Local zoning · South San Francisco

South San Francisco — Overlay Districts

Q: What overlays exist in South San Francisco and where are they mapped?

South San Francisco’s Title 20 lists six overlays: Arts and Makers (A&M) , Active Ground Floor Use (AGFU) , Colma Creek Greenbelt (CCG) , Special Environmental Studies (ES) , Height Incentive (HI) , and Flood Plain/Sea Level Rise (SLR) . The overlays and their boundaries are shown on the Official Zoning Maps maintained by the City Clerk; verify the current map in effect at filing. § 20.020.001–002 .

Q: What can I build in the Arts & Makers (A&M) overlay?

The A&M overlay favors creative and small‑scale industrial uses: live‑work, artist studios, maker spaces, artisan shops, small food prep and clean tech, and related commercial uses as listed in Table 20.200.003 . Converted buildings have parking/loading exceptions and new buildings may have no minimum parking when qualifying for the overlay. § 20.200.003–004 .

Q: How do Colma Creek Greenbelt setbacks affect development?

The CCG overlay establishes minimum setbacks measured from the existing Colma Creek right‑of‑way (examples: 50 ft , 94 ft , 140 ft depending on segment). Those setbacks are required to accommodate creek enhancement and mobility corridors, and TDR incentives are available to move development away from creekfront parcels. § 20.190.003–004; § 20.150.006 .

Q: What special submittals are required in the Flood Plain / Sea Level Rise (SLR) overlay?

Title 20 requires Site Clearance prior to building permits in many SLR cases, elevation certificates/surveys depending on the work, and either on-site shoreline infrastructure built to FEMA 100‑yr + 3 ft SLR or an in‑lieu fee/easement option; building height is measured from the SLR‑BFE . § 20.180.003–005 .

Q: Will an overlay let me avoid parking requirements?

Only some overlays provide parking relief: the A&M overlay explicitly allows no minimum parking for new buildings and provides parking concessions for converted buildings when the A&M standards apply. Other overlays do not inherently waive parking — check Chapter 20 parking standards and the specific overlay chapter. § 20.200.004(B–C) .

Overlay Districts under the South San Francisco local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes how South San Francisco’s municipal zoning (Title 20) treats overlay districts: which overlays exist, what they require, where they apply, and the most decision-relevant rules an applicant must satisfy. For citywide context see the South San Francisco zoning & planning overview and the city's Zoning pages. The code establishes six overlay districts (A&M, AGFU, CCG, ES, HI, SLR) and gives each overlay the ability to modify or replace base-district rules where specified; always confirm district boundaries on the Official Zoning Map. See the city's rules on development standards, parking, design review, ADUs, and the California Building Standards Code for related reviews and technical standards.

Note: all requirements below are taken from the City’s zoning ordinance (Title 20). Citations in the text show the controlling local code section (§ number) and the file reference for the ordinance text used (file search citations).

How to read this page

Bolded terms are the exact district names, standards, or figures called out in the code (for fast scanning).
Internal links are the first natural mention of related topics (parking, design review, development standards, ADUs, state building code, etc.) to the GoCodebook city pages referenced above.
Every substantive requirement is grounded in the South San Francisco zoning code and cites the controlling §.

Overlay districts (district-by-district)

Below are the overlay districts established by Title 20. For each overlay I give the purpose, typical permitted or required uses, the key development/dimensional standards you must track, and where the overlay applies (how it is combined with base districts).

Table of overlays in Title 20 (for reference): AM, AGFU, CCG, ES, HI, SLR.

Arts and Makers Overlay (A&M)

Purpose: The Arts and Makers Overlay (A&M) is intended to promote arts and cultural uses and support a transitional mix of uses along South Linden Avenue in the Lindenville Specific Plan area, with incentives for creative/“maker” uses. § 20.200.001.
Typical permitted uses: Live-work; artist and maker studios; arts exhibition; maker spaces; micro-breweries/distilleries; artisan shops; light/clean manufacturing; related commercial and limited retail uses per Table 20.200.003. § 20.200.003.
Key standards / incentives:
- Converted buildings: no new parking required for converted uses; no new loading zone required if none existed; no extra landscape/open-space requirement for converted uses. § 20.200.004(A).
- New buildings: no minimum parking requirements for new development within the overlay. § 20.200.004(B).
- Performance expectations: commercial/industrial uses should not create excessive odor, dust, fumes, light, glare or noise beyond property lines; see the Performance Standards chapter for details. § 20.200.005.
Where it applies: The A&M overlay is applied to parcels within the Lindenville Specific Plan; it is combinable with the underlying transect/form-based zoning for Lindenville and, where inconsistent, the overlay provisions prevail as provided in the Specific Plan chapters. § 20.150.003; § 20.200.002.

Key code reference: Table 20.200.003 (Uses) and §§ 20.200.001–20.200.005.

Active Ground Floor Use Overlay (AGFU)

Purpose: The Active Ground Floor Use (AGFU) overlay requires active commercial/retail-style uses on the ground floor along parts of South Spruce Avenue to activate the street and support walkability. § 20.210.001.
Typical permitted/required uses: Only uses allowed or conditionally allowed in the underlying zoning are permitted; however, AGFU requires that permitted active ground-floor uses be provided from the allowed-use list for active ground-floor areas (see Table 20.210.003 / Table 20.200.003 as referenced by the code). § 20.210.003.
Key dimensional & design standards:
- At least 50% of ground-floor frontage along the AGFU segment of South Spruce Ave must be devoted to active ground-floor uses. § 20.210.004(A).
- Minimum retail/shop depth: 25 ft. § 20.210.004(B).
- Floor-to-floor height for active uses: minimum 15 ft (with 12 ft clear floor-to-ceiling). § 20.210.004(C).
- Required frontage types: arcades, forecourts, shopfronts, terraces or similar; frontage rules are in the transect frontage chapter. § 20.210.004(D) and Chapter 20.135.040.
Where it applies: Combined with the Lindenville transect form-based districts where illustrated on the AGFU figure; overlay provisions prevail in conflicts. § 20.210.002.

Practical note: AGFU’s ground-floor metrics tie directly to building form rules in the Lindenville transect chapters; consult the Lindenville design standards in § 20.150.008 for details.

Colma Creek Greenbelt Overlay (CCG)

Purpose: The Colma Creek Greenbelt (CCG) overlay moves development away from the Colma Creek right-of-way and establishes setbacks to preserve and create a water/greenway corridor, and supports transfer-of-development-rights (TDR) incentives to accomplish that vision. § 20.190.001; § 20.190.004.
Typical permitted uses: Uses conform to the Lindenville Specific Plan and underlying districts, but the overlay prescribes open-space setbacks and allows TDR programs to discourage development adjacent to the creek. § 20.190.002–003; § 20.150.006.
Key dimensional standards (setbacks measured from the existing Colma Creek right-of-way):
- Southern creek edge west of South Spruce Ave: 50 ft minimum. § 20.190.003(A).
- Southern creek edge between South Spruce & South Linden: 140 ft minimum (includes ~56 ft creek enhancement + 84 ft active mobility greenway). § 20.190.003(B).
- Southern creek edge east of South Linden: 140 ft minimum. § 20.190.003(C).
- Northern creek edge east of South Linden: 94 ft minimum. § 20.190.003(D).
Where it applies: As mapped in the Lindenville Specific Plan figures; in conflicts the CCG overlay provisions prevail over the underlying district. § 20.190.002.

TDR note: The Lindenville Specific Plan includes TDR programs tied to the CCG; Title 20 references those programs and delegates details to the Specific Plan (see § 20.150.006 and LSP Section 3.4). Verify Specific Plan text for transfer ratios and TDR mechanics.

Special Environmental Studies Overlay (ES)

Purpose: The Special Environmental Studies (ES) overlay protects biologically sensitive habitat and requires pre-construction studies for biologic and geologic hazards where mapped. § 20.170.001.
Typical actions required:
- Biological assessments and mitigation where development is in ecologically sensitive habitat. § 20.170.003(A–C).
- Geotechnical and engineering geology reports for sites susceptible to geologic hazards (slope stability, liquefaction, fault rupture). § 20.170.001(C–D); § 20.170.002.
Where it applies: To areas mapped as ecologically sensitive or geologically hazardous in the General Plan and any additional areas the City deems necessary; the City Engineer or Chief Planner may require studies outside mapped ES zones if warranted. § 20.170.002.

Practical detail: Approvals for projects in ES areas require findings that impacts will be mitigated and that there will be “no net loss” of wetlands where applicable. § 20.170.003(C).

Height Incentive Overlay (HI)

Purpose: The Height Incentive (HI) overlay rewards projects that provide higher green-building performance, affordable housing, and extra open space with allowance for increased building height and density. § 20.160.001.
Required performance to qualify (examples):
- Achieve a minimum of 120 points on the GreenPoint Rated checklist (or equivalent). § 20.160.003(A).
- Submetering or equivalent technology to measure individual residential energy use. § 20.160.003(B).
- A whole-building life-cycle assessment per LEED standards. § 20.160.003(C).
Incentives & limits:
- Additional building height up to ALUCP/FAA limits may be allowed if requirements are met; height is still subject to ALUCP consistency. § 20.160.004(A); see also § 20.150.005 on ALUCP/FAA controls.
- Density may be increased (the code lists up to 180 du/ac as an upper density allowed within HI if requirements are satisfied). § 20.160.004(B).
- Additional high-rise massing/spacing rules apply for portions of buildings above 90 ft (spacing, façade length, floor-plate maximums). § 20.160.005(A–C).
Where it applies: Applied to specified Lindenville parcels shown on the HI figure; in conflicts the overlay provisions prevail over the underlying base district. § 20.160.002.

Practical note: HI mechanics rely on meeting both local performance thresholds and federal/ALUCP airspace constraints; applicants must confirm FAA/ALUCP clearance. § 20.160.004(A).

Flood Plain / Sea Level Rise Overlay (SLR)

Purpose: The Flood Plain / Sea Level Rise (SLR) overlay protects areas projected to be affected by flooding and sea-level rise and establishes resilience, elevation, shoreline infrastructure, and use restrictions to manage long-term risk. § 20.180.001.
Applicability & mapping:
- Applies to areas within FEMA flood zones, areas identified in State sea-level-rise guidance (100-year + 2100 mid-level scenario: 36 in), and the BCDC Shoreline Band (100 ft) as mapped in the Official Floodplain/SLR Overlay Map. § 20.180.002; Official maps maintained by City Clerk.
Key standards and restrictions:
- Site Clearance is required before building permits for most new construction/repairs in the overlay to ensure conformance with the SLR rules (detailed submittal requirements apply). § 20.180.003(A–B).
- Construction requirements must conform to Chapter 15.56 (Flood Damage Prevention) unless this overlay states a different requirement. § 20.180.005(A).
- Shoreline infrastructure (for Bay/Creek frontage) is required at an elevation sufficient to protect against the FEMA 100-year event plus 3 ft of sea-level rise, or the applicant may meet alternatives (in‑lieu fee + easement). § 20.180.005(B).
- The overlay establishes a 100 ft Bay Access Buffer inland from the shoreline and creek access buffers (e.g., 35 ft from creek top-of-bank) with public access/trail requirements. § 20.180.005(D–E).
- Some essential public facilities and sensitive uses (hospitals, schools, fire stations, shelters, emergency command centers) are specifically prohibited in the SLR overlay. § 20.180.004(A–F).
Where it applies: To mapped SLR/floodplain areas; maps may be amended by Council to reflect updated FEMA maps and sea-level science — use the map in effect when you file your application. § 20.020.002(C); § 20.180.002.

Practical note: SLR overlay measurement uses a Sea Level Rise Base Flood Elevation (SLR-BFE) defined as FEMA BFE + 3 ft or 77 inches above sea level depending on which is used in the code. § 20.180.005(C).

Decision‑relevant standards table (quick reference)

Overlay / Rule	Most decision-relevant requirement(s)	Code Reference
Arts & Makers (A&M)	Uses: live-work, studios, maker’s space; converted buildings: no new parking required; new buildings: no minimum parking.	§ 20.200.003; § 20.200.004(A–B).
Active Ground Floor (AGFU)	≥ 50% ground-floor frontage active uses; shop depth ≥ 25 ft; floor-to-floor ≥ 15 ft.	§ 20.210.004(A–C).
Colma Creek Greenbelt (CCG)	Minimum setbacks from creek ROW: 50 ft, 94 ft, 140 ft per segment; TDR program available.	§ 20.190.003(A–D); § 20.190.004; § 20.150.006.
Height Incentive (HI)	To qualify: GreenPoint ≥ 120 pts; submetering; whole-building LCA; incentives include increased height (subject to ALUCP/FAA) and up to 180 du/ac.	§ 20.160.003; § 20.160.004.
Floodplain/SLR (SLR)	Site Clearance required; shoreline infrastructure (FEMA 100‑yr + 3 ft SLR) or in‑lieu option; building height measured from SLR‑BFE; prohibited critical uses.	§ 20.180.003–005; § 20.020.002(C).
Special Env. Studies (ES)	Biological reports and mitigation; soils/geologic reports for hazards; no net loss of wetlands; findings required for approval.	§ 20.170.002–003.

Checklist (what an applicant must satisfy)

Confirm overlay boundaries on the Official Zoning Map maintained by the City Clerk; if boundaries are unclear, the Chief Planner will determine them. § 20.020.002.
Determine which overlays apply to the parcel (A&M, AGFU, CCG, ES, HI, SLR) and follow the overlay chapter(s) that control where there is a conflict with the base zoning. § 20.020.001(C); § 20.160.002; § 20.190.002; § 20.210.002.
For projects in the SLR overlay: obtain Site Clearance per § 20.180.003, prepare elevation certificates and surveys required by the submittal checklist, and design shoreline infrastructure or meet the in‑lieu/easement option. § 20.180.003–005.
For ES areas: submit biological and site-specific geologic/soils reports as required by § 20.170.003–004; include mitigation/monitoring plans and required findings. § 20.170.003.
For HI overlay: document compliance with performance thresholds (GreenPoint ≥ 120, submetering, life-cycle assessment) in the application and tie proposed benefits (affordable units, open space) to incentive requests. § 20.160.003–004.
For AGFU: show ground-floor program along South Spruce Avenue meets the 50% active frontage and dimensional standards (25 ft depth, 15 ft floor-to-floor). § 20.210.004.
For A&M conversions/new construction: document how the proposed uses fit Table 20.200.003 and whether parking/loading exceptions apply. § 20.200.003–004.
Check ALUCP/FAA restrictions where proposed height increases are sought (HI overlay or Lindenville height figures); include airspace review materials if needed. § 20.150.005; § 20.160.004(A).
Coordinate with the Planning Department early about Transfer of Development Rights (TDR) options for Colma Creek Greenbelt objectives; check the Lindenville Specific Plan for exact TDR mechanics referenced in § 20.150.006. § 20.150.006; § 20.190.004.
Consult related topic pages early: development standards, parking, and design review for how site design, park/open-space, landscape, screening, and signage interact with overlay requirements. Links: development standards, parking, design review. (Internal references provided above.)

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundary uncertainty	The Official Zoning Map controls boundary locations; disputes affect which rules apply.	Verify overlay map in effect with the City Clerk and confirm border decisions with the Chief Planner. § 20.020.002.
Conflicts between overlay and base district	Overlays often “prevail” in conflicts, but some matters (e.g., specific design standards) are in the Lindenville Specific Plan rather than Title 20.	Confirm which provision controls and whether Lindenville Specific Plan standards apply in full (see § 20.150.002–003).
TDR mechanics (Colma Creek Greenbelt)	Title 20 authorizes TDR but delegates detailed ratios and procedures to the Lindenville Specific Plan (Section 3.4). Without the Specific Plan text you can’t compute send/receive values.	Review Lindenville Specific Plan Section 3.4 for exact TDR formulas and eligibility; confirm with Planning staff. § 20.150.006.
ALUCP/FAA height constraints	Even if HI grants “bonus” height, FAA/ALUCP limits may be controlling and require formal airspace review.	Confirm required airspace/ALUCP clearances and lowest applicable height (ALUCP vs. FAA) per § 20.150.005 and § 20.160.004(A).
SLR design metric variability	The City updates Floodplain/SLR maps and uses the SLR-BFE approach; projects must use the map/science in effect at application completeness.	Confirm which FEMA maps and SLR scenario are controlling at the time of filing and whether the City has adopted map updates. § 20.020.002(C); § 20.180.002.
Overlap between overlays (e.g., SLR + CCG)	Multiple overlays may apply to the same parcel and impose cumulative requirements (setbacks + shoreline infrastructure + wetlands protection).	Map all overlays for the parcel and coordinate submittals to show how mitigation and design meet the most restrictive requirements. Multiple chapters: §§ 20.170–20.190; 20.180.

Plain‑English Summary

If your property sits in one of South San Francisco’s overlays (Arts & Makers, Active Ground Floor Use, Colma Creek Greenbelt, Special Environmental Studies, Height Incentive, or Floodplain/Sea Level Rise), you must follow the overlay chapter(s) in Title 20 — these can change allowed uses, add submittal reports (biological, geologic, or Site Clearance), require specific frontage/ground-floor or setback dimensions, or give incentives (such as height or parking relief) when you deliver public benefits. Always confirm the overlay boundaries on the Official Zoning Map and follow the exact § cited for each overlay in Title 20 when preparing your application.

Source References

South San Francisco Municipal Code (Title 20 Zoning), Division IV — Overlays and Plan Districts: Chapter 20.160 Height Incentive Overlay District (see § 20.160.001–005) — local code excerpt. § 20.160.001–005.
South San Francisco Municipal Code (Title 20), Chapter 20.200 Arts and Makers (A&M) Overlay (see § 20.200.001–005 and Table 20.200.003). § 20.200.001–005.
South San Francisco Municipal Code (Title 20), Chapter 20.210 Active Ground Floor Use (AGFU) Overlay (see § 20.210.001–004). § 20.210.001–004.
South San Francisco Municipal Code (Title 20), Chapter 20.190 Colma Creek Greenbelt (CCG) Overlay (see § 20.190.001–004; setback standards). § 20.190.001–004.
South San Francisco Municipal Code (Title 20), Chapter 20.170 Special Environmental Studies (ES) Overlay (see § 20.170.001–004). § 20.170.001–004.
South San Francisco Municipal Code (Title 20), Chapter 20.180 Flood Plain / Sea Level Rise (SLR) Overlay (see § 20.180.001–005). § 20.180.001–005.
Official maps and overlay table (Table 20.020.001(C): Overlay Zoning Districts) and rules for Official Maps: § 20.020.001–002. § 20.020.001–002.

(These excerpts were retrieved from the City of South San Francisco zoning ordinance materials used for this analysis; the code text was downloaded from the municipal code service referenced in the file excerpts.)

Sources

Retrieved passages

South San Francisco Zoning Code (Chapter 20) High relevance
South San Francisco Zoning Code (§ 20.200.004.) High relevance
South San Francisco Zoning Code (§ 20.060.002) High relevance
South San Francisco Zoning Code (§ 20.150.010) High relevance
South San Francisco Zoning Code (§ 20.190.001.) High relevance
South San Francisco Zoning Code (§ 20.200.005) High relevance
South San Francisco Zoning Code (§ 2) High relevance
South San Francisco Zoning Code (§ 20.150.002) High relevance
South San Francisco Zoning Code (§ 20.160.005) High relevance
South San Francisco Zoning Code (§ 2) High relevance
South San Francisco Zoning Code (§ 20.210.002.) High relevance
South San Francisco Zoning Code (§ 20.020.001) High relevance
South San Francisco Zoning Code (Chapter 20.380) High relevance
South San Francisco Zoning Code (chapter and) Medium relevance

Cited sections

Official South San Francisco code library

Frequently asked questions

What overlays exist in South San Francisco and where are they mapped?

South San Francisco’s Title 20 lists six overlays: Arts and Makers (A&M), Active Ground Floor Use (AGFU), Colma Creek Greenbelt (CCG), Special Environmental Studies (ES), Height Incentive (HI), and Flood Plain/Sea Level Rise (SLR). The overlays and their boundaries are shown on the Official Zoning Maps maintained by the City Clerk; verify the current map in effect at filing. § 20.020.001–002.

What can I build in the Arts & Makers (A&M) overlay?

The A&M overlay favors creative and small‑scale industrial uses: live‑work, artist studios, maker spaces, artisan shops, small food prep and clean tech, and related commercial uses as listed in Table 20.200.003. Converted buildings have parking/loading exceptions and new buildings may have no minimum parking when qualifying for the overlay. § 20.200.003–004.

If my site is in the AGFU overlay, do I have to provide retail?

Yes. Buildings facing the AGFU segment of South Spruce Avenue must dedicate at least 50% of the ground-floor frontage to active ground-floor uses, meet minimum shop depth (25 ft) and floor‑to‑floor heights (15 ft), and provide required frontage types. § 20.210.004(A–D).

How do Colma Creek Greenbelt setbacks affect development?

The CCG overlay establishes minimum setbacks measured from the existing Colma Creek right‑of‑way (examples: 50 ft, 94 ft, 140 ft depending on segment). Those setbacks are required to accommodate creek enhancement and mobility corridors, and TDR incentives are available to move development away from creekfront parcels. § 20.190.003–004; § 20.150.006.

Do I need a biological or geologic report for my project?

If your property is within the ES overlay or otherwise identified as ecologically sensitive or geologically hazardous, Title 20 requires site‑specific biological assessments and geologic/soils reports; approvals require findings that impacts are mitigated and “no net loss” of wetlands where applicable. § 20.170.002–003.

What does the Height Incentive (HI) overlay require to get extra height?

To qualify for HI incentives, projects must meet performance thresholds such as achieving 120 GreenPoint points (or equivalent), installing unit submetering, and conducting a whole-building life-cycle assessment. If met, the overlay makes available greater height/density options (subject to ALUCP/FAA limits) and other incentives. § 20.160.003–004.

What special submittals are required in the Flood Plain / Sea Level Rise (SLR) overlay?

Title 20 requires Site Clearance prior to building permits in many SLR cases, elevation certificates/surveys depending on the work, and either on-site shoreline infrastructure built to FEMA 100‑yr + 3 ft SLR or an in‑lieu fee/easement option; building height is measured from the SLR‑BFE. § 20.180.003–005.

If multiple overlays apply (e.g., SLR + CCG), which rules control?

Where overlays conflict with base district regulations or with each other, the overlay language typically states that the overlay provisions prevail over the base district. However, overlapping overlays may impose cumulative requirements (setbacks, shoreline infrastructure, biological protections). Map all overlays and coordinate a single submittal demonstrating compliance with all applicable overlay chapters. § 20.160.002; § 20.190.002; § 20.210.002; § 20.020.002.

Where in the code are the official overlay maps kept and who interprets them?

The Official Zoning Map, the Floodplain/SLR Overlay Map, and the Special Environmental Studies Overlay Map are maintained by the City Clerk and incorporated by reference into Title 20; boundary uncertainties are resolved by the Chief Planner. § 20.020.002.

Will an overlay let me avoid parking requirements?

Only some overlays provide parking relief: the A&M overlay explicitly allows no minimum parking for new buildings and provides parking concessions for converted buildings when the A&M standards apply. Other overlays do not inherently waive parking — check Chapter 20 parking standards and the specific overlay chapter. § 20.200.004(B–C).

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