Chapter 20.620 — USE CLASSIFICATIONS — South San Francisco Zoning Code

§ 20.620.010. Purpose and Applicability. ¶

Use classifications describe one or more uses of land having similar characteristics, but do not list every use or activity that may appropriately be within the classification. The Planning Commission upon request from the Chief Planner shall determine whether a specific use shall be deemed to be within one or more use classifications or not within any classification in this chapter. The Commission may determine that a specific use shall not be deemed to be within a classification, whether or not named within the classification, if its characteristics are substantially incompatible with those typical of uses named within the classification. (Ord. 1646 § 2, 2022)

§ 20.620.020. Residential Use Classifications. ¶

Accessory Dwelling Unit. A dwelling unit providing complete independent living facilities for one or more persons that is located on a lot with a primary single-unit, or multiple-unit dwelling. An accessory dwelling unit may be within the same structure as the primary unit, in an attached structure, or in a separate structure on the same lot.

Accessory Dwelling Unit, Junior. An accessory dwelling unit that is no more than 500 square feet in size and contained entirely within an existing single-unit dwelling. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the primary unit.

Dwelling, Single-Unit. A dwelling unit designed for occupancy by one household, where all rooms are internally connected and internally accessible via habitable space and located on a separate lot from any other unit (except accessory dwelling units, where permitted). This classification includes individual manufactured housing units installed on a foundation system pursuant to Section 18551 of the California Health and Safety Code, and the use of a singlefamily residential structure as employee housing for six or fewer employees consistent with Section 17021.5 of the California Health and Safety Code.

A. Detached. A single-unit dwelling, on a single lot, within which all rooms are internally accessible and that is not attached to any other primary dwelling unit.
B. Semi-Attached. A single-unit dwelling with only the garage wall abutting, or in common with, the garage of the dwelling unit on the adjacent lot.
C. Attached. A single-unit dwelling on a single lot that is attached through common vertical walls to one or more dwellings on abutting lots. An attached single-unit dwelling may take the form of a townhouse.
D. SB9 Unit. A second primary dwelling unit on a single-unit lot with an existing primary dwelling unit, or up to two new primary dwelling units on a single-unit lot subdivided in accordance with Government Code Section 65852.21.

Dwelling, Multiple-Unit. This use classification refers to two or more dwelling units on a single lot. Multiple-unit residential types include duplexes and multi-family development, such

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as townhouses, single-unit groups, senior citizen residential developments, apartment buildings, and transitional residential development.

A. Duplex. A single building on a lot that contains two primary dwelling units or two singleunit dwellings on a single lot. This use is distinguished from an accessory dwelling unit, which is considered a secondary residential unit, or incidental to a primary dwelling unit as defined by State law and this chapter.
B. Multifamily. Three or more dwelling units on a single lot. Types of multifamily dwellings include townhouses, triplexes, fourplexes, cottage courts, senior housing developments, micro-units, and apartment buildings.
C. Senior Citizen Residential. A multi-family development in which individual units are occupied exclusively by one or more persons 60 years of age or older.
D. AB 2011 Development. A multifamily development that is subject to a streamlined, ministerial approval process if the development satisfies specified objective standards and affordability and site criteria, in compliance with California Government Code Section 65912.100 et seq.
E. SB 6 Development. A multifamily development in compliance with California Government Code Section 65852.24.

Caretaker Unit. A dwelling unit occupied by employees or caretakers of the primary use on the site.

Family Day Care Homes, Family Day Cares, or Family Day Care Centers. A day care facility licensed by the State of California that is located in a single-unit dwelling or other dwelling unit where an occupant of the residence provides care and supervision for children under the age of 18 for periods of less than 24 hours a day.

A. Small. A facility that provides care for six or fewer children, including children under the age of 10 who reside at the home.
B. Large. A facility that provides care for seven to 14 children, including children under the age of 10 who reside at the home.

Group Residential. Shared living quarters without separate kitchen or bathroom facilities for each room or unit, offered for rent for permanent or semi-transient residents on a weekly or longer basis. This classification includes rooming and boarding houses, dormitories and other types of organizational housing, private residential clubs, and residential hotels intended for long-term occupancy (30 days or more) but excludes Hotels and Motels (see Hotel and Motel), and Residential Care Facilities (see Residential Care Facilities).

Live-Work. An integrated housing unit and working space that has been constructed for such use or converted from commercial or industrial use and structurally modified to accommodate residential occupancy and work activity in compliance with the California Building Code. Living space includes, but is not limited to, a sleeping area, a food preparation area, and a full bathroom. The working space is reserved for and regularly used by one or more occupants of the unit.

Mobile Home Park. A development designed and occupied by mobile homes including development with facilities and amenities used in common by occupants who rent, lease, or own spaces for mobile homes through a subdivision, cooperative, condominium or other form of resident ownership.

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Residential Care Facilities.

A. General. A facility that requires a State license or is licensed by the State to provide 24-hour primarily non-medical care and supervision for more than six persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes facilities that are operated for profit as well as those operated by public or not-for-profit institutions. This category excludes transitional residential (see Dwelling, Multiple-Unit) and any facilities supervised by or under contract with the State Department of Corrections.
B. Limited. A facility that requires a State license or is licensed by the State to provide 24-hour non-medical care and supervision for six or fewer persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living, excluding the licensee or members of the licensee’s family or persons employed as facility staff. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes facilities that are operated for profit as well as those operated by public or not-for-profit institutions, including hospices. A Residential Care Facility, Limited is considered a single-unit dwelling use.
C. Senior. A housing arrangement chosen voluntarily by the resident, the resident’s guardian, conservator or other responsible person, where residents are 60 years of age or older and where varying levels of care and supervision are provided as agreed to at time of admission or as determined necessary at subsequent times of reappraisal. Any younger residents must have needs compatible with other residents, as provided in Health and Safety Code Section 1569.316 or a successor statute. This classification includes continuing care retirement communities and lifecare communities licensed for residential care by the State of California.

Supportive Housing.

A. Domestic Violence Shelter. A facility where victims of domestic violence or sexual abuse are provided temporary housing, food, and other specialized services in compliance with California Welfare and Institutions Code Section 18290 et seq.
B. Low Barrier Navigation Center. A housing-first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing, in compliance with California Government Code Sections 65660 through 65668.
C. Permanent Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community, and consistent with California Government Code Sections 65650 through 65656.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)

§ 20.620.030. Public and Semi-Public Use Classifications. ¶

College and Trade School, Public or Private. Institutions of higher education providing

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curricula of a general, religious or professional nature, typically granting recognized degrees, including conference centers and academic retreats associated with such institutions. This classification includes business and computer schools, management training, technical and trade schools, but excludes personal instructional services such as music lessons (see Instructional Services).

Community Assembly. A facility for public or private meetings including clubs and lodges, community centers, senior centers, religious assembly facilities, convention centers, civic and private auditoriums, union halls, meeting halls for clubs and other membership organizations. This classification includes functionally related facilities for the use of members and attendees such as kitchens, multi-purpose rooms, and storage. It does not include gymnasiums or other sports facilities (see Indoor Sports and Recreation), residential accommodations available to club and lodge members (see Group Residential), or facilities such as day care centers and schools, all of which are separately defined and regulated.

A. Small. A Community Assembly facility up to 2,000 gross square feet in area.
B. Large. A Community Assembly facility over 2,000 gross square feet in area.

Community Garden. Use of land for and limited to the cultivation of herbs, fruits, flowers, or vegetables, including the cultivation and tillage of soil and the production, cultivation, growing, and harvesting of any agricultural, floricultural, or horticultural commodity.

Cultural Institution. Public or non-profit institutions engaged primarily in the display or preservation of objects of interest in the arts or sciences that are open to the public on a regular basis. This classification includes performing arts centers for theater, dance, and events; buildings of an educational, charitable or philanthropic nature; libraries; museums; historical sites; aquariums; art galleries; and zoos and botanical gardens.

Day Care Center. Establishments providing non-medical care for persons on a less than 24-hour basis other than Family Day Care Homes. This classification includes licensed nursery schools, preschools, and day care facilities for children or adults, and any other day care facility licensed by the State of California.

Elderly and Long-Term Care. Establishment that provides 24-hour medical, convalescent or chronic care to individuals who, by reason of advanced age, chronic illness or infirmity, are unable to care for themselves, and is licensed by the California Department of Public Health. Uses include, but are not limited to, skilled nursing facilities, rest homes and convalescent hospitals. Does not include Senior Citizen Residential (see Dwelling, Multiple-Unit), Residential Care Facilities (Mobile Home Park), or Hospitals (see Hospitals and Clinics).

, chronic illness or infirmity, are unable to care for themselves, and is licensed by the California Department of Public Health. Uses include, but are not limited to, skilled nursing facilities, rest homes and convalescent hospitals. Does not include Senior Citizen Residential (see Dwelling, Multiple-Unit), Residential Care Facilities (Mobile Home Park), or Hospitals (see Hospitals and Clinics).

Emergency Shelter. As defined in California Health and Safety Code Section 50801(e), housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.

Government Offices. Administrative, clerical, or public contact offices of a government agency, including postal facilities, together with incidental storage and maintenance of vehicles. This classification excludes corporation yards, equipment service centers, and similar facilities that primarily provide maintenance and repair services and storage facilities for vehicles and equipment of a public agency or public utility (see Utilities, Major).

Hospitals and Clinics. State-licensed facilities providing medical, surgical, psychiatric, or emergency medical services to sick or injured persons. This classification includes facilities

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for inpatient or outpatient treatment, including substance-abuse programs as well as training, research, and administrative services for patients and employees. This classification excludes veterinaries and animal hospitals (see Animal Care, Sales, and Services).

A. Hospital. A facility providing medical, psychiatric, or surgical services for sick or injured persons primarily on an in-patient basis, and including ancillary facilities for outpatient and emergency treatment, diagnostic services, training, research, administration, and services to patients, employees, or visitors.
B. Clinic. A facility providing medical, psychiatric, or surgical service for sick or injured persons exclusively on an out-patient basis including emergency treatment, diagnostic services, administration, and related services to patients who are not lodged overnight. Services may be available without a prior appointment. This classification includes licensed facilities offering substance abuse treatment, dialysis centers, blood banks and plasma centers, and emergency medical services offered exclusively on an out-patient basis. This classification does not include private medical and dental offices that typically require appointments and are usually smaller scale (see Offices, Medical and Dental).

or appointment. This classification includes licensed facilities offering substance abuse treatment, dialysis centers, blood banks and plasma centers, and emergency medical services offered exclusively on an out-patient basis. This classification does not include private medical and dental offices that typically require appointments and are usually smaller scale (see Offices, Medical and Dental).

Park and Recreation Facilities, Public. Parks, playgrounds, recreation facilities, trails, wildlife preserves, and related open spaces, all of which are noncommercial. This classification also includes playing fields, courts, gymnasiums, swimming pools, picnic facilities, tennis courts, golf courses, and botanical gardens, as well as related food concessions or community centers within the facilities.

Public Safety Facilities. Facilities providing public-safety and emergency services, including police and fire protection and emergency medical services, with incidental storage, training and maintenance facilities.

Schools, Public or Private. Facilities for primary or secondary education, including public schools, charter schools, and private and parochial schools having curricula comparable to that required in the public schools of the State of California.

Social Service Facilities. Any noncommercial facility that provides meals, showers, personal storage, and/or laundry facilities to families or individuals. Specialized programs and services related to the needs of clients may also be provided. This classification excludes Emergency Shelters and Supportive Housing.

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

§ 20.620.040. Commercial Use Classifications. ¶

Adult-Oriented Business. An establishment or concern that, as a regular and substantial course of conduct, offers, sells or distributes adult-oriented merchandise, or that offers to its patrons materials, products, merchandise, services, entertainment or performances that have sexual arousal, sexual gratification, and/or sexual stimulation as their dominant theme, or are characterized by an emphasis on specified sexual activities or specified anatomical areas and are not customarily open to the general public because they exclude minors by virtue of their age. This classification does not include any establishment offering professional services conducted, operated, or supervised by medical practitioners, physical therapists, nurses, chiropractors, psychologist, social workers, marriage and family counselors, osteopaths, and persons holding licenses or certificates under applicable State law or accreditation from recognized programs when performing functions pursuant to the respective license or certificate (see Offices, Medical and Dental).

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Animal Care, Sales and Services. Retail sales and services related to the boarding, grooming, and care of household pets including:

A. Kennel. Facilities for keeping, boarding, training, breeding or maintaining for commercial purposes, four or more dogs, cats, or other household pets not owned by the kennel owner or operator. It excludes Pet Stores and Veterinary Services that provide 24-hour accommodation of animals receiving medical or grooming services.
B. Pet Day Care. Facilities for providing non-medical care for four or more dogs, cats, or other household pets not owned by the pet day care owner or operator on a less than 24-hour basis.
C. Pet Store. Retail sales of animals and/or services, including grooming, for animals on a commercial basis. This classification excludes dog walking and similar pet care services not carried out at a fixed location and excludes pet supply stores that do not sell animals or provide on-site animal services (see Retail, General).
D. Veterinary Service. Medical care for small animals on a commercial basis. This classification allows 24-hour accommodation of animals receiving medical or grooming services but does not include kennels.

Arts and Makers Uses. Uses intended for the creation, manufacturing, performance, exhibition, sale, or assemblage of art and goods by artists and makers. This classification may include the following uses; live-work residential, studios (arts, dance, music, etc.); arts exhibition space; maker's space; breweries or distilleries; artisan shops; media production; clean technology; food preparation; handicraft/custom manufacturing; manufacturing finished parts or products primarily from previously prepared materials; printing; engraving and publishing; furniture and related product manufacturing; college and trade school, public or private; cultural assembly; community garden; cultural institution; or similar uses.

Artist's Studio. Work space for an artist or artisan including individuals practicing one of the fine arts or performing arts, or skilled in an applied art or craft, with incidental retail sales of items produced on-site. Artist's studios do not produce significant odors, fumes, noise, particulate matter emissions, or other disturbances (see Maker's Space).

Automobile/Vehicle Sales and Services. Retail or wholesale business that sell, rent, and/or repair automobiles, trucks, vans, trailers, motorcycles including the following:

A. Automobile/Vehicle Rentals. Point of sale for rental of automobiles, including storage and maintenance.
B. Automobile/Vehicle Sales and Leasing. Sales or leasing of automobiles, boats, motorcycles, trucks, and motor homes, including storage and incidental maintenance.
C. Automobile/Vehicle Service and Repair, Major. Repair of automobiles, trucks, motorcycles, motor homes, boats and recreational vehicles, including the sale, installation, and servicing of related equipment and parts, generally on an overnight basis. This classification includes the servicing and repair of engines, body and fender, transmission, axles, wheels and brake, auto glass services, tire sales and installation, and vehicle painting. Excludes vehicle dismantling or salvaging and tire retreading or recapping.
D. Automobile/Vehicle Service and Repair, Minor. The service and repair of automobiles, light-duty trucks, boats, and motorcycles, including the sale, installation, and servicing

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of related equipment and parts. This classification includes the replacement of small automotive parts and liquids as an accessory use to a gasoline sales station or automotive accessories and supply store, and quick-service oil, tune-up and brake and muffler shops, auto glass sales and replacement, stereo and alarm sales, and tire sales where repairs are made or service provided in enclosed bays and no vehicles are stored overnight. This classification excludes disassembly, removal or replacement of major components such as engines, drive trains, transmissions or axles; automotive body and fender work, vehicle painting or other operations that generate excessive noise, objectionable odors, or hazardous materials, and repair of heavy trucks, limousines or construction vehicles (see Automobile/Vehicle Service and Repair, Major). It also excludes towing services (see Towing and Impound) and fueling stations (see Service Station).

E. Automobile/Vehicle Washing. Washing, waxing, or cleaning of automobiles or similar light vehicles, including self-serve washing facilities.
F. Rental Car Storage. Parking or storage of operable motor vehicles for rental car agencies, leasing agencies, or any company or business engaged in the rental or leasing of motor vehicles, where more than 30 percent of annual rental transactions relating to those parked or stored motor vehicles occurs off site.
G. Service Station. Establishments primarily engaged in retailing automotive fuels or retailing these fuels in combination with activities, such as providing minor automobile/vehicle repair services; selling automotive oils, replacement parts, and accessories; and/or providing food services.
H. Towing and Impound. Establishments primarily engaged in seizing and retaining vehicles, in addition to parking associated towing vehicles.

Banks and Financial Institutions.

A. Banks and Credit Unions. Financial institutions, including Federally-chartered banks, savings associations, industrial loan companies, and credit unions that provide retail banking services to individuals and businesses. This classification includes only those institutions engaged in the on-site circulation of money, and whose deposits are insured by the State or Federal government and/or a State or Federal sponsored entity, including credit unions. This classification specifically excludes other financial services.
B. Other Financial Services. Other financial services are business establishments that provide customers with some form of currency in a transaction as part of an alternative loan product. This use classification may include check cashing, payday loans, vehicle title loans, microfinance loans, or similar. This use classification specifically excludes banks and credit unions.

Alternative Loan Businesses. Establishments that conduct a check cashing business, and/or engage in the business of cashing checks, warrants, drafts, money orders, or other commercial enterprise defined herein. The term “check cashing business” as used herein includes a retail business owned or operated by a “check casher” as that term is defined in California Civil Code Section 1789.31, as amended from time to time. This classification also includes the business of deferred deposits, or “payday lending,” which is defined as an establishment owned or operated by a “licensee,” as that term is defined in California Financial Code Section 23001(d), as amended from time to time. Similar lending services that provide vehicle title

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loans or microfinance loans shall also be included in this classification. Microfinance institutions are characterized by their use of interest rates that are higher than traditional banks and credit unions and typically targeted towards low-income borrowers or borrowers with limited or no credit history. Alternative loan businesses do not include State or federally chartered banks, savings associations, credit unions, or industrial loan companies (see Banks and Credit Unions). They also do not include retail sellers engaged primarily in the business of selling consumer goods, such as consumables to retail buyers, that cash checks or issue money orders incidental to their main purpose or business.

Pawnbroker. Place of business where personal property is received and for which money is advanced, with the right of privilege granted to the person to whom said money is advanced to reclaim such property upon repayment of said money, together with all legal charges incident thereto. This does not include Banks and Credit Unions.

Building Materials Sales and Services. Retail sales or rental of building supplies or equipment. This classification includes lumber yards, tool and equipment sales or rental establishments, and establishments devoted principally to taxable retail sales to individuals for their own use. This definition does not include Construction and Material Yards and hardware stores less than 10,000 square feet in floor area (see Retail Sales) or plant nurseries (see Nurseries and Garden Centers).

Business Services. Establishments that primarily provide goods and services to other businesses on a fee or contract basis, including printing and copying, blueprint services, advertising and mailing, equipment rental and leasing, office security, custodial services, photo finishing, and model building.

Commercial Cannabis Uses. Includes the cultivation, possession, manufacture, distribution, processing, storing, laboratory testing, packaging, labeling, transportation, delivery, or sale of cannabis and cannabis products.

A. Cannabis Delivery-Only Operations. A commercial cannabis use that involves the transfer of cannabis or cannabis products from a fixed location that is not open to the public to a customer at a fixed address specified by the customer pursuant to the applicable state cannabis license.
B. Cannabis Distribution. The procurement, sale, and transport of cannabis and cannabis products between licensees.
C. Cannabis Indoor Cultivation. The cultivation of cannabis for commercial purposes within a fully enclosed, permanent, secure structure. Indoor commercial cannabis cultivation only includes cultivation that exclusively uses artificial lighting as licensed pursuant to State law. For the purposes of this chapter, indoor commercial cultivation does not include cultivation that is legally conducted pursuant to federally-regulated scientific research (see Research and Development).
D. Cannabis Manufacturing. Producing, preparing, propagating, blending, or compounding cannabis or cannabis products either directly or indirectly or by extraction methods, infusion methods, or independently by means of chemical synthesis, or by a combination of extraction and chemical synthesis at a fixed location that packages or repackages cannabis or cannabis products, or labels or re-labels its container, or otherwise making or preparing cannabis products.

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E. Cannabis Testing. Performing scientific analysis of cannabis or cannabis products to determine its chemical profile, the presence of contaminants, or other similar scientific or compositional information as a commercial enterprise.

Commercial Entertainment and Recreation. The Commercial Entertainment and Recreation use type refers to establishments or places of business primarily engaged in the provision of sports, entertainment, or recreation for participants or spectators. The following are Commercial Entertainment and Recreation use types:

A. Indoor Entertainment. Predominantly spectator uses conducted within an enclosed building. Typical uses include movie theaters, arcades, meeting halls, video game activities and competitions such as e-sports, and dance halls.
B. Indoor Sports and Recreation. Predominantly participant sports conducted within an enclosed building. Typical uses include bowling alleys, billiard parlors, ice and roller skating rinks, indoor racquetball courts, athletic clubs, and physical fitness centers. Excludes operations where activities are primarily class- or appointment-based such as yoga studios and personal trainers (see Instructional Services).
C. Outdoor Entertainment. Predominantly spectator uses conducted open or in partially enclosed or screened facilities. Typical uses include sports arenas, racing facilities, and amusement parks.
D. Outdoor Sports and Recreation. Predominantly participant sports conducted in open or partially enclosed or screened facilities. Typical uses include driving ranges, miniature golf courses, golf courses, swimming pools, marinas, and tennis courts.

Crop Production, Limited. Use of land for agricultural production, vine or tree farm, truck garden, apiary, horticulture, vineyard, hopyard, and associated crop preparation and harvesting activities or any other type of agriculture determined to be substantially similar to the above. This use does not include nurseries and greenhouses (see Nurseries and Garden Centers), processing (see Food Preparation), or retail sales of agricultural products from the site (see Retail Sales, General).

Eating and Drinking Establishments. Businesses primarily engaged in serving prepared food and/or beverages for consumption on or off the premises.

A. Bar/Night Club/Lounge. Businesses serving beverages for consumption on the premises as a primary use and including on-sale service of alcohol including beer, wine, and mixed drinks.
B. Coffee Shop/Café. Establishments that primarily serve beverages, such as coffee, juices or sodas for consumption on or near the premises, or a specialty snack, such as ice cream, frozen yogurt, cookies or popcorn.
C. Restaurant, Full Service. Restaurants providing food and beverage services to patrons who order and are served while seated and pay after eating. Takeout service may be provided.
D. Restaurant, Limited Service. Establishments where food and beverages may be consumed on the premises, taken out, or delivered, but where no table service is provided. This classification includes cafeterias, fast-food restaurants, carryout sandwich shops, limitedservice pizza parlors and delivery shops, self-service restaurants, snack bars and takeout restaurants. This classification also includes catering businesses or bakeries that have a

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storefront retail component.

Food and Beverage Sales. Retail sales of food and beverages for off-site preparation and consumption. Typical uses include food markets, convenience markets, grocery stores, liquor stores, and retail bakeries.

A. Convenience Market. Retail establishments that sell a limited line of groceries, prepackaged food items, tobacco, magazines, and other household goods, primarily for offpremise consumption and typically with long or late hours of operation and in a building that is less than 5,000 gross square feet. This classification includes small retail stores located on the same parcel as or operated in conjunction with a service station but does not include specialty food shops.

ceries, prepackaged food items, tobacco, magazines, and other household goods, primarily for offpremise consumption and typically with long or late hours of operation and in a building that is less than 5,000 gross square feet. This classification includes small retail stores located on the same parcel as or operated in conjunction with a service station but does not include specialty food shops.

B. Grocery Store. Retail establishments that primarily sell food, but also may sell other convenience and household goods, and could include a delicatessen or specialty food shop, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and prepared food, and which occupy at least 5,000 square feet dedicated to sales, but not more than 25,000 square feet of gross floor area.
C. Supermarket. Retail establishments that primarily sell food, but also may sell other convenience and household goods, and could include a delicatessen or specialty food shop, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and prepared food, and which occupy more than 25,000 square feet of gross floor area, but not more than 80,000 square feet of gross floor area.

Funeral Parlor and Mortuary. An establishment primarily engaged in the provision of services involving the care, preparation, or disposition of the human remains and conducting memorial services. Typical uses include a crematory, columbarium, mausoleum, or mortuary.

Home Occupation. A commercial use conducted on residential property by the inhabitants of the subject residence, which is incidental and secondary to the residential use of the dwelling. See Section 20.350.023 ("Home Occupations").

Lodging. An establishment providing overnight accommodations to transient patrons for payment for periods of 30 consecutive calendar days or less.

A. Bed and Breakfast. A residential structure that is in residential use with one or more bedrooms dedicated for rental for overnight lodging and where meals may be provided. This use type specifically excludes Short-Term Vacation Rental (see Short-Term Vacation Rental).
B. Hotel and Motel. An establishment providing overnight lodging to transient patrons. These establishments may provide additional services, such as conference and meeting rooms, restaurants, bars, or recreation facilities available to guests or to the general public. This classification includes motor lodges, motels, hostels, extended-stay hotels, and tourist courts, but does not include rooming houses, boarding houses, private residential clubs (see Group Residential), or Bed and Breakfast establishments within a single-unit dwelling.
C. Short-Term Vacation Rental. A single-unit dwelling that is rented to a transient occupant for a period of 30 days or less. The full single-unit dwelling, or a portion of it, can be rented to a transient occupant in a short-term vacation rental use. This classification includes both hosted rentals (the primary resident, or host, is present in the dwelling unit that is being used as a short-term vacation rental) and non-hosted rentals (the host is not present in the

a transient occupant for a period of 30 days or less. The full single-unit dwelling, or a portion of it, can be rented to a transient occupant in a short-term vacation rental use. This classification includes both hosted rentals (the primary resident, or host, is present in the dwelling unit that is being used as a short-term vacation rental) and non-hosted rentals (the host is not present in the

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dwelling unit that is being used as a short-term vacation rental).

Maintenance and Repair Services. Establishments engaged in the maintenance or repair of office machines, household appliances, furniture, and similar items. This classification excludes maintenance and repair of vehicles or boats (see Automotive/Vehicle Sales and Services) and personal apparel (see Personal Services).

Maker’s Space. A workspace for an artist or artisan or for a group of artists or artisans practicing an applied art or craft. Production involves only the use of hand tools or small mechanical equipment. Typical uses include jewelry-making, pottery and ceramic studios with a kiln, glassblowing, metalworking, woodworking, and other arts with some associated impacts related to odors, fumes, noise, particulate matter emissions, or other disturbances. May include incidental direct sale to consumers of only those goods produced on site. For uses with no associated impacts, see Artist’s Studio.

Mobile Vendor Services. A self-contained truck or trailer or non-motorized push cart that is readily movable without disassembling, and is used to sell merchandise, prepare and serve food and beverages, or provide other services. All food sold must be prepared on site.

Nurseries and Garden Centers. Establishments primarily engaged in retailing nursery and garden products—such as trees, shrubs, plants, seeds, bulbs, and sod—that are predominantly grown elsewhere. These establishments may sell a limited amount of a product they grow themselves. Fertilizer and soil products are stored and sold in package form only. This classification includes wholesale and retail nurseries offering plants for sale.

Offices. Offices of firms or organizations providing professional, executive, management, administrative or design services, such as accounting, architectural, computer software design, engineering, graphic design, interior design, investment, and legal offices, excluding banks, and savings and loan associations (see Banks and Financial Institutions). This classification also includes offices where medical and dental services are provided by physicians, dentists, chiropractors, optometrists, and similar medical professionals, including medical/dental laboratories within medical office buildings but excluding clinics or independent research laboratory facilities and hospitals (see Hospitals and Clinics).

(see Banks and Financial Institutions). This classification also includes offices where medical and dental services are provided by physicians, dentists, chiropractors, optometrists, and similar medical professionals, including medical/dental laboratories within medical office buildings but excluding clinics or independent research laboratory facilities and hospitals (see Hospitals and Clinics).

A. Business and Professional. Offices of firms or organizations providing professional, executive, management, or administrative services, such as accounting, architectural, computer software design, engineering, graphic design, interior design, legal offices and tax preparations offices.
B. Medical and Dental. Office use providing consultation, diagnosis, therapeutic, preventive, or corrective personal treatment services by doctors, dentists, medical and dental laboratories, and similar practitioners of medical and healing arts for humans licensed for such practice by the State of California. Incidental medical and/or dental research within the office is considered part of the office use, where it supports the on-site patient services.
C. Walk-In Clientele. An office business providing direct services to patrons or clients that may or may not require appointments. This use type includes employment agencies, insurance agent offices, real estate offices, travel agencies, utility company offices and offices for elected officials. It does not include banks (see Banks and Credit Unions) or check-cashing facilities (see Other Financial Services).

Parking Services. Surface lots and structures offering parking to the public with or without a fee when such use is not considered accessory parking to another activity or use.

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A. Commercial Parking. Privately owned or operated surface lots and structures offering parking to the public with or without a fee. Commercial parking facilities provide parking that is not considered accessory parking to a specific use.
B. Public Parking. City-owned and operated surface lots and structures offering parking to the public with or without a fee.

Personal Services.

A. General Personal Services. Provision of recurrently needed services of a personal nature. This classification includes barber and beauty shops, nail salons, personal trainers, spa/ wellness center, seamstresses, tailors, dry cleaning drop-off/pick up (excluding cleaning plants, see Industry, Limited), shoe repair shops, self-service laundries, photocopying and photo finishing services, and travel agencies mainly intended for the consumer.

urrently needed services of a personal nature. This classification includes barber and beauty shops, nail salons, personal trainers, spa/ wellness center, seamstresses, tailors, dry cleaning drop-off/pick up (excluding cleaning plants, see Industry, Limited), shoe repair shops, self-service laundries, photocopying and photo finishing services, and travel agencies mainly intended for the consumer.

B. Instructional Services. An establishment that offers specialized programs in personal growth and development such as music, martial arts, photography, vocal, fitness, yoga, dancing, and academic tutoring. Attendance is typically limited to hourly classes rather than full-day instruction. These establishments do not grant diplomas or degrees, though instruction could provide credits for diplomas or degrees granted by other institutions. Retail sales are permitted as an accessory use.
C. Massage Business. Any business that offers massage therapy in exchange for compensation, whether at a fixed place of business or at a location designated by the customer or client through outcall massage services. Also includes businesses that offer any combination of massage therapy and bath facilities, including, but not limited to, showers, baths, wet and dry heat rooms, pools and hot tubs. The term “massage business” includes a certified massage practitioner who is the sole owner, operator and employee of a massage business operating as a sole proprietorship. Exempted from this definition are physicians, surgeons, chiropractors, osteopaths, nurses or any physical therapists who are duly licensed to practice their respective professions in the State of California and persons working directly under the supervision of or at the direction of such licensed persons, working at the same location as the licensed person, and administering massage services subject to review or oversight by the licensed person.
D. Tattoo or Body Modification Parlor. An establishment whose principal business activity is one or more of the following: (1) using ink or other substances that result in the permanent coloration of the skin through the use of needles or other instruments designed to contact or puncture the skin; or (2) creation of an opening in the body of a person for the purpose of inserting jewelry or other decoration.

Retail Sales.

A. General Sales. The retail sale or rental of merchandise not specifically listed under another use classification. This classification includes retail establishments with 80,000 square feet or less of sales area; including department stores, clothing stores, furniture stores, pet supply stores, small hardware stores (with 10,000 square feet or less of floor area), and businesses retailing the following goods: toys, hobby materials, handcrafted items, jewelry, cameras, photographic supplies and services (including portraiture and retail photo processing), medical supplies and equipment, pharmacies, electronic equipment, records, sporting goods, kitchen utensils, hardware, appliances, antiques, art galleries, art supplies and services, paint and wallpaper, carpeting and floor covering, office supplies, bicycles,

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video rental, and new automotive parts and accessories (excluding vehicle service and installation, see Automobile/Vehicle Service and Repair, Major and Minor). Retail sales may be combined with other services such as office machine, computer, electronics, and similar small-item repairs.

B. Firearm Sales. An establishment engaged in selling, dealing in, trading, transferring, or storing of firearms and ammunition.
C. Large Format Retail. Retail establishments over 80,000 square feet in size that sell merchandise and/or bulk goods primarily for individual consumption, including, but not limited to, department stores, home improvement stores, membership warehouses which emphasize bulk sales to the general public as well as to other businesses, and other big box format stores. Large format retail uses may include a limited (5,000 square feet or less) grocery store sales component. This use type specifically excludes Superstores (see Superstore).
D. Off-Price Merchandise. Retail establishments that sell a variety of overstock, off-season, or defective goods, including “99 cent” and “dollar” stores.
E. Outdoor Market. Any indoor or outdoor place, in an approved location, or for an approved activity where new or used goods or secondhand personal property is offered for sale or exchange to the general public by a multitude of individual licensed vendors, usually in compartmentalized spaces. The term swap meet is interchangeable with and applicable to: flea markets, auctions, open air markets, farmers markets, or other similarly named or labeled activities; but the term does not include the usual supermarket (see Grocery Store or Supermarket) or department store retail operations (see Retail, General Sales).

ltitude of individual licensed vendors, usually in compartmentalized spaces. The term swap meet is interchangeable with and applicable to: flea markets, auctions, open air markets, farmers markets, or other similarly named or labeled activities; but the term does not include the usual supermarket (see Grocery Store or Supermarket) or department store retail operations (see Retail, General Sales).

F. Second Hand Store. A retail establishment that buys and sells used products that may include clothing, furniture and household goods, jewelry, household appliances, musical instruments, business machines and office equipment, hand tools, and similar items. This use does not include bookstores, antique stores (see Retail, General Sales), junk dealers, scrap/dismantling yards, sale of used cars or other vehicles (see Automobile/Vehicle Sales and Leasing), or pawn shops (see Pawnbroker).
G. Superstore. Retail establishments (over 80,000 square feet of sales area) that serve as a one-stop shopping destination by offering a wide variety of goods and merchandise, often at a discounted price. They are distinguished by their size, and by the inclusion of grocery sales. Superstores typically feature a full-service food and beverage retail sales area that exceeds 5,000 square feet of the gross floor area, and could include a delicatessen, baked goods, frozen foods, fruits, vegetables, meats, cheeses, dairy, and prepared food. A superstore may also feature various business centers, such as a bank, pharmacy, vision center, pet center, photo center, and prepared food outlet(s).

Shopping Center. Cluster of retail stores that provide off-street parking. Shopping centers are classified as community, neighborhood and regional centers.

A. Community Shopping Center. A shopping center greater than or equal to 100,000 and less than 400,000 square feet of gross floor area, capable of supporting two or more retail or commercial businesses. May include anchor tenants such as a discount department store and other outlets such as grocery, clothing, or furniture stores. Larger than a neighborhood center, but smaller than a regional center.

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B. Neighborhood Shopping Center. A shopping center generally between 30,000 and less than 100,000 square feet of gross floor area, typically anchored by a grocery store, providing goods for day-to-day living and personal services. May include food, pharmancy, laundry and dry cleaner, beauty parlor and shoe repair.
C. Regional Shopping Center. A shopping center generally totaling 400,000 square feet or more of gross floor area, typically anchored by three or more anchor stores and a number of retail outlets. May include full-line department stores, supermarket, a bank and a pharmacy.
(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023; Ord. 1656, 6/12/2024; Ord. 1677-2025, 9/10/ 2025)

§ 20.620.050. Industrial/R&D Use Classifications. ¶

Clean Technology. A facility for technical research and the design, development, and testing of technology that uses less material and/or energy, generates less waste, and causes less environmental damage than the alternatives.

Construction and Material Yard. Storage of construction materials or equipment on a site other than a construction site.

Contractor Shop. An establishment for specialized business activities related to building construction. This classification includes establishments for trades such as painting, carpentry, plumbing, heating, air-conditioning, roofing, landscaping, cabinetmaking, and sign-making.

Food Preparation. Cooking, processing, packaging, and shipping of food products for off-site sales. Typical uses include wholesale bakeries, catering services, and commissary kitchens. This classification includes wineries and micro-breweries.

Handicraft/Custom Manufacturing. Manufacture of a wide range of products to serve niche or specialty markets. Includes the manufacture of crafts, art, sculpture, stained glass, jewelry, apparel, electronic components, medical instrumentation or devices, nanotechnology components and similar at a smaller scale than industry sub-classifications. Custom manufacturing facilities may use innovative technology such as advanced robotics, artificial intelligence, 3-D printing, automation, and sustainable and green processes and typically require only a small amount of raw materials, area and power. These facilities do not generate excessive noise, particulate matter, vibration, smoke, dust, gas fumes, odors, vehicle traffic or other nuisances.

Industry.

A. General. Manufacturing of products from extracted or raw materials or recycled or secondary materials, or bulk storage and handling of such products and materials, where operations are conducted primarily within an enclosed building. This classification includes operations such as biomass energy conversion; food and beverage processing; textile mills; production apparel manufacturing; photographic processing plants; leather and allied product manufacturing; wood product manufacturing; paper manufacturing; chemical manufacturing; plastics and rubber products manufacturing; nonmetallic mineral product manufacturing; primary metal manufacturing; fabricated metal product manufacturing; recycling materials processing facilities in which post-consumer materials are sorted, condensed, baled, or transformed; and automotive, ship, aircraft, and heavy equipment manufacturing.
B. Heavy/High Impact. Activities that include high impact or hazardous manufacturing

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processes. This classification includes industrial operations where operations are conducted primarily outdoors. Characteristics of heavy industry include, but are not limited to, heavy trucking activity, noise, emissions requiring Federal or State environmental permits, use of large quantities of hazardous materials (as defined by the U.S. Environmental Protection Agency), and requirements for specialized permits from Federal and State occupational health and safety agencies.

C. Limited. Establishments engaged in light industrial activities taking place primarily within enclosed buildings and producing minimal impacts on nearby properties. This classification includes operations such as manufacturing finished parts or products primarily from previously prepared materials; commercial laundries and dry cleaning plants; mobile home manufacturing; monument works; printing, engraving and publishing; computer and electronic product manufacturing; furniture and related product manufacturing; and industrial services.

Recycling Facility. A facility for receiving, temporarily storing, transferring and/or processing materials for recycling, reuse, or final disposal. A certified recycling facility or certified processor means a recycling facility certified by the California Beverage Container Recycling and Litter Reduction Act. A recycling facility does not include storage containers or processing activity located on the premises of a residential, commercial or manufacturing use (see Warehousing, Storage, and Distribution) and used solely for the recycling of material generated by that residential property, business or manufacturer. This use type does not include waste transfer facilities that operate as materials recovery, recycling, and solid waste transfer operations (see Waste Transfer Facility).

A. Collection Facility. A center for the acceptance, by donation, redemption, or purchase, of recyclable materials from the public where limited processing and storing of such items is conducted on-site.
B. Intermediate Processing Facility. A facility that receives, sorts, compresses or bales, and stores recyclable materials for efficient transfer to other processing facilities or to an enduser.

Research and Development. A facility for scientific research and the design, development, and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and biotechnology components and products in advance of product manufacturing. Includes assembly of related products from parts produced off site. Research and development uses may include substantial laboratory space and/or other equipment for testing and development, as well as office settings with computers and related electronic equipment. On-site manufacturing activity must be secondary to the research and development activities. Where manufacturing is a primary use, see Industry, General.

Used Farm and Construction Equipment Sales. The sale of used heavy equipment for use in agriculture or construction.

Warehousing, Storage, and Distribution. Storage and distribution facilities without sales to the public on site or direct public access except for public storage in small individual space exclusively and directly accessible to a specific tenant. This classification includes miniwarehouses.

A. Chemical, Mineral, and Explosives Storage. An establishment for specialized storage of hazardous materials including, but not limited to: bottled gas, chemicals, minerals and ores, petroleum or petroleum-based fuels, fireworks, and explosives. This classification excludes

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chemicals ancillary to a research and development use.

B. Freight/Truck Terminal and Warehouse. Facilities that handle third party goods for local or worldwide freight, courier, local messenger, and postal services by truck or rail. This includes fulfillment centers and parcel sorting centers, which provide storage and distribution of e-commerce products to consumers or end-users, either directly or through a Parcel Hub.
C. Indoor Warehousing and Storage. Storage within an enclosed building of commercial goods prior to their distribution to wholesale and retail outlets and the storage of industrial equipment, products and materials including, but not limited to, automobiles, feed, and lumber. Also includes cold storage, draying or freight, moving and storage, and warehouses. This classification excludes chemical, mineral, and explosives storage and freight/truck terminal and warehouse uses.
D. Outdoor Storage. The keeping, in an unroofed area, of any goods, junk, material, merchandise, or vehicles in the same place for more than 72 hours, except for the keeping of building materials required for construction work on the premises pursuant to a valid and current building permit issued by the City.
E. Parcel Hub. A “Last Mile” facility or similar establishment for the processing and/ or redistribution of parcels or products. A Parcel Hub’s primary function is moving a shipment from one mode of transport to vehicles with rated capacities less than 10,000 pounds, for delivery directly to consumers or end-users primarily within a 10-mile radius.
F. Personal Storage. Facilities offering enclosed storage with individual access for personal effects and household goods including mini-warehouses and mini-storage. This use excludes workshops, hobby shops, manufacturing, or commercial activity (see Retail Sales, General Sales).
G. Wholesaling, Distribution, and Logistics. Indoor storage and sale of goods to other firms for resale; storage of goods for transfer to retail outlets of the same firm; or storage and sale of materials and supplies used in production or operations. Wholesalers are primarily engaged in business-to-business sales but may sell to individual consumers through mail or internet orders. Facilities normally operate from a warehouse or office having little or no display of merchandise and are not designed to solicit walk-in traffic. This classification does not include wholesale sale of building materials (see Building Materials Sales and Services).
(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023; Ord. 1656, 6/12/2024)

§ 20.620.060. Transportation, Communication, and Utilities. ¶

Airports and Heliports. Facilities for the takeoff and landing of airplanes and helicopters, including runways, helipads, aircraft storage buildings, public terminal building and parking, and support activities such as airport operations and air traffic control, incidental retail sales, coffee shops and snack shops.

Communication Facilities. Facilities for the provision of broadcasting and other information relay services through the use of electronic and telephonic mechanisms.

A. Antenna and Transmission Towers. Broadcasting and other communication services accomplished through electronic or telephonic mechanisms, as well as structures designed to support one or more reception/transmission systems. Examples of transmission towers

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include, but shall not be limited to, radio towers, television towers, telephone exchange/ microwave relay towers, and cellular telephone transmission/personal communications systems towers.

B. Facilities within Buildings. Includes radio, television, or recording studios; telephone switching centers; excludes Antenna and Transmission Towers.

Fleet-Based Services. Passenger transportation services, local delivery services, medical transport, and other businesses that rely on fleets of three or more vehicles. This classification includes parking, dispatching, and offices for taxicab and limousine operations, ambulance services, non-emergency medical transport, home cleaning services, pedicab services, and similar businesses. This classification does not include towing operations (see Automobile/ Vehicle Sales and Service, Towing and Impound), taxi or delivery services with two or fewer fleet vehicles on site (see Business Services), facilities that handle third party goods for local or worldwide delivery (see Freight/Truck Terminal and Warehouse) or last mile parcel processing/ redistribution facilities (see Parcel Hub).

Transportation Passenger Terminals. Facilities for passenger transportation operations. This classification includes rail stations, bus terminals, ferry terminals, and scenic and sightseeing facilities, but does not include terminals serving airports or heliports (see Airports and Heliports).

Utilities, Major. Generating plants, electric substations, solid waste collection, including transfer stations and materials recovery (recycling processing) facilities, solid waste treatment and disposal, water or wastewater treatment plants, and similar facilities of public agencies or public utilities.

Utilities, Minor. Facilities necessary to support established uses involving only minor structures, such as electrical distribution lines, and underground water and sewer lines.

Waste Transfer Facility. A facility that operates as a materials recovery, recycling and solid waste transfer operation providing solid waste recycling and transfer services for other local jurisdictions and public agencies that are not located within the City of South San Francisco. The facility sorts and removes recyclable materials (including paper, metal, wood, inert materials such as soils and concrete, green waste, glass, aluminum and cardboard) through separation and sorting technologies to divert these materials from the waste stream otherwise destined for landfill.

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

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