articulation, and other features to minimize the visual impact of the additional bulk created by the increased height; and
d. 
The height, bulk, and mass of the proposed structure is comparable to that of the surrounding neighborhood.
2. 
Maximum Height. See Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”) for airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan.
D. 
Limitations on Third-Story Structures in the DRM. Third stories in the DRM district are subject to the following standards:
1. 
Any third story must be either set back a minimum of 10 feet from all interior lot lines or located inside a pitched roof with a slope of at least 1:3.
Figure 20.080.003.D-1: Limitations on Third Stories
2. 
Dormers are permitted on third stories, provided that they do not exceed 15 feet in width and do not occupy more than 20 percent of the total roof area.
Figure 20.080.003.D-2: Dormers on Third Stories
E. 
Transitional Standards.
1. 
Where a development abuts a district with a lower maximum height, transitional height standards apply. See Subsection 20.310.004(B)(5)(a).
2. 
The building setback from the abutting district boundary shall be 10 feet for interior side yards and 15 feet for rear yards.
Figure 20.080.003.E-2: Building Setback in the DRH District When Abutting a District with a Lower Maximum Height
3. 
A landscaped planting area, a minimum of five feet in width, shall be provided in the DRH district along the abutting district boundaries. Trees shall be planted in this area at a minimum interval of 15 feet.
Figure 20.080.003.E-3: Landscaped Planting Area in the DRH District When Abutting a District with a Lower Maximum Height
F. 
Exceptions for Parking Setback. Exceptions to the front setback for above-ground parking may be granted with the approval of a Conditional Use Permit when the following findings can be made:
1. 
The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and any parking within 40 feet of the street facing property line is well screened with a wall, hedge, trellis and landscaping.
2. 
The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.
G. 
Side and Rear Yard Setbacks for Residential Uses. In all cases, the minimum side and rear yard setbacks for residential uses are as follows:
1. 
Ten feet for any wall surfaces containing bedroom windows, including the portion of the wall surface extending three feet on either side of window; and
2. 
Fifteen feet for any wall surfaces containing living room or other primary room windows, including the portion of the wall surface extending three feet on either side of window.
Figure 20.080.003.G: Reduced Side and Rear Yards for Residential Uses
H. 
Reduced Side Setbacks.
1. 
When the existing side yard setback is less than five feet, setbacks may be extended on the ground level only and by no more than 50 percent of the existing wall length. In all instances, side yard setbacks shall be no closer than three feet to the side property line.
2. 
Side Yard Setback for Substandard Lots. The side yard on any lot with an average width of 50 feet or less shall be a minimum of 10 percent of the lot width, but in no case less than three feet.
Figure 20.080.003.H-1: Reduced Side Setbacks
I. 
Reduced Rear Setbacks.
1. 
When the existing rear yard setback is less than 20 feet, setbacks may be extended on the ground level only and by no more than 50 percent of the existing wall length. In all instances, rear yard setbacks shall be no closer than 15 feet to the rear property line.
Figure 20.080.003.I-1: Reduced Rear Setbacks
2. 
On a through lot where the rear yard abuts a lane, required rear yard setback may be reduced to 15 feet for a residential structure oriented toward the lane.
3. 
Existing structures may have a minimum four-foot rear setback from a new property line after lot subdivision.
Figure 20.080.003.I-2: Reduced Rear Setback from a New Property Line After Lot Subdivision
(Ord. 1646 § 2, 2022)
A. 
Site and Building Design Standards. All development is subject to the standards of Chapter 20.310 (“Site and Building Design Standards”) as appropriate.
B. 
Building Security. In addition to the requirements of Chapter 15.48 (“Minimum Security Standards”) of the South San Francisco Municipal Code, the following security requirements apply.
1. 
Security doors shall not encroach into the public right-of-way in either an opened or closed position.
2. 
Lighting shall be provided at all entryways to the building and in any alcoves or other features of the building to improve visual surveillance of the building and its public areas.
3. 
Security grills are subject to Design Review and shall not diminish from the overall building aesthetic. Grills shall be painted to match the trim colors of the building. Heavy steel and accordion fold grilles are prohibited.
4. 
Grilles, security doors, and other security devices designed for nighttime security may not be visible to the public during business hours or when they are in an open position.
5. 
Display window lighting must be provided in storefronts or under the awnings.
C. 
Building Transparency and Openings.
1. 
Nonresidential façades within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 60 percent of the building wall area located between 2.5 and seven feet above the level of the sidewalk.
2. 
No wall may run in a continuous plane for more than 20 feet without an opening.
Figure 20.080.004.C: Building Transparency and Openings
3. 
Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
4. 
Openings fulfilling this requirement shall not provide views into parking or vehicle circulation areas.
5. 
This requirement may be reduced through a Conditional Use Permit if the Planning Commission finds:
a. 
The proposed use has unique operational characteristics with which the provision of the required windows and openings is incompatible, such as in the case of a cinema, theater, or historic building; and
b. 
Street-facing building walls will exhibit architectural relief and detail, murals, or will be screened with attractive landscaping, in such a way as to create visual interest at the pedestrian level.
D. 
Parking Lot Access. Parking lot access shall be provided from a side street or alley wherever possible.
E. 
Landscaped Setback of Parking. Parking areas must be separated from on-site buildings by a minimum distance of six feet, which may be occupied by landscaping or required walkways.
F. 
Public Open Space. New buildings on lots greater than 15,000 square feet shall include a plaza, widened sidewalk, or outdoor dining area which provides public seating, and is accessible from the public sidewalk.
1. 
Minimum Size. 600 square feet.
2. 
Minimum Dimensions. 15 feet.
3. 
Parking Lot Buffering. The required public area shall be separated from any parking area with a landscaped buffer are a minimum 10 feet in width and screened with a decorative wall or berm 2.5 to 3.5 feet high.
G. 
Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas must be located at the rear or interior side of buildings and be screened so as not to be visible from public streets.
(Ord. 1646 § 2, 2022)