South San Francisco
City Zoning Code
City Zoning Code
Division III
Form-Based District Regulations
§ 20.135.010 Introduction to the Form-Based Code.
A.
Overview of Form-Based Codes.
 The six South San Francisco transect zoning districts can all be located from T3 to T6 in the “rural-to-urban transect.” |
A Form-Based Code is an alternative to the conventional approach of regulating the built environment. Unlike conventional codes which are primarily based on allowed uses, Form-Based Codes (FBCs) look to the intended form and character of a neighborhood as the primary organizing framework. This approach is described by the Form-Based Codes Institute as a way to “foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code.”
Specifically, FBCs focus on the relationship between building façades and the public realm (the sidewalk, street, and public open spaces); the form and mass of buildings in relation to one another; and the scale and types of buildings. While FBCs prescribe desired physical forms, they also regulate use by allowing a mix of appropriate land uses chosen to ensure compatibility and to support the intended character of an area. Ultimately, through the combination of forms, public spaces, and uses, FBCs transform commercial corridors and centers into vibrant and walkable neighborhoods, where, over time, the range of everyday needs of residents and employees can be found within a walking distance.
B.
Organization of the South San Francisco Form-Based Code.
The primary organizing principle used to establish form-based zoning districts is the “rural-to-urban transect,” a gradient of intensity with the lower numbers designating more rural/natural zones and higher numbers designating more urban zones. Variations of transect zones may also be developed as appropriate to tailor zones to specific environments.
Chapter 20.135 ("Form-Based Zoning Districts") starts by establishing seven transect zones, and follows with related regulations for buildings, frontages, public open spaces, and uses. Taken together, these sets of regulations support the community’s shared vision for select areas of the City.
The components of the South San Francisco Form-Based Code are as follows:
1.
Transect Zoning Districts. This section presents the six transect zoning districts developed to promote pedestrian activity, facilitate the transition of auto-oriented development patterns to more walkable and urban places, and encourage a compatible mix of uses. Organized from lowest (T3N) to highest (T6UC) intensity and named to describe the general form and function, the transect zoning districts are place-based standards for key nodes corridors. The regulations include standards for residential density, floor area ratio, building and parking placement, and building height. Also included are the specific building types that are allowed in each district.
2.
Building Types. This section describes the range of building types allowed throughout the transect zoning districts. The types are distinguished by building site size, building scale as determined by overall building dimensions, and key elements such as orientation, access and circulation. Also included are the specific frontage types that are allowed for each building type.
3.
Frontage Types. A frontage is the interface between the building and the right-of-way, or pedestrian realm. This section describes the range of frontage types allowed throughout the transect zoning districts. The types are distinguished by basic form and dimension to ensure that each frontage fosters an engaging pedestrian environment.
4.
Public Open Space Types. Based on size, publicly accessible open spaces may be required of some developments. This section ensures that the required public open spaces within the transect zoning districts are context-sensitive and integrated into the development in a way that promotes walkability and an engaging urban form.
5.
Uses. This section lists the uses allowed, permitted with a Minor Use Permit, and permitted with a Conditional Use Permit in each transect zoning district. Also included are references to the sections in Chapter 20.350 (“Standards and Requirements for Specific Uses and Activities”) that provide standards specific to uses.
 Together, the sets of form-based regulations in Chapter 20.135 support a walkable urban form with range of engaging streetscapes and public spaces for residents, employees, and visitors. |
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
§ 20.135.020 Transect Zoning Districts.
A.
Purpose and Intent. The purpose of the Form-Based Code standards is to implement the General Plan, specifically the General Plan’s vision for higher intensity, walkable, mixed-use districts, corridors, and neighborhoods. The specific purpose and intent of each transect zoning district is established in the standards for each zone, i.e. Sections 20.135.020(D) through 20.135.020(I) in this section.
B.
Applicability.
1.
This subsection applies to all proposed development within the transect zoning districts as identified on the Zoning Map.
2.
Where this section is silent or does not provide an explicit provision, the chapters of this Zoning Ordinance shall apply.
3.
Projects required to adhere to the standards within this Section 20.135.020 (“Transect Zoning Districts”) shall be reviewed and approved consistent with Division VI (“Administration and Procedures”).
C.
General Standards.
1.
Buildings in the transect zoning districts, as established in Sections 20.135.020(D) through (I), must be placed within a primary and secondary “build-to area,” illustrated below. Building placement standards maintain continuous street frontages within the transect zoning districts.
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2.
Residential density (du/ac) shall in no case be less than the existing residential density on a development site.
3.
Non-Residential FAR. Minimum residential density must be achieved before non-residential uses are permitted.
4.
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 ("Public Open Space Types").
5.
The standards of Division V (“Citywide Standards”) apply to all development within the transect zoning districts.
D.
T3 Neighborhood Zoning District (T3N).
1. Description. | ||
The T3N zoning district is a low-intensity neighborhood mixed-use district. Residential in character, it supports neighborhood-serving commercial uses in a walkable context. The district is generally located in areas central to residential neighborhood areas, including busy neighborhood intersections and local roadways. Buildings reflect the scale of surrounding low-density neighborhoods and frontages are consistent with those of the surrounding neighborhood. | ||
2. Density and Floor Area Ratio. | ||
Residential Density (du/ac) | 20 min., 60 max. | |
FAR | 1.5 min.; 2.25 max. | |
3. Building Placement. | ||
Build-to Area | ||
Front | 10 ft. max.; 25 ft. min. | Ⓐ |
Building Placement in Front Build-to Area | Primary building must extend across a min. 60% of the width of the build-to area. | Ⓑ |
Street side | 10 ft. min.; 25 ft. max. | Ⓒ |
Building Placement in Street Side Build-to Area | Primary building must extend across a min. 40% of the width of the build-to area. | Ⓓ |
Primary Building Setbacks | ||
Interior side | 5 ft. min. | Ⓔ |
Rear | 10 ft. min.; 15 ft. min. abutting an R district | Ⓕ |
Lot Coverage | 60% max. | |
4. Building Height. | ||
35 ft. max. unless otherwise limited by Building Type; see Section 20.135.030 (“Building Types”). | ||
5. Parking Setback. | ||
Front | 20 ft. min. | Ⓖ |
Street Side | 5 ft. min. | Ⓗ |
Interior Side | 5 ft. min. | Ⓘ |
Rear | 5 ft. min. | Ⓙ |
Curb Cut Access | 12 ft. max. width; max. 1 per street frontage | Ⓚ |
6. Allowed Building Types. | ||
Duplex | See Sec. 20.135.030(D) | |
Triplex/Fourplex | See Sec. 20.135.030(E) | |
Flex Low-Rise | See Sec. 20.135.030(I) | |
7. Additional Standards. | ||
For residential density, no net loss in the number of residential units during reconstruction or renovation is allowed. Replacement provisions have the same requirements as set forth in Government Code Section 65915, Subdivision (c)(3). | ||
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 (“Lot and Development Standards”). | ||
For airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan, see Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”). | ||
For general site and building design standards, see Chapter 20.310 (“Site and Building Design Standards”). | ||
For general parking and loading requirements, see Chapter 20.330 (“On-Site Parking and Loading”). | ||
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E.
T3 Corridor Zoning District (T3C).
1. Description. | ||
The T3C zoning district is a low-and medium-intensity mixed-use district that supports community-serving uses adjacent to established residential neighborhoods. Located on corridors and nodes near existing residential areas, the district supports active, walkable streets and a range of neighborhood and community services. Buildings face the street and provide a transition in scale to surrounding lower-density areas. Diverse frontages engage private development with the public realm. | ||
2. Density and Floor Area Ratio. | ||
Residential Density (du/ac) | 20 min., 60 max. | |
FAR | 1.5 min.; 2.25 max. | |
3. Building Placement. | ||
Build-to Area | ||
Front | 10 ft. min. along Spruce Avenue, 0 ft. min. along all other frontages; 15 ft. max. | Ⓐ |
Building Placement in Front Build-to Area | Primary building must extend across a min. 60% of the width of the build-to area. | Ⓑ |
Street side | 0 ft. min.; 15 ft. max. | Ⓒ |
Building Placement in Street Side Build-to Area | Primary building must extend across a min. 40% of the width of the build-to area. | Ⓓ |
Primary Building Setbacks | ||
Interior side | 0 ft. min. | Ⓔ |
Rear | 0 ft. min. | Ⓕ |
Lot Coverage | 65% max. | |
4. Building Height. | ||
50 ft. max. unless otherwise limited by Building Type; see Section 20.135.030 (“Building Types”). | ||
5. Parking Setback. | ||
Front | 40 ft. min. or 50% of lot depth, whichever is less | Ⓖ |
Street Side | 5 ft. min. | Ⓗ |
Interior Side | 0 ft. min. | Ⓘ |
Rear | 0 ft. min. | Ⓙ |
Curb Cut Access | 20 ft. max. width; max. 1 per street frontage | Ⓚ |
6. Allowed Building Types. | ||
Triplex/Fourplex | See Sec. 20.135.030(E) | |
Rowhouse | See Sec. 20.135.030(F) | |
Flex Low-Rise | See Sec. 20.135.030(I) | |
7. Additional Standards. | ||
For residential density, no net loss in the number of residential units during reconstruction or renovation is allowed. Replacement provisions have the same requirements as set forth in Government Code Section 65915, Subdivision (c)(3). | ||
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 ("Public Open Space Types"). | ||
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 "“Lot and Development Standards"). | ||
For airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan, see Section 20.300.003 ("Airport Land Use Compatibility Plan Consistency"). | ||
For general site and building design standards, see Chapter 20.310 ("Site and Building Design Standards"). | ||
For general parking and loading requirements, see Chapter 20.330 ("On-Site Parking and Loading"). | ||
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F.
T3 Makers Lindenville (T3ML).
1. Description. | ||
The T3ML zoning district is a low- and medium-intensity mixed use district that supports arts and makers, residential, and industrial uses along the South Linden Avenue corridor. This district supports flex lowrise buildings with diverse frontages that engage private development with the public realm and require ground floor arts and makers uses. | ||
2. Density and Floor Area Ratio. | ||
Residential Density (du/ac.)1 | 20 min., 60 max. | |
FAR2 | Total: 1.0 min.; 2.5 max. Nonresidential: 0.5 min., 1.0 max. | |
3. Building Placement. | ||
Build-to Area | ||
Front as Measured From Back-of-Sidewalk | 0 ft. min. along Linden Avenue, 10 ft. min. along all other frontages; 15 ft. max. | Ⓐ |
Publicly Accessible Open Space (Parks, Linear Open Space, etc.) | 0 ft. min.; 20 ft. max. Ground floor residential units: 5 ft. min. | |
Greenways, Pathways and Trails | 0 ft. with no habitable encroachments | |
Building Placement in Front or Open Space Build-to Area | Primary building must extend across a min. 30% of the width of the build-to area. | Ⓑ |
Street side | 10 ft. min.; 15 ft. max. | |
Building Placement in Street Side Build-to Area | Primary building must extend across a min. 40% of the width of the build-to area. | Ⓒ Ⓓ |
Primary Building Setbacks | ||
Interior side | 0 ft. min. Residential: 15 ft. min. | Ⓔ |
Rear | 0 ft. min. Residential: 15 ft. min. | Ⓕ |
Lot Coverage | 80% max. as measured as the building area above any parking podium | |
4. Building Height. | ||
Residential Mixed Use: 65 ft. max. Other: 40 ft. max. | ||
5. Parking Setback. | ||
Front | 25 ft. min. Surface parking shall not be located between the primary building façade and the street. Surface parking area shall have a maximum width of 65 feet for parcels with parcel width greater than 120 feet, maximum width of 40 feet width for parcels with parcel width greater than 80 feet, for parcels with a parcel width less than 80 feet, all surface parking shall occur behind primary building. | Ⓖ |
Street Side | 5 ft. min. | Ⓗ |
Interior Side | 0 ft. min. | Ⓘ |
Rear | 0 ft. min. | Ⓙ |
Curb Cut Access | 24 ft. max. width; max. 2 per street frontage | Ⓚ |
6. Allowed Building Types. | ||
Live/work | See Sec. 20.135.030(G) | |
Multiplex | See Sec. 20.135.030(H) | |
Flex Low-Rise | See Sec. 20.135.030(I) | |
Flex Mid-Rise | See Sec. 20.135.030(J) | |
7. Additional Standards. | ||
For residential density, no net loss in the number of residential units during reconstruction or renovation is allowed. Replacement provisions have the same requirements as set forth in Government Code Section 65915, Subdivision (c)(3). | ||
Any new commercial or multifamily buildings or structural alterations or additions to commercial or multifamily buildings involving more than 25% 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. | ||
8. Notes. | ||
1See Chapter 20.390 ("Bonus Residential Density") for additional density based on the California State Density Bonus program. 2Ground floor nonresidential uses may be exempt from the maximum FAR, see Section 20.040.009 ("Determining Floor Area Ratio"). Ground floor nonresidential uses count towards the minimum FAR. | ||
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G.
T4 Lindenville (T4L).
1. Intent. | ||
The T4L form-based zoning district establishes a mixed use urban area. The district supports medium- to high-intensity mixed use development, with buildings that transition in scale to surrounding residential neighborhoods. Diverse frontages provide a relationship between private development and the public realm and a consistent frontage along the key rights-of-way. Minimum residential densities apply. | ||
2. Density and Floor Area Ratio. | ||
Residential Density (du/ac.)1 | 80 min., 120 max. | |
FAR2 | Total: 1.25 min.; 3.5 max. Nonresidential: 0.5 max. | |
3. Building Placement. | ||
Build-to Area | ||
Front as Measured From Back-of-Sidewalk | 15 ft. min. along Spruce Avenue and Railroad Avenue, 10 ft. min. along all other frontages; 20 ft. max. | Ⓐ |
Publicly Accessible Open Space (Parks, Linear Open Space, etc.) | 0 ft. min.; 20 ft. max. Ground floor residential units: 5 ft. min. | |
Greenways, Pathways and Trails | 5 ft. with no habitable encroachments | |
Building Placement in Front Build-to Area | Primary building must extend across a min. 60% of the width of the build-to area | Ⓑ |
Street side | 0 ft. min., 10 ft. max. | |
Building Placement in Street Side Build-to Area | Primary building must extend across a min. 30% of the width of the build-to area. | Ⓒ Ⓓ |
Primary Building Setbacks3 | ||
Interior side | 0 ft. min. Residential: 15 ft. min. | Ⓔ |
Rear | 0 ft. min. Residential: 15 ft. min. | Ⓕ |
Lot Coverage | 70% max., as measured as the building area above any parking podium | |
4. Building Height. | ||
65 ft. max. | ||
5. Parking Setback. | ||
Front | Shall be screened by habitable uses with a minimum depth of 20 feet | Ⓖ |
Street Side | 8 ft. min. | Ⓗ |
Interior Side | 0 ft. min. | Ⓘ |
Rear | 5 ft. min. | Ⓙ |
Curb Cut Access | 20 ft. max. width; max. 1 per street frontage or 2 per frontage if curb-but width is less than 10 feet. | Ⓚ |
6. Allowed Building Types. | ||
Live/Work | See Sec. 20.135.030 (G) | |
Rowhouse | See Sec. 20.135.030 (F) | |
Multiplex | See Sec. 20.135.030 (H) | |
Flex Low-Rise | See Sec. 20.135.030 (I) | |
Flex Mid-Rise | See Sec. 20.135.030 (J) | |
7. Additional Standards. | ||
For residential density, no net loss in the number of residential units during reconstruction or renovation is allowed. Replacement provisions have the same requirements as set forth in Government Code Section 65915, Subdivision (c)(3). | ||
Any new commercial or multifamily buildings or structural alterations or additions to commercial or multifamily buildings involving more than 25% 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. | ||
8. Notes. | ||
1See Chapter 20.390 ("Bonus Residential Density") for additional density based on the California State Density Bonus program. 2Ground floor nonresidential uses may be exempt from the maximum FAR, see Section 20.040.009 ("Determining Floor Area Ratio"). Ground floor nonresidential uses count towards the minimum FAR. 3For transition standards adjacent to RL Districts, see Section 20.210.004 ("Development Standards"). | ||
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H.
T5 Lindenville (T5L).
1. Intent. | ||
Intent. The T5L zoning district supports a comfortable and walkable high-intensity urban core. As large sites transition into walkable blocks, the district supports vertical mixed use development with buildings facing the city's corridors as well as internal street networks and publicly accessible open spaces. Diverse frontages provide space for active ground floor uses and shape the relationship between private development and the expanded public realm. Minimum residential densities apply. | ||
2. Density and Floor Area Ratio. | ||
Residential Density (du/ac.)1 | 80 min., 140 max.3 | |
FAR2 | Total: 1.5 min.; 3.75 max.3 Nonresidential: 0.5 max. | |
3. Building Placement. | ||
Build-to Area | ||
Front as Measured From Back-of-Sidewalk | 15 ft. min. along Spruce Avenue and Railroad Avenue, 10 ft. min. along all other frontages; 20 ft. max. | Ⓐ |
Publicly Accessible Open Space (Parks, Linear Open Space, etc.) | 0 ft. min.; 20 ft. max. Ground floor residential units: 5 ft. min. | |
Greenways, Pathways and Trails | 5 ft. with no habitable encroachments | |
Building Placement in Front Build-to Area | Primary building must extend across a min. 60% of the width of the build-to area | Ⓑ |
Street side | 0 ft. min.; 10 ft. max. | |
Building Placement in Street Side Build-to Area | Primary building must extend across a min. 50% of the width of the build-to area. | Ⓒ Ⓓ |
Primary Building Setbacks | ||
Interior side | 0 ft. min. Residential: 15 ft. min. | Ⓔ |
Rear | 0 ft. min.; 10 ft. min. adjacent to any non-transect zoning district Residential: 15 ft. min. | Ⓕ |
Lot Coverage | 70% max. | |
4. Building Height. | ||
85 ft. max.2 | ||
5. Parking Setback. | ||
Front | Shall be screened by habitable uses with a minimum depth of 20 feet | Ⓖ |
Street Side | 8 ft. min. | Ⓗ |
Interior Side | 0 ft. min. | Ⓘ |
Rear | 5 ft. min. | Ⓙ |
Curb Cut Access | 20 ft. max. width; max. 1 street frontages up to 300 feet, max. 2 for street frontages exceeding 300 feet | Ⓚ |
6. Allowed Building Types. | ||
Live/work | See Sec. 20.135.030(G) | |
Multiplex | See Sec. 20.135.030(H) | |
Flex Low-Rise | See Sec. 20.135.030(I) | |
Flex Mid-Rise | See Sec. 20.135.030(J) | |
Flex High-Rise | See Sec. 20.135.030(K) | |
7. Additional Standards. | ||
For residential density, no net loss in the number of residential units during reconstruction or renovation is allowed. Replacement provisions have the same requirements as set forth in Government Code Section 65915, Subdivision (c)(3). | ||
Any new commercial or multifamily buildings or structural alterations or additions to commercial or multifamily buildings involving more than 25% 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. | ||
8. Notes. | ||
1See Chapter 20.390 ("Bonus Residential Density") for additional density based on the California State Density Bonus program. 2Ground floor nonresidential uses may be exempt from the maximum FAR, see Section 20.040.009 ("Determining Floor Area Ratio"). Ground floor nonresidential uses count towards the minimum FAR. 3For Height Incentive Overlay standards, see Chapter 20.160 ("Height Incentive (HI) Overlay"). 4The Flex High-Rise type is only allowed for development projects that meet the requirements of the Height Incentive Overlay, see Chapter 20.160 ("Height Incentive (HI) Overlay") | ||
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I.
T5 Corridor Zoning District (T5C).
1. Intent. | ||
The T5C zoning district supports a comfortable and walkable high-intensity urban core. Located west of Highway 101 as well as at major nodes along El Camino Real, the district supports walkable sites and high-intensity forms. As large sites transition into walkable blocks, the district supports vertical mixed-use development with buildings facing the City’s corridors as well as internal street networks and publicly-accessible open spaces. Diverse frontages provide space for active ground-floor uses and shape the relationship between private development and the expanded public realm. | ||
2. Density and Floor Area Ratio. | ||
Residential Density (du/ac.) | 80 min., 140 max. | |
FAR | 0.5 min.; 5.0 max. Non-residential: 2.0 max. if residential on site, 0.5 if no residential on site | |
3. Building Placement. | ||
Build-to Area | ||
Front | 0 ft. min.; 10 ft. max. | Ⓐ |
Building Placement in Front Build-to Area | Primary building must extend across a min. 75% of the width of the build-to area. | Ⓑ |
Street side | 0 ft. min.; 10 ft. max. | Ⓒ |
Building Placement in Street Side Build-to Area | Primary building must extend across a min. 50% of the width of the build-to area. | Ⓓ |
Primary Building Setbacks | ||
Interior side | 0 ft. min. | Ⓔ |
Rear | 0 ft. min.; 10 ft. min. adjacent to any non-transect zoning district | Ⓕ |
Lot Coverage | 80% max. | |
4. Building Height. | ||
85 ft. max. unless otherwise limited by Building Type; see Section 20.135.030 (“Building Types”). | ||
5. Parking Setback. | ||
Front | 40 ft. min. | Ⓖ |
Street Side | 5 ft. min. | Ⓗ |
Interior Side | 0 ft. min. | Ⓘ |
Rear | 0 ft. min. | Ⓙ |
Curb Cut Access | 20 ft. max. width; max. 1 for street frontages up to 300 feet, max. 2 for street frontages exceeding 300 feet | Ⓚ |
6. Allowed Building Types. | ||
Live/work | See Sec. 20.135.030(G) | |
Multiplex | See Sec. 20.135.030(H) | |
Flex Low-Rise | See Sec. 20.135.030(I) | |
Flex Mid-Rise | See Sec. 20.135.030(J) | |
Flex High-Rise | See Sec. 20.135.030(K) | |
7. Additional Standards. | ||
For residential density, no net loss in the number of residential units during reconstruction or renovation is allowed. Replacement provisions have the same requirements as set forth in Government Code Section 65915, Subdivision (c)(3). | ||
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 (“Public Open Space Types”). | ||
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 (“Lot and Development Standards”). | ||
For airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan, see Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”). | ||
For general site and building design standards, see Chapter 20.310 (“Site and Building Design Standards”). | ||
For general parking and loading requirements, see Chapter 20.330 (“On-Site Parking and Loading”). | ||
Any new commercial or multifamily buildings or structural alterations or additions to commercial or multifamily 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. | ||
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J.
T6 Urban Core Zoning District (T6UC).
1. Intent. | ||
The T6UC zoning district is the City’s highest-intensity district. The district supports a transit-oriented vertical mix of uses along transit corridors, publicly-accessible open spaces, and new rights-of-way. Small block sizes, elevated open spaces, connections to the Downtown, amenities for pedestrians and cyclists, and active ground-floor uses and frontages establish a high-intensity core for the City. | ||
2. Density and Floor Area Ratio. | ||
Residential Density (du/ac.) | 120 min., 200 max. | |
FAR | 2.0 min.; 8.0 max. | |
3. Building Placement. | ||
Build-to Area | ||
Front | 0 ft. min.; 10 ft. max. | Ⓐ |
Building Placement in Front Build-to Area | Primary building must extend across a min. 85% of the width of the build-to area. | Ⓑ |
Street side | 0 ft. min.; 10 ft. max. | Ⓒ |
Building Placement in Street Side Build-to Area | Primary building must extend across a min. 60% of the width of the build-to area. | Ⓓ |
Primary Building Setbacks | ||
Interior side | 0 ft. min. | Ⓔ |
Rear | 0 ft. min.; 10 ft. min. adjacent to any non-transect zoning district | Ⓕ |
Lot Coverage | 90% max. | |
4. Building Height. | ||
See Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”) for height allowances and airspace protection evaluation requirements based on the San Francisco International Airport Land Use Compatibility Plan, unless otherwise limited by Building Type; see Section 20.135.030 (“Building Types”). | ||
5. Parking Setback. | ||
Front | 40 ft. min. | Ⓖ |
Street Side | 40 ft. min. | Ⓗ |
Interior Side | 0 ft. min. | Ⓘ |
Rear | 0 ft. min. | Ⓙ |
Curb Cut Width | 20 ft. max. width; max. 1 for street frontages up to 300 feet, max. 2 for street frontages exceeding 300 feet | Ⓚ |
6. Allowed Building Types. | ||
Multiplex | See Sec. 20.135.030(H) | |
Flex Mid-Rise | See Sec. 20.135.030(J) | |
Flex High-Rise | See Sec. 20.135.030(K) | |
7. Additional Standards. | ||
For residential density, no net loss in the number of residential units during reconstruction or renovation is allowed. Replacement provisions have the same requirements as set forth in Government Code Section 65915, Subdivision (c)(3). | ||
Publicly-accessible civic spaces may be required based on development size. For requirements, see Section 20.135.050 ("Public Open Space Types"). | ||
For general site development standards including fences and walls, landscaping, and building projections, see Chapter 20.300 ("Lot and Development Standards"). | ||
For general site and building design standards, see Chapter 20.310 ("Site and Building Design Standards"). | ||
For general parking and loading requirements, see Chapter 20.330 ("On-Site Parking and Loading"). | ||
Any new commercial or multifamily buildings or structural alterations or additions to commercial or multifamily 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. | ||
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§ 20.135.030 Building Types.
A.
Purpose and Intent. This section establishes development standards for all building types allowable within the form-based, or transect, zoning districts. These standards are intended to support the City’s vision for walkable mixed-use areas near transit and along key corridors. The standards support a range of building forms that offer predictability as well as a degree of flexibility. The building types are intended to support a variety of uses, as allowed by the zone. For example, the “multiplex” building type may include residential units, retail/commercial uses, professional offices, creative industrial/maker spaces, or other uses as allowed by the zoning district in which it is located.
B.
Applicability.
1.
The requirements of this section apply to all buildings within the transect zoning districts, and must be considered in combination with the standards for the applicable zone in Section 20.135.020 (“Transect Zoning Districts”).
2.
The development of civic, public (including public education), transportation, communications, and/or infrastructure facilities is exempt from this chapter.
C.
General Standards.
1.
Development site, lots, and lot lines shall be considered synonymous with properties and property lines as defined and used in this Code.
2.
If an applicant proposes multiple principal buildings on a single lot, the proposal must divide the lot into development sites to demonstrate compliance with this chapter, regardless of whether or how the lot is intended to be subdivided.
D.
Duplex.
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1. Description. | ||
A duplex is a detached building consisting of two side-by-side or stacked units. For side-by-side units, both may be accessible via a single entrance or separate entrances that face the street. This type takes the form of a detached house and is scaled to fit within low and medium intensity walkable neighborhoods. | ||
2. Zones Allowed. | ||
T3N | ||
3. Development Site Size. | ||
Width | 50 ft. min. | Ⓐ |
Depth | 120 ft. max. | Ⓑ |
4. Building Size. | ||
Width | 42 ft. max. | Ⓒ |
5. Building Height. | ||
Stories | 2.5 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”). | Ⓓ |
6. Pedestrian Access. | ||
Primary pedestrian access must be provided along the right-of-way. | ||
7. Allowed Frontage Types. | ||
Dooryard | See Sec. 20.135.040(E) | |
Porch | See Sec. 20.135.040(H) | |
Stoop | See Sec. 20.135.040(I) | |
8. Parking Configuration and Access. | ||
Required parking spaces may be exposed surface parking, carports, or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible. | ||
9. Private Open Space. | ||
Min. dimension | 15 ft. | Ⓔ |
E.
Triplex/Fourplex.
 |
1. Description. | ||
Triplexes and fourplexes are detached structures that consist of three or four side-by-side or stacked dwelling units within a single structure. This type has the appearance of a large single-family home and is scaled to fit within low and medium intensity walkable neighborhoods. | ||
2. Zones Allowed. | ||
T3N, T3C | ||
3. Development Site Size. | ||
Width | 70 ft. min. | Ⓐ |
Depth | 120 ft. max. | Ⓑ |
4. Building Size. | ||
Width | 56 ft. max. | Ⓒ |
5. Building Height. | ||
Stories | 3.5 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”). | Ⓓ |
6. Pedestrian Access. | ||
Primary pedestrian access must be provided from the right-of-way. | ||
7. Allowed Frontage Types. | ||
Dooryard | See Sec. 20.135.040(E) | |
Porch | See Sec. 20.135.040(H) | |
Stoop | See Sec. 20.135.040(I) | |
8. Parking Configuration and Access. | ||
Required parking spaces may be exposed surface parking, carports, or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible. | ||
9. Private Open Space. | ||
Min. dimension | 15 ft. | Ⓔ |
F.
Rowhouse.
 |
1. Description. | ||
The rowhouse building type is composed of one or more series of two to 10 attached rowhouse buildings. Each rowhouse building has ground-level private open space and an individual entry along the right-of-way or along a shared pedestrian pathway. Typically providing 15 to 30 dwelling units per acre and located on or near a corridor, this building type is configured to promote walkability. | ||
2. Zones Allowed. | ||
T3C, T3ML, T4L | ||
3. Development Site Size. | ||
Width | 18 ft. min.; 35 ft. max. per unit | Ⓐ |
Depth | 80 ft. min., 100 ft. max. | Ⓑ |
4. Building Size and Massing. | ||
Width | 18 ft. min.; 35 ft. max. | Ⓒ |
Depth | 60 ft. max. | Ⓓ |
Building Separation | 10 ft. max. | |
5. Building Height. | ||
Stories | 3.5 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”). | Ⓔ |
6. Pedestrian Access. | ||
Primary pedestrian access must be provided from the right-of-way or along a shared pedestrian-only pathway. Must be located on the opposite side of building from driveways/garages. | ||
7. Allowed Frontage Types. | ||
Dooryard | See Sec. 20.135.040(E) | |
Porch | See Sec. 20.135.040(H) | |
Stoop | See Sec. 20.135.040(I) | |
Terrace | See Sec. 20.135.040(J) | |
8. Parking Configuration and Access. | ||
Required parking spaces shall be provided in individually secured, attached garages. Parking shall be accessed from a shared rear drive aisle, lane or alley. | ||
9. Open Space. | ||
Private Open Space | ||
Area | 80 sq. ft. per unit | |
Minimum dimension | 8 ft. when located on ground level; 6 ft. when located above ground level | Ⓕ |
Common Open Space | ||
Area | 80 sq. ft. per unit | |
Minimum dimension | 12 ft. | |
Public Open Space | ||
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 (“Public Open Space Types”). | ||
G.
Live/Work.
 |
1. Description. | ||
The live/work building type is an attached or detached structure that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for service, artisan, or other commercial or light industrial uses as allowed by the zone. Both the ground-floor flex space and the unit above are owned by one entity. Live/work is appropriate for incubating neighborhood-serving commercial uses and allowing flexibility for corridor and neighborhood areas to respond to market demands and opportunities. | ||
2. Zones Allowed. | ||
T3ML, T4L, T5L, T5C | ||
3. Development Site Size. | ||
Width | 18 ft. min. | Ⓐ |
Depth | 80 ft. min.; 100 ft. max. | Ⓑ |
4. Building Size and Massing. | ||
Width | 18 ft. min.; 35 ft. max. | Ⓒ |
Depth | 60 ft. max. | Ⓓ |
5. Building Height. | ||
Stories | 3 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”). | Ⓔ |
Ground Floor | 12 ft. min. floor-to-ceiling | Ⓕ |
Upper Floors | 9 ft. min. floor-to-ceiling | Ⓖ |
6. Pedestrian Access. | ||
Primary pedestrian access must be provided from the public right-of-way. | ||
7. Allowed Frontage Types. | ||
Dooryard | See Sec. 20.135.040(E) | |
Shopfront | See Sec. 20.135.040(G) | |
Terrace | See Sec. 20.135.040(J) | |
8. Parking Configuration and Access. | ||
Required parking spaces may be exposed surface parking, carports, or detached or attached garages. Parking shall be accessed from a rear lane or alley where possible. | ||
9. Open Space. | ||
Area | 100 sq. ft. per unit. May be common or private; may be attached to individual units, located on a balcony, deck, or rooftop. | |
Minimum dimension | 8 ft. when located on ground level; 6 ft. when located above ground level | Ⓗ |
H.
Multiplex.
 |
1. Description. | ||
A multiplex is a building that consists of five to 24 stacked units with one shared entry. Multiplexes are typically scaled to fit sparingly within medium-density neighborhoods and along corridors. Buildings may be configured around a courtyard, light well, or double-loaded corridor. | ||
2. Zones Allowed. | ||
T3ML, T4L, T5L, T5C, T6UC | ||
3. Development Site Size. | ||
Width | 60 ft. min. | Ⓐ |
Depth | 150 max. | Ⓑ |
4. Building Size and Massing. | ||
Maximum dimension | 60 ft. | Ⓒ |
5. Building Height. | ||
Stories | 5 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”). | Ⓓ |
6. Pedestrian Access. | ||
Primary pedestrian access must be provided along the building frontage. | ||
7. Allowed Frontage Types. | ||
Dooryard | See Section 20.135.040(E) | |
Forecourt | See Section 20.135.040(F) | |
Shopfront | See Section 20.135.040(G) | |
Stoop | See Section 20.135.040(I) | |
Terrace | See Section 20.135.040(J) | |
8. Parking Configuration and Access. | ||
Required parking spaces shall be provided in attached individually secured garages or in a shared garage that is either underground or in a podium structure. Parking shall be accessed from a rear lane or alley where possible. | ||
9. Open Space. | ||
Private Open Space | ||
Area | 50 sq. ft. per unit | |
Minimum dimension | 6 ft. | |
Common Open Space | ||
Area | 80 sq. ft. per unit | |
Minimum dimension | 10 ft. | Ⓔ |
Public Open Space | ||
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 (“Public Open Space Types”). | ||
I.
Flex Low-Rise.
 |
1. Description. | ||
The flex low-rise building type is designed for occupancy by retail, restaurant, service, and/or office uses on the ground floor, with upper floors that support retail, service, office, and/or residential uses. Ground floor spaces are accessed directly from the street, and upper floor units may be accessed directly from the street through shared or individual entries or through a street-level lobby. | ||
2. Zones Allowed. | ||
T3N, T3C, T3ML, T4L, T5L, T5C | ||
3. Development Site Size. | ||
Width | 25 ft. min. | Ⓐ |
Depth | 80 ft. min. | Ⓑ |
4. Building Size and Massing. | ||
Width | 20 ft. min.; 150 ft. max. | Ⓒ |
Depth | 60 ft. max. | Ⓓ |
5. Building Height. | ||
Stories | 3 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”). | Ⓔ |
Ground Floor | 12 ft. min. floor-to-ceiling | Ⓕ |
Upper Floors | 9 ft. min. floor-to-ceiling | Ⓖ |
6. Pedestrian Access. | ||
Ground floor spaces | Primary pedestrian access must be provided along the building frontage. | |
Upper floor units | Primary pedestrian access may be provided along the building frontage or street side frontage. | |
7. Allowed Frontage Types. | ||
Arcade | See Sec. 20.135.040(D) | |
Dooryard | See Sec. 20.135.040(E) | |
Forecourt | See Sec. 20.135.040(F) | |
Shopfront | See Sec. 20.135.040(G) | |
Terrace | See Sec. 20.135.040(J) | |
8. Parking Configuration and Access. | ||
Required parking is typically provided in a shared surface parking area. Parking may also be provided in a shared garage that is either underground or in a podium structure. | ||
9. Private Open Space. | ||
Area | 50 sq. ft. per residential unit. | |
Minimum dimension | 6 ft. | |
J.
Flex Mid-Rise.
 |
1. Description. | ||
A flex mid-rise building is designed for retail, restaurant, service, and/or office uses on the ground floor, with upper floors that support retail, office, service, and/or residential uses. The development typically faces one or two rights-of-way. | ||
2. Zones Allowed. | ||
T3ML, T4L, T5L, T5C, T6UC | ||
3. Development Site Size. | ||
Width | 50 ft. min. | Ⓐ |
Depth | 100 ft. min. | Ⓑ |
4. Building Size and Massing. | ||
Building base width | 350 ft. max.; see Section 20.310.004(B) for building modulation requirements | Ⓒ |
Building base depth | 350 ft. max.; see Section 20.310.004(B) for building modulation requirements | Ⓓ |
5. Building Height. | ||
Stories | 8 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”). | Ⓔ |
Street wall height | 2 stories min. | Ⓕ |
Ground floor | 14 ft. min. floor-to-ceiling | Ⓖ |
Upper floors, excluding aboveground parking levels | 9 ft. min. floor-to-ceiling | Ⓗ |
6. Pedestrian Access. | ||
Ground floor spaces | Primary building frontage. | |
Upper floor units | Primary building frontage or street side frontage. May be through a shared entry or a street-level lobby. | |
7. Allowed Frontage Types. | ||
Arcade | See Sec. 20.135.040(D) | |
Dooryard | See Sec. 20.135.040(E) | |
Forecourt | See Sec. 20.135.040(F) | |
Shopfront | See Sec. 20.135.040(G) | |
Terrace | See Sec. 20.135.040(J) | |
8. Parking Configuration and Access. | ||
Required parking shall be provided in a shared garage that is either underground or in a podium structure. A shared aboveground garage may be “wrapped” with habitable spaces. | ||
9. Open Space. | ||
Combined Private/Common Open Space | ||
Area | 120 sq. ft. per unit | |
Minimum dimension | 6 ft. for private open space, 15 ft. for public open space | Ⓘ |
Public Open Space | ||
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 (“Public Open Space Types”). | ||
K.
Flex High-Rise.
 |
1. Description. | ||
A flex high-rise building is a large-scale development designed to accommodate a range of uses and configurations with multiple primary building frontages. Retail, restaurant, service, office, and residential uses may be accommodated on all floors. Parking may be underground, at ground level (placed behind other street-facing uses), or elevated. | ||
2. Zones Allowed. | ||
T5L, T5C, T6UC | ||
3. Development Site Size. | ||
Width | 120 ft. min.; 500 ft. max. | Ⓐ |
Depth | 150 ft. min.; 500 ft. max. | Ⓑ |
4. Building Size and Massing. | ||
Building base width | 500 ft. max.; see Section 20.310.004(B) for building modulation requirements | Ⓒ |
Building base depth | 500 ft. max.; see Section 20.310.004(B) for building modulation requirements | Ⓓ |
5. Building Height. | ||
Stories | 12 stories max. Allowed building height may be further restricted by zone; see Section 20.135.020 (“Transect Zoning Districts”). | Ⓔ |
Street wall height | 2 stories min. | Ⓕ |
Ground floor | 14 ft. min. floor-to-ceiling | Ⓖ |
Upper floors, excluding aboveground parking levels | 9 ft. min. floor-to-ceiling | Ⓗ |
6. Pedestrian Access. | ||
Ground floor spaces | Primary building frontage or publicly accessible open space. | |
Upper floor units | Primary building frontage or street side frontage. May be through a shared entry, a street-level lobby, or ground-level open space. | |
7. Allowed Frontage Types. | ||
Arcade | See Sec. 20.135.040(D) | |
Dooryard | See Sec. 20.135.040(E) | |
Forecourt | See Sec. 20.135.040(F) | |
Shopfront | See Sec. 20.135.040(G) | |
Stoop | See Sec. 20.135.040(I) | |
Terrace | See Sec. 20.135.040(J) | |
8. Parking Configuration and Access. | ||
Required parking shall be provided in a shared garage that is either underground or in a podium structure. A shared aboveground garage may be “wrapped” with habitable spaces. | ||
9. Open Space. | ||
Combined Private/Common Open Space | ||
Area | 120 sq. ft. per unit | |
Minimum dimension | 6 ft. for private open space, 15 ft. for public open space | Ⓘ |
Public Open Space | ||
Publicly-accessible open spaces may be required based on development size. See Section 20.135.050 (“Public Open Space Types”). | ||
§ 20.135.040 Frontage Types.
A.
Purpose and Intent. The purpose of this section is to establish standards for all building frontages types allowable within the form-based, or transect, zoning districts. Frontages are the components of the building that provide the transition and interface between the public realm (i.e. street and sidewalk) and the private realm (i.e., yard or building). Frontages are to be located within the build-to areas indicated in Section 20.135.020 (“Transect Zoning Districts”). The standards set forth in this section supplement the standards for each zoning district in which the frontage types are allowed.
B.
Applicability.
1.
The requirements of this section apply to all new development within the transect zoning districts.
2.
Each building must have at least one frontage type for each street frontage. A building may have multiple frontage types. For example, a dooryard frontage may have a stoop or engaged porch frontage type as well.
3.
Frontages for public facilities, including schools, transportation, communications, and/or infrastructure facilities are exempt from this chapter.
4.
Frontage types that are not listed in the standards for the applicable transect zoning district are not allowed in that zone.
C.
General Standards.
1.
Section 20.135.030 ("Building Types") indicates frontage types allowed for each building type, and subsections D through K indicate frontages allowed in each transect zoning district. Only frontages allowed by both Sections 20.135.020 ("Transect Zoning Districts") and 20.135.030 ("Building Types") are allowed.
2.
Projects subject to the requirements of this section must provide at least one building entrance and façade type on each primary and secondary building façade selected from the types allowed in the zone.
3.
Architectural projections are permitted in accordance with Section 20.300.011 (“Projections into Required Yards”) except when in conflict with this section, in which case this section supersedes.
4.
The area between the building and property line shall be paved so that it functions as a wider public sidewalk. Entry courtyards, plazas, entries, or outdoor eating and display areas are located between the build-to line and building, provided that the buildings are built to the edge of the courtyard, plaza, or dining area. This requirement may be modified or waived by the Planning Commission if:
5.
Required access to electrical, fire, refuse pick-up, and other utility spaces shall be allowed along public frontages.
6.
ADA-compliant ramps are allowed subject to approval by the Chief Planner.
D.
Arcade.
1. Description. | ||
An arcade frontage provides a continuous covered walkway in place of or next to a sidewalk. The main façade of the building is placed at or near the right-of-way with the walkway at the ground level and habitable space above, often encroaching over the public right-of-way. The arcade facilitates pedestrian circulation along building frontages and is intended for buildings with active ground floor uses. | ||
2. Standards. | ||
Height, clear | 12 ft. min.; 16 ft. max. | Ⓐ |
Depth, façade to interior of column face | 10 ft. min. | Ⓑ |
Setback from curb (encroachment permit may be required) | 2 ft. min.; 6 ft. max. | Ⓒ |
Column height | 4 times column width min.; 6 times column width max. | |
Finish floor level above arcade floor | Max. 6 in. | |
May be used in conjunction with another allowed frontage type (e.g., shopfront). | ||
Must have consistent depth along the frontage. | ||
 Example of arcade frontage. |
 Section |
 Plan |
E.
Dooryard.
1. Description. | ||
A dooryard provides a limited amount of private open space at the primary building entry. The dooryard area is defined by a low wall, planter, or fence that provides a buffer between the right-of-way and the building while preserving a sense of openness to the building entrance. The dooryard may be raised, sunken, or at grade. | ||
2. Standards. | ||
Dooryard grading | 3% max. | |
Dooryard width | 6 ft. min. | Ⓐ |
Dooryard depth | 4 ft. min.; 10 ft. max. | Ⓑ |
Finish floor level above/below sidewalk | 3 ft. max. | |
Projection depth | 6 ft. max. | Ⓒ |
Height, clear | 8 ft. min. | Ⓓ |
Wall/planter/fence height | 3 ft. max. | |
 Example of dooryard frontage. |
 Section |
 Plan |
F.
Forecourt.
1. Description. | ||
The main façade of the building is placed at or near the right-of-way and a portion (usually the central portion) is set back, creating a courtyard-like space. The space is typically used as an entry court, shared garden area, or additional shopping or restaurant seating area. | ||
2. Standards. | ||
Width | 12 ft. min. | Ⓐ |
Depth | 12 ft. min. | Ⓑ |
Ratio, Width-to-Height | 2:1 max. | |
Finish floor level above/below sidewalk | 3 ft. max. | |
May be used in conjunction with another permitted frontage type (e.g., shopfront). | ||
 Example of dooryard frontage. |
 Section |
 Plan |
G.
Shopfront.
1. Description. | ||
The main façade of the building is placed at or near the right-of-way with an at-grade entrance along the sidewalk. The shopfront is generally intended for retail, service, or maker space uses. Shopfront frontages may also incorporate projections or recesses. | ||
2. Standards. | ||
Width of shopfront bay | 10 ft. min.; 25 ft. max. | Ⓐ |
Finish floor level above sidewalk | 18 in. max. | Ⓑ |
Projection Width | 6 ft. min. | |
Projection depth | 4 ft. min. | Ⓒ |
Height, clear | 8 ft. min. | Ⓓ |
Projection setback from curb | 2 ft. min. | Ⓔ |
Recess depth | 12 in. max | Ⓕ |
Recess bay width, where recess is provided | 6 ft. min.; 25 ft. max. | |
May be used in conjunction with another allowed frontage type (e.g., terrace). | ||
All primary entry doors must face the street. | ||
Entry doors are encouraged to be covered or recessed to provide shelter from the elements. | ||
 |
 Examples of shopfront frontage. |
 Section |
 Plan |
H.
Porch.
1. Description. | ||
A porch provides an outdoor living area. It can be either engaged with or projecting from the building façade. The front setback area in front of the porch is typically defined by a fence or hedge to maintain the edge of the property. | ||
2. Standards. | ||
Width, clear | 12 ft. min. | Ⓐ |
Depth, clear, not including stairs | 8 ft. min. | Ⓑ |
Height, clear | 8 ft. min.; 12 ft. max. | Ⓒ |
Finish level above sidewalk | 18 in. min. | Ⓓ |
Clear distance to development site line | 2 ft. min. | |
May be used in conjunction with another allowed frontage type (e.g. terrace). | ||
Engaged porches must be open on two sides and have a roof. | ||
 |
 Examples of porch frontage. |
 Section |
 Plan |
I.
Stoop.
1. Description. | ||
The main façade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop must be elevated above the sidewalk to ensure privacy within the building. The entrance is usually an exterior stair and landing. | ||
2. Standards. | ||
Width | 4 ft. min.; 8 ft. max. | Ⓐ |
Depth | 4 ft. min.; 8 ft. max. | Ⓑ |
Depth, entry recession | 6 in. min., 6 ft. max. | |
Finish floor level above sidewalk | 18 in. min. | Ⓒ |
Projection depth | 5 ft. max. | Ⓓ |
Height, clear | 8 ft. min. | Ⓔ |
Stairs may be perpendicular or parallel to the building façade. | ||
The entry doors are encouraged to be covered or recessed to provide shelter from the elements. | ||
Gates are not allowed. | ||
All doors must face the street. | ||
 Example of stoop frontage. |
 Section |
 Plan |
J.
Terrace.
1. Description. | ||
The main façade of the building has an elevated terrace that projects outward and engages the sidewalk with frequent stairs or ramps. The terrace allows at-grade access to all ground floor uses due to natural grade constraints or by artificially elevating the terrace floor. | ||
Building activities are slightly separated from the adjacent sidewalk by the terrace finish level, and the depth of the terrace provides space for outdoor seating, private yards, or any other appropriate uses. | ||
2. Standards. | ||
Width | 120 ft. max. | Ⓐ |
Depth | 8 ft. min. | Ⓑ |
Finish floor level above sidewalk | 18 in. min.; 5 ft. max. | Ⓒ |
Distance between stairs | 25 ft. max. | Ⓓ |
May be used in conjunction with another permitted frontage type (e.g., Shopfront). | ||
Reasonable accommodation must be provided as appropriate. | ||
 Example of terrace frontage. |
 Section |
 Plan |
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
§ 20.135.050 Public Open Space Types.
A.
Purpose and Intent. The purpose of this chapter is to establish standards for public open spaces within the transect zones. The standards in this chapter ensure that public open spaces reinforce walkable environments, provide ample respite in urban areas, and enhance connectivity. Public open spaces described here are distinct from open areas required by building type as specified in Section 20.135.030 ("Building Types"). The standards established in this section should be considered alongside building form, building types, and frontage types to shape a quality urban environment.
B.
Applicability.
1.
2.
Public Open Space Types. All public open space located in a transect zone are subject to the requirements of this section. Public open space types not addressed in this section are not allowed. The standards for each public open space type are included in this section.
3.
Required Creek Access. Creek access required in accordance with Section 20.310.002(G)(3) (“Creek Access”) satisfies the requirements for the greenway described in Section 20.135.050(G).
C.
General Standards. All spaces satisfying the requirement for public open space must comply with the following:
1.
Space Types.
a.
Natural Spaces. Public open spaces with natural character must be designed in a natural manner with no formal arrangement of elements.
b.
Formal Spaces. Public open spaces with a formal character must be designed with geometric forms, and trees and other elements arranged in regular spacing or patterns.
c.
Informal Spaces. Open spaces with an informal character must be designed to have a mix of formal and natural characteristics.
2.
Unless the land includes sensitive natural resources, a public open space area must be accessible and usable between the hours of 8:00 a.m. and 8:00 p.m.
3.
Surfaces must be suitable for intended outdoor activities.
4.
Seating areas and plazas must be located in areas with solar exposure and wind protection.
5.
Projects subject to the provisions of this section must also comply with Section 20.310.002 (“General Site and Building Design”).
D.
Town Square.
1. Description. | |
A town square is a formal open space area with landscaping, hardscaping, and other amenities. A town square is located at the intersection of major streets or pedestrian paths. Spatially defined by building frontages, the space is highly visible and serves as a gathering space, supporting civic and commercial activities such as farmers’ markets, concerts, and art fairs. | |
2. Zones Allowed. | |
T3ML, T4L, T5L, T5C, T6UC | |
3. Standards. | |
Area | 0.5 acre min., 2 acre max. |
Minimum dimension | 100 ft. in any one direction |
Access | Must be directly accessible from rights-of-way or alleys on all sides. Crosswalks required at major intersections. |
Landscape and Design | Formal space. Must include shade trees, other landscaping measures such as planted areas, turf area, and ground cover; a central hardscape area for events; and connected hardscape paths for convenient movement through the space. Landscaping and site design must create visually and functionally separate spaces, or “rooms,” within the square. |
Required Amenities | Must include amenities such as benches, play structures, chairs, tables, and drinking fountains. May include structures such as gazebos, monuments, bandstands, and kiosks. |
 Examples of town squares. |
 |
E.
Plaza.
1. Description. | |
A plaza is a formal space available for civic purposes and commercial activities that supplements streetlife, adds vibrancy to mixed-use areas, and functions as a meeting and gathering space. Plazas are typically formal spaces with interior green spaces and defined edges made primarily of hardscaped materials. Plazas are spatially defined by a combination of frontages and rights-of-way. | |
2. Zones Allowed. | |
T3C, T3ML, T4L, T5L, T5C, T6UC | |
3. Standards. | |
Area | 0.25 acre min., 1 acre max. |
Minimum dimension | 60 ft. in any one direction |
Access | Must be directly accessible from rights-of-way or alleys on at least one side. Crosswalks required at major intersections. |
Frontages | Must have building frontages directly facing at least two sides. |
Landscape and Design | Formal space. Plaza surfaces are primarily hardscaped. Must also include shade trees or other landscaping measures such as planted areas or ground cover. Landscaping and site design must create visually distinct spaces within the plaza. |
Required Amenities | Must include amenities such as benches, play structures, chairs, tables, and drinking fountains. May include structures such as gazebos, monuments, and kiosks. |
 Example of plazas. |
 |
F.
Paseo.
1. Description. | |
A paseo is an informal pedestrian way that provides mid-block connections. A paseo should be employed in blocks with large perimeters to enhance pedestrian connectivity within urban areas and serving as connectors between gathering places, streets, and/or parking areas. Active frontages, patios, outdoor dining areas, and residential frontages may face onto paseos as appropriate. Paseos are typically hardscaped and may be linear or L-shaped. | |
2. Zones Allowed. | |
T3N , T3C, T3ML, T4L, T5L, T5C, T6UC | |
3. Standards. | |
Width | Min. 15 ft. or half the height of tallest abutting structure, whichever is greater. Max. 50 ft. |
Context | Must connect to streets with sidewalks and/or alleys at both ends. |
Access | Where paseos are aligned across adjacent blocks, mid-block crosswalks are required. Abutting development may but is not required to front onto the paseo. |
Landscape and Design | Informal space. Must include regularly-spaced trees and a continuous paved pathway. |
Amenities | May include amenities such as benches, chairs, tables, public art, and drinking fountains. |
 Examples of paseos. |
 |
G.
Pocket Park.
1. Description. | |
A pocket park is an informal small space tucked into a mid-block space interspersed within neighborhoods or urban areas. Pocket parks are generally intended for quiet, passive recreation and may include small gardens, open shelters, or other passive recreational amenities. Pocket parks are typically accessible from, and visually distinct from, the public right-of-way. | |
2. Zones Allowed. | |
T3N, T3C, T3ML, T4L, T5L, T5C, T6UC | |
3. Standards. | |
Area | No min., 0.25 acre max. |
Context | Must be defined on one side by a street with sidewalks, a greenway, or a paseo. |
Access | Must be directly accessible from all abutting rights-of-way, alleys, or other publicly accessible open spaces. |
Landscape and Design | Informal space. Must include landscaping measures such as planted areas, turf area, and ground cover. |
Amenities | May include amenities such as benches, chairs, tables, public art, and drinking fountains. |
 Examples of pocket parks. |
 |
H.
Greenway.
1. Description. | |
A greenway is a natural pedestrian and bicycle trail way that provides connectivity between creek and shoreline areas, trails, and other public open spaces. Greenways may be paved or unpaved and are intended to thread through neighborhoods and urban areas to enhance pedestrian and bicycle mobility throughout the City. Abutting frontages may face onto greenways as appropriate. | |
2. Zones Allowed. | |
T3N, T3C, T3ML, T4L, T45L, T5C, T6UC | |
3. Standards. | |
Width | 15 ft. min., 60 ft. max. |
Context | Must terminate at public open spaces or waterways. |
Access | Where greenways are aligned across adjacent blocks, mid-block crosswalks are required. Abutting development may but is not required to front onto the greenway. |
Landscape and Design | Natural space. Must include regularly-spaced trees and a continuous pathway. The pathway may be paved or unpaved. |
Amenities | May include amenities such as benches, exercise stations, public art, and drinking fountains. |
Alternative | Creek access required in accordance with Section 20.310.002(G)(3) (“Creek Access”) satisfies the requirements for a greenway. |
 Examples of greenways. |
 |
§ 20.135.060 Uses.
A.
B.
Allowed Uses.
1.
Allowed Uses. Table 20.135.060.B.1: Uses in the Transect Zoning Districts, identifies the allowed land uses and corresponding permit and entitlement requirements in the transect zoning districts. In cases where a specific land use or activity is not defined, the Chief Planner shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications that are not included in this table or not found to be substantially similar to the uses below are otherwise prohibited.
2.
Permit Requirements. A use is either allowed by right, allowed through issuance of a use permit, allowed through issuance of a Minor Use Permit, or not allowed. In addition to the requirements for planning permits or entitlements listed herein, other permits and entitlements may be required prior to establishment of the use (e.g., building permit or permits required by other agencies). The requirements for planning permits or entitlements identified in Table 20.135.060(B)(1) include:
a.
Permitted (P). A land use shown with a “P” indicates that the land use is permitted by right in the designated zone, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and federal law.
b.
Minor Use Permit (MUP). A land use shown with an “M” indicates that the land use is permitted in the designated zone upon issuance of a Minor Use Permit from the designated approving authority, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and federal law.
c.
Conditionally Permitted (C). A land use shown with a “C” indicates that the land use is permitted in the designated zone upon issuance of a Conditional Use Permit from the designated approving authority, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and federal law.
d.
Not Allowed (―). A land use shown with a “―” is not allowed in the applicable zone. Additionally, uses not shown in the table are not permitted, except as otherwise provided in this Title.
3.
A project that includes two or more categories of land use in the same building or on the same site is subject to the highest permit level required for any individual use or single component of the project.
Use Classification | Table 20.135.060.B.1: Uses in the Transect Zoning Districts | Additional Regulations | ||||||
|---|---|---|---|---|---|---|---|---|
T3N | T3C | T3ML | T4L | T5L | T5C | T6UC | ||
Residential Uses | ||||||||
Dwelling, Single-Unit | In T5C, see Chapter 20.300, Airport Land Use Compatibility Plan Consistency | |||||||
Detached | P1 | P1 | P1 | P1 | P1 | P1 | P1 | |
Attached | P1 | P1 | P1 | P1 | P1 | P1 | P1 | |
Dwelling, Multiple-Unit | ||||||||
Duplex | P2 | P2 | — | — | — | — | — | |
Multifamily | P | P | P | P | P | P | P | |
Senior Citizen Residential | P | P | P | P | P | P | P | |
AB 2011 Development | P3 | P3 | P3 | P3 | P3 | P3 | P3 | Subject to CA Government Code Section 65912.100 et seq. Standards |
SB 6 Development | P4 | P4 | P4 | P4 | P4 | P4 | P4 | Subject to CA Government Code Section 65852.24 Standards |
Group Residential | P | — | — | — | C | C | C | See Chapter 20.350, Group Residential |
Live-Work | M | P | P | P | P | P | P | See Chapter 20.350, Live-Work Units |
Residential Care Facilities | ||||||||
General | — | C | C | C | C | C | C | Subject to State licensing |
Limited | — | C | C | C | C | C | C | Subject to State licensing |
Senior | M | P | P | P | P | P | P | Subject to State licensing |
Supportive Housing | ||||||||
Domestic Violence Shelter | P5 | P5 | P5 | P5 | M5 | M5 | M5 | See Chapter 20.350, Domestic Violence Shelter |
Low Barrier Navigation Center | P | P | P | P | P | P | P | Subject to CA Government Code 65660-65668 Standards. |
Permanent Supportive Housing | P | P | P | P | P | P | P | Subject to CA Government Code 65651-65656 Standards. |
Public and Semi-Public Uses | ||||||||
College and Trade School, Public, or Private | P | P | P | P | M | M | M | |
Community Assembly | ||||||||
Small | P | P | P | P | P | M | M | |
Large | C | C | C | C | C | C | C | |
Community Garden | P | P | P | P | P | P | P | |
Cultural Institution | C | C | P | P | C | C | C | |
Day Care Center | P | P | P | P | P | M | M | |
Elderly and Long-Term Care | C | C | C | C | C | C | C | In T5C and T6UC, see Chapter 20.300, Airport Land Use Compatibility Plan Consistency |
Government Offices | P | P | P | P | P | P | P | |
Hospitals and Clinics | ||||||||
Hospital | — | C | — | — | C | C | C | In T5C and T6UC, see Chapter 20.300, Airport Land Use Consistency |
Clinic | M | M | M | M | M | M | M | |
Parks and Recreation Facilities, Public | P | P | P | P | P | P | P | |
Public Safety Facilities | C | C | C | P | P | P | P | |
Schools, Public or Private | C | C | C | M | M | M | M | |
Social Service Facilities | M | M | M | P | P | P | P | See Chapter 20.350, Social Service Facilities |
Commercial Uses | ||||||||
Animal Care, Sales, and Services | ||||||||
Kennel | — | — | — | M | M | M | M | See Chapter 20.350, Animal Care, Sales, and Services |
Pet Day Care | M | M | M | P | M | M | M | |
Pet Store | P | P | P | P | P | P | P | |
Veterinary Services | M | M | M | P | M | M | M | |
Artist's Studio | P | P | P | P | P | P | P | |
Arts and Makers Uses | P | — | P | P | P | — | — | |
Automobile/Vehicle Sales and Services | ||||||||
Automobile/Vehicle Service and Repair, Major | — | C6 | — | C6 | C6 | C6 | C6 | See Chapter 20.350, Automobile/Vehicle Service and Repair, Major and Minor |
Automobile/Vehicle Service and Repair, Minor | M6 | M6 | — | M6 | M6 | M6 | M6 | |
Automobile/Vehicle Washing | — | M6 | — | M6 | M6 | M6 | M6 | See Chapter 20.350, Automobile/Vehicle Washing and Service Stations |
Service Station | — | C6 | — | — | — | — | — | See Chapter 20.350, Automobile/Vehicle Washing and Service Stations |
Banks and Financial Institutions | ||||||||
Alternative Loan Businesses | — | C | C | C | C | C | C | See Chapter 20.350, Other Financial Services |
Bank and Credit Unions | P | P | P | P | P | P | P | |
Pawnbroker | — | — | — | — | — | C | C | See Chapter 20.350, Other Financial Services |
Building Materials Sales and Services | — | — | — | C | C | — | — | |
Business Services | P | P | P | P | P | P | P | |
Commercial Entertainment and Recreation | ||||||||
Indoor Entertainment | C | C | C | C | C | C | C | |
Indoor Sports and Recreation | C | C | C | C | C | C | C | |
Eating and Drinking Establishments | ||||||||
Bar/Night Club/Lounge | C | C | C | C | C | C | C | |
Coffee Shop/Cafe | P | P | P | P | P | P | P | See Chapter 20.350, Outdoor Seating |
Restaurant, Full Service | P | P | P | P | P | P | P | See Chapter 20.350, Outdoor Seating |
Restaurant, Limited Service | P | P | P | P | P | P | P | See Chapter 20.350, Outdoor Seating |
Food and Beverage Sales | ||||||||
Convenience Market | P | P | P | P | P | P | P | See Chapter 20.350, Convenience Markets |
Grocery Store | P | P | P | P | P | P | P | |
Supermarket | — | C | C | P | P | P | P | |
Funeral Parlor and Mortuary | C | C | C | C | C | C | C | |
Lodging | ||||||||
Bed and Breakfast | M | M | M | M | M | M | M | |
Hotel and Motel | C | C | C | C | C | C | M | |
Short-Term Vacation Rental | P | P | P | P | P | P | P | See Chapter 20.350, Short-Term Vacation Rentals |
Maintenance and Repair Services | M | P | P | P | P | P | P | |
Maker's Space | M | M | P | P | P | P | M | |
Nurseries and Garden Centers | M | M | M | M | M | M | M | |
Offices | ||||||||
Business and Professional | P | P | M | P | P | P | P | |
Medical and Dental | P | P | — | P | P | P | P | |
Walk-In Clientele | P | P | — | P | P | P | P | |
Parking Services | ||||||||
Public Parking | P | P | P | P | P | P | P | |
Personal Services | ||||||||
General Personal Services | P | P | P | P | P | P | P | See Chapter 20.350, Personal Services |
Instructional Services | P | P | P | P | P | P | P | |
Massage Business | M | M | M | M | M | M | M | See Chapter 20.350, Massage Businesses |
Tattoo or Body Modification Parlor | P | P | P | P | P | P | P | See Chapter 20.350, Tattoo or Body Modification Parlor |
Retail Sales | ||||||||
General Sales | P | P | P | P | P | P | P | |
Off-Price Merchandise | C | C | C | C | C | C | C | |
Outdoor Market | C | C | C | C | C | C | C | See Chapter 20.350, Outdoor Market |
Second Hand Store | C | C | C | C | C | C | C | |
Shopping Center | ||||||||
Community Shopping Center | — | — | — | C | C | C | C | |
Neighborhood Shopping Center | C | C | C | C | C | C | C | |
Regional Shopping Center | — | — | — | — | C | C | C | |
Industrial/R&D Uses | ||||||||
Clean Technology | M | M | M | M | M | — | M | |
Construction and Material Yard | — | — | C | — | — | — | — | |
Contractor Shop | — | — | P | M | M | — | — | |
Food Preparation | — | — | P | M | M | — | — | |
Handicraft/Custom Manufacturing | M | M | P | M | M | M | P | |
Industry | ||||||||
Limited | — | — | C | C | C | — | — | |
Recycling Facilities | ||||||||
Collection Facility | M | M | — | M | M | M | M | See Chapter 20.350, Recycling Facilities |
Warehousing, Storage, and Distribution | ||||||||
Outdoor Storage - Arts | C | — | C | — | — | — | — | See Chapter 20.350, Outdoor Storage |
Transportation, Communication, and Utilities Uses | ||||||||
Communication Facilities | ||||||||
Antenna and Transmission Towers | ||||||||
Facilities Within Buildings | M | M | — | M | P | P | P | |
Transportation Passenger Terminals | — | — | — | — | C | C | C | |
Utilities, Major | — | — | — | — | C | C | C | In T6UC, see Chapter 20.300, Airport Land Use Compatibility Plan Consistency |
Utilities, Minor | C | C | — | P | P | P | P | |
Accessory Uses - See Chapter 20.350, Accessory Uses, for Additional Regulations | ||||||||
Accessory Dwelling Unit | P | P | P | P | P | P | P | See Chapter 20.350, Accessory Dwelling Units |
Family Day Care Home | ||||||||
Small | P | P | — | P | P | P | P | See Chapter 20.350, Family Day Care Homes |
Large | P | P | — | P | P | P | P | See Chapter 20.350, Family Day Care Homes |
Home Occupations | P | P | — | P | P | P | P | See Chapter 20.350, Home Occupations |
Mobile Vendor Services | — | P | — | P | P | P | P | See Chapter 20.350, Mobile Vendor Services |
Temporary Uses | ||||||||
Temporary Use | See Chapter 20.340, Temporary Uses | |||||||
Use Classification | Table 20.135.060.B.1: Uses in the Transect Zoning Districts | Additional Regulations | ||||||
|---|---|---|---|---|---|---|---|---|
T3N | T3C | T3ML | T4L | T5L | T5C | T6UC | ||
Residential Uses | ||||||||
Dwelling, Single-Unit | In T5C, see Chapter 20.300, Airport Land Use Compatibility Plan Consistency | |||||||
Detached | P1 | P1 | P1 | P1 | P1 | P1 | P1 | |
Attached | P1 | P1 | P1 | P1 | P1 | P1 | P1 | |
Dwelling, Multiple-Unit | ||||||||
Duplex | P2 | P2 | — | — | — | — | — | |
Multifamily | P | P | P | P | P | P | P | |
Senior Citizen Residential | P | P | P | P | P | P | P | |
AB 2011 Development | P3 | P3 | P3 | P3 | P3 | P3 | P3 | Subject to CA Government Code Section 65912.100 et seq. Standards |
SB 6 Development | P4 | P4 | P4 | P4 | P4 | P4 | P4 | Subject to CA Government Code Section 65852.24 Standards |
Group Residential | P | — | — | — | C | C | C | See Chapter 20.350, Group Residential |
Live-Work | M | P | P | P | P | P | P | See Chapter 20.350, Live-Work Units |
Residential Care Facilities | ||||||||
General | — | C | C | C | C | C | C | Subject to State licensing |
Limited | — | C | C | C | C | C | C | Subject to State licensing |
Senior | M | P | P | P | P | P | P | Subject to State licensing |
Supportive Housing | ||||||||
Domestic Violence Shelter | P5 | P5 | P5 | P5 | M5 | M5 | M5 | See Chapter 20.350, Domestic Violence Shelter |
Low Barrier Navigation Center | P | P | P | P | P | P | P | Subject to CA Government Code 65660-65668 Standards. |
Permanent Supportive Housing | P | P | P | P | P | P | P | Subject to CA Government Code 65651-65656 Standards. |
Public and Semi-Public Uses | ||||||||
College and Trade School, Public, or Private | P | P | P | P | M | M | M | |
Community Assembly | ||||||||
Small | P | P | P | P | P | M | M | |
Large | C | C | C | C | C | C | C | |
Community Garden | P | P | P | P | P | P | P | |
Cultural Institution | C | C | P | P | C | C | C | |
Day Care Center | P | P | P | P | P | M | M | |
Elderly and Long-Term Care | C | C | C | C | C | C | C | In T5C and T6UC, see Chapter 20.300, Airport Land Use Compatibility Plan Consistency |
Government Offices | P | P | P | P | P | P | P | |
Hospitals and Clinics | ||||||||
Hospital | — | C | — | — | C | C | C | In T5C and T6UC, see Chapter 20.300, Airport Land Use Consistency |
Clinic | M | M | M | M | M | M | M | |
Parks and Recreation Facilities, Public | P | P | P | P | P | P | P | |
Public Safety Facilities | C | C | C | P | P | P | P | |
Schools, Public or Private | C | C | C | M | M | M | M | |
Social Service Facilities | M | M | M | P | P | P | P | See Chapter 20.350, Social Service Facilities |
Commercial Uses | ||||||||
Animal Care, Sales, and Services | ||||||||
Kennel | — | — | — | M | M | M | M | See Chapter 20.350, Animal Care, Sales, and Services |
Pet Day Care | M | M | M | P | M | M | M | |
Pet Store | P | P | P | P | P | P | P | |
Veterinary Services | M | M | M | P | M | M | M | |
Artist's Studio | P | P | P | P | P | P | P | |
Arts and Makers Uses | P | — | P | P | P | — | — | |
Automobile/Vehicle Sales and Services | ||||||||
Automobile/Vehicle Service and Repair, Major | — | C6 | — | C6 | C6 | C6 | C6 | See Chapter 20.350, Automobile/Vehicle Service and Repair, Major and Minor |
Automobile/Vehicle Service and Repair, Minor | M6 | M6 | — | M6 | M6 | M6 | M6 | |
Automobile/Vehicle Washing | — | M6 | — | M6 | M6 | M6 | M6 | See Chapter 20.350, Automobile/Vehicle Washing and Service Stations |
Service Station | — | C6 | — | — | — | — | — | See Chapter 20.350, Automobile/Vehicle Washing and Service Stations |
Banks and Financial Institutions | ||||||||
Alternative Loan Businesses | — | C | C | C | C | C | C | See Chapter 20.350, Other Financial Services |
Bank and Credit Unions | P | P | P | P | P | P | P | |
Pawnbroker | — | — | — | — | — | C | C | See Chapter 20.350, Other Financial Services |
Building Materials Sales and Services | — | — | — | C | C | — | — | |
Business Services | P | P | P | P | P | P | P | |
Commercial Entertainment and Recreation | ||||||||
Indoor Entertainment | C | C | C | C | C | C | C | |
Indoor Sports and Recreation | C | C | C | C | C | C | C | |
Eating and Drinking Establishments | ||||||||
Bar/Night Club/Lounge | C | C | C | C | C | C | C | |
Coffee Shop/Cafe | P | P | P | P | P | P | P | See Chapter 20.350, Outdoor Seating |
Restaurant, Full Service | P | P | P | P | P | P | P | See Chapter 20.350, Outdoor Seating |
Restaurant, Limited Service | P | P | P | P | P | P | P | See Chapter 20.350, Outdoor Seating |
Food and Beverage Sales | ||||||||
Convenience Market | P | P | P | P | P | P | P | See Chapter 20.350, Convenience Markets |
Grocery Store | P | P | P | P | P | P | P | |
Supermarket | — | C | C | P | P | P | P | |
Funeral Parlor and Mortuary | C | C | C | C | C | C | C | |
Lodging | ||||||||
Bed and Breakfast | M | M | M | M | M | M | M | |
Hotel and Motel | C | C | C | C | C | C | M | |
Short-Term Vacation Rental | P | P | P | P | P | P | P | See Chapter 20.350, Short-Term Vacation Rentals |
Maintenance and Repair Services | M | P | P | P | P | P | P | |
Maker's Space | M | M | P | P | P | P | M | |
Nurseries and Garden Centers | M | M | M | M | M | M | M | |
Offices | ||||||||
Business and Professional | P | P | M | P | P | P | P | |
Medical and Dental | P | P | — | P | P | P | P | |
Walk-In Clientele | P | P | — | P | P | P | P | |
Parking Services | ||||||||
Public Parking | P | P | P | P | P | P | P | |
Personal Services | ||||||||
General Personal Services | P | P | P | P | P | P | P | See Chapter 20.350, Personal Services |
Instructional Services | P | P | P | P | P | P | P | |
Massage Business | M | M | M | M | M | M | M | See Chapter 20.350, Massage Businesses |
Tattoo or Body Modification Parlor | P | P | P | P | P | P | P | See Chapter 20.350, Tattoo or Body Modification Parlor |
Retail Sales | ||||||||
General Sales | P | P | P | P | P | P | P | |
Off-Price Merchandise | C | C | C | C | C | C | C | |
Outdoor Market | C | C | C | C | C | C | C | See Chapter 20.350, Outdoor Market |
Second Hand Store | C | C | C | C | C | C | C | |
Shopping Center | ||||||||
Community Shopping Center | — | — | — | C | C | C | C | |
Neighborhood Shopping Center | C | C | C | C | C | C | C | |
Regional Shopping Center | — | — | — | — | C | C | C | |
Industrial/R&D Uses | ||||||||
Clean Technology | M | M | M | M | M | — | M | |
Construction and Material Yard | — | — | C | — | — | — | — | |
Contractor Shop | — | — | P | M | M | — | — | |
Food Preparation | — | — | P | M | M | — | — | |
Handicraft/Custom Manufacturing | M | M | P | M | M | M | P | |
Industry | ||||||||
Limited | — | — | C | C | C | — | — | |
Recycling Facilities | ||||||||
Collection Facility | M | M | — | M | M | M | M | See Chapter 20.350, Recycling Facilities |
Warehousing, Storage, and Distribution | ||||||||
Outdoor Storage - Arts | C | — | C | — | — | — | — | See Chapter 20.350, Outdoor Storage |
Transportation, Communication, and Utilities Uses | ||||||||
Communication Facilities | ||||||||
Antenna and Transmission Towers | ||||||||
Facilities Within Buildings | M | M | — | M | P | P | P | |
Transportation Passenger Terminals | — | — | — | — | C | C | C | |
Utilities, Major | — | — | — | — | C | C | C | In T6UC, see Chapter 20.300, Airport Land Use Compatibility Plan Consistency |
Utilities, Minor | C | C | — | P | P | P | P | |
Accessory Uses - See Chapter 20.350, Accessory Uses, for Additional Regulations | ||||||||
Accessory Dwelling Unit | P | P | P | P | P | P | P | See Chapter 20.350, Accessory Dwelling Units |
Family Day Care Home | ||||||||
Small | P | P | — | P | P | P | P | See Chapter 20.350, Family Day Care Homes |
Large | P | P | — | P | P | P | P | See Chapter 20.350, Family Day Care Homes |
Home Occupations | P | P | — | P | P | P | P | See Chapter 20.350, Home Occupations |
Mobile Vendor Services | — | P | — | P | P | P | P | See Chapter 20.350, Mobile Vendor Services |
Temporary Uses | ||||||||
Temporary Use | See Chapter 20.340, Temporary Uses | |||||||