City of South San Francisco, CA Chapter 20.090 DOWNTOWN/CALTRAIN STATION AREA ZONING DISTRICTS

§ 20.090.001 Purpose and Applicability.

The purpose of the Downtown/Caltrain Station Area Districts is to:

A. Support the revitalization of Downtown South San Francisco and the area around the South San Francisco Caltrain Station to a vibrant and successful community resource and a source of local pride;

B. Promote new residential, mixed-use and employment uses so as to add a "critical mass" of business patrons and residents in close proximity to the Downtown, while maintaining a consistent scale and character;

C. Offer the opportunity for locating high intensity residential and employment uses in immediate proximity to the Caltrain Station;

D. Focus new improvements on Grand Avenue to return this historic corridor to once again being the focus of the community;

E. Encourage retention of existing and local businesses to the Downtown and protect existing historic building fabric;

F. Support pedestrian and bicycle throughout the Downtown, to transit, and to nearby employment and mixed-use areas; and

G. Provide a framework for community benefits that address the needs of existing and future Downtown residents.

(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)

§ 20.090.002 Use Regulations.

Table 20.090.002: Use Regulations – Downtown/Caltrain Station Area Zoning Districts, lists the uses permitted in the Downtown/Caltrain Station Area 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 20.090.002: Use Regulations – Downtown/Caltrain Station Area Zoning Districts
Use Classification	DRC	LNC	GAC	DTC	ETC	Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses
Multiple-Unit Dwelling
Multifamily	P1	P1	P1	P	P
Senior Citizen Residential	P	P1	―	P	P
AB 2011 Development	P2	P2	P2	P2	P2	Subject to CA Government Code Sections 65912.100 et seq. Standards
SB 6 Development	P3	P3	P3	P3	P3	Subject to CA Government Code Section 65852.24 Standards
Group Residential	M	―	―	―	―	See Chapter 20.350, Group Residential
Live-Work	M	C	C	C	C	See Chapter 20.350, Live-Work Units
Residential Care Facility
General	C	―	―	C	C	Subject to State licensing requirements
Limited	C	―	―	C	C	Subject to State licensing requirements
Senior	M	C1	―	M	M	Subject to State licensing requirements
Supportive Housing
Domestic Violence Shelter	P4	P	―	―	―	See Chapter 20.350, Domestic Violence Shelter
Low Barrier Navigation Center	―	―	P	P	P	Subject to CA Government Code Sections 65660—65668 Standards
Permanent Supportive Housing	P	P	P	P	P	Subject to CA Government Code Sections 65651—65656 Standards
Public and Semi-Public Uses
College and Trade School, Public or Private	M	M1	C	C	P
Community Assembly
Small	P	P1	―	―	C	See Chapter 20.350, Community Assembly, Small and Large
Large	―	C1	―	―	C
Community Garden	P	M	M	M	―
Cultural Institution	C	C	C	C	P
Day Care Center	P	―	―	P	P	See Chapter 20.350, Day Care Centers
Government Offices	P	P	P	P	P
Hospitals and Clinics
Clinic	―	M	C5	M	M
Park and Recreation Facilities, Public	P	P	P	P	P
Public Safety Facilities	P	P	P	P	P
Schools, Public or Private	C	C	―	M	M
Social Service Facilities	―	P6	―	P6	M	See Chapter 20.350, Social Service Facilities
Commercial Uses
Animal Care, Sales, and Services
Pet Store	P	P	P	P	M	See Chapter 20.350, Animal Care, Sales, and Services
Veterinary Services	C	C	C	C	M	See Chapter 20.350, Animal Care, Sales, and Services
Artist’s Studio	M	P	P	P	M
Banks and Financial Institutions
Banks and Credit Unions	―	P	P	P	P
Pawnbrokers	―	―	―	C	―	See Chapter 20.350, Other Financial Services
Business Services	―	P	P1	P	P
Commercial Entertainment and Recreation
Indoor Entertainment	―	C	C	C	C
Indoor Sports and Recreation	C	C	C	C	C
Eating and Drinking Establishments
Bar/Night Club/Lounge	―	C	C	C	―
Coffee Shop/Cafe	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Restaurant, Full Service	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Restaurant, Limited Service	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Food and Beverages Retail Sales
Convenience Market	P	P	P	P	P	See Chapter 20.350, Convenience Markets
Grocery Store	C	P	P	P	C
Supermarket	―	C	―	P	C
Funeral Parlor and Mortuary	C	C	C	C	―
Lodging
Bed and Breakfast	M	M	M	M	―	See Chapter 20.350, Bed and Breakfast Lodging
Hotel and Motel	―	―	C	C	P	See Chapter 20.350, Hotels and Motels
Short-Term Vacation Rental	P	P	P	P	―	See Chapter 20.350, Short-Term Vacation Rentals
Maintenance and Repair Services	―	M	M	M	P
Maker’s Space	―	M	M	M	M
Offices
Business and Professional	M	P1	P1	P	P
Medical and Dental	M	P1	P1	P	P
Walk-In Clientele	M	P	P1	P	P
Parking Services
Public Parking	P	P	―	P	―
Personal Services
General Personal Services	P	P	P	P	P	See Chapter 20.350, Personal Services
Instructional Services	P	P	P	P	P
Massage Business	―	M	M	M	M	See Chapter 20.350, Massage Businesses
Tattoo or Body Modification Parlor	P	P	P	P	P	See Chapter 20.350, Tattoo or Body Modification Parlor
Retail Sales
General Sales	P	P	P	P	P
Outdoor Market	―	C	C	C	C	See Chapter 20.350, Outdoor Market
Second Hand Store	P	P	C	C	―
Industrial/R&D Uses
Clean Technology	―	M	M	M	P
Handicraft/Custom Manufacturing	―	M	M	M	P
Research and Development	―	―	―	―	P
Transportation, Communication, and Utilities Uses
Communication Facilities
Antenna and Transmission Towers	See Chapter 20.370, Antennas and Wireless Communications Facilities and Chapter 20.375, Small Cell Wireless Communications Facilities
Utilities, Major	―	―	―	―	―
Utilities, Minor	P	P	P	P	P
Accessory Uses – See Chapter 20.350, Accessory Uses, for Additional Regulations
Accessory Dwelling Unit	See Chapter 20.350, Accessory Dwelling Units
Family Day Care Home
Small	P	P	P	P	―	See Chapter 20.350, Family Day Care Homes
Large	P	C	C	C	―
Home Occupations	P	P	P	P	―	See Chapter 20.350, Home Occupations
Mobile Vendor Services	P	P	P	P	P	See Chapter 20.350, Mobile Vendor Services
Temporary Uses
Temporary Use	See Chapter 20.340, Temporary Uses

Notes:
1.	Ground floor residential uses are limited to spaces that support on-site residential units such as lobbies, gymnasiums, community meeting spaces, and other on-site residential amenities.
2.	Eligibility can only be confirmed on a parcel-by-parcel basis based on further analysis of permitted and actual uses on the subject and adjacent parcels and a variety of other criteria and characteristics established in AB 2011.
3.	Eligibility can only be confirmed on a parcel-by-parcel basis based on further analysis of permitted and actual uses on the subject and adjacent parcels and a variety of other criteria and characteristics established in SB 6.
4.	Limited to facilities serving a maximum of 10 clients and may not be located within 300 feet of any other domestic violence shelter.
5.	Clinic uses may not occupy the ground floor along Grand Avenue, except on properties located west of Maple Avenue, which are subject to the approval of a Conditional Use Permit.
6.	Must be located at least 1,000 feet from any other social service facility.

(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)

§ 20.090.003 Development Standards.

Table 20.090.003: Development Standards – Downtown/Caltrain Station Area Zoning Districts, establishes the development standards for the Downtown/Caltrain Station Area zoning districts. The numbers in the figure below are keyed to corresponding regulations in the table that follows. Letters in parentheses after the table refer to lettered provisions following the table.

Table 20.090.003: Development Standards – Downtown/Caltrain Station Area Zoning Districts
Standard	DRC	LNC	GAC	DTC	ETC	Key
Minimum Density1	80 du/ac or existing density, whichever is greater	40 du/ac or existing density, whichever is greater	60 du/ac or existing density, whichever is greater	100 du/ac or existing density, whichever is greater	120 du/ac or existing density, whichever is greater (A)
Maximum Density	125 du/ac (B)	80 du/ac (B)	100 du/ac (B)	180 du/ac (B)	200 du/ac (B)
Lot Size
Min. Lot Area	5,000 sf	5,000 sf	5,000 sf	5,000 sf	10,000 sf
Min. Lot Width	50 ft	50 ft	50 ft	50 ft	50 ft	①
Min. Lot Depth	80 ft	―	―	―	―	②
Max. Floor Area Ratio (FAR)	0.5 (A)	3.0 (A)	4.0(A)	8.0(A)	1.0; 8.0 with community benefits (C)
Max. Lot Coverage	90%	90%	100%	100%	85%	③
Building Height
Max. Main Building (ft)	65 ft (D)	50 ft (D)	65 ft (D)	85 ft (D)	N/A (D)	④
Min. Ground Floor Height for Nonresidential Uses	15 ft; 12 ft min. clearance (D)	15 ft; 12 ft min. clearance (D)	15 ft; 12 ft min. clearance (D)	15 ft; 12 ft min. clearance (D)	15 ft; 12 ft min. clearance (D)	⑤
Max. Finished Floor Height (Residential)	5 ft (D)	5 ft (D)	―	5 ft (D)	5 ft (D)	⑥
Setbacks
Street Frontages	At the property line or 10 ft from curb, whichever is greater (E) (G)	At property line or 10 ft from curb, whichever is greater; within the Pedestrian Priority Zone, at property line or 15 ft from curb, whichever is greater (E) (F) (G)	No setbacks allowed (E) (G)	At property line or 10 ft from curb (whichever is greater) (D) (E) (G)	At property line or 10 ft from curb (whichever is greater) (D) (E) (G)	⑦
Min. Interior Side Setback	0 ft; 10 ft when abutting a residential district (E)	0 ft (E)	0 ft (E)	0 ft; 10 ft when abutting a residential district (E)	0 ft (E)	⑧
Min. Rear Setback	20 ft (E)	0 ft; 10 ft when abutting a residential district (E)	0 ft (E)	0 ft; 10 ft when abutting a residential district (E)	0 ft (E)	⑨
Landscaping and Open Space
Min. Usable Open Space (may be private, common, or both)	100 sf/unit	100 sf/unit	100 sf/unit	100 sf/unit	100 sf/unit
Min. Dimension for Common Open Space	20 ft	20 ft	20 ft	20 ft	20 ft	⑩
Min. Dimension for Private Open Space	10 ft	10 ft	10 ft	10 ft	10 ft
Min. Landscaping	―	10%	―	―	―

Notes:
1.	No net loss in the number of residential units during reconstruction or renovation is allowed. Replacement provisions have the same requirements as set forth in Government Code Section 65915, Subdivision (c)(3).

A. Nonresidential FAR. Minimum residential density must be achieved before nonresidential uses are permitted. Residential uses in the ETC District are not required in order to permit nonresidential uses, but if residential uses are proposed the minimum residential density must be achieved.

B. Density Bonuses. See Chapter 20.390 ("Bonus Residential Density") for additional density based on the California State Density Bonus program.

C. Additional FAR. See Chapter 20.395 ("Community Benefits Program") for additional FAR based on the Community Benefits Program.

D. Heights.

1. Ground Floor Height. The minimum ground floor height for buildings with nonresidential uses at the ground level is 15 feet, with a minimum 12-foot clearance from floor to ceiling. For residential buildings, a ground floor garage may be exempt from this requirement, subject to evaluation by the decision-making authority in the review process.

2. Finished Floor Height for Residential Uses. The maximum finished floor height for ground floor residential uses is five feet above grade.

3. Airspace Protection Evaluation. 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.

4. Maximum Height in ETC District. 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.

E. Setbacks.

1. Transitional Standards. Where a development district abuts a district with a lower maximum height, transitional height standards apply. See Section 20.310.004(B)(5) ("Transitional Standards").

2. Street Frontages. Buildings shall be constructed at the required setback for at least 65 percent of linear street frontage.

Figure 20.090.003.E: Setbacks along Street Frontages

F. Pedestrian Priority Zone. The Pedestrian Priority Zone is established in Figure 20.090.003.F: Pedestrian Priority Zone.

Figure 20.090.003.F: Pedestrian Priority Zone

G. Corner Build Area. Buildings must be located in accordance with the minimum setbacks within 30 feet of every corner. Public plazas may be at the street corner provided buildings are built to the edge of the public plaza.

Figure 20.090.003.G: Corner Build Area

(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)

§ 20.090.004 Supplemental Standards.

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. Design in the Downtown/Caltrain Station Area Specific Plan. For purposes of Design Review of development within the Downtown/Caltrain Station Area Specific Plan area, see the Downtown/Caltrain Station Area Specific Plan for additional standards related to building and site design.

C. Required Active Frontage.

1. Required Active Frontages in the GAC Zoning District. A minimum of 75 percent of the frontage of all sites along Grand Avenue shall be devoted to active uses.

2. Linden Avenue in the LNC Zoning District. A minimum of 65 percent of the frontage of a site along Linden Avenue in this area shall be devoted to active uses.

3. Exceptions. The Chief Planner may approve a reduction in these standards (not to exceed 25 percent of the standard) to allow for fire access, driveways, and for efficient site layout and site configuration. Exceptions greater than 25 percent are subject to Planning Commission approval.

D. Building Transparency and Openings. 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.

1. No wall may run in a continuous plane for more than 20 feet without an opening.

Figure 20.090.004.D: Building Transparency and Openings

2. 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 18 inches deep.

3. Openings fulfilling this requirement shall not provide views into parking or vehicle circulation areas.

4. 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 or murals, or will be screened with attractive landscaping, in such a way as to create visual interest at the pedestrian level.

E. 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 grilles are subject to Design Review and shall not diminish from the overall building aesthetic. Grilles 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.

F. Limitations on Location of Parking.

1. Curb Cut Limitations. No curb cuts shall be allowed along Grand Avenue unless no other access is feasible.

2. Surface Parking Lots.

a. Surface parking areas shall be located away from street edges and behind buildings.

b. Surface parking areas shall be screened with landscaping or other screening to remain obscured from view from the right-of-way.

c. A minimum five-foot landscaped area is required along the perimeter of parking lots.

(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)