South San Francisco — Historic Preservation

Last reviewed: July 2, 2026

Overview

South San Francisco's zoning ordinance integrates historic preservation into the City’s design review and entitlement processes; the Planning Commission may designate historic resources and Certificate of Alteration approval is required for demolition/major work affecting designated resources. Design review authority, site-clearance checks, and construction protection standards (including vibration analysis near historic structures) are the primary tools in the zoning code for protecting historic fabric. Key controlling provisions are in Chapters 20.440 (Planning Commission duties), 20.470 (Site Clearance), 20.480 (Design Review), and the City’s Performance Standards (§ 20.300.010) for construction near historic structures.

Note: this page covers only what the South San Francisco zoning/planning ordinance says about historic preservation (designation, review, and protections). For building-code compliance (Title 24), permits, or tenant/housing law see the Building Division and State codes. Link references below follow the City menu where these related topics are discussed: see Design Review, Parking, Development Standards, Overlay Districts, ADUs, and the state building code for connections to this topic.

How the code handles historic resources (high-level)

• The Planning Commission has the authority to designate historic resources and to issue Certificates of Alteration for alteration, demolition, or construction affecting designated historic resources; it also conducts design review of applications involving designated historic resources. § 20.440.003
• Design review applies to demolition, relocation, alteration, or new construction affecting designated historic resources; the Review Authority (Chief Planner, Design Review Board, or Planning Commission) must apply the design-review criteria and findings when considering such projects. § 20.480.003–.007
• The Site Clearance process includes review for and issuance of Certificates of Alteration; no ministerial clearance is to be issued without confirming compliance with the historic-resource requirements. § 20.470.003
• Construction near designated historic structures triggers the Performance Standards’ Historic Structure Protection rules (vibration analysis and mitigation tied to Caltrans thresholds). § 20.300.010

Where the code invokes related processes you may also need to coordinate with Design Review, Parking, Development Standards, Overlay Districts, ADU rules, and Title 24. See the City menu pages for those topics: Design Review, South San Francisco Parking, South San Francisco Development Standards, South San Francisco Overlay Districts, South San Francisco ADUs, and California Building Standards Code.

District-by-district breakdown

Below are the zoning districts and plan districts where historic-preservation rules appear, and what the ordinance requires or states for each. If a district has no historic-specific development standard in the retrieved materials, that absence is stated and you should Verify with the jurisdiction.

Downtown / Caltrain Station Area Districts (Chapter 20.090)

• Purpose: Revitalize downtown, encourage mixed-use growth, and explicitly encourage retention and protect existing historic building fabric along Grand Avenue and the station area. § 20.090.001.E
• Typical permitted uses: mixed-use, residential, commercial and pedestrian-oriented ground-floor uses (use tables in Chapter 20.090 govern specifics; see Chapter 20.090 for full use table). § 20.090.002
• Key dimensional / design controls relevant to preservation: Downtown-focused design guidelines and design review are mandatory for new commercial, downtown, mixed-use, office, and multifamily developments; design review is the mechanism that enforces retention/compatibility with historic fabric. § 20.480.003; § 20.480.005
• Where it applies: downtown parcels shown on the Zoning Map as Downtown/Caltrain Districts. For exact parcel applicability verify the Zoning Map and any adopted specific plan. Verify with the jurisdiction.

Form‑Based Transect Districts (Ch. 20.135 — Transects T3N through T6UC)

• Purpose: regulate building form, façades, and pedestrian realm; transects can overlay corridors where preserving historic façades or scale matters. § 20.135.010
• Typical permitted uses: varies by transect (see Table 20.135.060(B)(1) for allowed P/M/C uses). Uses are regulated by the transect tables, and design review applies in many Transect districts for non-ministerial work. § 20.135.060
• Key dimensional standards: Form-based figures in Chapter 20.135 set setbacks, lot coverage, and heights by transect. Example: one transect figure shows 70% lot coverage and an 85 ft maximum building height in the highest-intensity transect (figure in Ch. 20.135). For a given parcel, use the transect-specific table and Figure references in Chapter 20.135.
• Historic note: The Form-Based Code emphasizes façade-to-street relationships and thus design review and the design guidelines are the tool used to preserve historic character where present. Verify with the jurisdiction which transect maps overlap inventoried historic resources.

Planned Development (PD) Districts (Ch. 20.140 and adopted PDs / Specific Plans)

• Purpose: project-specific standards; specific plans/PDs can adopt special protections or replacement standards that supersede base zoning where they address historic resources. § 20.140.004
• Typical permitted uses: established by the PD Plan or Specific Plan (see the individual PD/Special Plan documents). § 20.140.003–.005
• Key dimensional standards: PD plans set lot sizes, setbacks, and building heights; a PD may include historic-resource protections if adopted. If the PD is silent, the standard base zoning applies. § 20.530.001
• Where it applies: parcels rezoned to PD and shown on the Zoning Map with a PD designation. Verify PD text for historic-specific provisions.

Civic Districts and Other Specific Districts (e.g., PQP, S, PR, OS) (Table 20.110.003)

• Purpose: civic and public uses; some civic district standards reference design guidance and site design that can affect historic public buildings. Table 20.110.003
• Typical permitted uses and standards: civic-use rules and landscaping requirements in Chapter 20.110; no district-specific historic designation rules found in retrieved materials. Verify with the jurisdiction.

Specialized Plan Districts and Master Plans (e.g., Genentech Master Plan District, Oyster Point Specific Plan)

• Purpose: detailed rules that can include preservation requirements for resources inside those plan boundaries. Where applicable, the Specific Plan or Master Plan takes precedence. § 20.530.001
• Action: check the adopted Specific Plan or Master Plan for any local landmark lists, Certificates of Appropriateness, or tailored design-review procedures.

Key standards and decision-relevant items (table)

Checklist (what an applicant must satisfy for projects affecting a designated historic resource)

• Determine whether the property is a designated historic resource (verify with the Planning Division). § 20.440.003
• If the project affects a designated resource (demolition, relocation, major alteration, or new construction after removal), prepare and submit a design review application to the Planning Division per Chapter 20.480 and the City’s design guidelines. § 20.480.004–.005
• If demolition/major alteration is proposed, apply for a Certificate of Alteration (referenced in the zoning code and handled under Municipal Code Chapter 2.56). § 20.440.003; § 20.470.003
• Include required submittals and plan sheets identified in Chapter 20.140 / Common Procedures (site plan, elevations, materials, identification of structures to be demolished). § 20.140.005
• If construction is near a historic structure (within 150 ft for pile driving or 50 ft for heavy mobile equipment), retain an acoustical engineer and submit a vibration analysis addressing Caltrans' 0.12 in/sec PPV threshold and proposed mitigation. § 20.300.010
• Coordinate concurrent discretionary permits (Use Permit, Variance, PD/Specific Plan approvals) so design review is processed concurrently where required. § 20.480.004(B)
• Expect public notice (mailing/posting) and possible Planning Commission hearings for appeals or projects requiring Commission review. § 20.450.005; § 20.480.004(D)

Risks & Ambiguities

Plain-English Summary

If your project changes a building that South San Francisco has formally designated as historic, you must go through the City's design-review process and likely obtain a Certificate of Alteration from the Planning Commission before demolition or major alteration; the code also requires special construction protections (for example, a vibration study) when heavy construction is near designated historic buildings. § 20.440.003; § 20.480.003–.007; § 20.470.003; § 20.300.010

Source References

• South San Francisco Zoning Ordinance (Title 20), Chapter 20.440 — Planning Commission duties and historic resource designation: § 20.440.003. (Downloaded from https://ecode360.com/SO5016)
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.480 — Design Review procedures, scope, criteria, and findings: § 20.480.003–.010.
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.470 — Site Clearance and Certificate of Alteration review: § 20.470.003.
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.300 — Performance Standards including Historic Structure Protection (vibration and mitigation): § 20.300.010.
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.090 — Downtown / Caltrain Station Area Districts purpose (protect historic building fabric): § 20.090.001.E.
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.135 — Form-Based Code (transect districts; figures/tables for building form and heights). § 20.135.010; § 20.135.060.
• Reference note: the zoning text references Certificate of Alteration procedures in the Municipal Code (example: Section 2.56.130 is cited in Title 20), but the full Chapter 2.56 text and Certificate application were not included in the retrieved zoning excerpts. Verify Chapter 2.56 with the City.

Retrieved passages

• South San Francisco Zoning Code (title without) High relevance show source text
• South San Francisco Zoning Code (§ 20.440.003) High relevance show source text
• South San Francisco Zoning Code (§ 20.300.010) High relevance show source text
• South San Francisco Zoning Code (Chapter 20.570) Medium relevance show source text
• South San Francisco Zoning Code (§ 20.140.005) Medium relevance show source text
• South San Francisco Zoning Code (Section 20.310.002) Medium relevance show source text
• South San Francisco Zoning Code (§ 2) Medium relevance show source text
• South San Francisco Zoning Code (§ 20.300.008) Medium relevance show source text
• South San Francisco Zoning Code (Section 20.300.003) High relevance show source text
• South San Francisco Zoning Code (§ 2) Medium relevance show source text

Cited sections

• South San Francisco Zoning Ordinance (Title 20), Chapter 20.440 — Planning Commission duties and historic resource designation: **§ 20.440.003**. (Downloaded from ) (Title 20)
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.480 — Design Review procedures, scope, criteria, and findings: **§ 20.480.003–.010**. (Title 20)
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.470 — Site Clearance and Certificate of Alteration review: **§ 20.470.003**. (Title 20)
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.300 — Performance Standards including Historic Structure Protection (vibration and mitigation): **§ 20.300.010**. (Title 20)
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.090 — Downtown / Caltrain Station Area Districts purpose (protect historic building fabric): **§ 20.090.001.E**. (Title 20)
• South San Francisco Zoning Ordinance (Title 20), Chapter 20.135 — Form-Based Code (transect districts; figures/tables for building form and heights). **§ 20.135.010; § 20.135.060**. (Title 20)
• Reference note: the zoning text references Certificate of Alteration procedures in the Municipal Code (example: **Section 2.56.130** is cited in Title 20), but the full Chapter 2.56 text and Certificate application were not included in the retrieved zoning excerpts. **Verify Chapter 2.56** with the City. (Section 2.56.130)
• SouthSanFrancisco_ZoningCode.md
• 2025 California Historical Building Code.md

• Official South San Francisco code library