Local zoning · South San Francisco

South San Francisco — Design Review

Q: Who can approve small sign programs or residential additions?

The Chief Planner may approve sign programs under 300 sq ft and additions to one‑, two‑ and three‑unit residential structures without a Design Review Board recommendation (§ 20.480.003.A).

Q: How does grading on steep slopes affect design review?

If a lot has an average slope of 30% or greater , grading approval requires additional findings showing necessity, minimization of disturbance, consistency with the General Plan/Specific Plans and that the project will not be materially detrimental to neighbors (§ 20.480.007.B).

Design Review under the South San Francisco local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

South San Francisco’s approach to design review is codified in Title 20 (Zoning) as a discrete chapter that establishes who reviews projects, what elements are reviewed, the findings required for approval, and the procedures for notice, appeals, and enforcement. Design review evaluates site layout, building massing, materials/colors, landscaping, signs, parking, and conformance with adopted design standards (Citywide Site & Building Design Standards) and any applicable Specific Plan or Master Plan guidelines (§ 20.480.003–.011).

This page explains how the ordinance assigns review responsibility, the standards the Review Authority uses, and how design review interacts with district- and specific-plan-level standards (for example the Oyster Point Specific Plan and Lindenville Specific Plan) so applicants and homeowners can know when and how design review will affect a project. See the City’s pages on development standards, parking, overlays, ADUs, and the local zoning overview for related rules: South San Francisco Development Standards, South San Francisco Parking, South San Francisco Overlay Districts, and South San Francisco ADUs. Also note state construction rules in the California Building Standards Code.

How Design Review is Organized (citywide rules)

Review authority and assignment:
- Chief Planner may act as decision-maker for limited items (e.g., sign programs < 300 sq ft and additions to one-, two-, and three-unit residences) and may approve, conditionally approve or deny other items after considering the Design Review Board’s recommendation (§ 20.480.003.A).
- Design Review Board (five appointed members; at least two licensed architects and at least two with landscape/landscape-related expertise) reviews projects and forwards recommendations to the Chief Planner or Planning Commission (§ 20.440.004).
- Planning Commission has design review authority for projects requiring Planning Commission approval (Use Permits, Variances) and for all new commercial, downtown, employment, mixed-use, office and multifamily developments (§ 20.480.003.C).
Scope of review: The ordinance requires design review to consider building proportions/massing/architectural details; site design and building orientation; parking layout; exterior colors/materials; fences/walls/screening; landscaping and irrigation; and signs (§ 20.480.005).
Standards and findings: Review authorities must evaluate projects against zoning standards and the Citywide Site and Building Design Standards (Chapter 20.310), the General Plan and any applicable Specific Plan or adopted design guidelines. Approval is only allowed when required findings are met (§ 20.480.006–.007).
Procedure highlights: Applications follow the Common Procedures in Chapter 20.450. Design review may be processed concurrently with Use Permits or Variances; notice requirements differ when design review is the sole discretionary approval (a 10‑day public posting at the Planning Division) (§ 20.480.004). Decisions by the Chief Planner may be appealed to the Planning Commission and Commission decisions may be appealed to City Council as specified in Chapter 20.570 (§ 20.480.010).
Enforcement link to permits: No building permit or Certificate of Occupancy will be issued unless required design review approval has been secured and project plans comply with approved design review conditions (§ 20.480.011).

District-by-district breakdown

Below are South San Francisco zones and specific-plan districts where design review has distinct rules or standards. Each subsection summarizes purpose, typical uses subject to design review, key dimensional or design standards invoked during review, and where the district applies.

Oyster Point Specific Plan District (Oyster Point)

Purpose: Implement a coherent, mixed-use redevelopment of Oyster Point with site- and building-level design standards and specific Precise Plan/architectural guidelines; the Specific Plan contains architecture, landscaping, signage, parking, and urban design guidelines that govern design review. (§ 20.230.007).
Typical projects subject to design review: Precise Plans, new commercial and mixed-use buildings, parking structures, and any development requiring a Precise Plan — all referred to the Design Review Board and Planning Commission (Precise Plan review routed to the Design Review Board, which forwards recommendations to the Planning Commission) (§ 20.230.010; review & decision procedures).
Key design expectations: façades over 150 feet must use modulation/articulation; parking structures must downplay presence and include articulation; building entrances and open space design are expressly regulated (§ 20.230.007–.008). Oyster Point also ties FAR and parking to planning-area specific standards and Transportation Demand Management requirements (§ 20.230.005).
Where it applies: The Oyster Point Specific Plan area; Precise Plan approvals carry forward so long as projects conform to the Precise Plan (see § 20.230.010, effect of Precise Plan approval).

Genentech Master Plan District (GMP)

Purpose: Implements campus master plan standards unique to the Genentech campus and requires design review consistent with the Genentech facility design guidelines and the Design Review Board process (§ 20.260.006.D).
Typical projects: Large additions, accessory buildings, parking facilities, and other campus changes—some items are handled via Minor Use Permit or Conditional Use Permit, and design review applies to projects not otherwise exempt (§ 20.260.006).
Key standards: Projects must meet Genentech-specific design checklists, facility design guidelines, and the General Plan; annual development review by the Planning Commission is required (§ 20.260.006.D–E).
Where it applies: Genentech campus / GMP zoning area defined in the Zoning Map and GMP chapter.

Lindenville Specific Plan / Transect zones (including T4 Lindenville (T4L))

Purpose: Lindenville is a Specific Plan with form-based design standards; certain form-based zones (T3ML, T4L, T5L) have explicit building massing, frontage, and façade composition controls that the design review process enforces (§ 20.150.008–.010; § 20.135.020).
Typical projects: New mixed-use residential buildings, ground-floor commercial, and site redevelopments. Precise Plans are required where the Specific Plan so mandates and are subject to Design Review Board referral (§ 20.150.008; § 20.230.010).
Key standards: minimum and maximum residential densities, build-to areas and frontage rules, lot coverage and maximum heights (e.g., T4L: FAR and minimum densities specified, 65 ft height limit in T4L in some contexts), and specific frontage/build-to requirements are enforced during design review (§ 20.135.020).
Where it applies: Lindenville Specific Plan area and corresponding transect-form zones on the City’s zoning map.

Downtown / Caltrain Station Area Districts (DRL, DRM, DRH and commercial subdistricts)

Purpose: Downtown districts aim to concentrate mixed-use, transit-oriented development with design controls to retain historic fabric, encourage pedestrian activity and require higher ground-floor heights for active uses (§ 20.090.001).
Typical projects: New mixed-use buildings, infill multifamily, commercial façades, public-realm improvements — many of these require Planning Commission-level design review for new multifamily and mixed-use projects (§ 20.480.003.C; downtown development standards in § 20.090.003).
Key dimensional standards used in review: front setbacks at property line or measured from curb, minimum ground-floor heights for nonresidential uses (typically 15 ft ground-floor minimum), maximum building heights by subdistrict (e.g., up to 85 ft in some Downtown subdistricts—see Table 20.090.003), and open-space/landscaping requirements that design review enforces. (§ 20.090.003).
Where it applies: Downtown/Caltrain Station Area zoning districts as mapped in Chapter 20.090.

Form-Based / Transect Residential Districts (T3N, T3ML, T4L, T5L, RM-22, RH-180)

Purpose: Transect and residential districts regulate frontage types, transitions to adjacent lower-scale areas, and objective form-based standards that the Review Authority enforces during design review (§ 20.135.020; Table 20.135.020).
Typical projects subject to design review: New multi-unit housing, mixed-use buildings, and projects that require changes to bulk, massing, or exterior materials. Single-family additions may be limited to objective-standards review (§ 20.480.003.B).
Key standards: setbacks, build-to zones, lot coverage limits (for example lot coverage and height standards are codified per transect zone), parking siting and minimum open space requirements; the Citywide Site & Building Design Standards (Chapter 20.310) provide additional detail used during review (§ 20.310.*; § 20.135.020).
Where it applies: Transect zoning areas across the city as mapped in Chapter 20.135.

Quick reference table — decision‑critical items

Decision topic	What the reviewer looks for / permit trigger	Code reference
Who decides	Chief Planner (minor signs, small residential additions), Design Review Board (recommends), Planning Commission (major commercial/multi‑family & Use Permit projects)	§ 20.480.003; § 20.440.004
Scope of review	Massing/proportions, site layout, parking layout, materials/colors, fences/screening, landscaping, signs	§ 20.480.005
Standards used	Citywide Site & Building Design Standards (Chapter 20.310), General Plan, Specific/Master Plan guidelines	§ 20.480.006; Chapter 20.310
Exemptions & ministerial items	ADUs, certain small sign changes, SB9 parcels, projects required to be ministerial by State law	§ 20.480.003 (list of exemptions)
Findings required to approve	Consistent with ordinance standards, General Plan, design guidelines, and any prior approvals (maps, Use Permit, Variance)	§ 20.480.007

Checklist — what an applicant must submit / satisfy for Design Review

Complete application form and fee as required by Chapter 20.450 (Common Procedures) (§ 20.480.004.A).
Site plan showing building footprint, setbacks, parking layout and drive aisles, utilities, and grading (if applicable) — include plans per Precise Plan requirements when a Specific Plan requires it (§ 20.230.010; § 20.140.005).
Dimensioned elevations with materials and color samples; roof profiles and screening details for mechanical equipment (§ 20.230.007; § 20.300.012).
Landscape plan and irrigation; screening for adjacent residential districts and screening of mechanical/electrical equipment (§ 20.230.008; § 20.300.012).
Sign program with scaled sign drawings if applicable (signs < 300 sq ft may be admin) (§ 20.360; § 20.480.003.A).
Parking layout and counts consistent with Chapter 20.330 and any Specific Plan or Precise Plan parking rules (see Oyster Point/TDM requirements) — consult City parking standards early (/us/california/south-san-francisco/parking).
Compliance statement showing conformance with applicable Specific Plan provisions (e.g., Oyster Point or Lindenville design guidelines) and Chapter 20.310 Citywide Site & Building Design Standards (§ 20.480.006; § 20.310.*).

Verify submittal checklists with Planning Division staff; some Specific Plans require additional “Precise Plan” documentation (e.g., full utilities, grading, and sign details). (§ 20.230.010; § 20.230.005–.009).

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a project is exempt (ADU, SB9, ministerial housing)	Some projects that look discretionary are expressly exempt from design review under State housing rules or § 20.480.003 exemptions — relying on an exemption when it does not apply can delay approvals.	Confirm whether the project meets the exemption language in § 20.480.003; if uncertain, verify with the Chief Planner and City Attorney (§ 20.480.003 lists ADUs and SB9 and other ministerial projects).
Who is the decision-maker	The Chief Planner can approve some items administratively; other projects go to the Design Review Board/Planning Commission. Mis‑routing can cause re‑submittals.	Confirm decision body early: check § 20.480.003 and whether the project requires a Use Permit or Variance (requires Planning Commission) (§ 20.480.003.C).
Conflicts between Specific Plan standards and Citywide standards	Specific Plans (Oyster Point, Lindenville, Genentech) often contain their own required guidelines that prevail for that area; design review will enforce the Specific Plan in addition to Chapter 20.310.	Identify applicable Specific Plan section (e.g., § 20.230.007 for Oyster Point; § 20.150.008 for Lindenville) and list the controlling standards in your application.
Grading on steep slopes (>30%)	Grading on slopes ≥30% requires additional findings and is more likely to be denied or conditioned; it can trigger environmental review.	If site slope is ≥30%, prepare grading data and be ready to meet findings in § 20.480.007.B.
Relationship to building permits / Title 24 issues	Design review is a land‑use (zoning) review; building permit technical compliance (including the California Building Standards Code) is separate but a building permit will not issue until design review conditions are met (§ 20.480.011).	Design review approval is required before issuance of building permits when the project is subject to Chapter 20.480; coordinate with Building Division early.

Plain‑English Summary

If you are changing the outside of a building or site in South San Francisco — adding mass, changing materials/colors, altering parking, or putting up new signs — the city’s design‑review process examines whether your plans meet the citywide design standards and any Specific Plan rules for your neighborhood. Small residential additions and certain state‑mandated housing projects may be reviewed only to objective standards or be exempt, but larger commercial, downtown, mixed‑use and multi‑family projects will go before the Design Review Board and often the Planning Commission. Always confirm the required decision body, the required submittal materials, and which Specific Plan standards apply to your parcel (e.g., Oyster Point, Lindenville, Genentech) because those are enforced during design review (§ 20.480.003–.011; § 20.230.005–.010; § 20.150.008).

Source References

Title 20, Chapter 20.480 “Design Review” — procedures, assignment, scope, criteria, required findings, conditions, notice, appeals, enforcement (§ 20.480.003 – § 20.480.011). Downloaded from https://ecode360.com/SO5016 (municipal zoning text).
Citywide Site and Building Design Standards — Chapter 20.310 (standards used by Review Authority during design review).
Oyster Point Specific Plan — design guidelines, Precise Plan procedures, buildings & landscaping standards (§ 20.230.005 – § 20.230.010).
Lindenville Specific Plan / form-based zones (T3ML, T4L, T5L) — form, frontage, density, and design standards (§ 20.150.005 – § 20.150.010; § 20.135.020).
Genentech Master Plan District (GMP) design review rules and required checklists (§ 20.260.006.D–E).
Design Review Board establishment, membership and duties (§ 20.440.004) and Planning Commission powers to adopt design review guidelines (§ 20.440.003).

If you need the direct municipal code pages for any of the cited sections, request the specific § and I will paste the exact code excerpt and URL for the eCode360 page for that section. Verify parcel-specific applicability with the Planning Division (some mapping and Specific Plan applicability are parcel-specific).

Sources

Retrieved passages

South San Francisco Zoning Code (§ 2) High relevance
South San Francisco Zoning Code (§ 2) High relevance
South San Francisco Zoning Code (Section 20.310.002) High relevance
South San Francisco Zoning Code (title without) High relevance
South San Francisco Zoning Code (chapter and) High relevance
South San Francisco Zoning Code (Chapter 20.570) High relevance
South San Francisco Zoning Code (title without) High relevance
South San Francisco Zoning Code (Chapter 20.490) High relevance
South San Francisco Zoning Code (§ 20.140.005) Medium relevance
South San Francisco Zoning Code (§ 20.440.003) Medium relevance
South San Francisco Zoning Code (§ 20.230.005) Medium relevance
South San Francisco Zoning Code (Chapter 20.390) Medium relevance
South San Francisco Zoning Code (§ 20.300.011) Medium relevance
South San Francisco Zoning Code (§ 2) Medium relevance
South San Francisco Zoning Code (§ 20.150.010) Medium relevance
South San Francisco Zoning Code (Chapter 20.300.003) Medium relevance

Cited sections

Official South San Francisco code library

Frequently asked questions

Do I need design review in South San Francisco for a new multi‑family building?

Yes. New multifamily development in form‑based and downtown/mixed‑use districts is subject to design review by the Design Review Board and typically decided by the Planning Commission; the Planning Commission is the decision authority for all new commercial, downtown, employment, mixed‑use, office and multifamily developments (§ 20.480.003.C).

What does the Design Review Board evaluate?

The Board evaluates building proportions, massing, architectural details, site layout, parking and paved areas, exterior materials/colors, fences and screening, landscaping and irrigation, and sign design — the full scope listed in § 20.480.005.

Are ADUs subject to design review in South San Francisco?

ADUs are called out among projects that may be exempt from discretionary design review; where design review does apply to ADUs it is limited to compliance with base‑zone development standards and the objective standards in Chapter 20.310 (§ 20.480.003 and related provisions). Verify specifics with the Chief Planner because some local objective standards may still apply.

Who can approve small sign programs or residential additions?

The Chief Planner may approve sign programs under 300 sq ft and additions to one‑, two‑ and three‑unit residential structures without a Design Review Board recommendation (§ 20.480.003.A).

What findings must the Review Authority make to approve design review?

A design review approval requires findings that the project is consistent with this Ordinance’s standards, the General Plan and applicable Specific Plans, any adopted design guidelines, and any related tentative maps, Use Permits or Variances (§ 20.480.007).

If the Chief Planner approves, can that decision be appealed?

Yes — Chief Planner decisions are appealable to the Planning Commission; Planning Commission decisions may be appealed to the City Council per Chapter 20.570 procedures (§ 20.480.010).

Does design review control building‑code issues like egress or fire ratings?

No. Design review enforces zoning/design standards. Technical building code compliance (e.g., Title 24/California Building Standards Code) is evaluated through the Building Division during permitting; however, no building permit or Certificate of Occupancy will issue until required design review approvals have been obtained (§ 20.480.011). See the California Building Standards Code.

Do Specific Plans override citywide design rules?

Yes — Specific Plans (for example Oyster Point and Lindenville) include district‑specific design guidelines and standards that the Review Authority enforces during design review; when conflicts exist the Specific Plan provisions govern within the Specific Plan area (§ 20.150.008; § 20.230.007).

What information will the Planning Division post when design review is the only discretionary approval?

When design review is the only discretionary approval, the Planning Division posts notice of the proposed action at least 10 days prior to the decision; the notice must include a project description, location, decision date, comment and appeal procedures (§ 20.480.004.D).

How does grading on steep slopes affect design review?

If a lot has an average slope of 30% or greater, grading approval requires additional findings showing necessity, minimization of disturbance, consistency with the General Plan/Specific Plans and that the project will not be materially detrimental to neighbors (§ 20.480.007.B).

Ask about any South San Francisco property

Get a cited, plain-English answer on South San Francisco zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial