Chapter 20.330 — ON-SITE PARKING AND LOADING

The specific purposes of the on-site parking and loading regulations are to:

• A. Ensure that parking is provided for new land uses and major alterations to existing uses to meet the parking needs created by such uses;

• B. Compliment pedestrian-oriented development and promote the use of alternative modes of transportation by providing bicycle parking and parking reductions for development near transit;

• C. Establish standards and regulations for the developer, owner, or operator of any specific use occurring outdoors or within an existing, newly constructed, or relocated building to provide well-designed, on-site parking areas;

• D. Ensure that on-site parking and loading areas are designed and located to protect the public safety; minimize congestion and conflict points on travel aisles and public streets; and where appropriate, buffer surrounding land uses from their impact; and

• E. Require that parking areas are designed to reduce potential environmental impacts, including minimizing stormwater run-off and the heat-island effect.

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

The requirements of this chapter apply to the establishment, alteration, expansion, or change in any use or structure, as provided in this section.

• A. New Buildings and Land Uses. On-site parking shall be provided according to the provisions of this chapter at the time any main building or structure is erected or any new land use is established.

• B. Reconstruction, Expansion and Change in Use of Existing Non-Residential Buildings.

  1. When a change in use, expansion of a use, or expansion of floor area creates an increase of 25 percent or more in the number of required on-site parking or loading spaces, on-site parking and loading shall be provided according to the provisions of this chapter. The existing parking shall be maintained and additional parking shall be required only for such addition, enlargement, or change in use and not for the entire building or site. If the number of existing parking spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking requirements for the addition, enlargement, or change in use. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification than the former occupant. In the Downtown Parking District, a fee may be paid in lieu of providing parking pursuant to Section 20.330.006(C) ("In-Lieu Fees").

  2. The threshold of 25 percent may be increased at the discretion of the Chief Planner and with submittal of a Parking Study.

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City of South San Francisco, CA § 20.330.002

SOUTH SAN FRANCISCO CODE

§ 20.330.003

• C. Additions and Alterations to Existing Dwelling Units. Parking shall be provided according to the provisions of this chapter based on the total resultant square footage. When an addition is proposed to an existing dwelling unit that does not provide parking in compliance with this chapter, the following regulations apply:

  1. Single-Unit Dwellings.

     • a. If there are no off-street parking spaces existing, an addition of less than 100 square feet that increases the total habitable floor area of a dwelling unit to no more than 1,500 square feet of gross habitable floor area and not more than three bedrooms may be permitted.

     • b. If there is one off-street space per unit existing, then an addition resulting in a total of up to 1,800 square feet of gross habitable floor area and a maximum of three bedrooms per dwelling unit shall be permitted.

     • c. Required parking may limit additions to single-unit dwellings where existing parking has been converted to an accessory dwelling unit in accordance with Section 20.350.003 ("Accessory Dwelling Units").

  2. Multiple-Unit Residential Dwellings.

     • a. If there are no off-street parking spaces existing, an addition of less than 100 square feet that increases the total habitable floor area of a dwelling unit to no more than 800 square feet of gross habitable floor area and not more than one bedroom may be permitted.

• b. If there is one off-street space per unit existing, then an addition resulting in a total of up to 1,100 square feet of gross habitable floor area and a maximum of two bedrooms per dwelling unit shall be permitted.

• D. Alterations that Increase the Number of Dwelling Units. The creation of additional dwelling units through the alteration of an existing building or construction of an additional structure or structures requires the provision of on-site parking to serve the new dwelling units in compliance with the provisions of this chapter. This requirement does not apply when sufficient on-site parking exists to provide the number of spaces required for the existing and new dwelling units in compliance with all applicable requirements.

• E. When Constructed. On-site parking facilities required by this chapter shall be constructed or installed prior to the issuance of a Certificate of Occupancy for the uses that they serve.

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

• A. Existing Parking and Loading to Be Maintained. No existing parking and/or loading serving any use may be reduced in amount or changed in design, location or maintenance below the requirements for such use, unless equivalent substitute facilities are provided.

• B. Nonconforming Parking or Loading. An existing use of land or structure shall not be deemed to be nonconforming solely because of a lack of on-site parking and/or loading facilities required by this chapter, provided that facilities used for on-site parking and/or loading as of the date of adoption of this chapter are not reduced in number to less than what this chapter requires.

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City of South San Francisco, CA

ZONING

§ 20.330.003

§ 20.330.004

• C. Accessibility. Parking must be accessible for its intended purpose during all business hours.

• (Ord. 1646 § 2, 2022)

• A. Maximum Number of Spaces Required. Each land use shall provide no more than the number of on-site parking spaces stated in Table 20.330.004. These parking ratios should not be exceeded unless the land use states a minimum parking requirement. However, the Planning Commission may allow parking in excess of the spaces required pursuant to Table 20.330.004 subject to a Conditional Use Permit and based on a finding that the amount of parking provided is supportive of the recommendations and requirements of a Transportation Demand Management (TDM) plan prepared for the project in accordance with Chapter 20.400 (“Transportation Demand Management”).

• B. Calculation of Required Spaces. The number of required parking spaces shall be calculated according to the following rules:

  1. Fractions. If the calculation of required parking or loading spaces results in the requirement of a fractional space, such fraction, if one-half or greater, shall be considered one additional space; if the fraction is less than one-half, it shall result in no additional spaces.

  2. Floor Area. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to floor area, the floor area is calculated per Section 20.040.008 ("Determining Floor Area"), unless otherwise stated.

  3. Employees. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to employees, the number of employees shall be based on the largest shift that occurs in a typical week.

  4. Bedrooms. Where an on-site parking requirement is stated as a ratio of parking spaces to bedrooms, any rooms having the potential of being a bedroom and meeting the standards of the California Building Code as a sleeping room shall be counted as a bedroom.

  5. Students or Clients. Where a parking or loading requirement is stated as a ratio of parking spaces to students or clients, the number is assumed to be the number of students or clients at the State-certified capacity or at Building Code Occupancy where no State-certification is required.

  6. Seats. Where parking requirements are stated as a ratio of parking spaces to seats, each 24 inches of bench-type seating at maximum seating capacity is counted as one seat.

• C. Sites with Multiple Uses. If more than one use is located on a site, a parking management plan shall be submitted to demonstrate that the total number of parking spaces required for all uses is available on the site.

• D. Uses Not Specified. The parking requirement for any use not listed in Table 20.330.004 shall be determined by the Chief Planner based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant

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City of South San Francisco, CA § 20.330.004

SOUTH SAN FRANCISCO CODE

§ 20.330.004

data regarding parking demand. In order to make this determination, the Chief Planner may require a parking demand study or other information, at the applicant’s cost. Where a Conditional Use Permit is required for the use, the Planning Commission shall establish the parking requirement based on the parking study and other information in the record as part of the Conditional Use Permit application process.

• E. Parking Management and Monitoring Study. Where the parking requirement in Table 20.330.004 is listed as "As provided in the Parking Management and Monitoring Study required pursuant to Section 20.330.004(E)," the Chief Planner shall establish the parking requirement based on the particular characteristics of the proposed use and the results of a parking management and monitoring study. The Chief Planner may require the provision of parking studies or any other information at the applicant’s cost as needed to assess parking demand for the proposed project. Where a Conditional Use Permit is required for the use, the ultimate parking requirement will be established by the Planning Commission during the Conditional Use Permit application process. Parking Management and Monitoring Studies shall, at minimum, include the following:

  1. Total square footage of all uses within existing and proposed development and the square footage devoted to each type of use.

  2. Parking demand estimates using parking generation studies from professionally recognized and/or comparable studies from development(s) similar to the proposed use(s).

  3. Survey of existing on-street and on-site parking within proximity of the project site.

  4. Management procedures for peak demand periods, including the potential of shared parking, remote parking, wayfinding signage, attendants, or valet, and the anticipated effects on vehicle queues and on-street parking.

  5. Description of other characteristics of the project that could result in reduced or increased parking demand, such as staggered work shifts, telecommuting, employee per square foot or customer/visitor trips compared to the accepted industry standard for that use.

  6. For "Freight/Truck Terminal and Warehouse" and "Parcel Hub" uses, a description of the type of freight to be distributed and radius of delivery map.

  7. Occupancy surveys if requested by the City (not to exceed once every three years).

• F. Transit Station Areas. In accordance with AB 2097, no off-street parking is required for any use located within a Transit Station Area as defined in Chapter 20.621 ("Definitions of Terms"). A project shall be considered to be within one-half mile of a Transit Station Area or high-quality transit corridor if all parcels within the project have no more than 25 percent of their area farther than one-half mile from the stop or corridor and if not more than 10 percent of the residential units or 100 units, whichever is less, in the project are farther than one-half mile from the stop or corridor.

shall be considered to be within one-half mile of a Transit Station Area or high-quality transit corridor if all parcels within the project have no more than 25 percent of their area farther than one-half mile from the stop or corridor and if not more than 10 percent of the residential units or 100 units, whichever is less, in the project are farther than one-half mile from the stop or corridor.

• G. Queuing Area. The number of parking spaces required by Table 20.330.004 does not include queuing space that may be required for vehicles and customers waiting in vehicles for service, pump stations, auto service bays, or similar uses.

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City of South San Francisco, CA

ZONING

§ 20.330.004

§ 20.330.004

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Table 20.330.004: Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Residential Use Classifications
Single-Unit Residential, Detached or Attached
Less than 900 sq. ft. and less 1 space min. per unit.
than 3 bedrooms In Transit Station Areas: No Requirements for all Single-
min., 1 space max. per unit. Unit Residential Parking:
At least one required space
Less than 2,500 sq. ft. and 4 2 spaces min. per unit.
must be in a carport or garage.
or fewer bedrooms In Transit Station Areas: No
Any additional required spaces
min., 2 spaces max. per unit.
may be within a driveway
2,500 sq. ft. or more or 5 or 3 spaces min. per unit. space measuring a minimum of
more bedrooms In Transit Station Areas: No 8′ x 18′.
min., 2 spaces max. per unit.
Accessory Dwelling Unit 1 space for each accessory dwelling unit or bedroom, whichever
is less, except accessory dwelling units which meet the criteria
set forth in Chapter 20.350, Accessory Dwelling Units, are
exempted from the parking requirement.
Multiple-Unit Residential
Studio and one-bedroom (up 1 space min. per unit.
to 1,100 sq. ft.) In Transit Station Areas: No
min., 1.0 spaces max. per unit. [Requirements for all Multiple-]
Unit Residential Parking:
Two-bedroom (up to 1,100 sq. 1 spaces min. per unit. One covered space shall be
ft.) In Transit Station Areas: No designated for each unit.
min., 1.5 spaces max. per unit. An unencumbered driveway
space measuring a minimum of
Three or more bedrooms and 1.5 spaces min. per unit.
8′ x 18′ shall count as an off-
1,101 sq. ft. or larger In Transit Station Areas: No
street parking space.
min., 2.0 spaces max. per
dwelling unit.
Caretaker Unit 1 space per dwelling unit.
Domestic Violence Shelter As determined by the Chief Planner pursuant to Chapter 20.350,
Domestic Violence Shelter.
Family Day Care, Small and None in addition to what is required for the residential use.
Large
Group Residential As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Live-Work 1.5 per unit or for every 1,000 sq. ft. of floor area, whichever is
greater.
Low Barrier Navigation Center As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Mobile Home Park 2 spaces per unit. At least one required space must be in a
carport or garage.
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City of South San Francisco, CA § 20.330.004

SOUTH SAN FRANCISCO CODE

§ 20.330.004

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Table 20.330.004: Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Residential Care Facility, As provided in the Parking Management and Monitoring Study
General required pursuant to Section 20.330.004(E).
Residential Care Facility, None in addition to what is required for the residential use.
Limited
Residential Care Facility, As provided in the Parking Management and Monitoring Study
Senior required pursuant to Section 20.330.004(E).
Public and Semi-Public Use Classifications
Colleges and Trade Schools, As provided in the Parking Management and Monitoring Study
Public or Private required pursuant to Section 20.330.004(E).
Community Assembly, Small As provided in the Parking Management and Monitoring Study
and Large required pursuant to Section 20.330.004(E).
Cultural Institutions As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Day Care Center 1 per employee plus additional parking as provided in the Pick-
Up/Drop-Off Plan required pursuant to Chapter 20.350, Day
Care Centers.
Elderly and Long-Term Care As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Emergency Shelter 1 per 300 sq. ft. of floor area.
Government Offices 1 per 300 sq. ft. of floor area.
Hospitals and Clinics As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Schools, Public or Private As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Social Service Facilities 1 per 300 sq. ft. of floor area.
Commercial Use Classifications
Adult-Oriented Business As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Animal Care, Sales and Services
Kennels As provided in the Pick-up/Drop-off Plan required pursuant to
Chapter 20.350, Animal Care, Sales, and Services.
Pet Day Care As provided in the Pick-up/Drop-off Plan required pursuant to
Chapter 20.350, Animal Care, Sales, and Services.
Pet Store 1 per 300 sq. ft. of floor area.
Veterinary Services 1 per 300 sq. ft. of floor area.
Artists’ Studios 1 per 1,000 sq. ft. of floor area.
Automobile/Vehicle Sales and Services
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City of South San Francisco, CA

ZONING

§ 20.330.004

§ 20.330.004

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Table 20.330.004: Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Automobile/Vehicle Rentals As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Automobile/Vehicle Sales and As provided in the Parking Management and Monitoring Study
Leasing required pursuant to Section 20.330.004(E).
Automobile/Vehicle Service 1 space plus 4 spaces per service bay. 1 per 300 sq. ft. of any
and Repair, Major or Minor retail or office on site.
Automobile/Vehicle Washing As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Service Station As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Banks and Financial Institutions 1 per 300 sq. ft. of floor area.
(all Subclassifications)
Building Materials Sales and 1 per 500 sq. ft. of floor area; 1 per 1,000 sq. ft. of outdoor
Services display area, plus 1 space for each fleet vehicle.
Business Services 1 per 300 sq. ft. of floor area.
Commercial Cannabis Uses (All 1 per 300 sq. ft. of floor area.
Subclassifications)
Commercial Entertainment and As provided in the Parking Management and Monitoring Study
Recreation (All required pursuant to Section 20.330.004(E).
Subclassifications)
Crop Production, Limited As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Eating and Drinking Establishments
Bars/Night Clubs/Lounges 1 per 100 sq. ft. of customer seating area.
Coffee Shops/Cafés 1 per 150 sq. ft. of customer seating area.
Restaurants, Full Service 1 per 100 sq. ft. of customer seating area; no parking is required
for outdoor seating when seats provided equal to 50 percent or
less of total indoor seating.
Restaurants, Limited Service 1 per 150 sq. ft. of floor area.
Food and Beverage Sales (All 1 per 300 sq. ft. of floor area.
Subclassifications)
Funeral Parlors and Mortuaries As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Lodging
Bed and Breakfast 1 per room for rent in addition to parking required for
residential use.
Hotels and Motels As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
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City of South San Francisco, CA

SOUTH SAN FRANCISCO CODE

§ 20.330.004

§ 20.330.004

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Table 20.330.004: Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Short-Term Vacation Rental 1 off-street parking space required for use by the short-term
vacation rental transient occupants. The required parking for the
existing residential use or driveway parking may be used to
provide this parking space.
Maintenance and Repair 1 per 500 sq. ft. of floor area; 1 per 1,000 sq. ft. of outdoor
Services display area plus 1 space for each fleet vehicle.
Maker’s Space 1 per 1,000 sq. ft. of floor area.
Nurseries and Garden Centers As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Offices (All Subclassifications) 1 per 300 sq. ft. of floor area up to 10,000 sq. ft. 2 per 1,000 sq.
ft. of floor area over 10,000 sq. ft. Requirement may be adjusted
based on anticipated employee density at discretion of City and
excluding carpool/visitor spaces.
Parking Services (All As provided in the Parking Management and Monitoring Study
Subclassifications) required pursuant to Section 20.330.004(E).
Personal Services
General Personal Services 1 per 300 sq. ft. of floor area.
Instructional Services As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Massage Business 1 per 300 sq. ft. of floor area.
Tattoo or Body Modification 1 per 300 sq. ft. of floor area.
Parlor
Retail Sales (All 1 per 300 sq. ft. of floor area. For appliance and furniture stores
Subclassifications) and large format retail, as provided in the Parking Management
and Monitoring Study required pursuant to Section
20.330.004(E).
Shopping Center (All As provided in the Parking Management and Monitoring Study
Subclassifications) required pursuant to Section 20.330.004(E).
Industrial/R&D Use Classifications
Clean Technology 1 per 2,000 sq. ft. of use area plus 1 per 300 sq. ft. of office
area, plus 1 truck parking space for each delivery vehicle on-site
during the peak time.
Construction and Materials As provided in the Parking Management and Monitoring Study
Yards required pursuant to Section 20.330.004(E).
Contractor Shop As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Food Preparation 1 per 2,000 sq. ft. of use area plus 1 per 300 sq. ft. of office
area.
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City of South San Francisco, CA

ZONING

§ 20.330.004

§ 20.330.004

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Table 20.330.004: Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Handicraft/Custom 1 per 2,000 sq. ft. of floor area, plus 1 per 300 sq. ft. of office
Manufacturing area.
Industry (All Subclassifications) 1 per 2,000 sq. ft. of use area, plus 1 per 300 sq. ft. of office
area plus 1 truck parking space for each delivery vehicle on-site
during the peak time.
Recycling Facility
Collection Facility As provided in the Parking Management and Monitoring Study
required pursuant to Chapter 20.350, Recycling Facilities.
Intermediate Processing As provided in the Parking Management and Monitoring Study
Facility required pursuant to Section 20.330.004(E).
Research and Development 1.5 per 1,000 sq. ft. of floor area.
Warehousing, Storage and Distribution
Chemical, Mineral, and As provided in the Parking Management and Monitoring Study
Explosives Storage required pursuant to Section 20.330.004(E).
Freight/Truck Terminals and As provided in the Parking Management and Monitoring Study
Warehouses required pursuant to Section 20.330.004(E).
Indoor Warehousing and 1 per 2,000 sq. ft. of floor area up to 10,000 sq. ft.; 1 per 5,000
Storage sq. ft. of floor area over 10,000 sq. ft., plus 1 per 300 sq. ft. of
office area.
Outdoor Storage 1 per 2,000 sq. ft. of floor area up to 10,000 sq. ft.; 1 per 5,000
sq. ft. of floor area over 10,000 sq. ft., plus 1 per 300 sq. ft. of
office area.
Parcel Hub As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Personal Storage As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Wholesaling, Distribution, 1 per 2,000 sq. ft. of use area up to 10,000 sq. ft.; 1 per 5,000 sq.
and Logistics ft. over 10,000 sq. ft., plus 1 per 300 sq. ft. of office area, plus 1
truck parking space for each delivery vehicle on site during the
peak time.
Transportation, Communication, and Utilities Use Classifications
Airports and Heliports As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Communication Facilities
Antennae and Transmission 1 space for maintenance and servicing. Additional spaces to be
Towers determined by the Chief Planner.
Facilities within Buildings To be determined by the Chief Planner.
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City of South San Francisco, CA § 20.330.004

SOUTH SAN FRANCISCO CODE

§ 20.330.005

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Table 20.330.004: Required On-Site Parking Spaces
Land Use Classification Required Parking Spaces
Fleet-Based Services As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
Transportation Passenger As provided in the Parking Management and Monitoring Study
Terminals required pursuant to Section 20.330.004(E).
Utilities, Major 1 for each employee on the largest shift plus 1 for each vehicle
used in connection with the use. Minimum of 2.
Utilities, Minor None
Waste Transfer Facility As provided in the Parking Management and Monitoring Study
required pursuant to Section 20.330.004(E).
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(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)

• A. Residential Uses. Required parking for a residential use shall be located on the same lot as the dwelling(s) served. At least one space per unit must be within a carport or garage. Existing residences on through-lots where the residence faces Grand Avenue or Miller Avenue shall not be required to provide off-street parking after subdivision of the lot. Offstreet parking space(s) in a driveway within the front yard setback may be used to satisfy the dwelling unit’s parking requirement, subject to the following standards:

  1. The parking space(s) shall be surfaced with concrete, grasscrete, pervious pavement, or other approved materials with a minimum dimension of eight feet wide by 18 feet deep;

  2. The driveway and any curb cut shall comply with the City’s Public Works standards and be designed in accordance with applicable standards in Section 20.310.002(H)(2) ("Parking Lot Access and Design");

  3. There shall be a minimum 18-foot setback from any structure to the property line or the back of sidewalk, whichever is less, so that vehicles parked in the driveway will not project into the public right-of-way; and

  4. Parking in the required front setback area is restricted to passenger vehicles only.

• B. Unbundling Parking from Residential Uses.

  1. Condominium or other Multiple-Unit Ownership Projects. Parking in excess of one space per unit may be sold or rented separate from the residential unit.

  2. Rental Apartment Developments. All of the provided parking for units that are not deed-restricted affordable units may be unbundled, subject to approval of a Parking Management and Monitoring Study by the Planning Commission.

  3. Deed-Restricted Affordable Units. Parking for deed-restricted units may be unbundled at the same prorated cost as the units (i.e., a 50 percent unbundling discount for a unit at 50 percent AMI).

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City of South San Francisco, CA

ZONING

§ 20.330.005

§ 20.330.006

• C. Required Setback Limitation. No required setback in any zoning district shall be utilized for required parking, except for approved driveways and accessory structures.

• D. Non-Residential Uses. Required parking spaces serving commercial, employment, and other non-residential uses shall be located on the same lot as the use they serve, unless an Alternative Parking Plan is approved as provided in subsection E below.

• E. Alternative Parking Plan. An Alternative Parking Plan serving one or more uses located on a site may be approved with a Conditional Use Permit.

  1. Off-Site Parking Facilities. The Alternative Parking Plan may allow off-site parking serving one or more uses subject to the following standards:

     • a. Location. Any off-site parking facility must be located within reasonable walking distance, along a paved handicap accessible walk, of the principal entrance containing the use(s) for which the parking is required.

• b. Parking Agreement. A Parking Agreement subject to review and approval by the City Attorney shall be submitted. The Parking Agreement shall be in one of the two following forms:

     - i. A covenant running with the land or an easement, subject to the approval of the City Attorney, recorded in the County Recorder’s Office. The owner of record of the proposed off-site parking facility shall submit a title report for the parcel and a covenant running with the land, or an easement, which describes the parcel and obligates it for parking purposes free and clear of exceptions which would interfere with the use, describes the obligation of the party to maintain the parking facility, and describes the parking facility by a parking diagram; or 
  
     - ii. A parking lease agreement for the proposed off-site parking facility signed by both the permittee and property owner or agent of the property owner authorized to bind the owner and shall be subject to the approval of the City Attorney and recorded in the County Recorder’s Office. The parking lease agreement shall run with the use and state the number of spaces subject to the lease and the days and hours of operation when the parking will be leased, term/duration of the lease, and include a description of the facility, including a parking diagram. 
  

  2. Valet Parking. The Alternative Parking Plan may allow valet parking as a means of satisfying all or a portion of the off-street parking proposal. Valet parking may be used to accommodate more parking spaces on the site of the principal use served by the parking than could be accommodated in conformance with the applicable parking area design and development standards of Section 20.330.010 ("Parking Area Design and Development Standards"). Any valet parking shall not use on-street parking or imperil public safety.

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

• A. Density Bonus. Parking standards may vary for residential development projects receiving a density bonus pursuant to Chapter 20.390 (“Bonus Residential Density”) and California

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City of South San Francisco, CA § 20.330.006

SOUTH SAN FRANCISCO CODE

§ 20.330.006

Government Code Section 65915(p).

• B. Higher TDM Tier. For projects that commit to a higher TDM tier than is otherwise required (for example, a Tier 2 project commits to Tier 3 monitoring), the number of required parking spaces may be reduced by 25 percent of the normally required number of spaces stated in Table 20.330.004 with Conditional Use Permit approval. See Chapter 20.400 (“Transportation Demand Management”).

• C. In-Lieu Fees in the Downtown. In the Downtown Parking District, the City may establish a parking mitigation fund and allow payment of a fee in lieu of providing required parking on-site or off-site.

  1. In-Lieu Fee Amount. The amount of the in-lieu fee shall be calculated and paid as set forth in a resolution of the City Council.

  2. Use of Funds. In-lieu fees shall be used for programs to reduce parking impacts including, but not limited to, any of the following:

     • a. Off-street parking facilities, including acquisition, development, and maintenance of parking facilities located in the Downtown Parking District;

     • b. Mass transit equipment, including stock and attendant facilities serving the area in which the buildings for which the payments are made are located;

     • c. Transit or paratransit passes, coupons, and tickets to be made available at a discount to employees and customers and to promote and support incentives for employee ride-sharing and transit use; or

     • d. Transportation system management projects, all costs including, but not limited to, personnel, equipment, and physical facilities.

• D. Shared Parking. Where a shared parking facility serving more than one use will be provided, the total number of required parking spaces may be reduced up to 50 percent with a Conditional Use Permit, if the Planning Commission finds that all of the following are true:

  1. The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces;

  2. The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if parking for each use were provided separately;

  3. If the Chief Planner requires a Parking Management and Monitoring Study, the study shall be prepared by an independent traffic engineering professional approved by the City supports the proposed reduction; and

  4. In the case of a shared parking facility that serves more than one property, a Parking Agreement has been prepared consistent with the provisions of Section 20.330.005(E)(1) ("Off-Site Parking Facilities").

• E. Other Parking Reductions. Required parking for any use may be reduced through approval of a Conditional Use Permit.

1. Criteria for Approval. The Planning Commission may only grant a Conditional Use

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City of South San Francisco, CA § 20.330.006

ZONING

§ 20.330.007

Permit for reduced parking if it finds that:

• a. Special conditions—including, but not limited to, the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program—exist that will reduce parking demand at the site;

• b. The use will adequately be served by the proposed on-site parking; and

• c. Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area.

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

• A. Short-Term Bicycle Parking. Short-term bicycle parking shall be provided, according to the provisions of this section, in order to serve shoppers, customers, messengers, guests and other visitors to a site who generally stay for a short time.

  1. Parking Spaces Required. Short-term bicycle parking spaces shall be provided for the following uses at a rate of five percent of the number of required automobile parking spaces, with a minimum of four parking spaces provided per establishment.

     • a. Multiple-Unit Residential with eight or more units;

     • b. All uses in the Public and Semi-Public Land Use Classification except Community Gardens; and

     • c. All uses in the Commercial Land Use Classification except Animal Care, Sales, and Services; Artist’s Studios; Crop Production, limited; and Maker’s Spaces.

  2. Standards for Short-Term Bicycle Parking.

     • a. Location. Short-term bicycle parking must be located outside of the public rightof-way and pedestrian walkways and within 50 feet of a main entrance to the building it serves.

       • i. Commercial Center . In the case of a commercial center, bicycle parking must be located within 50 feet of an entrance to each anchor store. Bicycle parking shall be visible from the street or from the main building entrance, or a sign must be posted at the main building entrance indicating the location of the bicycle parking.

       • ii. Downtown . Bicycle parking in the Downtown districts may be located within the public right-of-way subject to review and approval from the Chief Planner and City Engineer provided an unobstructed sidewalk clearance of four feet shall be maintained for pedestrians at all times.

     • b. Anchoring and Security. For each bicycle parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one wheel can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking

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City of South San Francisco, CA § 20.330.007

SOUTH SAN FRANCISCO CODE

§ 20.330.008

spaces.

  - c. _Size and Accessibility._ Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces. 

• B. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided, according to the provisions of this section, in order to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.

  1. Parking Required.

     • a. Residential Uses. A minimum of one bicycle parking space shall be provided for every four units for multifamily and group residential projects.

• b. Other Uses. Any establishment with 10 or more employees shall provide longterm bicycle parking in an amount equivalent to at least five percent of required or maximum permitted vehicular spaces, as applicable.

  - c. _Parking Structures._ Long-term bicycle parking shall be provided at a ratio of one space per 50 vehicle spaces. 
  

  2. Standards for Long-Term Bicycle Parking. Long-term bicycle parking must meet the following standards:

     • a. Location. Long-term bicycle parking must be located on the same lot as the use it serves. In parking garages, long-term bicycle parking must be located near an entrance to the facility.

     • b. Covered Spaces. At least 50 percent of required long-term bicycle parking must be covered. Covered parking can be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.

     • c. Security. Long-term bicycle parking must be in at least one of the following facilities:

       • i. An enclosed bicycle locker;

       • ii. A fenced, covered, locked or guarded bicycle storage area; or

       • iii. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas.

• d. Size and Accessibility. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

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

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City of South San Francisco, CA § 20.330.008

ZONING

§ 20.330.008

Electric vehicle (EV) charging stations and EV-capable parking spaces shall be provided for all new buildings erected as required by this section. All such spaces shall be included in the calculation of parking demands of Section 20.330.004 (“Required Parking Spaces”).

• A. Required EV Charging Stations. The total number of required EV charging stations spaces are specified in Table 20.330.008 or in accordance with the most current California Green Building Standards Code, whichever standard is greater.

==> picture [400 x 137] intentionally omitted <==

----- Start of picture text -----
Table 20.330.008: Required EV Charging Spaces
Total Number of Required or Maximum
Required Parking Spaces, as Applicable Minimum EV Charging Stations
0 – 9 0
10 – 25 1
26 – 50 2 for residential uses; 2 for non-
residential uses
51+ 6% of total
----- End of picture text -----

• B. Size. The size of EV charging station parking spaces and EV-capable parking spaces shall be as specified in Section 20.330.010 ("Parking Area Design and Development Standards"). EV supply equipment shall not reduce the size of the parking space.

• C. Accessible EV Spaces. Where accessible parking requirements are required, at least one EV space or EV charging station shall meet current van accessible dimensions, as defined by the California Building Code, and be connected to a barrier-free accessible route of travel to the building. No accessible markings shall be made on the EV space or EV charging station with van accessible dimensions. The EV space with van accessible dimensions shall be the first EV charging station established on the property.

• D. EV Charging Stations. EV charging stations shall be allowed within any zoning district subject to all applicable requirements of the Municipal Code in addition to the following:

  1. EV parking spaces shall be equipped with electric vehicle supply equipment (EVSE), which shall be Level 2 or higher and installed in accordance with the requirements of the California Green Building Standards Code.

  2. The EV charging station shall be protected as necessary to prevent damage by automobiles.

  3. Any EV charger shall be listed and labeled by an approved testing agency.

  4. The EV charging station shall have complete instructions and appropriate warnings posted in an unobstructed location next to each EV charging station.

  5. EV Stations for Public Use. EV charging stations for public use must be visible from the right-of-way and illuminated during nighttime business hours.

     • a. One standard non-illuminated sign, not to exceed four square feet in area and eight feet in height, may be posted for the purpose of identifying the location of each cluster of EV charging stations.

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City of South San Francisco, CA § 20.330.008

SOUTH SAN FRANCISCO CODE

§ 20.330.009

• b. The EV charging station may be on a timer that limits the use of the station to the normal business hours of the use(s) that it serves to preclude unauthorized use after business hours.

  • c. The following information shall be posted at a public EV charging station:

    • i. Voltage and amperage levels;

    • ii. Hour of operations if time limits or tow-away provisions are to be enforced by the property owner;

    • iii. Usage fee;

    • iv. Safety information; and

    • v. Contact information for reporting when the equipment is not operating or other problems.

• E. Construction and Installation. Construction shall comply with Section 5.106.5.3.1 or Section 5.106.5.3.2 of the California Green Building Standards Code to facilitate future installation of EV supply equipment.

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

• A. Loading Spaces Required. Every new building, and/or building enlarged by more than 5,000 square feet that is to be occupied by a manufacturing establishment, storage facility, warehouse facility, parcel hub, live-work development, retail store, eating and drinking establishment, wholesale store, market, hotel, hospital, mortuary, laundry, dry-cleaning establishment, or other use similarly requiring the receipt or distribution by vehicles or trucks of material or merchandise shall provide off-street loading and unloading areas as indicated in Table 20.330.009. Such on-site loading space shall be maintained during the existence of the building or use that it is required to serve.

  1. Reduction in Number of Loading Spaces Required. The loading space requirement may be waived upon a finding by the Chief Planner and City Engineer that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such loading space will not be needed.

  2. Additional Loading Spaces Required. The required number of loading spaces may be increased to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such requirement shall be based on the anticipated frequency of truck pickups and deliveries and of the truck storage requirements of the use for which the on-site loading spaces are required.

==> picture [376 x 88] intentionally omitted <==

----- Start of picture text -----
Table 20.330.009: Required Loading Spaces
Building Square Footage Required Loading Spaces
0 – 6,999 0
7,000 – 30,000 1; Not required if the use is located in the
Downtown and is accessible by an alley or lane
----- End of picture text -----

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City of South San Francisco, CA

ZONING

§ 20.330.009

§ 20.330.010

==> picture [376 x 137] intentionally omitted <==

----- Start of picture text -----
Table 20.330.009: Required Loading Spaces
Building Square Footage Required Loading Spaces
30,001 – 90,000 2; 1 if the use is located in the Downtown and is
accessible by an alley or lane
90,001 – 150,000 3
150,001 – 230,000 4
230,001 + 1 per each additional 100,000 gross square feet or
portion thereof.
----- End of picture text -----

• B. Common Loading Areas. A common loading area may be provided if each tenant space is not provided a separate loading area.

• C. Drive-In Roll-up Doors. Drive-in roll-up doors for multi-tenant industrial projects may be substituted for required loading areas.

• D. Minimum Size. Each on-site loading space required by this chapter shall not be less than 12 feet wide, 50 feet long, and 14 feet high, exclusive of driveways for ingress and egress, maneuvering areas and setbacks. The minimum size requirement may be modified upon a finding by the Chief Planner and City Engineer that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be needed.

ce required by this chapter shall not be less than 12 feet wide, 50 feet long, and 14 feet high, exclusive of driveways for ingress and egress, maneuvering areas and setbacks. The minimum size requirement may be modified upon a finding by the Chief Planner and City Engineer that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be needed.

• E. Driveways for Ingress and Egress and Maneuvering Areas. Each on-site loading space required by this section shall be provided with driveways for ingress and egress and maneuvering space of the same type and meeting the same criteria required for on-site parking spaces. Truck-maneuvering areas shall not encroach into required parking areas, travelways, or street rights-of-way. This requirement may be modified upon a finding by the Chief Planner and City Engineer that sufficient space is provided so that truckmaneuvering areas will not interfere with traffic and pedestrian circulation.

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

• A. Accessible Parking. Each lot or parking structure where parking is provided for the public as clients, guests, or employees shall include parking accessible to handicapped or disabled persons as near as practical to a primary entrance and in accordance with the standards for the number of spaces, size, location, signing, and markings/striping set forth in Chapter 71, “Site Development Requirements for Handicapped Accessibility” of Title 24 of the California Code of Regulations.

• B. Shoreline Access Parking. Parking spaces required for public shoreline access shall be convenient to the shoreline and shall be properly and clearly marked and posted consistent with the California Vehicle Code.

• C. Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking requirement in accordance with the following:

  1. No more than two vehicles shall be placed one behind the other.

  2. Both spaces shall be assigned to one dwelling unit or to employees of the same nonresidential establishment.

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City of South San Francisco, CA § 20.330.010

SOUTH SAN FRANCISCO CODE

§ 20.330.010

3. The tandem parking bay shall be a minimum 10 feet wide by 40 feet long in dimension.

4. Tandem spaces with a width greater than 10 feet (i.e., side-by-side tandem) shall use decorative pavers or "grasscrete."

5. Tandem parking to meet required parking for multiple-unit development shall be located within an enclosed structure and the number of tandem parking spaces shall not exceed 50 percent of the total number of spaces.

6. Tandem parking shall not be used to satisfy the parking requirement for guest parking.

• D. Parking Lifts. Parking may be permitted in parking lifts provided that, if it is necessary to remove one vehicle from the lift to access another vehicles, the parking shall be subject to the provisions of subsection C above applicable to tandem parking. Parking lifts allowing each vehicle to be independently accessed have no such restrictions. Exterior parking lifts are not allowed.

• E. Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles shall be provided to meet the minimum dimensions required by this subsection. Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces.

  1. Standard Parking Spaces. The minimum basic dimension for standard parking spaces is eight and one-half feet wide by 18 feet long.

  2. Compact Parking Spaces. The minimum basic dimension for compact parking spaces is eight feet wide by 16 feet long. For uses requiring 10 or more parking spaces, a maximum of 35 percent of those spaces may be compact parking. Compact parking spaces shall be permanently identified.

  3. Parking Space Widths. Parking space width is measured from the inside edge of the parking space striping to the outside edge of parking space striping.

4. Parking Space Dimensions. Table 20.330.010 and Figure 20.330.010(E)(1) provide the dimensions of spaces (stalls) and aisles according to angle of parking spaces. The required aisle width may be modified upon a finding by the City Engineer that sufficient space is provided so that maneuvering areas will not interfere with traffic and pedestrian circulation.

   5. Setback of Cross Drive Aisles. Cross drive aisles along main drive aisles connecting directly to a street shall be set back at least 50 feet from the lot line abutting the street. This setback may be reduced through a Conditional Use Permit if the Review Authority finds that sufficient setback is provided so that traffic and pedestrian circulation will not be impeded.

   6. Parking Spaces Abutting Wall, Fence, or Column. Each parking space adjoining a wall, fence, column, or other obstruction higher than 0.5 feet shall be increased by one foot on each obstructed side, provided that the increase may be reduced by 0.25 feet for each one foot of unobstructed distance from the edge of a required aisle, measured parallel to the depth of the parking space.

   7. Minimum Dimensions for Residential Carports. Each single-car carport shall

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City of South San Francisco, CA § 20.330.010

ZONING

§ 20.330.010

measure at least 10 feet wide by 20 feet long. Each double carport shall measure at least 20 feet wide by 20 feet long. The width of the carport is to be measured from inside face of support to inside face of opposite support. The carport roof shall cover the entire 20-foot length of the space. Unless adequate enclosed storage area is provided elsewhere on-site, the carport shall include a minimum 80 cubic feet of enclosed, uninhabitable and nonconditioned storage space.

8. Minimum Dimensions for Residential Enclosed Garages. Enclosed garages serving residential uses shall be constructed to meet the following minimum inside dimensions:

   • a. A single-car garage shall be at least 10 feet wide and 20 feet long unobstructed.

   • b. A double-car garage shall be at least 20 feet wide and 20 feet long unobstructed.

   • c. Each garage space shall be equipped with an automatic door opener and a rollup sectional or similar garage door which does not extend onto the apron. On multi-family dwellings, a security gate on a multi-space garage is permitted.

   • d. For the purpose of determining the existing number of garage spaces for an existing dwelling unit the following dimensions shall apply:

     • i. An existing garage with minimum interior dimensions of eight and onehalf feet in width and 18 feet in length shall qualify as one existing enclosed parking space.

     • ii. An existing garage with minimum interior dimensions of 17 feet in width and 18 feet in length shall qualify as two existing enclosed parking spaces.

     • iii. If the minimum interior dimensions of an existing garage parking space exceeds the minimum dimensions in this subsection, the existing enclosed space dimensions shall be maintained.

• iv. The vertical clearance for garage or carport parking spaces shall not be less than seven feet.

• F. Surfacing. All parking areas shall be paved and improved and all sites shall be properly drained, consistent with California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit, the City of South San Francisco Source Control Measures, and the City of South San Francisco Site Design Standards Checklist and subject to the approval of the City Engineer. No unpaved area shall be used for parking.

  1. Cross-Grades. Cross-grades shall be designed for slower stormwater flow and to direct stormwater toward landscaping, bio-retention areas, or other water collection/ treatment areas.

  2. Landscaping Alternative. Up to two feet of the front of a parking space as measured from a line parallel to the direction of the bumper of a vehicle using the space may be landscaped with ground cover plants instead of paving.

  3. Permeable Paving. Permeable paving shall be used in all overflow parking areas and installed in accordance with manufacturer recommended specifications.

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City of South San Francisco, CA

SOUTH SAN FRANCISCO CODE

§ 20.330.010

§ 20.330.010

4. Turf Grids/Grassy Pavers. Turf grids/grassy pavers shall be installed in areas of low traffic or infrequent use wherever feasible.

==> picture [376 x 160] intentionally omitted <==

----- Start of picture text -----
Table 20.330.010: Standard Parking Space and Aisle Dimensions
Angle of Curb Length
Parking Stall Width Per Stall Stall Depth Aisle Width
Parallel 8′6″ 20′0″ 8′0″ 12′
30° 8′6″ 16′0″ 16′0″ 12′
45°* 8′6″ 12′0″ 18′0″ 13′
60°* 8′6″ 9′6″ 19′6″ 18′
75° 8′6″ 9′0″ 19′6″ 21′
90°* 8′6″ 8′0″ 18′0″ 24′
----- End of picture text -----

Notes:

*Most frequently used.

• G. Parking Lot Striping. All parking stalls shall be clearly outlined with striping, and all aisles, approach lanes, and turning areas shall be clearly marked with directional arrows and lines as necessary to provide for safe traffic movement.

• H. Wheel Stops. Concrete bumper guards or wheel stops shall be provided for all unenclosed parking spaces on a site with 10 or more unenclosed parking spaces. A six-inch high concrete curb surrounding a landscape area at least six-feet wide may be used as a wheel stop, provided that the overhang will not damage or interfere with plant growth or its irrigation. A concrete sidewalk may be used as a wheel stop provided the overhang will not reduce the minimum required walkway width.

• I. Perimeter Curbing. A six-inch wide and six-inch high concrete curb shall be provided along the outer edge of the parking facility pavement, except where said pavement abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

• J. Heat Island Reduction. A heat island is the increase in ambient temperature that occurs over large, paved areas compared to natural landscape. In order to reduce ambient surface temperatures in parking areas, at least 50 percent of the areas not landscaped shall be shaded, of light colored materials with a Solar Reflectance Index (SRI) of at least 29, or a combination of shading and light colored materials. Shade may be provided by canopies, shade structures, trees, or other equivalent mechanism. Trees shall be selected from a list maintained by the Planning Division. If shade is provided by trees, the amount of required shading is to be reached within 15 years. The amount of shade provided by a given tree is determined by using the approximate square footage of the tree crown as indicated on the approved shade tree list.

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City of South San Francisco, CA

ZONING

§ 20.330.010

§ 20.330.010

Figure 20.330.010.E.1: Standard Parking Spaces

==> picture [185 x 368] intentionally omitted <==

• K. Lighting.

  1. Parking lots, driveways, circulation areas, aisles, passageways, recesses and ground contiguous buildings shall be provided with sufficient wattage to make clearly visible the presence of any person on or about the premises during the hours of darkness. Such lighting shall be equipped with vandal-resistant covers. The following minimum levels of illumination shall be achieved:

     • a. Open parking lots: One to two foot-candles at ground level.

     • b. Pedestrian path/bike path: One-half to one foot-candle at ground level.

     • c. Covered parking: Five foot-candles at ground level.

  2. Parking lot lighting shall be designed and installed so that light and glare is not directed onto residential use areas or adjacent public rights-of-way, consistent with Section 20.300.010 (“Performance Standards”).

• L. Separation from On-Site Buildings. Parking areas must be separated from the front and side exterior walls of on-site buildings by walkways a minimum of four feet in width.

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City of South San Francisco, CA § 20.330.010

SOUTH SAN FRANCISCO CODE

§ 20.330.010

Commercial buildings with 80,000 square feet or more of gross floor area must be separated from on-site parking on all sides by a walkway a minimum of five feet in width, as well as a planter area at least three feet in width. These requirements do not apply to parking areas containing five or fewer spaces.

• M. Landscaping. Landscaping of parking areas shall be provided and maintained according to the general standards of Section 20.300.008 ("Landscaping"), as well as the standards of this subsection. The provisions of this subsection apply to all uses except Single-Unit Dwellings and Duplexes.

1. Landscape Area Required. A minimum of 10 percent of any parking lot area shall be landscaped. For the purpose of calculating required parking lot landscaping, parking lot areas are deemed to include parking and loading spaces as well as aisles, vehicle entry and exit areas, and any adjacent paved areas. Parking lot area does not include enclosed vehicle storage areas.

   2. Minimum Planter Dimension. No landscape planter that is to be counted toward the required landscape area shall be smaller than 25 square feet in area, or four feet in any horizontal dimension, excluding curbing.

   3. Layout. Landscaped areas shall be well-distributed throughout the parking lot area. Parking lot landscaping may be provided in any combination of:

      • a. Landscaped planting strips at least four feet wide between rows of parking stalls;

      • b. Landscaped planting strips between parking areas and adjacent buildings or internal pedestrian walkways;

      • c. Landscaped islands located between parking stalls or at the ends of rows of parking stalls; and

      • d. On-site landscaping at the parking lot perimeter.

   4. Required Landscaped Islands. A landscaped island at least six feet in all interior dimensions and containing at least one 15-gallon-size tree shall be provided at each end of each interior row of parking stalls and between every six consecutive parking stalls.

   5. Landscaped Buffer for Open Parking Adjacent to Right-of-Way. A landscaped area at least five feet wide shall be provided between any surface parking area and any property line adjacent to a public street, unless a different dimension is specified in the base district standards applicable to a site.

   6. Landscaped Buffer for Open Parking Abutting Interior Lot Line. A landscaped area at least three feet wide shall be provided between any surface parking area and any adjacent lot for the length of the parking area.

   7. Landscaped Buffer for Parking Garages. A parking garage that does not incorporate ground-floor non-residential or residential use or is not otherwise screened or concealed at street frontages on the ground level, must provide a landscaped area at least 10 feet wide between the parking garage and public street.

   8. Trees.

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City of South San Francisco, CA

ZONING

§ 20.330.010

§ 20.330.010

• a. Number Required. Trees shall be provided at a rate of one tree for each five parking spaces.

• b. Distribution. Trees shall be distributed relatively evenly throughout the parking area.

• c. Species. Required trees for parking lots shall be selected from a list of recommended trees maintained by the Planning Division.

• d. Size. All trees shall be a minimum 15-gallon size with a one-inch diameter at breast height (DBH).

• e. Minimum Planter Size. Any planting area for a tree must have a minimum interior dimension of five feet. Additional space may be required for some tree species.

Protection of Vegetation.

• a. Clearance from Vehicles. All required landscaped areas shall be designed so that plant materials, at maturity, are protected from vehicle damage by providing a minimum two-foot clearance of low-growing plants where a vehicle overhang is permitted, or by wheel stops set a minimum of two feet from the back of the curb.

Figure 20.330.010.M.9.a: Clearance from Vehicles

==> picture [193 x 168] intentionally omitted <==

• b. Planters. All required parking lot landscaping shall be within planters bounded by a concrete curb at least six inches wide and six inches high. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

10. Irrigation. All landscaped areas shall be provided with an automatic sprinkler system.

11. Visibility and Clearance. Landscaping in planters at the end of parking aisles may not obstruct driver’s vision of vehicular and pedestrian cross-traffic. Mature trees shall have a foliage clearance maintained at eight feet in height from the surface of the parking area. Other plant materials located in the interior of a parking lot should not exceed 30 inches in height.

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City of South San Francisco, CA § 20.330.010

SOUTH SAN FRANCISCO CODE

§ 20.330.010

• N. Screening. Parking and loading areas shall be screened from view from public streets and adjacent properties in a more restrictive district, according to the following standards.

  1. Height. Screening of parking lots from adjacent public streets shall be three feet in height. Screening of parking lots along interior lot lines that abut residential districts shall be six feet in height, except within the required front setback of the applicable zoning district, where screening shall be three feet in height.

  2. Materials. Screening may consist of one or any combination of the methods listed below.

     • a. Walls. Low-profile walls consisting of brick, stone, stucco, or other quality durable material approved by the Chief Planner and including a decorative cap or top finish as well as edge detail at wall ends. Plain concrete blocks are not allowed as a screening wall material unless capped and finished with stucco or other material approved by the Chief Planner.

     • b. Fences. An open fence of wrought iron or similar material combined with plant materials to form an opaque screen. This option does not include the use of chain-link or vinyl fencing.

     • c. Planting. Plant materials consisting of compact evergreen plants that form an opaque screen. Such plant materials must achieve a minimum height of two feet within 18 months after initial installation.

     • d. Berms. Berms planted with grass, ground cover, or other low-growing plant materials.

• O. Circulation and Safety.

  1. Visibility shall be assured for pedestrians, bicyclists, and motorists entering individual parking spaces, circulating within a parking facility, and entering or leaving a parking facility.

2. Off-street parking and loading areas shall be provided with sufficient maneuvering room so that all vehicles can enter and exit from a public street by forward motion only. This standard does not apply to parking areas serving Single-Unit Dwellings or Duplexes served by individual driveways.

   3. Parking lots shall be designed so that sanitation, emergency, and other public service vehicles can provide service without backing unreasonable distances or making other dangerous or hazardous turning movements.

   4. Multifamily residential developments of five or more units must provide pedestrian access that is separate and distinct from driveways. Parking areas for commercial and mixed-use developments that are 80 feet or more in depth and/or include 50 or more parking spaces must have distinct and dedicated pedestrian access from the commercial use to parking areas and public sidewalks, according to the following standards:

      • a. Connection to Public Sidewalk. An on-site walkway shall connect the main building entry to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main building entry and sidewalk,

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City of South San Francisco, CA § 20.330.010

ZONING

§ 20.330.011

generally no more than 125 percent of the straight-line distance.

• b. Materials and Width. Walkways shall provide at least five feet of unobstructed width and be hard-surfaced.

• c. Identification. Pedestrian walkways shall be clearly differentiated from driveways, parking aisles, and parking and loading spaces through the use of elevation changes, a different paving material, or similar method.

• d. Separation. Where a pedestrian walkway is parallel and adjacent to an auto travel lane, it must be raised and separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

Figure 20.330.010.O: Circulation and Safety

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• P. Alternative Parking Area Designs. Where an applicant can demonstrate to the satisfaction of the Chief Planner that variations in the dimensions otherwise required by this section are warranted in order to achieve to environmental design and green building objectives, including, but not limited to, achieving certification under the LEED™ Green Building Rating System, a specific alternative parking area design may be approved.

• Q. Maintenance. Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall be kept in good repair at all times.

• (Ord. 1646 § 2, 2022)

One handicap, off-street parking space and its driveway may be allowed within the front yard setback of residential properties where no other feasible location exists on the property subject to approval by the Chief Planner and the following standards:

• A. The space shall be used by a resident of the dwelling entitled to display a handicap parking placard only for parking vehicles displaying a handicap parking placard;

• B. The space shall be paved;

• C. The driveway and any curb cut shall comply with City standards;

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City of South San Francisco, CA

SOUTH SAN FRANCISCO CODE

§ 20.330.011

§ 20.330.011

• D. A covenant or other instrument in a form acceptable to the City Attorney requiring removal and restoration to the original or better condition of the space within 60 days of the date of either the sale of the property or when said space is no longer required by a resident of the property, whichever occurs first, shall be recorded in the County’S Recorder’S Office;

• E. The space shall not be included when calculating the property’s required parking; and

• F. Any necessary encroachment permits have been attained. (Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)

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City of South San Francisco, CA