South San Francisco Zoning Ordinance Update

South San Francisco Zoning Ordinance Update
Module 2: Residential Development

Regulations

Prepared for
The City of South San Francisco

By
February, 2009

City of South San Francisco Zoning Ordinance Update

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Module 2: Residential Development Regulations

Table of Contents

1. Introduction......................................................................................................... 1
2. Residential Development Standards ................................................................... 6
3. General Site Regulations.................................................................................... 17

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Module 2: Residential Development Regulations

1. Introduction

This module proposes a set of residential development and design standards for South San
Francisco’s Zoning Ordinance Update. The proposed standards are based on a review of existing
development regulations, General Plan policies, Issues and Options Report, Neighborhood Tour
Report, and comments from Stakeholders and Staff.

The draft standards incorporate most of the substantive requirements of South San Francisco’s
current development standards but add several new provisions. A number of the proposed new
standards are intended to respond to issues raised during the course of the zoning update including,
but not limited to, the bulk and mass of new residential development and additions. Other changes
are intended to ensure consistency between the updated zoning ordinance and the General Plan.

The draft development standards presented in this module will be complemented by illustrations.
These illustrations will be prepared after City staff and the Planning Commission provide feedback
on the standards and regulations.

This introduction summarizes the proposed development standards and highlights questions for City
Staff and the Planning Commission.

ORGANIZATION OF REGULATIONS

In the updated zoning ordinance, each base zoning district chapter will contain a table that states the
essential development standards (e.g. lot area, height, setbacks) for the district and makes reference to
other applicable standards that will be located within the chapter itself or in another part of the
zoning regulations. Following each table are additional provisions that expand on summary
provisions listed in the tables. In addition, a number of supplemental citywide standards—such as
regulations for fences, projections into setbacks, screening, and trash enclosures—will be located in a
section titled General Site Regulations. This module contains the development standards and
citywide standards that apply to residential development.

RESIDENTIAL DISTRICTS

The goal of the proposed residential development standards is to ensure that the height, bulk, and
style of new homes, additions, and renovations are compatible with existing development. The
proposed changes include a reduction in the maximum allowable height in the RL (Low Density
Residential) and DRL (Downtown Low Density Residential) from 35 feet to 28 feet. The allowable
height may be increased to a maximum of 35 feet with Minor Use Permit approval based on specific
findings regarding solar access, privacy, and neighborhood compatibility. The maximum allowable
height of 35 feet for the RM (Medium Density Residential) and DRM (Downtown Medium Density
Residential) has been retained; however, dormer limitations and requirements for third story
setbacks and roof pitches are proposed. These standards serve to reduce apparent bulk and mass of
third stories. Additional height limitations for development adjacent to a single-family district have
been introduced.

Limits on the ratio of gross floor area to site area (FAR) have also been introduced to further address
concerns about the bulk and mass of residential development. FAR limits are currently only applied
to non-residential development. FAR is a broad measure of building bulk that controls visual

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City of South San Francisco Zoning Ordinance Update

prominence by relating the size of a structure to lot size. Garage floor area is counted when
calculating residential FAR because the size of garages contributes to the bulk of development.
Underground parking is typically excluded from FAR calculations. The rules for calculating FAR will
be included in the chapter that describes various rules of measurement.

Supplemental regulations are proposed to address additions, single-unit and duplex development,
and multi-unit development. Proposed regulations for building additions require them to be
designed in a manner that is compatible with the existing building. The proposed reduction in the
maximum height allowed by right and the additional standards are intended to address design
concerns. Although design review would still be required, the proposed standards will help make the
process more efficient and predictable.

Proposed residential single-unit and duplex development standards address window trim or recess,
two-story dwellings on corner lots, entrances, garage frontage and location, and paving in street-
facing yards.

The draft multi-unit development regulations include standards relating to building form,
architectural articulation, open space, and walkway requirements for multiple-unit developments.
Building form requirements relate to parking and garage frontage limitations. Provisions to promote
architectural articulation include providing façade articulation, variation in roof forms, and façade
detailing and materials. A requirement for 200 cubic feet of private storage space per unit is
proposed.

The existing zoning ordinance does not include any open space requirements for multi-unit
developments. We recommend requiring varying amounts of private open space per unit according
to district, common open space, and standards relating to the dimensions, usability, and accessibility
of the open space. Finally, a requirement for walkways that connect residential units to other units
and recreational and internal facilities is included.

In addition to the proposed changes in design and development standards included in this module,
Module 3 will propose the establishment of a new Hillside Overlay District with regulations that
apply to hillside development throughout the City in lieu of the current restrictions on development
of individual sloped lots. The current restrictions address minimum site area per dwelling. Provisions
in the Hillside Overlay District would include minimum site area and setback formulas based on the
steepness of slope. The provisions would also establish regulations that distinguish between up-slope
and down-slope lots in order to minimize the impact of elevation differences on views, privacy, and
the appearance of buildings from the street

Policy Questions

Are the height and yard requirements for residential development appropriate?

Is it reasonable to apply FAR standards to residential development and are the proposed standards
appropriate?

Do the proposed Residential Single-Family Development supplemental standards address concerns
without unreasonably restricting alterations of existing homes or new homes in existing neighborhoods?

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Module 2: Residential Development Regulations

Are the proposed standards for building form, architectural articulation, open space, and walkway
requirements for multi-unit development appropriate? Do they provide sufficient flexibility for new
development while minimizing impacts on surrounding homes?

Is the requirement for 200 cubic feet of private storage space per unit in multi-unit development
appropriate?

Are the proposed open space requirements for multi-unit development appropriate?

Is the proposed garage limitation of 30 percent of the lot frontage appropriate for multi-family
development? Should the ordinance allow a higher proportion for small lots subject to Conditional Use
Permit approval?

GENERAL SITE REGULATIONS

There are a number of standards—such as regulations for fences, projections into setbacks, screening,
and trash enclosures—that apply to development citywide. In the updated zoning ordinance, these
citywide standards will be located in a section titled General Site Regulations. This document also
presents the proposed citywide standards that would apply to residential development.

Accessory Buildings and Structures
The draft regulations retain South San Francisco’s existing provisions for accessory buildings and
structures related to number, location, and separation. The rear setback reduction allowances are
proposed to be revised so that they do not apply on lots that abut an alley or lane. Detached accessory
buildings on lots that abut an alley or lane are proposed to be required to adhere to the rear setback
established in the base zone in order to reduce apparent massing. The size allowance for detached
accessory structures that may be located on an interior side or rear lot line is proposed to increase
from 200 square feet to 220 square feet to accommodate a single car garage. Additional provisions
related to the timing of construction, location on through and corner lots, and maximum size are
proposed. Provisions are also proposed to clarify what setback applies when an accessory building is
attached to a second dwelling unit.

Development on Lots Divided by District Boundaries
Draft regulations propose standards that would apply when development is proposed on a lot that is
divided by a zoning district boundary. Generally, the regulations applicable to each district are
applied to the area within the district. Draft regulations include standards related to access, accessory
facilities, density and floor area, and minimum lot area, width, and frontage. Exceptions to these
standards would be allowed through conditional use permit approval.

Development on Substandard Lots
Draft regulations establish that all legally created lots of record that contain less area than required by
the current applicable district standards may be used as building sites so long as the development
complies with all other applicable development standards for the district. This would not, however,
prevent the City from granting a variance or approving other modifications based on findings related
to specific circumstances.

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City of South San Francisco Zoning Ordinance Update

Fences and Walls

The draft regulations retain South San Francisco’s existing provisions for fences and walls. Additional
provisions are proposed to prohibit hazardous fencing materials, limit chain link fencing and
concrete block walls, and require fence maintenance. The updated code will also include new rules
for measuring the height of fences and walls that take into account the elevation of land on both sides
of the structure.

Heights and Height Exceptions

The current ordinance allows certain structures and mechanical appurtenances to exceed the
applicable height limit with conditional use permit approval. The draft regulations detail specifically
what type of structures may exceed the height limit, coverage and location restrictions, and the
maximum allowed projection.

Landscaping

Draft regulations greatly expand the landscaping provisions in the current ordinance. The proposed
landscaping standards would apply to all new development and additions that expand existing floor
area by 10 percent or more with exceptions for single family dwellings and registered historic sites,
parks, golf courses, cemeteries, and ecological restoration projects. These thresholds are established
to avoid creating undue burdens for small or unique projects.

Draft regulations establish landscape design principles and general landscaping standards. The
regulations also detail the requirements of landscaping plans and include the option to create an
Alternative Landscape Plan (ALP) for sites with unique characteristics that may find the standard
landscaping requirements difficult to satisfy, or where site planning concepts could benefit from
flexibility in landscape standards.

The purpose of the ALP is to allow development on such sites to meet or exceed the expectations of
the City’s landscaping regulations through innovative design in a way that would not otherwise be
permitted. The plan allows applicants more flexibility in preserving native vegetation, working with
unique topographical features, and creating water-efficient irrigation systems, among other
considerations.

The existing Cultural Arts Program in Chapter 21.101 of the current code has been incorporated into
the landscaping section. Organizational modifications to the existing Cultural Arts Program
standards are proposed, including removal of the administrative provisions as these would be
addressed in Division V, Administration and Permits.

An alternative to locating the landscaping standards as a section within General Site Regulations
would be to devote one or two separate chapters to these requirements.

Lighting and Illumination

The proposed draft lighting and illumination regulations include minimum standards for lighting in
parking lots and multi-unit residential development, maximum heights for lighting fixtures, and
standards to control outdoor artificial light.

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Module 2: Residential Development Regulations

Projections into Required Yards
The draft regulations retain South San Francisco’s existing provisions for building encroachments
into yards, with minor revisions and additional provisions for fire escapes; stairways, stair landings,
and balconies that service above the first floor; and structures for disabled person’s accommodation.
The current regulations contain a number of requirements, including a requirement for minor use
permit approval, for wheelchair access structures. In order to comply with state and Federal
regulations regarding accessibility, we recommend authorizing the Chief Planner to approve
projections into the entire yard area where it is the only feasible location to provide a reasonable
accommodation consistent with the Americans with Disabilities Act and State law.

Screening
Existing screening standards for the separation of residential and non-residential uses have been
carried forward with minor formatting and organization improvements. The draft regulations
propose additional screening standards for mechanical equipment, roof access ladders and fire
sprinkler risers.

Swimming Pools
Draft regulations propose standards for fencing and location of swimming pools and spas and related
equipment. In addition to safety concerns, proposed locational standards address the potential visual
and noise-related impacts of swimming pool and spa equipment and filtration systems.

Trash and Refuse Collection Areas
Draft regulations propose standards to ensure that trash and refuse collection areas are visually
compatible with development and accessible to residents and waste haulers. Proposed standards
relate to the location, materials, construction, and design of trash and refuse collection areas. The
regulations are proposed to apply to projects with two or more dwelling units and for office,
commercial or employment developments.

Underground Utilities
Draft regulations expand the requirement for underground utilities that is now applicable to some
overlay districts to cover the entire city.

Visibility of Intersections and Driveways
Draft regulations propose standards for clear areas at intersections and driveways in order to provide
visibility. The requirements for corner cut-offs in the fencing section of the existing ordinance have
been moved to this section, as they apply to structures other than fences.

Policy Questions

Are the proposed general site regulations appropriate?

Are there additional features that require specific standards?

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City of South San Francisco Zoning Ordinance Update

2. Residential Development Standards

DEVELOPMENT REGULATIONS
Tables 1 and 2 propose the development standards for residential development. Individual letters in
the table cells refer to subsections that directly follow the table. The “Additional Standards” column
lists additional standards that apply to some or all residential development. Sections listed in this
column refer to other sections of the Zoning Ordinance, while individual letters refer to subsections
that directly follow the table.
The “Additional Standards” are listed following the tables. Underlined text indicates proposed
changes from the current requirements.

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Module 2: Residential Development Regulations

TABLE 1: DEVELOPMENT STANDARDS—RESIDENTIAL DISTRICTS

Standard RL-1.3 RL-5, 6, RM-10, RH-30 and DRL DRM DRH Additional Standards
(R-E-B) and 8 15, and 35 (R-2-H) (R-2-H) (R-3-L)
17.5
(R-1-C, (R-3-J and L) 5,000 5,000
D, E, and (R-2-G, H, 6,000 6,000
F) and I) 50 50
60 60
Lot and Density Standards 80 80

Minimum Lot Size (sq ft) 32,600 5,000 5,000 5,000 5,000

Corner Lot 32,600 6,000 6,000 6,000 6,000

Minimum Lot Width (ft) 120 50 50 50 50

Corner Lot 120 60 60 60 60

Minimum Lot Depth (ft) - 80 80 80 80

Building Form and Location

Maximum Height (ft)

Main Building See Height Overlay District,
and Section Heights and
30 (A) 28 (B)35 35 50 (C) 28 (B)35 35 50 (C) Height Exceptions

Accessory Building 12 (D) See Height Overlay District,
4 and Section Heights and
Maximum Number of Stories 20 12 (D) 12 (D) 12 (D) 12 (D) 12 (D) Height Exceptions
Minimum Yards (ft) 2 2 3 (E) 4 2 3 (E)
See Height Overlay District
Front 20
15 1525 15 1525 1525 10, 15 See Section Projections into
Interior Side Required Yards
5 for the
10 55 5 for the first 5 5 first two See (F) and Section
two stories, stories, 10 Projections into Required
10 thereafter Yards
thereafter(C) (C)

5 (G) 5 (G)

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City of South San Francisco Zoning Ordinance Update

TABLE 1: DEVELOPMENT STANDARDS—RESIDENTIAL DISTRICTS

Standard RL-1.3 RL-5, 6, RM-10, RH-30 and DRL DRM DRH Additional Standards
(R-E-B) and 8 15, and 35 (R-2-H) (R-2-H) (R-3-L) See Section Projections into
17.5 10 Required Yards
(R-1-C, (R-3-J and L) 10
D, E, and (R-2-G, H, 20 (H) See (I) and Section
F) and I) 10 for the Projections into Required
15 first two Yards
Street Side 10 stories, 15
6 thereafter
100 10 10 10 10 90 (C)
50 10 (G)
Rear 10 for the 1.25
first two
100
stories, 15
100
thereafter 10

(C)

20 (H) 20 (H) 20 (H) 10 (G) 20 (H)

Minimum Distance Between
Buildings (ft)

Front to Front 15 15 15 15 15 15 Front is considered any wall
with windows into the
Front to Any Side or Rear 10 10 15 10
10 15 primary living area of the unit.

All Others 66 6 6 6 6

Maximum Lot Coverage(% of 50 50 65 80 90 See Section Rules of
lot) 40 50 65 Measurement

Maximum Floor Area Ratio See Section Rules of
n/a Measurement
(FAR) .50 .50 1.0 - .70
See Supplemental Standards,
Additional Standards Residential Multi-Unit
80 Development
Minimum Private Open
Space (sq ft per unit) See Supplemental Standards,
Residential Multi-Unit
- 150 100 80 100 100 Development

Minimum Common Open See Landscaping
Space (sq ft per unit) 10 Requirements

- - 100 100 100

Minimum Amount of - - 10 10 -
Landscaping (% of site)

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Module 2: Residential Development Regulations

TABLE 2: DENSITY STANDARDS—RESIDENTIAL DISTRICTS

Standard RL-8 RM-10 RM-15 RM-17.5 RH-30 RH 35 DRL DRM DRH
RL-1.3 RL-5 RL-6 (R-1-E (R-2-G (R-2-H) (R-2-I) (R-3-L) (R-3-J) (R-2-H) (R-2-H) (R-3-L) Add’lStnds
(R-E-B) (R-1-C) (R-1-D) and F) -

Minimum Density 17.5

(units/net acre) - - - - - - 2,500 - - 15.1 20.1
15 25
Maximum Density 2,904 15 40, 30
(units/net acre) on lots
2,904 less
8 than 1
acre)30
1.3 5 6 8.7 10 15 30 3540 (J)(K), (L)
1,090 1,452; (L)
Minimum Site Area 1,452; 2,000
per Dwelling Unit 2,000 on lots
(sq ft) on lots less
less than
5,445 than 10,000
32,600 8,710 7,260 5,000 4,360 2,904 10,000 sq ft
sq ft

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Module 2: Residential Development Regulations

Additional Development Standards:
A. Required Daylight Planes. No portion of a structure may extend above a daylight plane that

is measured from a point 20 feet above average existing grade of the front or street side
setback line based on the highest and lowest points along the respective setback line and
extending upward at a 45-degree angle. (See Figure 2.A)

FIGURE 2.A: DAYLIGHT PLANE

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Module 2: Residential Development Regulations

B. Increased Height. Allowable height may be increased to a maximum of 35 feet with Minor
Use permit approval only if the following findings can be made:
1. The height of the proposed structure does not exceed the average height of structures
on adjoining lots;

2. The proposed structure will not substantially interfere with solar access or privacy
available to residences to the side, rear, or directly across the street;

3. The design includes architectural details, articulation, and other features to minimize
the visual impact of the additional bulk created by the increased height; and

4. The height, bulk, and mass of the proposed structure is comparable to that of the
surrounding neighborhood.

C. Transitional Standards. Where an RH or DRH district is near an RL or DRL district, the
following standards apply:
1. The maximum height within 40 feet of an RL or DRL district is 30 feet. The
maximum height within 50 feet of an RL or DRL district is 40 feet.

2. The building setback from the RL or DRL district boundary shall be ten feet for
interior side yards and 15 feet for rear yards.

3. A landscaped planting area, a minimum of five feet in width, shall be provided along
all RL or DRL district boundaries. A tree screen shall be planted in this area with trees
planted at a minimum interval of 15 feet.

D. Accessory Building Height. The average height between the floor slab plate and ridge pole is
limited to 12 feet. If floor joist type of construction is used, the height limit may be increased
to 15 feet.

E. Limitations on Third-Story Structures. Third stories in the RM and DRM districts 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.

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.

F. Attached Single-Unit Dwellings. Required setbacks apply to the ends of rows of attached
single-unit dwellings.

G. Increased Setbacks. The required setback shall be increase one foot for every 10 feet of
building height above 35 feet.

H. Existing Structures. When the existing rear yard setback is less than 20 feet, additions to
such structures may conform to the existing setback, provided that the addition is located no
closer than 15 feet to the rear property line.

I. Carports and Garages. When a rear yard abuts a lane, the required setback for carports and
garages with access to the lane is as follows:
1. Carports. The minimum rear yard setback for a carport is five feet.

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City of South San Francisco Zoning Ordinance Update

2. Garages. The rear yard setback may be reduced to five feet with minor use permit
approval when the following standards are met:

i. The garage is necessary to meet parking requirements.

ii. The garage shall be designed and located so that a standard
automobile may enter the structure with a single maneuver.

iii. The garage door is operated with an automatic opener.

iv. There will be no net loss of legal parking spaces on the lane.

J. Sloping Lots. When the average slope of a building site is between 20 and 30 percent, the
Planning Commission requires a larger minimum site area per dwelling unit.

K. Density Bonuses.
1. 20 percent for residential developments located within a ¼ mile of a fixed-guideway
transit (BART or Caltrain station or City-designated transit corridor).

2. State-mandated density bonuses, See Chapter 20.410 Affordable Housing
Regulations.

3. Additional density up to a maximum of 50 units per acre for a senior citizen housing
development as defined in Sections 51.3 and 51.12 of the State Civil Code

L. Minimum Site Area for Multiple Dwellings. In order to be considered for more than one
dwelling unit, a lot shall contain a minimum of 4,000 square feet.

SUPPLEMENTAL REGULATIONS

A. Design of Building Additions. Rooflines, exterior materials, windows, railings, porches, and
other design elements, shall be designed in a manner which is compatible with the design
elements of the existing building and surrounding neighborhood. Exceptions may be granted
through the design review process.

B. Screening of Mechanical, Electrical, and Utility Equipment. Air conditioners, heaters,
utility equipment and meters or other equipment shall be located at the side or rear of
dwellings, not on street-facing facades, and completely screened from view of any public
street.

C. Residential Single-Unit and Duplex Development. The following standards apply to Single-
Unit and Duplex development.
1. Window Trim or Recess. Trim at least two inches in depth must be provided around
all windows, or windows must be recessed at least four inches from the plane of the
surrounding exterior wall.

2. Two-story Dwellings. No second-story wall shall run in a continuous plane of more
than 20 feet without a window or a projection, offset, or recess of the building wall at
least one foot in depth.

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Module 2: Residential Development Regulations

3. Entrances. The principal entry shall be located in a visible location facing the street
and shall incorporate a projection (e.g. porch) or recess, or combination of projection
and recess at least 40 square feet in area, with a minimum depth of five feet.
Alternative designs that create a welcoming entry feature facing the street, such as a
trellis or landscaped courtyard entry, may be approved by the Chief Planner or the
Design Review Board.

4. Garage Frontage and Location.

a. Where garage doors face a street, garage width shall not exceed 50 percent of
the width of the front façade of the building.

b. The front wall of a garage must be set at least five feet behind the primary
façade of the building.

c. Garages with three or more doors, or designed to accommodate three or more
non-tandem parked cars, are permitted only on lots 85 feet wide or greater,
and at least one garage front must be separated from the remaining garage
fronts by at least two feet. Driveways accessing three-car garages are limited to
20 feet in width at the point of intersection with a street right-of-way.

5. Maximum Number of Driveways per Lot and Maximum Driveway Width. Driveway
approaches (curb cuts) shall be permitted only to provide access to approved garages,
carports and parking spaces. However, for lots which are adjacent to lanes and which
contain dwellings with nonconforming parking, additional driveway approaches may
be approved by the planning director.

a. For lots less than 85 feet in width, a maximum of one driveway up to 20 feet
wide is permitted for required parking. Driveway access to parking areas for
single-family dwellings shall be not less than ten feet in width throughout.
Driveway cuts shall be limited to a maximum of twenty feet in width unless
the lot exceeds fifty feet in width, in which case driveway cuts shall not exceed
forty percent in width. For more than one curb cut on a parcel on any street
frontage, at least twenty feet measured at top of curb shall be provided
between each curb cut.

b. For lots 85 feet wide or more, the combined width of all driveways may not
exceed 28 feet.

6. Maximum Paving in Street-facing Yards. No more than 50 percent of the entire
front yard or the required street side yard may be covered with a paved impervious
surface.

D. Residential Multi-Unit Development. The following standards apply to Multiple-Unit
development.
1. Building Length. The maximum dimension of any single building shall not exceed
125 feet; exceptions may be granted with approval of a Conditional Use permit based
on the finding that adequate design features have been incorporated to create visual
variety and avoid a large-scale, bulky, or monolithic appearance.

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City of South San Francisco Zoning Ordinance Update

2. Architectural Articulation.

a. Façade Articulation. All street-facing facades must include at least one
horizontal or vertical projection or recess at least four feet in depth, or two
projections or recesses at least 2.5 feet in depth, for every 25 horizontal feet of
wall. If located on a building with two or more stories, the articulated
elements must be greater than one story in height, and may be grouped rather
then evenly spaced in 25-foot modules. Building entrances and front porches
and projections into required yards such as stoops, bays, overhangs,
fireplaces, and trellises count towards this requirement.

b. Variable Roof Form. Variable roof forms shall be incorporated into the
building design, and no more than two side-by-side units may be covered by
one unarticulated roof. Articulations may be accomplished by changing roof
height, offsets, and direction of slope, and by introducing elements such as
dormers, towers, or parapets.

c. Façade Detailing and Materials. Each side of a building that is visible from a
public right-of-way shall be designed with a complementary level of detailing
and quality of materials. Parking garages, ancillary structures, and carports
shall be designed to be architecturally compatible with the main building.

3. Building Entrances.

a. Orientation. All units located along public rights-of-way must have the
primary entrance facing this right-of-way. Exceptions to this requirement
may be approved for projects where multiple-family housing is located on
four-lane streets carrying high traffic volumes and/or streets that do not allow
on-street parking. In such cases, the project may be oriented around
courtyards.

b. Projection or Recess. Building entrances must have a roofed projection (such
as a porch) or recess with a minimum depth of at least five feet and minimum
horizontal area of 50 square feet. Alternative designs that create a welcoming
entry feature facing the street, such as a trellis or landscaped courtyard entry,
may be approved.

c. Dwelling Unit Access. Exterior entrances to units shall be in the form of
individual or shared entrances at the ground floor of the building. Unit
entrances located above the ground floor are also permitted; however, no
exterior access corridor located above the ground floor may provide access to
five or more units.

4. Private Storage Space. Each unit shall have at least 200 cubic feet of enclosed,
weather-proofed, and lockable private storage space with a minimum horizontal
dimension of four feet.

5. Open Space. Private and common areas shall be provided in accordance with this
section. Private areas typically consist of balconies, decks, patios, fenced yards, and
other similar areas outside the residence. Common areas typically consist of
landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf,

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Module 2: Residential Development Regulations

or other such improvements as are appropriate to enhance the outdoor environment
of the development. All areas not improved with buildings, parking, vehicular
accessways, trash enclosures, and similar items shall be developed as common areas
with the types of attributes described above.

a. Minimum Dimensions.

i. Private Open Space. Private open space located on the ground level
(e.g., yards, decks, patios) shall have no dimension less than 10 feet.
Private open space located above ground level (e.g., balconies) shall
have no dimension less than 6 feet.

ii. Common Open Space. Minimum dimension of 20 feet.

b. Usability. A surface shall be provided that allows convenient use for outdoor
living and/or recreation. Such surface may be any practicable combination of
lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-
free surfacing. Slope shall not exceed 10 percent.

c. Accessibility.

i. Private Open Space. The space shall be accessible to only one living
unit by a doorway to a habitable room or hallway.

ii. Common Open Space. The space shall be accessible to the living units
on the lot. It shall be served by any stairway or other accessway
qualifying as an egress facility from a habitable room.

6. Walkways. Walkways shall link the residential units with recreational and other
internal facilities as well as with other residential units.

7. Curb Cuts. In all residential districts, Driveway approaches (curb cuts) shall be
permitted only to provide access to approved garages, carports and parking spaces.
However, for lots which are adjacent to lanes and which contain dwellings with
nonconforming parking, additional driveway approaches may be approved by the
planning director.

8. Parking Location.

a. The total frontage of parking areas visible from the street, including open
parking, carports, and garages, but excluding underground parking and
parking located behind buildings, shall not exceed 30 percent of the lot
frontage and may not exceed 120 feet of lot frontage.

b. In the DRM and DRH districts, parking shall be located at the rear of the site
or at the side of the building.

9. Parking Area Access.

a. One driveway or access per 120 feet of linear frontage is permitted.

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City of South San Francisco Zoning Ordinance Update

b. Driveway or accessway widths shall not exceed 20 feet. Driveway cuts shall be
limited to a maximum of twenty feet in width unless the lot exceeds fifty feet
in width, in which case driveway cuts shall not exceed forty percent in width.
For more than one curb cut on a parcel on any street frontage, at least twenty
feet measured at top of curb shall be provided between each curb cut.

c. In the DRM and DRH districts, access shall be provided from a side street or
alley wherever possible.

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Module 2: Residential Development Regulations

3. General Site Regulations

ACCESSORY BUILDINGS AND STRUCTURES

A. Relation to Existing Structures. A detached accessory building may only be constructed on a
lot on which there is a permitted main building to which the accessory building is related or
on an adjacent lot under the same ownership. However, an accessory building may be
constructed prior to a permitted main building and used for not more than one year in
connection with the construction of the main building provided that a building permit is
obtained for the entire project, including the accessory building, prior to the start of any
construction.

B. Number. Accessory buildings are limited to two per lot.
C. Location. Accessory buildings shall be located in the rear half of the lot.

1. Corner Lot. On a corner lot, no detached accessory building shall be located so as to
encroach on the half of the lot nearest any street.

2. Through Lot. On a through lot having frontage on two more or less parallel streets,
no detached accessory building shall be located on the one-fourth (1/4) of the lot
nearest either street.

3. Garage Exception. Garages may be allowed on the front of a lot subject to Chief
Planner approval where the size, shape, topography, location, surroundings, or
existing structures of the property make it infeasible to locate the garage in the rear
half of the lot.

D. Setbacks. The minimum setback for accessory structures is five feet except as provided below:
1. The combined area of all detached accessory structures may not occupy more than 40
percent of the required rear yard area.

2. On a lot that abuts an alley or lane, all detached accessory structures are subject to the
minimum rear yard setback established for the base district.

3. On a corner lot adjacent to a key lot, no detached accessory building shall be located
nearer to the rear lot line than a distance equal to the side yard required on such key
lot.

4. Except as provided above, detached accessory structures less than 220 200 square feet
in size may be located on an interior side or rear lot line, provided that the building or
structure is constructed so that no water drains from the roof onto an adjacent
property, and all Building Code requirements are met.

E. Size. The combined footprint area of all accessory buildings may not exceed 20 percent of the
footprint of the main building or 220 square feet, whichever is greater.

F. Separation from Main Buildings. No detached accessory building shall be located closer
than six feet from the main building, inclusive of roof covering.

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City of South San Francisco Zoning Ordinance Update

G. Accessory Buildings with Second Dwelling Unit. Where an accessory building with a
second dwelling unit is detached, a part of, or is located over an accessory building or garage,
the entire structure shall be considered a main building and no portion of said building shall
be closer to any lot line than is permitted for any other main building.

DEVELOPMENT ON LOTS DIVIDED BY DISTRICT BOUNDARIES

A. Generally. Where a lot is divided by a zoning district boundary, the regulations applicable to
each district shall be applied to the area within the district, and no use, other than parking
serving a principal use on the site, shall be located in a district in which it is not a permitted
or conditionally permitted use.

B. Access. All access to parking serving a use must be from a street abutting that portion of the
lot where the use is allowed. Pedestrian or vehicular access from a street to a non-residential
use shall not traverse an R district in which the non-residential use is not permitted or
conditionally permitted.

C. Accessory Facilities. Accessory landscaping, fences, screening or retaining walls, and usable
open space may be located on the lot without regard for zone boundaries.

D. Density and Floor Area. The maximum permitted number of living units or maximum floor
area, if any, shall be calculated according to the lot area within each zoning district and the
corresponding density and floor area ratio (FAR) for the district. The resulting maximum
permitted number of living units or amount of floor area may be distributed on the lot
without regard for zone boundaries, as long as all portions of the project comply with the
development standards of the district in which they are located and all other provisions of
this section.

E. Minimum Lot Area, Width, and Frontage. The minimum lot area, width, and frontage
requirements of the zone that covers the greatest portion of the lot area shall apply to the
entire lot. If the lot area is divided equally between two or more zones, the requirements of
the district with greater minimum lot area, width, or frontage shall apply to the entire lot.

F. Exceptions. If more than 60 percent of a lot is located in one zoning district, the Planning
Commission may grant a conditional use permit that allows exceptions to the provisions of
this section, according to the procedures of Chapter 20.460, Use Permits.

DEVELOPMENT ON SUBSTANDARD LOTS.

A lot that does not comply with the dimensional requirements or contains less area than the
minimum lot size required by this ordinance shall be considered a lawful non-conforming lot so long
as the lot is described in the official records on file in the office of the San Mateo County Recorder as
a lot of record under one ownership.

FENCES AND WALLS

Fences, walls, dense hedges, and similar structures shall comply with the standards of this section.

A. Maximum Height. The maximum allowed height of fences, walls, dense hedges, and related
structures is as follows:

1. Front and Street-Facing Side Yards. Fences and walls may be a maximum of three
feet high within required front or required street-facing side yards. Visually
transparent and non-opaque fences over three feet high may be allowed in required

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front and required street-facing side yards, subject to approval of a Minor Use permit.
However, such fences must not conflict with required corner and driveway visibility
standards of Section (TBD), Visibility at Intersections and Driveways. Front Yards
and Street Side Yards. Erection of a fence, wall, or dense landscaping in excess of
three feet in height within the required front yard and street side yards areas of a lot,
except as provided in this section, may only be permitted upon the granting of a
conditional use permit pursuant to the procedure in Chapter 20.81.Rear Yards and
Nonstreet Side Yards. Erection of a fence, wall, or dense landscaping up to eight feet
in height within rear yards and side yards not abutting a street may be permitted
upon the granting of a minor use permit pursuant to the procedure in Chapter 20.89.

2. Interior Side Yards. Fences and walls may be a maximum of six feet high on interior
side lot lines and within required interior side yard setbacks, except within a required
front setback area, as restricted by subsection (1) above. In the BTP and MI districts,
fences and walls may be up to eight feet tall on an interior side lot line or within
required interior side setbacks with Minor Use permit approval, except within the
required front yard setback.

3. Rear Yards. Fences and walls may be a maximum of six feet high on rear lot lines and
within rear yard setbacks. In the BTP and MI districts, fences and walls may be up to
eight feet tall within rear setback areas with Minor Use permit approval.

4. Main Building Area. Outside of required setback areas, the maximum height for
fences and walls is six feet. A fence up to eight feet in height may be allowed outside
of required setback areas with Minor Use permit approval.

5. Fence and Retaining Wall Combinations. Where a fence is located on top of a
retaining wall, and a six-foot maximum fence height is normally applicable, the Chief
Planner may allow a combined height of fence and retaining wall up to a maximum of
eight feet.

6. Decorative Features. One entry gateway, trellis, or other entry structure is permitted
in the required front or street-facing side yard of each lot, provided that the
maximum height or width of the structure does not exceed 10 feet. Such decorative
feature shall not have any solid obstruction that exceeds two feet in diameter between
the height of three and 10 feet.

B. Intersection and Driveway Visibility. Notwithstanding other provisions of this section,
fences, walls, and related structures must comply with Section (TBD), Visibility at
Intersections and Driveways.

C. Materials.

1. Prohibition on Hazardous Fencing Materials. The use of barbed wire, razor wire,
ultra-barrier, electrified, and other hazardous fencing is not permitted unless such
fencing is required by any law or regulation of the City, the State of California,
Federal Government, or other public agency. An exception to this standard may be
approved for sites in the MI District, according to the procedures of Chapter 20.480,
Waivers and Exceptions.

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City of South San Francisco Zoning Ordinance Update

2. Limitation on Chain-Link Fencing. Chain-link fencing is not permitted in residential
zones. In all other districts, chain-link fencing shall not be visible from the street,
highway, or adjacent R districts.

3. Limitation on Concrete Block. Plain, concrete block is not permitted as a fencing
material. Concrete block must be finished with stucco and capped with a decorative
cap.

D. Maintenance. All walls and fences shall be maintained in a safe, neat and orderly condition
at all times.

HEIGHTS AND HEIGHT EXCEPTIONS

Chimneys, cupolas, flagpoles, monuments, gas storage holders, towers, water tanks, and similar
structures and mechanical appurtenances may be permitted in excess of height limits, provided that a
use permit is first obtained in each case.

The structures listed in the following table may exceed the maximum permitted building height for
the district in which they are located, subject to the limitations stated in the table and further
provided that no portion of a structure in excess of the building height limit may contain habitable
areas or advertising. Additional height, above this limit, may be approved with a use permit.

TABLE 3: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS

Structures Allowed Above the Height Limit Maximum Coverage, Maximum Vertical
Locational Restrictions Projection Above the
Skylights No limitation. Height Limit (ft)
10% of roof area One
Chimneys 10
Rooftop open space features such as sunshade and 10% of roof area
windscreen devices, open trellises, and landscaping 12
(for multi-family and non-residential buildings only) 10% of roof area No restriction
Flagpoles No restriction
No restriction
Elevator and stair towers (for multi-family and non- No restriction
residential buildings only) 25% of the area of
the lot, or 10% of the
Decorative features such as spires, bell towers, roof area of all on-
domes, cupolas, obelisks, and monuments site structures,
whichever is less.
Fire escapes, catwalks, and open railings required by Must be located at
law least 25 feet from
Solar panels, and other energy production facilities any lot line.
located on a rooftop

Distribution and transmission towers, lines, and poles
Water tanks
Windmills
Radio towers
Industrial structures where the manufacturing process
requires a greater height.

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TABLE 3: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS

Structures Allowed Above the Height Limit Maximum Coverage, Maximum Vertical
Locational Restrictions Projection Above the
Height Limit (ft)

Building-mounted telecommunications facilities, Subject to the provisions of Article IV, Division
antennas, and microwave equipment. 7, Wireless Communication Facilities.

LANDSCAPING

A. Purpose. The specific purposes of the landscaping regulations are to:

1. Improve the appearance of the community by requiring aesthetically pleasing
landscaping on public and private sites;

2. Aid in energy conservation by providing shade from the sun and shelter from the
wind;

3. Soften the appearance of parking lots and other development through landscaping;

4. Encourage conservation of water resources through the use of native and drought-
tolerant plants, and water-conserving irrigation practices; and

5. Minimize or eliminate conflicts between potentially incompatible but otherwise
permitted land uses on adjoining lots through visual screening.

B. Applicability. The standards of this section apply to all new development and additions
(other than to Single-Family Dwellings or Duplexes) that expand existing floor area by 10
percent or more, except for the following:

1. Landscaping that is part of a registered historic site, park, golf course facility,
cemetery, or ecological restoration projects that do not require a permanent irrigation
system.

C. Landscape Design Principles. The following design principles are general standards to be
used by City staff in evaluating whether landscape plans conform to the requirements of this
section:

1. Natural Landscapes. Landscape designs should incorporate and enhance existing
natural landscapes and existing specimen trees and native vegetation (including
canopy, understory, and ground cover). Particular care should be given to preserve
intact natural landscapes. Where previous landscaping has dramatically altered
natural landscapes, new designs should seek to reestablish natural landscape patterns
and plantings.

2. Composition. The quality of a landscape design is dependent not only on the quantity
and selection of plant materials but also on how that material is arranged. Landscape
materials should be arranged in a manner as to provide the following qualities and
characteristics:

a. Texture. Landscape designs should provide a textured appearance through the
use of a variety of plant material rather than a single species, by contrasting

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City of South San Francisco Zoning Ordinance Update

large leaf textures with medium and small leaf textures, and with a variety of
plant heights. Spacing of key landscaping components, such as trees and
shrubs, should be consistent with the overall design approach of the landscape
plan. Formal landscape designs benefit from a uniform spacing of plants,
whereas varied spacing and clustering of trees is more compatible with a
naturalistic design.

b. Color. Landscape designs shall include a variety of plants to provide
contrasting color to other plants in the design. Designs are encouraged to
include flowering plants and especially a mix of plants that display colorful
flowers throughout the year.

c. Form. Landscape designs should consider the complete three-dimensional
form of the landscaping, not simply the form of individual elements. The
interrelationship of all landscape elements should be considered so that the
final design presents a coherent whole. Trees, shrubs, and hedges, especially
those used for screening and buffering, should display a fullness at maturity
that is typical of the species.

3. Buffering and Screening. The placement of natural landscape materials (trees, shrubs,
and hedges) is the preferred method for buffering differing land uses, for providing a
transition between adjacent properties, and for screening the view of any parking or
storage area, refuse collection, utility enclosures, or other service area visible from a
public street, alley, or pedestrian area. Plants may be used with fences or berms to
achieve the desired screening or buffering effect. Plant material should be mature
enough at the time of planting to provide an effective buffer or screen, and should be
planted in an appropriate location to allow for desired growth within a reasonable
period of time. When used to screen an activity area such as a parking lot,
landscaping shall not obstruct the visibility of motorists or pedestrians or interfere
with public safety.

4. Responsive to Local Context and Character. Landscape designs should build on the
site’s and area’s unique physical characteristics, conserving and complementing
existing natural features. Naturalistic design elements such as irregular plant spacing,
undulating berm contours, and mixed proportions of plant species should be used to
ensure that new landscaping blends in and contributes to the quality of the
surrounding area. Selection and spacing of plant material should be reflective of the
surrounding area’s character.

5. Use of Native and Drought Resistant Plants. Landscape designs should feature native
and/or related plant species, especially in areas adjacent to existing native vegetation,
to take advantage of the unique natural character and diversity of the San Francisco
peninsula region and the adaptability of native plants to local environmental
conditions. Where feasible, the re-establishment of native habitats should be
incorporated into the landscape design. In the same manner, landscape designs
should utilize drought tolerant plant materials to the maximum extent feasible. The
use of drought-tolerant plants should enrich the existing landscape character,
conserve water and energy, and provide as pleasant and varied a visual appearance as
plants that require more water.

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6. Continuity and Connection. Landscaping should be designed within the context of
the surrounding area, provided that the landscaping is also consistent with these
design principles. Where the design intent and the surrounding landscape is
naturalistic, plant materials should blend well with adjacent properties, particularly
where property edges meet, to create a seamless and natural landscape. Where the
design intent and the surrounding landscape is formal, consistent or similar plant
material and spacing should be utilized. Exceptions should be made when seeking to
create a transition between uses, districts, and tiers.

7. Enhancing Architecture. Landscape designs should be compatible with and enhance
the architectural character and features of the buildings on site, and help relate the
building to the surrounding landscape. Major landscape elements should be designed
to complement architectural elevations and rooflines through color, texture, density,
and form on both vertical and horizontal planes. Landscaping should be in scale with
on-site and adjacent buildings. Plant material shall be installed at an appropriate size
and allowed to accomplish these intended goals. When foundation planting is
required, plantings and window boxes should incorporate artistic elements and be
compatible with a building’s architectural character.

D. Landscape Plans. A landscape plan shall be submitted with the permit application for all
projects for which landscaping is required.

1. Information Required. Landscape plans shall be drawn to scale and shall at a
minimum indicate: proposed plant locations, species, and sizes; any additional
proposed landscape elements; soil preparation measures; and any other measures to
facilitate plant growth or control erosion. Landscape plans shall also indicate the
location of any existing trees over six inches in diameter, and whether each such tree
is proposed for retention or removal. Each landscape plan shall be accompanied by
an irrigation plan that at a minimum indicates the location, type and size of all
components of the irrigation system, including automatic controllers, main and
lateral lines, valves, sprinkler heads, moisture sensing devices, rain switches, quick
couplers, and backflow prevention devices.

2. Alternative Landscape Plan. An applicant may demonstrate that the intent of the
landscape requirements of this section can be achieved through an Alternative
Landscape Plan. The Alternative Landscape Plan shall be prepared in accordance with
the principles and design criteria set forth in this section and shall clearly detail the
modifications being requested from the provision of this section and how they reflect
the evaluation criteria listed below.

a. Innovative use of plant materials and design techniques in response to unique
characteristics of the site or the proposed use.

b. Preservation or incorporation of existing native vegetation.

c. Incorporation of naturalistic design principles, such as variations in
topography, meandering or curvilinear plantings, and grouping of dominant
plant materials (trees, large shrubs) in a manner consistent with existing
native vegetation.

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City of South San Francisco Zoning Ordinance Update

d. Integration of landscaping and pedestrian facilities in a manner that improves
access or incorporates pedestrian-friendly design, this may include reduced
ground-level planting along the front setback if canopy shade trees along
sidewalks are provided.

e. Use of additional shade trees to create a greater canopy effect.

f. A greater degree of compatibility with surrounding uses than a standard
landscape plan would offer.

3. Preparation by Qualified Person. Landscaping for commercial projects, industrial
projects, institutional projects, and residential projects consisting of more than 12
units shall be prepared by a California registered landscape architect.

E. Areas to be Landscaped. The following areas shall be landscaped, and may count toward the
total area of site landscaping required by the zoning district regulations.

1. Required Setbacks. All required front and street-facing side setbacks, except for areas
used for exit and entry, shall be landscaped. Buffering of Perimeter of Commercial
and Industrial Sites. Any lot which is located in any Commercial or Industrial district
shall be buffered from all abutting lots (except where a building is located or where a
maneuvering aisle is shared with the abutting lot), and from all abutting streets, alleys,
paths and private streets by a landscaped buffer strip not less than six feet wide.

2. Interior Property Lines Abutting R Districts. A minimum six-foot wide landscape
buffer shall be provided along interior property lines in districts abutting an R
district.

3. Building Perimeters. The portions of a building that face onto a customer parking lot
or front a public street shall have one or more landscape planters installed along a
minimum 20 percent of that building face. The minimum width of the planter shall
be three feet. This standard does not apply where a building is located on the front or
corner side property line.

4. Parking Areas. Parking areas as required by Chapter TBD, On-Site Parking and
Loading.

5. Unused Areas. All areas of a project site not intended for a specific use, including
areas planned for future phases of a phased development, shall be landscaped or left
in a natural state.

F. General Landscaping Standards

1. Materials.

a. General. Landscaping may consist of a combination of groundcovers, shrubs,
vines, and trees. Landscaping may also include incidental features such as
stepping stones, benches, fountains, sculptures, decorative stones, or other
ornamental features, placed within a landscaped setting. Landscaped areas
may include paved or graveled surfaces, provided they do not cover more
than 10 percent of the area required to be landscaped. Plant materials shall be

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selected from among those species and varieties known to thrive in the South
San Francisco climate.

b. Ground Cover Materials. Ground cover shall be of live plant material.
Groundcover may include grasses. Non-plant materials such as gravel,
colored rock, cinder, bark, and similar materials may not be used to meet the
minimum planting area requirements required by this section, except with
approval of an Alternative Landscape Plan. Mulch must be confined to areas
underneath shrubs and trees and is not a substitute for ground cover plants.

c. Turf Allowance/Drought-Tolerant Materials. The maximum amount of lawn
in required landscape areas shall be 25 percent except for turf areas that
comprise an essential component of a project (e.g., golf courses or playing
fields), which are exempt from this limit. The use of drought-tolerant plant
materials is preferred to conserve the City’s water resources.

d. Size and Spacing. Plant materials shall be grouped in hydrozones in
accordance with their respective water, cultural (soil, climate, sun and light)
and maintenance needs. Plants shall be of the following size and spacing at
the time of installation:

i. Ground Covers. Ground cover plants other than grasses must be at
least the four-inch pot size. Areas planted in ground cover plants
other than grass seed or sod must be planted at a rate of one per 12
inches on center.

ii. Shrubs. Shrubs shall be a minimum size of one gallon. When planted
to serve as a hedge or screen, shrubs shall be planted with two to four
feet of spacing, depending on the plant species.

iii. Trees. A minimum of 15 percent of the trees planted shall be 24 inch-
box or greater in size. All other trees shall be a minimum of 15 gallons
in size with a one-inch diameter at breast height (dbh). Newly planted
trees shall be supported with stakes or guy wires Any tree to be
planted along a lot line or adjacent to a structure shall be no closer to
said lot line or structure than one-half (1/2) the diameter of the
particular species’ drip line at maturity, measured from the center of
the tree.

2. Dimension of Landscaped Areas. No landscaped area smaller than three feet in any
horizontal dimension shall count toward required landscaping.

3. Prescribed Heights. The prescribed heights of landscaping shall indicate the height to
be attained within three years after planting.

4. Drivers’ Visibility. Trees and shrubs shall be planted and maintained so that at
maturity they do not interfere with traffic safety sight areas, or public safety.
Notwithstanding other provisions of this section, fences, walls, and related structures
must comply with Section TBD, Visibility at Intersections and Driveways.

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City of South San Francisco Zoning Ordinance Update

G. Water Efficient Landscaping and Irrigation. All development shall comply with the
standards and procedures set forth in the Water Efficient Landscaping and Irrigation
Guidelines adopted by resolution of the City Council as may be amended from time to time.

H. Irrigation Specifications. An irrigation system shall be installed that consists of low-volume
sprinkler heads, dry emitters, and bubbler emitters with automatic controllers. Each system
shall be designed to provide adequate coverage to all plant material.

1. Soil types and infiltration rate shall be considered when designing irrigation systems.

2. All irrigation systems shall be designed to avoid runoff, low head drainage, overspray,
or other similar conditions where water flows onto adjacent property, non-irrigated
areas, walks, roadways, or structures.

3. Proper irrigation equipment and schedules, including features such as repeat cycles,
shall be used to closely match application rates to infiltration rates therefore
minimizing runoff.

4. The irrigation plans shall include the following to provide better water efficiency for
all landscaped areas:

a. Equipment. Sprinklers and sprays shall not be used in areas less than five feet
wide. Drip and bubbler systems shall be used in areas where watering needs
do not exceed one and one-half gallons per minute per device.

b. Water meters. Separate landscape water meters shall be installed for all
projects except for single family homes or any project with a landscaped area
of less than 5,000 square feet.

c. Controllers. Automatic control systems shall be required for all irrigation
systems and must be able to accommodate all aspects of the design.
Automatic controllers shall be digital, and should have multiple programs,
multiple cycles, and sensor input capabilities.

d. Valves. Plants which require different amounts of water shall be irrigated by
separate valves. If one valve is used for a given area, only plants with similar
water use shall be used in that area. Anti-drain (check) valves shall be
installed in strategic points to minimize or prevent low-head drainage.

e. Sprinkler heads. Heads and emitters shall have consistent application rates
within each control valve circuit. Sprinkler heads shall be selected for proper
area coverage, application rate, operating pressure, adjustment capability, and
ease of maintenance.

f. Rain or Moisture-Sensor Devices. Soil moisture sensors and rain or moisture-
sensing override devices are required.

I. Installation and Completion

1. Consistency with Approved Plans. All landscaping shall be installed consistent with
approved plans and specifications, in a manner designed to encourage and maintain
healthy plant growth.

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2. Timing of Installation. Required landscaping shall be installed prior to the issuance
of a Certificate of Occupancy for the associated project.

3. Exception – Assurance of Landscaping Completion. The Chief Planner may permit
the required landscaping to be installed within 120 days after the issuance of a
Certificate of Occupancy in special circumstances related to weather conditions or
plant availability. A surety in the amount equal to 150 percent of the estimated cost of
landscaping, including materials and labor, as well as an agreement that the required
landscaping will be installed within 120 days, must be filed with the City to assure
completion of landscaping installation within such time. The surety may take the
form of cash deposit, irrevocable letter of credit or bond; and together with the
agreement, would provide for payment to the City of any costs incurred in
contracting for completion of the required landscaping.

J. Maintenance

1. General. All planting and other landscape elements shall be maintained in good
growing condition. Such maintenance shall include, where appropriate, pruning,
mowing, weeding, cleaning, fertilizing, and regular watering. Wherever necessary,
plantings shall be replaced with other plant materials to insure continued compliance
with applicable landscaping requirements.

2. Trees. Trees shall be maintained by property owners to be free from physical damage
or injury arising from lack of water, chemical damage, accidents, vandalism, insects
and disease. Any tree showing such damage shall be replaced with another tree.

K. Cultural Arts Fund. A cultural arts fund is established, which shall be administered by the
City’s Cultural Arts Commission.

1. Purpose. The purpose of the cultural arts fund is to promote the provision of public
art within the city. Moneys for the fund will be provided through voluntary payments
in-lieu of certain landscaping requirements for development projects in the city.

In recognition of community values, including the value of landscaping and public
art, a landscape in-lieu fee credit process allowing for a change in or intensification of
land use on certain developed parcels in the city that currently do not meet the
minimum landscape requirements prescribed by ordinance; provided, however that
the degree or amount of landscaping nonconformity is not increased, and a
landscape credit process to provide for public art is provided for.

2. Applicability. Application of Cultural Arts Ordinance. The provisions of this chapter
shall be applicable only to lots that are currently developed, which are legal
nonconforming with respect to the ten percent landscaping requirement, wherein an
applicant has applied to change or intensify the land use and by virtue of approval of
the request the landscaping on site would be required to be brought up to the city’s
minimum standard of ten percent. The provisions of this section and the landscape
in-lieu fee shall not apply to new construction wherein either one of the following
occur: (1) the site is currently vacant; or (2) demolition of twenty percent or more of
the structure(s) on site would occur to accommodate the change or intensification of
use. A developer may apply for approval of a landscaping credit and an in-lieu fee for

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City of South San Francisco Zoning Ordinance Update

that percentage of landscaping that has not been provided on the site up to the ten
percent development standard.

3. City’s Discretion. The planning commission shall review and act upon all requests
identified in this chapter, pursuant to Sections 20.101.060 and 20.101.070 of this
chapter. Expenditures or uses of moneys from the cultural arts fund shall not require
review by or approval of the planning commission, but approval of such expenditures
or uses, including the proposed type and placement of the art, shall be made by the
cultural arts commission. The appeal process is identified in Section 20.101.060 of
this chapter.

4. Credit toward Landscaping Requirements for contributions to cultural arts fund.

a. Unit Landscaping Cost. The unit landscaping cost assumes that ninety percent
of the shrubs being five-gallon size; thirty-five percent of the trees would be
twenty-four-inch-box or greater in size; and underground irrigation would be
installed. The City Council finds and determines, as of 1997, that the average
cost of landscaping as may be required by this title (including the cost of
installing required trees, shrubs, or other plantings; installing associated
irrigation equipment; and maintaining the same for a period of five years) is
five dollars and thirty-seven cents per square foot for installation and fifty-
one cents per square foot per year for maintenance. This figure The unit
landscaping cost shall be annually adjusted in accordance with changes in the
consumer price index (CPI) as listed on the fee schedule issued by the
Economic and Community Development Department. determined by the
Chief Planner. The foregoing figure, as adjusted, shall be referred to herein as
the “unit landscaping cost.”

b. Credit Toward Landscaping Requirements. For each contribution to the
cultural arts fund made by the owner or developer of any lot subject to a
minimum landscaping requirement under any provision of this code, which
contribution is equal in amount to one unit landscaping cost, the amount of
such lot which shall be required to be landscaped shall be reduced by one
square foot. For purposes of determining the credit available under this
section, contributions to the cultural arts fund which are not evenly divisible
by the unit landscaping cost shall be rounded down to the nearest whole
number multiple of the unit landscaping cost. At the time any contribution to
the cultural arts fund is made, the person making such contribution shall
designate the lot, if any, against which the landscaping credit for such
contribution shall be applied.

c. Scope of Possible Credit. For any lot as to which any provision of this code
establishes a minimum landscaping requirement, in no event shall any
contribution(s) to the cultural arts fund decrease the amount of landscaping
that exists and shall be required on the site at the time of the application.

5. Application for the granting of a landscaping credit. An application for a
landscaping credit shall be made as follows:

a. Persons Eligible. The following persons shall be eligible to apply for the
granting of a landscaping credit:

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i. A property owner or authorized agent;

ii. A lessee, with a written lease, the term of which exceeds one year; or

iii. A person authorized to exercise the power of eminent domain.

b. Required Documents. An application for the granting of the landscaping
credit shall be made on the prescribed form and accompanied by a written
statement, plans, fee set forth in the master fee schedule of the city adopted by
resolution of the city council, and evidence showing that the requested
landscaping credit conforms with the required findings set forth in subsection
7, Findings Required, below.

6. Hearing and Notice. All applications for the granting of a landscaping credit shall be
heard at a public hearing scheduled and noticed in the same manner required for a
use permit required by Division V, Administration and Permits. Chapter 20.81 of the
South San Francisco Municipal Code.

7. Findings Required. The Planning Commission may grant a landscaping credit of the
percentage of the lot required to be landscaped in whole or in part, conditionally or
unconditionally, upon the following findings:

a. The proposed landscaping credit shall not be adverse to the public health,
safety, or general welfare of the community, nor detrimental to the
surrounding properties or improvements.

b. On-site landscaping is included along property boundaries visible from the
public rights-of-way to the maximum extent feasible for the maximum public
benefit.

c. The quantity of landscaping shall not be reduced below that currently existing
on the site.

8. Decision. Action by the commission.

a. The Planning Commission may grant the landscaping credit by resolution or
motion and impose such conditions in connection with the issuance of the
reduction as it deems necessary in order to fulfill the purposes of this title.
The Planning Commission may require reasonable guarantees and evidence
that such conditions are being, or will be, complied with. No reduction shall
be granted unless and until the requirements of CEQA have been met.

b. The Chief Planner shall file with the City Council a report of the
determination and action of the Planning Commission.

9. Appeals. A decision of the planning commission may be appealed to the city council
as provided by Chapter 20.90.

10. Effect. No building permit shall be issued except in accordance with the terms and
conditions of the landscaping credit.

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City of South San Francisco Zoning Ordinance Update

11. Expiration. A landscaping credit granted in accordance with the terms of this title
shall automatically expire if building permits and/or a business license for the change
of use have not been issued/approved within one year from the date of final approval
of the landscaping credit. A time extension not exceeding one year beyond the initial
one-year period may be granted by the planning commission. However, after three
years from the date of approval, a new application shall be required. Any landscaping
credit for a project for which a tentative map has been approved is valid until the
tentative map expires.

12. Failure to comply with conditions. Failure to comply with any landscaping credit
condition is a violation of this title subject to enforcement, penalties, and legal
procedure as prescribed by Chapter 20.98. Any landscaping credit granted in
accordance with the terms of this title may be revoked upon failure to comply with
any of the conditions or terms of such landscaping credit, or if any law or ordinance
is violated in connection therewith.

13. Subsequent development. Notwithstanding the granting of a landscaping credit
pursuant to this chapter of the landscaping requirements, if any application is
received by the city for subsequent development or modification of all or part of the
property for which discretionary review would be triggered, the city may impose
landscaping requirements pursuant to the municipal code and any applicable general,
area, or specific plans which differ from requirements under a previously granted
landscaping credit.)

LIGHTING AND ILLUMINATION

A. Lighting—General Standards

1. Parking Lot Illumination. Public parking areas designed to accommodate 10 or more
vehicles shall be provided with a minimum of one-half (0.5) foot-candle and a
maximum of 3.0 foot-candles of light over of the parking surface during the hours of
use from one-half hour before dusk until one-half hour after dawn. Lighting design
shall be coordinated with the landscape plan to ensure that vegetation growth will not
substantially impair the intended illumination. All parking areas shall be illuminated
to the satisfaction of the Police Department. Lighting shall consist of high-pressure
sodium lamps with vandal-resistant lenses. Any such lighting shall be arranged so as
to reflect the light away from any adjoining residential property and public streets.

2. Multiple-Unit Residential Buildings. Aisles, passageways, and recesses related to and
within the building complex shall be illuminated with an intensity of at least 0.25
foot-candles at the ground level during the hours of darkness. Lighting devises shall
be protected by weather and vandal-resistant covers.

3. Nonresidential Buildings. All exterior doors, during the hours of darkness, shall be
illuminated with a minimum of one foot-candle of light.

4. Maximum Height. Lighting fixtures shall not exceed the maximum heights specified
in the following table.

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Module 2: Residential Development Regulations

TABLE 4: MAXIMUM HEIGHT OF LIGHTING FIXTURES

District Maximum Height (ft.)

Residential Districts 16

Downtown Districts 16

Commercial, Office, and Mixed- 16 feet within 100 feet of any street frontage; 20

Use Districts feet in any other location.

BC and FC 20 feet within 100 feet of any street frontage; 25
feet in any other location.

BTP and MI 25

5. Shielding. All lighting fixtures shall be shielded so as not to produce obtrusive glare
onto the public right-of-way or adjoining properties. All luminaries shall meet the
most recently adopted criteria of the Illuminating Engineering Society of North
America (IESNA) for “Cut Off” or “Full Cut Off” luminaries.

6. Required Documentation. Photometric data from lighting manufacturers shall be
submitted to the City by the project applicant to demonstrate that the lighting
requirements have been satisfied.

Control of Artificial Illumination of Parking and Loading Areas. Artificial illumination of all off-
street parking, loading areas, and driveways, shall be nonflashing and shall be directed away from all
abutting lots.

PROJECTIONS INTO REQUIRED YARDS

Building projections may extend into required yards, subject to the following standards and all
applicable requirements of the California Building Code:

A. Maximum Projection Allowed. Notwithstanding any other subsection of this section, no
projection may extend closer than three feet to an interior lot line or into a public utility
easement.

B. Architectural Projections. Cornices, canopies, eaves or other architectural features may
project up to two feet into any yard, provided that such projection shall not exceed one-half
the otherwise required yard width or depth.

C. Fire Escapes. Fire escapes, required by law, ordinance, or regulations of a public agency may
project up to four feet into any required yard.

D. Bay Windows and Chimneys. Bay windows and chimneys may project up to two three feet
into any required yard, provided that they do not occupy, in the aggregate, more than one-
third of the length of the building wall on which they are located.

E. Stairways, Stair Landings, and Balconies. Stairways, stair landings, and balconies that
service above the first floor level of the building may project up to three feet into any yard,
provided that all such structures shall be open, unenclosed and without roofs, except for
lattice type guard railings. Structural supports for stairways and landings may be enclosed.

F. Decks, Porches, and Stairs. Decks, porches, and stairs which do not extend above the first
floor level of the building may be built to within three feet of interior side and rear lot lines, to

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City of South San Francisco Zoning Ordinance Update

within 10 feet of the front and to within seven feet of corner side lot lines. If exceeding 18
inches above ground elevation, the maximum project into any yard is three feet.

G. Depressed Ramps or Stairways and Supporting Structures. Depressed ramps or stairways
and supporting structures, when designed to permit access to parts of buildings below
average ground level, may extend into any required yard not more than 42 inches.

H. Ramps and Similar Structures for Disabled Person’s Accommodation. Reasonable
accommodation will be made consistent with the Americans with Disabilities Act.

SCREENING

I. Screening Between Different Land Uses

1. Purpose. This section is intended to minimize or eliminate conflicts between
potentially incompatible but otherwise permitted land uses on adjoining lots through
visual screening.

2. Screening Wall Required. A minimum six foot high screening wall shall be provided
on the interior lot lines of any lot that contains any commercial use, employment use,
public or semi-public use (except Cemetery, Community Garden or Public Park and
Recreation Facility), or transportation, communication and utilities use, as defined in
Chapter 20.570, Use Classifications, and abuts an R district. Such screening wall shall
be provided at the time of new construction or expansion of buildings, or changes
from one use classification to another non-residential use classification.

a. Location. Screening walls shall follow the lot line of the lot to be screened, or
shall be so arranged within the boundaries of the lot so as to substantially hide
from adjoining properties the building, facility, or activity required to
screened.

b. Materials. Industrial uses must provide a solid screening wall of stucco,
decorative block, or concrete panel. Screening walls for other uses may be
constructed of stucco, decorative block, concrete panel, wood or other
substantially equivalent material. Chain-link fencing does not fulfill the
screening wall requirement.

c. Berms. An earth berm may be used in combination with the above types of
screening walls, but not more than two-thirds of the required height of such
screening may be provided by the berm.

d. Maintenance. Screening walls shall be maintained in good repair, including
painting, if required, and shall be kept free of litter or advertising. Where
hedges are used as screening, trimming or pruning shall be employed as
necessary to maintain the maximum allowed height.

3. Landscape Screen. Any employment use that abuts a residential district or use shall,
in addition to a screening wall, provide an evergreen tree screen of a species
acceptable to the Chief Planner planted at minimum 15-foot intervals and shall be a
minimum of six feet in height when planted.

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