City of South San Francisco, CA Chapter 20.100 NON-RESIDENTIAL DISTRICTS

§ 20.100.001 Purpose and Applicability.

The purpose of the non-residential districts is to:

A. Designate adequate land for business and professional offices, commercial and retail uses, visitor-service establishments, and regional-serving retail services consistent with the General Plan to maintain and strengthen the City’s economic resources;

B. Provide a range of employment opportunities to meet the needs of current and future residents and take advantage of the City’s location relative to regional roadway and transit systems;

C. Continue to diversify South San Francisco’s economic base by providing sites for technology-based businesses, research and development, and professional and medical offices;

D. Provide areas for a wide range of manufacturing, industrial, general service, warehousing, storage and distribution, and service commercial uses and to protect areas where such uses now exist;

E. Encourage projects that incorporate environmentally sensitive features and amenities to benefit the public as well as meet the needs of project occupants;

F. Assure high-quality design and site planning of offices and industrial areas that contribute to the character of the City as a whole; and

G. Provide appropriate buffers between industrial and residential uses to preserve the feasibility of industrial operations as well as residential quality.

(Ord. 1646 § 2, 2022)

§ 20.100.002 Use Regulations.

Table 20.100.002: Use Regulations – Non-Residential Zoning Districts, lists the uses permitted in the non-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 20.100.002: Use Regulations – Non-Residential Zoning Districts
Use Classification	CC	BPO	BTP-M & GMP	BTP-H & OPSP	MIM	MIH	Additional Regulations
“P” = Permitted; “M” = Minor Use Permit; “C” = Conditional Use Permit; “―” = Use Not Allowed
Residential Uses
Dwelling, Multiple-Unit
AB 2011 Development	P1	P1	P1	P1	P1	P1	Subject to CA Government Code Section 65912 et seq. Standards
SB 6 Development	P2	P2	P2	P2	P2	P2	Subject to CA Government Code Section 65852.24 Standards
Caretaker Unit	―	―	―	―	C	C
Public and Semi-Public Uses
College and Trade School, Public or Private	M	P	P	P	M	M
Community Assembly
Small	P	P	C	C	―	―	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency and Chapter 20.350, Community Assembly, Small and Large
Large	C	―	C	C	―	―
Community Garden	P	P	―	―	―	―
Cultural Institution	C	P	P	P	C	C
Day Care Center	P	―	P	P	M	M	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency and Chapter 20.350, Day Care Centers
Emergency Shelter	―	―	P	P	P	P
Government Offices	M	P	P	P	P	P
Hospitals and Clinics
Hospitals	C		M3	M3	―	―	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency
Clinic	C		M	M	―	―
Park and Recreation Facilities, Public	P	P	P	P	M	M
Public Safety Facilities	P	P	P	P	P	P
Schools, Public or Private	C		M	M	―	―	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency
Social Service Facilities	P		―	―	P	P	See Chapter 20.350, Social Service Facilities
Commercial Uses
Adult-Oriented Business	―	―	―	―	C4	C4	See Chapter 20.350, Adult-Oriented Businesses
Animal Care, Sales, and Services
Kennel	―	M	―	―	M	M
Pet Day Care	―	M	―	―	P	P
Pet Store	P	―	―	―	―	―	See Chapter 20.350, Animal Care, Sales, and Services
Veterinary Services	P	M	M	M	P	P	See Chapter 20.350, Animal Care, Sales, and Services
Artist’s Studios	P	―	P	P	P	P
Arts and Makers Uses	P	P	P	P	P	P
Automobile/Vehicle Sales and Services
Automobile/Vehicle Rentals	C	―	C	C	M	M	See Chapter 20.350, Hotels and Motels (Automobile Rental Facilities)
Automobile/Vehicle Sales and Leasing	M	―	C	C	C	C	See Chapter 20.350, Automobile/Vehicle Sales and Leasing
Automobile/Vehicle Service and Repair, Major	C	―	―	―	P5	P5	See Chapter 20.350, Automobile/Vehicle Service and Repair, Major and Minor
Automobile/Vehicle Service and Repair, Minor	M	―	―	―	P5	P5
Automobile/Vehicle Washing	M	―	―	―	P5	P5	See Chapter 20.350, Automobile/Vehicle Washing and Service Stations
Rental Car Storage	―	―	―	―	C4	C4
Service Station	C	―	C	C	C	C	See Chapter 20.350, Automobile/Vehicle Washing and Service Stations
Towing and Impound	―	―	―	―	C	C
Banks and Financial Institutions
Banks and Credit Unions	P	―	P	P	P	P
Alternative Loan Businesses	C	―	―	―	―	―	See Chapter 20.350, Other Financial Services
Pawnbroker	C	―	―	―	C	C	See Chapter 20.350, Other Financial Services
Building Materials Sales and Services	C	―	―	―	P	P
Business Services	P	P	P	P	P	P
Commercial Cannabis Uses
Cannabis Delivery-Only Operations	―	―	C	―	C	C	See Chapter 20.410, Regulations on Cannabis Activities
Cannabis Distribution	―	―	―	―	C	C	See Chapter 20.410, Regulations on Cannabis Activities
Cannabis Indoor Cultivation	―	―	C	C	C	C	See Chapter 20.410, Regulations on Cannabis Activities
Cannabis Manufacturing	―	―	―	―	C	C	See Chapter 20.410, Regulations on Cannabis Activities
Cannabis Testing	―	―	C	C	C	C	See Chapter 20.410, Regulations on Cannabis Activities
Commercial Entertainment and Recreation
Indoor Entertainment	C	C	C	C	C	C	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency
Indoor Sports and Recreation	C	C	C	C	C	C
Outdoor Entertainment	C	C	C	C	C	C
Outdoor Sports and Recreation	C	C	P	C	C	C
Crop Production, Limited	―	―	―	―	C	C
Eating and Drinking Establishments
Bar/Night Club/Lounge	C	―	―	―	―	―
Coffee Shop/Cafe	P	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Restaurant, Full Service	P	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Restaurant, Limited Service	P	P	P	P	P	P	See Chapter 20.350, Outdoor Seating
Food and Beverage Sales
Convenience Market	P		P	P	P	P	See Chapter 20.350, Convenience Markets
Grocery Store	P		―	C6	C6	C6
Supermarket	P		―	―	―	―
Funeral Parlor and Mortuary	C	―	―	―	―	―
Lodging
Bed and Breakfast	M	―	―	―	―	―	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency and Chapter 20.350, Bed and Breakfast Lodging
Hotel and Motel	M	C	P	P	―	―	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency and Chapter 20.350, Hotels and Motels
Maintenance and Repair Services	P	―	P	P	P	P
Maker’s Space	P7	P7	―	―	P	P
Nurseries and Garden Centers	M	―	C	C	P	P
Offices
Business and Professional	P	P	P	P	P	P
Medical and Dental	P	P	P	P	P	P
Walk-In Clientele	P	P	P	P	―	―
Parking Services
Commercial Parking	―	―	―	―	C	C
Public Parking	P	P	P	P	P	P
Personal Services
General Personal Services	P	P	P	P	P	P	See Chapter 20.350, Personal Services
Instructional Services	P	P	P	P	P	P
Massage Business	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	P
Large Format Retail	C	―	―	―	C	C	See Chapter 20.350, Large Format Retail
Off-Price Merchandise	C	―	―	―	―	―
Outdoor Market	C	―	―	―	C	C	See Chapter 20.350, Outdoor Market
Second Hand Store	C	―	―	―	―	―
Shopping Center
Community Shopping Center	M	―	―	―	―	―
Neighborhood Shopping Center	P	―	―	―	―	―
Regional Shopping Center	M	―	―	―	―	―
Industrial/R&D Uses
Clean Technology	―	P	P	P	P	P
Construction and Material Yard	―	―	―	―	P	P
Contractor Shop	M	―	―	―	P	P
Food Preparation	―		P8	P8	P8	P8
Handicraft/Custom Manufacturing	―	P	P	P	P	P
Industry
General	―	―	―	―	P	P
Heavy/High Impact	―	―	―	―	C	C
Limited	―		P9	P9	P	P
Recycling Facilities
Collection Facility	M	―	M	M	M	M	See Chapter 20.350, Recycling Facilities
Intermediate Processing Facility	―	―	―	―	M	M	See Chapter 20.350, Recycling Facilities
Research and Development	―	P	P	P	C10	C10	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency
Used Farm and Construction Equipment Sales	―	―	―	―	P	P
Warehousing, Storage, and Distribution
Chemical, Mineral, and Explosives Storage	―	―	―	―	C	C	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency
Freight/Truck Terminals and Warehouses	―	―	―	―	C	C	See Chapter 20.350, Freight/Truck Terminals and Warehouses, and Parcel Hubs
Indoor Warehousing and Storage	―		P	P	P	P
Outdoor Storage	―	―	―	―	P	P	See Chapter 20.350, Outdoor Storage
Outdoor Storage - Arts	—	—	—	—	P	P
Parcel Hub	―	―	―	―	C	C	See Chapter 20.350, Freight/Truck Terminals and Warehouses, and Parcel Hubs
Personal Storage	―	―	―	―	C	C	See Chapter 20.350, Personal Storage
Wholesaling, Distribution and Logistics	―	―	―	―	P	P
Transportation, Communication, and Utilities Uses
Airports and Heliports	―	―	―	―	C	C
Communication Facilities
Antenna and Transmission Towers	See Chapter 20.370, Antennas and Wireless Communications Facilities and Chapter 20.375, Small Cell Wireless Communications Facilities
Facilities within Buildings	―	―	―	―	―	―
Fleet-Based Services	―	―	C	C	C	C	See Chapter 20.350, Fleet-Based Services
Transportation Passenger Terminals	―	C	C	C	C
Utilities, Major	C	C	C	C	C	C	See Chapter 20.300, Airport Land Use Compatibility Plan Consistency
Utilities, Minor	P	P	P	P	P	P
Waste Transfer Facility	―	―	―	―	C	C
Accessory Uses - See Chapter 20.350, Accessory Uses, for Additional Regulations
Accessory Dwelling Unit	P11	―	―	―	―	―	See Chapter 20.350, Accessory Dwelling Units
Family Day Care Home
Small	P11	P	―	―	―	―	See Chapter 20.350, Family Day Care Homes
Large	P11	―	―	―	―	―
Home Occupations	P11	P11	―	―	―	―	See Chapter 20.350, Home Occupations
Mobile Vendor Services	P	P	P	P	P	P	See Chapter 20.350, Mobile Vendor Services
Temporary Uses
Temporary Use	See Chapter 20.340, Temporary Uses

Notes:
1.	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.
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 SB 6.
3.	Only in conjunction with research facility.
4.	Limited to locations east of South Airport Boulevard and the Bayshore Freeway.
5.	Must be located a minimum of 500 feet from any residential district.
6.	Prohibited east of Highway 101.
7.	Must be located a minimum of 100 feet from any residential district.
8.	MUP required for on-site seating or tasting.
9.	Maximum 0.5 FAR unless ancillary to an Office or Research and Development use.
10.	Maximum 0.5 FAR.
11.	Allowed as an accessory use to an existing non-conforming residential use.

(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023; Ord. 1656, 6/12/2024; Ord. 1677-2025, 9/10/2025)

§ 20.100.003 Development Standards.

Table 20.100.003: Development Standards – Non-Residential Zoning Districts, establishes the development standards for all non-residential zoning districts except the GMP zoning district. 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. All development standards for the GMP zoning district are found in the Genentech Master Plan.

Table 20.100.003: Development Standards – Non-Residential Zoning Districts
Standards	CC	BPO	BTP-M	BTP-H & OPSP	MIM	MIH	Key
Lot Size
Min. Lot Area	5,000 sf (A)	15,000 sf (A)	10,000 sf; 1 ac. East of Hwy. 101 (A)	10,000 sf; 1 ac. East of Hwy. 101 (A)	10,000 sf; 1 ac. East of Hwy. 101 (A)	10,000 sf; 1 ac. East of Hwy. 101 (A)
Min. Lot Width	50 ft	50 ft	50 ft	50 ft	50 ft	50 ft	①
Max. Floor Area Ratio (FAR)	0.5	1.0; 2.5 w/ community benefits (B)	0.5; 1.0 for Clean Technology, Office and Research & Development w/ community benefits (B)	0.5; 2.0 for Clean Technology, Office and Research & Development w/ community benefits (B)	0.4; 1.0 for all permitted uses except Office and Research & Development w/ community benefits (B)	0.4; 2.0 for all permitted uses except Office and Research & Development w/ community benefits (B)
Max. Lot Coverage	50%	70%	60%	60%	―	―	②
Building Height
Max. Main Building (ft/stories)	50 ft (C)	N/A (C)	N/A (C)	N/A (C)	65 ft (C)	65 ft (C)
Max. Accessory Building	20 ft	―	20 ft	20 ft	20 ft	20 ft
Setbacks
Min. Front Setback	10 ft (D)	10 ft (D)	20 ft (D)	20 ft (D)	20 ft (D)	20 ft (D)	③
Min. Interior Side Setback	0 ft, 10 ft when abutting a residential district (D)	10 ft	0 ft; 10 ft abutting a residential district (D)	0 ft; 10 ft abutting a residential district (D)	0 ft; 10 ft when abutting a nonindustrial district boundary (D)	0 ft; 10 ft when abutting a nonindustrial district boundary (D)	④
Min. Street Side Setback	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	⑤
Min. Rear Setback	0 ft, 10 ft when abutting a residential district (D)	10 ft	0 ft; 10 ft abutting a residential district (D)	0 ft; 10 ft abutting a residential district (D)	0 ft; 10 ft when abutting a nonindustrial district boundary (D)	0 ft; 10 ft when abutting a nonindustrial district boundary (D)	⑥
Min. from Shoreline	40 ft from high water mark (E)		40 ft from high water mark (E)	40 ft from high water mark (E)	40 ft from high water mark (E)	40 ft from high water mark (E)
Landscaping and Open Space
Min. Landscaping	10%	15%	15%	15%; 25% within BWCSP area	―	―

A. 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").

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

C. Heights.

1. 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.

2. Maximum Height. Building heights east of Highway 101, and buildings within the Business and Professional Office (BPO) and Business Technology Park-High (BTP-H) Zoning Districts are allowed the maximum height limits permissible under FAA regulations and the San Francisco International Airport Land Use Compatibility Plan (SFO ALUCP) Critical Aeronautical Surfaces requirements (see Section 20.300.003 ("Airport Land Use Compatibility Plan Consistency")).

D. Upper-Story Step-Back Adjacent to a Residential District. To protect privacy and minimize sunlight blockage, structures shall not intercept a 45-degree daylight plane inclined inward from existing grade at the residential district boundary line.

Figure 20.100.003.D: Upper-Story Step-Back Adjacent to a Residential District

E. Impervious Area. No net new impervious area is permitted within 250 feet of the San Francisco Bay shoreline.

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

§ 20.100.004 Supplemental Standards.

A. Applicability. The supplemental standards in this section apply to all non-residential zoning districts except the GMP zoning district. All development and design standards for the GMP zoning district are found in the Genentech Master Plan.

B. Site and Building Design Standards. All development is subject to the standards of Chapter 20.310 ("Site and Building Design Standards"), as appropriate.

C. Required Public Improvements. Any new buildings or structural alterations or additions to buildings involving more than 25 percent of the gross floor area shall provide public improvements between the building and the curb in accordance with the standards of the Public Works Department.

D. Primary Building Entrance Orientation. The primary entrance(s) of a building shall face or be oriented to within 45 degrees of a line drawn parallel to the street frontage. This entrance(s) must allow pedestrians to both enter and exit the building and must remain unlocked during business hours. Where a site is located on two public streets, a primary entrance shall be oriented toward the street with the highest classification in the General Plan. If a site fronts two public streets of equal classification, the applicant may choose which frontage on which to meet the requirement. For purposes of this section, Highway 101 shall not be considered a public street.

1. Exception through Design Review. The entrance orientation requirement may be modified or waived through the design review process where the location or shape of the site warrant a variation and it is found that street-facing building walls will exhibit architectural relief and detail in such a way as to create visual interest at the pedestrian level and there are specific features of the site and design of the building such that strict application of the orientation requirement is not necessary to create or enhance pedestrian activity.

E. Building Transparency and Openings in the CC and BPO Districts. Façades within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 40 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 30 feet without an opening.

Figure 20.100.004.E: Building Transparency and Openings in the CC and BPO Districts

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

F. Architectural Articulation. Buildings shall include architectural design features that prevent a bulky or monolithic appearance. This shall be achieved through:

1. Variety in Wall Plane. Exterior building walls must vary in depth through offsets, recesses, projections, or a repeated pattern of offsets, recesses, or projections of smaller depth.

2. Variety in Height or Roof Forms. Building height must vary such that:

a. A minimum 30 percent of all street-facing façades display a change in height of at least three feet; or

b. Roof forms are varied a minimum 60 percent of all street-facing façades through changes in pitch, plane, and orientation.

3. Façade Design Incorporates Architectural Detail. All building façades must incorporate window trim, window recesses, cornices, belt courses, changes in material, or other design elements. This may include a varied palette of materials, textures, and colors that emphasize details and changes in plane.

4. Building Design Near Highway 101. All sites that are fully or partially located within 200 feet of Highway 101 shall exhibit “four-sided architecture” where each façade is designed with forms, details, materials and colors equivalent to that of the primary façade.

G. Employee Eating Areas. Development greater than 10,000 square feet in size and additions that expand existing floor area by 25 percent or more and result in more than 10,000 square feet of floor area requires a minimum of 150 square feet of outdoor eating facilities for the use by employees. Outdoor eating areas shall include seating and covering to provide protection from sun and weather conditions. Employee eating areas may be contiguous with required on-site public open space or provided in a separate area.

H. Landscape Requirements Abutting a Residential Zoning District. Interior property lines abutting a residential district, Downtown Residential District, or existing residential use must be landscaped in accordance with Section 20.300.008(E) (“Areas to Be Landscaped”).

I. Landscaped Setback of Parking Areas.Parking areas shall be set back from adjacent buildings and streets as follows:

1. From Streets. Where parking is located between a building and street, a landscaped setback at least 10 feet wide must be provided between the parking area and adjacent right-of-way.

2. From On-Site Buildings. Parking areas must be separated from the front and side exterior walls of on-site buildings by walkways at least five feet in width.

J. Public Open Space. For all new development on lots larger than 15,000 square feet, a minimum of five percent of the lot shall be set aside for open space. The open space shall be:

1. Publicly visible and accessible;

2. Located on the primary street frontage of the lot; and

3. A minimum 20 feet in any direction.

K. Business, Technology and Office Park Design. Business, technology, and office development with 80,000 square feet or more of floor area shall provide the following:

1. Retail and service commercial uses that serve on-site employees. Such commercial uses may occupy up to 10 percent of the total floor area within any project area, must be clustered into one or two groupings, and located within one-quarter mile of a primary entrance.

2. Open space areas equal to 10 percent of the site area that provide gathering space or opportunities for active or passive recreation. Open space areas shall include benches or other seating. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including, but not limited to, trees and other landscaping, shade structures, drinking fountains, water features, or public art.

3. Pedestrian walkways that connect all parts of the park and connect to any existing or planned pedestrian facilities in adjacent neighborhoods.

4. Stormwater detention facilities incorporated into the site landscaping as a visual amenity.

5. A lighting, landscaping, and signage design concept for common areas.

L. Commercial Center Design. Commercial centers containing 80,000 square feet or more of floor area or four or more establishments with a total floor area exceeding 50,000 square feet in the Retail Sales, Food and Beverage Sales, and/or Building Materials Sales and Service use classifications are subject to the following standards and criteria for approval.

1. Entry Plazas/Passenger Loading Areas. A plaza shall be provided at the entry to each anchor tenant that provides for pedestrian circulation and loading and unloading. Entry plazas and passenger loading areas, shall include unique, decorative paving materials, adequate seating areas, provision of adequate shade from the summer sun, and attractive landscaping, including trees or raised planters. Entry plazas which include features described under paragraph 3 below may also be counted toward the public plaza requirements.

2. Pedestrian Walkways. A system of hard-surfaced pedestrian walkways at least five feet wide shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, to any on-site open space areas and to transit stops. Sidewalk “bulb-outs” or bus “pullouts” may be required at potential bus stops serving large-scale commercial development to provide adequate waiting areas for transit users and safety for passing motorists.

3. On-Site Public Plazas. Outdoor plazas for the use of customers and visitors shall be provided at a rate of five square feet per 1,000 square feet of floor area, up to 15,000 square feet.

a. Location. Such public space shall be visible from a public street, or from on-site areas normally frequented by customers, and shall be accessible during business hours. Areas within required setbacks may count toward the public space requirement. Areas designated for customers to wait for cabs may be combined with required public space areas if they meet all other requirements of this subsection.

b. Amenities. On-site public space shall include benches or other seating, and the ground surface shall be landscaped or surfaced with high-quality paving materials. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including, but not limited to, trees and other landscaping, shade structures, drinking fountains, water features, public art, or performance areas.

4. Design Criteria. In order to receive permit approval for a commercial center, the review authority shall find that all of the following criteria have been met:

a. Integrated Theme. Buildings and structures shall exhibit an integrated architectural theme that includes similar or complementary materials, colors, and design details.

b. Site Entrance. Community-scale commercial developments (10 acres or larger) shall be developed with at least one major driveway entrance feature that provides an organizing element to the site design. Major driveway entrances include such features as a landscaped entry corridor or a divided median drive separated by a landscaped center dividing island.

c. Building Entrances. Building entrances to anchor tenants and other large stores shall be prominent and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements.

d. Four-Sided Architecture. Buildings shall include a complementary level of design detail on all façades.

e. Vehicular Circulation. Safe, convenient vehicular circulation shall be provided within the development through an appropriate system of internal vehicular circulation routes based on a hierarchy of drive aisles and cross routes. Vehicular and pedestrian conflicts shall be minimized. Where pedestrian circulation routes cross vehicular traffic aisles and driveways within a development, there shall be clearly delineated crosswalks that include clear sight lines, adequate warning signage for both vehicles and pedestrians, adequate lighting, and protective barrier posts or similar features for separation at walkway entrances.

f. Cart Corrals. Adequate, convenient cart corrals shall be provided near building entrances and throughout the parking areas.

g. Pedestrian Safety and Amenities. Safe and convenient pedestrian access shall be provided through a continuous system of walkways that connects on-site buildings to one another, to automobile and bicycle parking areas, to any on-site open space areas or pedestrian amenities, and to the adjacent public right-of-way. Pedestrian facilities shall create an attractive, quality environment with integrated landscaping, shading, lighting, surface treatment, and other amenities.

h. Transit Facilities. Transit facilities, where included, shall be developed with effective shading from the summer sun, comfortable seating, attractive landscaping, decorative paving, public art features and efficient pedestrian routes to adjacent development.

i. Lighting. A combination of attractively designed and located lighting fixtures, including low pole lights, ground-mounted fixtures, light bollards, and architectural lighting shall be used to provide interesting compositions for outdoor lighting, as well as a safe, secure environment.

j. Shade Areas. Pedestrian areas, such as walkways, building entrances, and gathering areas, shall be adequately shaded from the summer sun through such techniques as the careful placement of trees and landscaping, trellis structures, projecting canopies, covered walkways, arcades, porticos, building orientation, and similar techniques.

M. Truck Docks, Loading, and Service Areas.

1. In the CC and BPO Districts. 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. The outermost point of the truck docks, loading, and service areas are not permitted within 50 feet of the boundary of a residential district. The location requirements may be modified or waived through a Conditional Use Permit if the Planning Commission makes the following findings:

a. The location or shape of the site warrant a variation;

b. The location and design of the truck dock, loading area, or service area will not impede pedestrian circulation; and

c. The operation of the truck dock, loading area, or service area is compatible with the surrounding development.

2. In the BTP-M, BTP-H, MIM, and MIH Districts. Truck docks, loading areas, and service areas must be located at the rear or interior side of buildings and must be screened so that such areas are not to be visible from public streets, including highways. The outermost point of the truck docks, loading, and service areas are not permitted within 10 feet of the boundary of a residential district.

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