Local zoning · South San Francisco

South San Francisco — Variances and Exceptions

Q: What is the difference between a Variance and a Waiver in South San Francisco?

A Variance is a Planning Commission decision to relax dimensional or performance standards when special physical circumstances exist and all required findings in § 20.500.004 can be made; Variances cannot allow uses not permitted by the zoning. A Waiver/Modification (Chapter 20.510 ) is a limited administrative or Planning Commission process intended for minor dimensional relief (commonly capped at about 10% ) or to provide required legal reasonable accommodations; certain items (stories, minimum parking, density, maximum FAR) are excluded from waiver authority.

Q: Who decides a Variance application and is there a public hearing?

The Planning Commission is the review authority for Variances and Variance applications require public notice and a public hearing under the common procedures; see § 20.500.003 and Chapter 20.450.

Q: Can I use a Waiver to reduce my parking requirement?

No — minimum number or dimensions of required parking spaces are listed as exclusions to waivers under § 20.510.002(D) . Parking may still be modified through other discretionary routes (see Chapter 20.330), but not via Chapter 20.510 waivers. See the City’s Parking guidance for options.

Q: Can I get a waiver for an ADU setback or size issue?

ADUs have special exceptions in Chapter 20.350 (including some statutory ADU waivers). Chapter 20.510 waivers may apply for limited dimensional issues, but ADU-specific state law limits and the local ADU chapter control; always confirm with the ADU chapter and state ADU law. See § 20.350.003 and Chapter 20.510 . Link to the City’s ADUs page.

Variances and Exceptions 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 explains how the City of South San Francisco’s zoning ordinance (Title 20) handles variances, waivers, and exceptions — who decides them, the findings required, what standards can and cannot be modified, and how the two streams (formal Variances vs. Waivers/Modifications) differ in practice. Use this as a planning reference; always confirm parcel-specific issues with the Planning Division. Key procedures live in Title 20: Variances are in § 20.500.001–.008 and Waivers/Modifications (exceptions) are in § 20.510.001–.005.

Note: for context on where these rules sit inside the City’s rules, see the South San Francisco zoning & planning overview and the City’s Zoning pages.

How South San Francisco separates remedies

Variance (Planning Commission) — A discretionary, public‑hearing permit that may relax dimensional or performance standards when unique physical conditions make strict application a practical hardship, but it may not be used to permit a use otherwise not allowed. See § 20.500.001–.004 for purpose, applicability, procedure and required findings.
Waiver / Modification / Reasonable Accommodation (Chief Planner or Planning Commission) — A faster, more limited process intended for minor dimensional relief or to implement legally required accommodations (Fair Housing Act, ADA, CFHA, and RLUIPA). The authority, limits (e.g., typical 10% caps), and findings are in § 20.510.001–.005. Distinctly, this chapter is designed to avoid unnecessary variances for minor adjustments.

Procedural cross-links: Variances and waivers both refer to the City’s common procedures for filing, notice, and appeals (see Chapter 20.450 and appeals under Chapter 20.570).

What can be changed (and what cannot)

The Waivers/Modifications chapter explicitly lists categories eligible for limited relaxation (normally up to 10% or specific numeric caps) and what is excluded:

Typical waiverable items (examples): lot area/width/depth (up to 10%), minimum yards (up to 10%), maximum building height (up to 10% or 8 ft, whichever is less), lot coverage (up to 10%), minimum landscaping (up to 10%), ground-floor transparency (up to 10%), upper story step-back (up to 10%), building length/separation (up to 10%), and limited other development standards. See § 20.510.002(C)(1–13).
Explicit exclusions (waivers not allowed for): maximum number of stories, minimum number or dimensions of required parking spaces, residential density, and maximum floor area ratio (FAR). See § 20.510.002(D).
Variances can affect dimensional and performance standards generally, but — like waivers — cannot be used to authorize a use that the parcel’s zoning does not permit. See § 20.500.002.

Note on parking: the ordinance permits some waivers or modifications of parking standards in other chapters (e.g., Chapter 20.330) via discretionary review; however minimum parking space counts are excluded from Chapter 20.510 waivers (see § 20.510.002(D) above). For parking-specific relief see the City’s Parking page and Chapter 20.330.

Decision standards and required findings

Variance findings (all must be met): the property has special physical circumstances (size, shape, topography, surroundings) that cause strict application to deprive the property of privileges enjoyed by other parcels in the same zone; the circumstances were not created by the applicant/owner; the variance will not be a special privilege inconsistent with others; it will substantially meet the intent and purpose of the zoning district and not be materially detrimental; and the project has been reviewed under CEQA. See § 20.500.004.
Waiver/Modification findings (all must be met): necessary because of physical characteristics or circumstances (topography, noise exposure, irregular boundaries, etc.); no alternative would provide the same benefit with less detriment; granting will not be detrimental to health/safety or change land use/density inconsistent with Title 20. If requested for a State/federal reasonable accommodation, additional findings apply (e.g., necessity to provide access to protected individuals; least restrictive means; compelling public interest burdens). See § 20.510.003.
Conditions, expiration, revocation: both tracks allow imposition of conditions and monitoring. Variances may be revoked for failure to comply with conditions; waivers can be conditioned to expire or be rescinded if circumstances change (e.g., change of occupancy after a reasonable-accommodation waiver). See § 20.500.005–.008 and § 20.510.004–.005.

District-by-district practical breakdown

Below are South San Francisco zoning districts where variance/waiver requests are commonly sought. Each subsection states the district name as used in the ordinance, a short purpose, typical permitted uses, the most decision‑relevant dimensional standards (as they affect variance requests), and where the district applies in the city. All items reference the controlling code sections.

RL, RM, RH — Low (RL), Medium (RM), High (RH) Density Residential

Purpose: establish low-to-high density housing with district-appropriate setbacks, lot sizes, and heights; protect neighborhood character. See the base district list at § 20.020.001.
Typical uses: single-family homes, duplexes, multifamily (per district), accessory dwelling units subject to ADU rules. See Chapter 20.350 for ADU rules.
Key standards that often trigger variances/waivers: minimum lot area and width, front/interior/rear setbacks, maximum lot coverage and height (see the district tables in Division V). If a lot is substandard, Variance relief is allowed where nonconforming lots exist (see § 20.320.002(C)).
Where it applies: citywide residential neighborhoods identified on the Official Zoning Map. See § 20.020.001.

DRL / DRM / DRH — Downtown Residential (Low / Medium / High)

Purpose: preserve Downtown residential character while allowing appropriate densities and infill. See § 20.080.001.
Typical uses: multifamily residential, small neighborhood-serving retail or service uses where allowed.
Decision-relevant standards: minimum lot area, lot width, maximum FAR and lot coverage, and building heights (see Table 20.080.003). Variances commonly address rear or side setbacks, finished floor elevation, or lot coverage when expanding or adding units. See Table 20.080.003.

DTC / GAC / LNC / ETC — Downtown / Caltrain Station Area Districts (including Downtown Transit Core)

Purpose: higher-intensity mixed use and transit-oriented development; different build-to/setback rules apply. See Table 20.090.003 for the district standards.
Typical uses: mixed residential, retail, office and transit-supportive uses.
Decision-relevant standards: FAR caps, ground-floor transparency, build-to lines, and maximum building heights — these are frequently the focus of waivers for ground-floor transparency, stepbacks, or small percentage adjustments to setbacks/coverage (see § 20.510).

CC / BPO / BTP-M / BTP-H / MIM / MIH — Non-residential / Business / Industrial districts

Purpose: provide locations for commercial, office, R&D, and industrial uses with tailored performance standards. See Table 20.100.003 for base development standards.
Typical uses: community commercial (CC), business and professional office (BPO), business technology park (medium/high), mixed industrial.
Decision-relevant standards: setbacks, landscaping, lot coverage, and maximum heights. Applicants in industrial districts sometimes request MUPs or waivers related to fencing, screening, or unusual setbacks; note that dangerous fencing materials may be allowed in MIM/MIH only via Chapter 20.510 procedures. See § 20.300.006 for fencing rules.

Genentech Master Plan District

Purpose: a facility-wide master plan district with its own development standards to serve the Genentech campus; Specific Plan rules may replace base zoning in many respects. See § 20.260.001–.006.
Typical uses: research campus, R&D, campus support facilities.
Decision-relevant standards: the Master Plan defines its own development standards; if the Specific Plan is silent, the zoning district standard most closely resembling the area applies. Variance relief defaults to Chapter 20.500 and Specific Plan variance rules; Specific Plan text reserves variance authority. See § 20.260.003 and related sections.

Lindenville Specific Plan / Form‑Based Districts (T3ML / T4L / T5L)

Purpose: form-based rules for a mixed‑use neighborhood; see Lindenville chapters § 20.150.005 and design standards § 20.150.008.
Typical uses: mixed residential and nonresidential with minimum residential density requirements.
Decision-relevant standards: build-to areas, minimum densities, FAR ranges, frontage and stepback rules that are often inflexible; waivers are limited and Specific Plan provisions prevail. Use the Lindenville standards first when planning an application.

Quick standards table (decision-relevant)

Topic	Typical rule / cap	When a Variance vs Waiver applies	Code reference
Who decides	Planning Commission grants Variances; Chief Planner or Planning Commission handles Waivers/Modifications and reasonable accommodations	Use Variance for major dimensional/performance relief; use Waiver for minor dimensional adjustments or accommodations	§ 20.500.003, § 20.510.002
Typical waiver cap	Generally up to 10% (or specific numeric caps such as +1 ft for fences or 8 ft/10% caps on height)	Waivers intended for “minor” relief only; larger or use changes require Variance	§ 20.510.002(C)(1–11)
Exclusions from waivers	# stories, minimum parking counts/dimensions, residential density, maximum FAR	These cannot be waived under Chapter 20.510; Variance also cannot change allowed uses/density	§ 20.510.002(D)
Required variance findings	Special circumstances not created by owner; no special privilege; consistent with district intent; not materially detrimental; CEQA review done	All findings must be made by Planning Commission at public hearing	§ 20.500.004
Reasonable accommodation	Chief Planner decision within 45 days; special findings apply when required by federal/state law	Administrative route for protected parties; appealable	§ 20.510.002(B), § 20.510.003(D)

Checklist — what an applicant must satisfy

Confirm the relief sought is dimensional/performance only and will not authorize a use prohibited in the zone (Variance cannot change use) — § 20.500.002.
Prepare evidence to satisfy required findings: physical hardship (size, shape, topography) not self-created; no special privilege; consistency with district purpose; CEQA review status — § 20.500.004.
If requesting a waiver/modification, show the request fits the limited list (e.g., ≤10% in many categories) and the waiver findings in § 20.510.003 (and special accommodation findings if applicable).
File on the City’s prescribed forms and pay fees; expect public notice and Planning Commission hearing for a Variance (waivers may be administrative) — see § 20.500.003 and § 20.510.002.
Coordinate with applicable overlay or Specific Plan rules first (e.g., Lindenville, Genentech, Oyster Point): Specific Plan rules can override base zoning — see § 20.530.001 and the Specific Plan chapters.
If design features, transparency, or stepbacks are involved, plan for consultation with Design Review and be prepared to show how mitigation conditions meet the findings — see Design Review chapter. Link to City Design Review.

Risks & Ambiguities

Issue	Why it matters	What to verify
Is the problem “self-created”?	If the Planning Commission finds the hardship was created by the owner, the Variance must be denied under § 20.500.004(B).	Verify historical permits, prior site changes, and whether the condition pre-dates current ownership. § 20.500.004(B).
Whether the relief requested is excluded from waivers	Some critical standards (stories, density, parking minimums, FAR) are ineligible for Chapter 20.510 relief.	Confirm whether the requested change falls into § 20.510.002(D) exclusions; if so, pursue a Variance or a plan amendment.
Specific Plan or master plan preemption	A Specific Plan (e.g., Genentech or Lindenville) may provide its own variance/exception rules that override base zoning.	Check the applicable Specific Plan chapters (see § 20.530.001) and the Specific Plan text for variance language.
Parking relief ambiguity	Waivers explicitly exclude minimum number/dimension of spaces, but parking may be modified through other discretionary permits.	Confirm parking relief route: whether under Chapter 20.330, Minor Use Permit, or other authority. § 20.510.002(D); see Chapter 20.330.
Interaction with ADU rules	ADU regulations include statutory limitations and separate “exceptions” in Chapter 20.350; relying on waivers for ADU setbacks may be limited.	Verify ADU exceptions in § 20.350.003 and state ADU law; contact Planning.
CEQA timing	Variance approval requires CEQA review or a CEQA determination — delays or additional mitigation may be required.	Confirm whether an environmental review has been completed (see § 20.500.004(E)).

Plain-English Summary

If you need a small change to a setback, height, or lot coverage, ask for a Waiver/Modification (administrative if modest — see § 20.510); for bigger deviations or novel circumstances that can’t be handled administratively, apply for a Variance from the Planning Commission and be ready to prove your property’s physical constraints are real and not self‑created, and that neighbors won’t be harmed. Confirm whether a Specific Plan or overlay changes the rules first.

Source References

Title 20 — Variances: § 20.500.001–.008 (Purpose, Applicability, Procedure, Required findings, Conditions, Appeals, Expiration, Revocation).
Title 20 — Waivers and Modifications (Waivers, Reasonable Accommodation, Findings, Conditions, Appeals): § 20.510.001–.005.
Procedure and Planning Permit definitions (Planning Permit includes Variance): § 20.010.007.
Downtown / Caltrain Station Area development standards: Table 20.090.003 (development standards and setbacks).
Downtown Residential development standards: Table 20.080.003 (DRL/DRM/DRH).
Non-residential development standards (CC / BPO / MIM / MIH): Table 20.100.003.
Genentech Master Plan District: § 20.260.001–.006.
Lindenville Specific Plan (form-based districts — density/FAR/standards): § 20.150.005, § 20.150.008.
ADU chapter and ADU exceptions: § 20.350.003.
Fences & projection rules (where waivers may be relevant): § 20.300.006.

(These excerpts were retrieved from the South San Francisco Zoning Code (Title 20) as provided in the uploaded materials; the full ordinance text is maintained on the City’s ordinance repository.) Downloaded from https://ecode360.com/SO5016 (local ordinance extract in file library).

Sources

Retrieved passages

South San Francisco Zoning Code (§ 2) High relevance
South San Francisco Zoning Code (Section 20.580.006) High relevance
South San Francisco Zoning Code (§ 20.510.003) High relevance
South San Francisco Zoning Code (Chapter 20.450) High relevance
CBC § 2 (§ 2) High relevance
South San Francisco Zoning Code (Chapter 20.570) High relevance
South San Francisco Zoning Code (Chapter 20.490) High relevance
South San Francisco Zoning Code (§ 20.490.009.) High relevance
South San Francisco Zoning Code (Chapter 20.500) High relevance
South San Francisco Zoning Code (Section 20.100.002) Medium relevance
CBC § 20.350.003 (Section 20.310.003) Medium relevance
South San Francisco Zoning Code (Section 20.350.003) Medium relevance
South San Francisco Zoning Code (§ 20.490.005) Medium relevance
South San Francisco Zoning Code (§ 20.230.004) Medium relevance
South San Francisco Zoning Code (§ 20.260.005.) Medium relevance
South San Francisco Zoning Code (§ 2) Medium relevance
South San Francisco Zoning Code (Section 20.330.003) Medium relevance
South San Francisco Zoning Code (§ 20.440.003) Medium relevance
South San Francisco Zoning Code (Section 20.300.016) Medium relevance
South San Francisco Zoning Code (Section 20.310.002) Medium relevance
South San Francisco Zoning Code (§ 20.090.003) Medium relevance
South San Francisco Zoning Code (Chapter 20.135) Medium relevance

Cited sections

Official South San Francisco code library

Frequently asked questions

What is the difference between a Variance and a Waiver in South San Francisco?

A Variance is a Planning Commission decision to relax dimensional or performance standards when special physical circumstances exist and all required findings in § 20.500.004 can be made; Variances cannot allow uses not permitted by the zoning. A Waiver/Modification (Chapter 20.510) is a limited administrative or Planning Commission process intended for minor dimensional relief (commonly capped at about 10%) or to provide required legal reasonable accommodations; certain items (stories, minimum parking, density, maximum FAR) are excluded from waiver authority.

Who decides a Variance application and is there a public hearing?

The Planning Commission is the review authority for Variances and Variance applications require public notice and a public hearing under the common procedures; see § 20.500.003 and Chapter 20.450.

What findings must I prove to get a Variance in South San Francisco?

You must demonstrate unique physical circumstances (size, shape, topography, location, surroundings) not created by the owner; that the variance is not a special privilege; that it will meet the district’s intent and not be materially detrimental; and that CEQA review has been addressed — these are the findings listed in § 20.500.004.

Can I use a Waiver to reduce my parking requirement?

No — minimum number or dimensions of required parking spaces are listed as exclusions to waivers under § 20.510.002(D). Parking may still be modified through other discretionary routes (see Chapter 20.330), but not via Chapter 20.510 waivers. See the City’s Parking guidance for options.

Are reasonable accommodations for disabilities handled differently?

Yes. Requests that are necessary to provide access to housing (ADA, Fair Housing, CFHA) are processed under Chapter 20.510 as a reasonable-accommodation review, typically reviewed by the Chief Planner with a written decision within 45 days; special findings apply for federal/state-required accommodations. See § 20.510.002(B) and § 20.510.003(D).

If my property is in the Lindenville or Genentech Specific Plan, which rules apply?

Specific Plan rules prevail where they are explicit. Check the Specific Plan text first; where silent, the base zoning most similar applies. Specific Plans may include their own variance procedures and override certain Title 20 standards (see § 20.530.001 and the Specific Plan chapters).

Can I get a waiver for an ADU setback or size issue?

ADUs have special exceptions in Chapter 20.350 (including some statutory ADU waivers). Chapter 20.510 waivers may apply for limited dimensional issues, but ADU-specific state law limits and the local ADU chapter control; always confirm with the ADU chapter and state ADU law. See § 20.350.003 and Chapter 20.510. Link to the City’s ADUs page.

Do design-review conditions affect whether a Variance will be granted?

Yes. Variances must be consistent with the zoning district purpose and the City’s design standards; many projects subject to design review must demonstrate how proposed modifications meet design criteria. Coordinate with the City’s Design Review process early.

Does a Specific Plan ever remove the need for a Variance?

If a Specific Plan replaces base zoning and its standards control, the Specific Plan will state whether variances are allowed or whether minor adjustments are handled administratively; see § 20.530.001. Always check the applicable Specific Plan text (e.g., Genentech, Lindenville, Oyster Point).

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