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 high-quality design, well-crafted and maintained buildings
and landscaping, the use of high-quality building materials, and attention
to the design and execution of building details and amenities in both
public and private projects.
(Ord. 1646 § 2, 2022)
A. 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;
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
20.350.003 ("Accessory Dwelling Units") of this Code;
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)); and
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.
B. 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”).
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A. 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-, two- and 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
for review at his/her discretion because of policy implications, unique
or unusual circumstances, or the magnitude of the project.
B. 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.
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 multifamily 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.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A. 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”).
B. 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.
C. 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.
D. 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.
E. 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.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
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:
A. Building
proportions, massing, and architectural details;
B. 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;
C. Size,
location, design, development, and arrangement of on-site parking
and other paved areas;
D. Exterior
colors and materials as they relate to each other, to the overall
appearance of the project, and to surrounding development;
E. Height,
materials, colors, and variety of fences, walls, and screen plantings;
F. Location
and type of landscaping including selection and size of plant materials,
design of hardscape, and irrigation; and
G. Size,
location, design, color, lighting, and materials of all signs.
(Ord. 1646 § 2, 2022)
A. Criteria. When conducting design review, the Design Review Board, Chief Planner, Planning Commission, or City Council shall evaluate applications to ensure that they satisfy all zoning standards, including Citywide Site and Building Design Standards (Chapter
20.310), 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.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A. 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;
2. The General Plan and any applicable specific plans the City Council
has adopted;
3. Any applicable design guidelines adopted by the City Council; and
4. Any approved tentative map, Use Permit, variance, or other planning
or zoning approval that the project required.
B. 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.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
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.
(Ord. 1646 § 2, 2022)
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.
(Ord. 1646 § 2, 2022)
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”).
A. 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”).
B. 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”).
(Ord. 1646 § 2, 2022)