Provide standards for future growth and development in the City;

Create a comprehensive and stable pattern of land uses upon which to plan for residential, mixed-use, nonresidential, civic, and recreational uses;

Ensure compatibility between different types of development and land use; and

Conserve and protect the City’s open spaces.

Accommodate a range of housing types consistent with the City's General Plan;

Preserve, protect, and enhance the character of the City's different residential neighborhoods and enhance the quality of life for the City's residents;

Ensure adequate light, air, privacy, and open space for each dwelling;

Ensure that all future development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed; and

Provide sites for public and semi-public land uses such as parks, libraries, and religious assembly uses to serve residents and complement surrounding residential development.

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

Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section 20.310.002 ("General Site and Building Design").

Required Daylight Planes in the RL Districts. 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 and extending upward at a 45-degree angle.

Limitations on Third-Story Structures in the RM District. Third stories in the RM District are subject to the following standards

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

Reduced Rear Setbacks. When the existing rear yard setback is less than 20 feet, setbacks may be extended on the ground level only and by no more than 50 percent of the existing wall length. In all instances, rear yard setbacks shall be no closer than 16 feet to the rear property line.

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

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 or pervious surface.

Promote and maintain Downtown’s historic role as the City’s center by developing a variety of residential types and densities consistent with the policies of the General Plan and complementary to the goals and policies of the Downtown Station Area Specific Plan District;

Improve the quality and mix of retail uses in the Downtown districts to make the area attractive to residents, businesses, and visitors;

Expand housing choices in the Downtown districts while protecting and enhancing the character and livability of the Downtown residential neighborhoods;

Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;

Establish design standards to ensure that the scale and design of new development and alterations to existing structures maintains the Downtown districts’ traditional development pattern; and

Provide sites for public and semi-public land uses such as parks, libraries, and religious assembly uses that will serve City residents and will complement surrounding residential development.

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

Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section 20.310.002 ("General Site and Building Design").

Limitations on Third-Story Structures in the DRM. Third stories in the DRM District are subject to the following standards:

Exceptions for Parking Setback. Exceptions to the front setback for above-ground parking may be granted with the approval of a Conditional Use Permit when the following findings can be made:

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

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 or pervious surface.

Building Security. In addition to the requirements of Chapter 15.48 ("Minimum Security Standards") of the South San Francisco Municipal Code, the following security requirements apply.

Parking Lot Access. Parking lot access shall be provided from a side street or alley wherever possible.

Landscaped Setback of Parking. Parking areas must be separated from on-site buildings by a minimum distance of six feet, which may be occupied by landscaping or required walkways.

Public Open Space. New buildings on lots greater than 15,000 square feet shall include a plaza, widened sidewalk, or outdoor dining area which provides public seating, and is accessible from the public sidewalk.

Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas must be located at the rear or interior side of buildings and be screened so as not to be visible from public streets.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Building Transparency and Openings. Nonresidential façades within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 60 percent of the building wall area located between 2.5 and seven feet above the level of the sidewalk.

Building Security. In addition to the requirements of Chapter 15.48 ("Minimum Security Standards") of the South San Francisco Municipal Code, the following security requirements apply.

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

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

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

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

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

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

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

Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section 20.310.002 ("General Site and Building Design").

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

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

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

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

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

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

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

Building Transparency and Openings in the CC and BPO Districts. Façades within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 40 percent of the building wall area located between 2.5 and seven feet above the level of the sidewalk.

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

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

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

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

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

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

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

Provide locations for a variety of recreational activities to meet the community’s diverse needs;

Design and develop active and passive recreation areas to complement and minimize traffic, noise, and other impacts on surrounding development; and

Maintain and improve access to the San Francisco Bay shoreline.

Hillside Lots. On lots with an average slope of 15 percent or greater, the minimum lot size and front and rear setbacks may be modified by the standards of Section 20.310.002 (“General Site and Building Design”).

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