South San Francisco — Zoning

Last reviewed: July 2, 2026

Overview

South San Francisco’s zoning ordinance is codified as Title 20 (South San Francisco Zoning Ordinance) and organizes the city into conventional base districts, form‑based (transect) districts, specific-plan/PD districts, and overlay zones. The Ordinance requires all permits to be consistent with the General Plan and with the Official Zoning Maps maintained by the City Clerk; where a Specific Plan or PD applies its provisions may control (see § 20.010.001, § 20.010.006, § 20.020.002) . For quick navigation on related topics used in this page see the city overview, and these practical pages on land use, development standards, parking, design review, overlay districts, ADUs and the California Building Standards Code.

Below I summarize the controlling districts and where to look in the ordinance for the rules you will need to follow. Every stated requirement below is grounded in the South San Francisco Zoning Ordinance and the specific sections cited.

Districts and key standards (district-by-district)

Note: the Official Zoning Map maintained by the City Clerk determines which district applies to a parcel; see § 20.020.002 for rules about map boundaries and uncertainty (map is adopted by reference) .

RL-2.2 and RL-8 (Low Density Residential)

• Purpose: RL districts provide for detached and attached single‑family housing and neighborhood civic uses; they implement Low Density Residential General Plan designations § 20.060.002 .
• Typical permitted uses: single‑family homes, residential care facilities, parks, small institutional uses (see use classification chapters) (refer to Chapter 20.620 for use classes) .
• Dimensional standards: base lot sizes, setbacks and coverage are set in the Conventional Residential chapters (see Chapter 20.070 series for RL standards and Table 20.060.002) § 20.060.002 .
• Where it applies: predominantly existing low‑density neighborhoods (see Official Zoning Map) § 20.020.002 .

RM-22 (Medium Density Residential)

• Purpose: RM-22 supports townhouses, multiplexes and similar medium-density housing and related civic uses § 20.060.002 .
• Typical permitted uses: multi‑unit residential, residential care, limited neighborhood services (see Chapter 20.620 for use classes) .
• Dimensional standards: minimum densities apply; see RM chapter (Chapter 20.070 series) for setbacks, lot coverage, usable open space and parking requirements § 20.060.002 .
• Where it applies: mid‑density neighborhoods mapped on the Official Zoning Map § 20.020.002 .

RH (High Density Residential: RH‑37.5, RH‑50, RH‑180)

• Purpose: RH districts accept higher‑rise multifamily development consistent with General Plan density § 20.060.002 .
• Typical permitted uses: apartment buildings, larger multifamily, some supportive civic uses (Chapter 20.620 use classes) .
• Dimensional standards: density caps are numeric (e.g., the RH‑180 designation in the ordinance references up to 180 du/acre where allowed or the existing density, whichever is greater) — see the district tables in Division II and Division III for exact numeric minimums/maximums § 20.150.005 .
• Where it applies: higher‑density neighborhoods and centers per Official Zoning Map § 20.020.002 .

Downtown Residential (DRL / DRM / DRH / DRC)

• Purpose: Downtown residential districts regulate form and intensity in the downtown/Caltrain station area § 20.060.002 .
• Typical permitted uses: residential (various densities), ground‑floor commercial in some zones, civic uses (per use tables) .
• Key dimensional standards: front, side and rear setbacks and usable open space (e.g., 100 sf/unit) are specified in the development standards table for downtown residential districts § 20.080.003 .
• Where it applies: downtown core and station area (see Official Zoning Map) § 20.020.002 .

LNC / GAC / DTC / ETC (Downtown / Transit Core / Neighborhood Centers)

• Purpose: Transit- and center‑based districts focusing higher intensity, walkable, mixed‑use development § 20.060.002 .
• Uses and standards: see tables in Division II (Conventional) and form‑based sections for specific frontage, build‑to, FAR, and ground‑floor use rules § 20.060.002; transect/form standards may apply where mapped § 20.135.020 .

Non‑Residential: CC (Community Commercial), BPO, BTP‑M / BTP‑H, MIM, MIH

• Purpose: provide for neighborhood retail (CC), professional office (BPO), business/technology parks (BTP‑M/H), and mixed/industrial uses (MIM, MIH) § 20.060.002 .
• Typical permitted uses: retail and services in CC; offices and R&D in BPO/BTP; light industrial, manufacturing, R&D in MIM/MIH (see use tables in specific chapters) .
• Key dimensional controls: floor area ratio (FAR) and maximum heights vary by district; for business/industrial districts the ordinance specifies base FARs and maximums (see Division II tables and Figure 20.150.005 for Lindenville comparisons) § 20.150.005 .
• Where it applies: mapped employment areas, technology parks and commercial corridors § 20.020.002 .

Transect / Form‑Based Districts — T3N, T3ML, T4L, T5L

• Purpose: form‑based transect zones are intended to create walkable mixed‑use corridors and centers; their rules emphasize building placement, frontage type, and minimum residential densities § 20.135.020 .
• Typical permitted uses: mixed residential and neighborhood commercial; in some form‑based zones minimum residential density is required and nonresidential FAR cannot exceed specified limits until residential minimums are met § 20.135.020(C) .
• Key dimensional standards (examples from the ordinance):
  • T3N: Residential density 20–60 du/ac, FAR 1.5–2.25, build‑to areas and frontage controls § 20.135.020(D) .
  • T3ML/T4L/T5L (Lindenville variants): T4L example: density 80–120 du/ac, FAR 1.25 min; 3.5 max, height up to 65 ft where shown in Lindenville plan § 20.135.020 and § 20.150.005 .
• Where it applies: only where mapped (e.g., Lindenville Specific Plan area) — check the Official Zoning Map § 20.150.003 .

Lindenville Specific Plan districts (T3ML, T4L, T5L; overlays within Lindenville)

• Purpose: Lindenville implements a localized specific plan with tailored form‑based districts and design standards; in case of conflict the Specific Plan standards prevail § 20.150.002–.010 .
• Typical permitted uses and standards: mixed‑use makers/industrial in T3ML, medium‑high intensity in T4L, high intensity urban core in T5L; each lists minimum residential densities, FAR ranges, build‑to area requirements and lot coverage caps § 20.150.003 and § 20.150.005 .
• Where it applies: parcels inside the Lindenville Specific Plan boundary (see Specific Plan and Official Zoning Map) § 20.150.003 .

Planned Development (PD) / Specific Plan districts

• Purpose: PD districts allow project‑specific standards and uses via an adopted PD Plan or Specific Plan; no uses are permitted in a PD unless consistent with an approved plan § 20.140.002–.005 .
• Typical process and controls: PDs require Planning Commission recommendation and City Council adoption; PD Plans set lot/yard/height standards, and a PD can be smaller than 4 acres only with Council finding § 20.140.004–.005 .
• Where it applies: where a PD label (PD‑#) appears on the Official Zoning Map § 20.140.002 .

Specific Plans with separate rules (Southline Campus S‑C, Oyster Point, Genentech Master Plan)

• Several specific plans (e.g., Southline/S‑C) have their own land‑use tables and review rules; where inconsistencies exist the Specific Plan provisions govern in that area § 20.290.004 and related specific plan chapters § 20.020.001 .

Overlay Districts (select examples)

• The Ordinance lists overlay districts that may be combined with base districts (Arts & Makers A&M, Active Ground Floor Use AGFU, Colma Creek Greenbelt CCG, Special Environmental Studies ES, Height Incentive HI, Floodplain/Sea Level Rise SLR, etc.) § 20.020.001(C) .
• Height Incentive (HI) Overlay: incentivizes additional height for projects that meet green building, affordable housing, and open space requirements; overlay rules prevail over underlying district where conflicting § 20.160.001–.003 .
• Floodplain/Sea Level Rise (SLR) Overlay: map may be updated and controls apply to new construction in mapped areas § 20.020.002(C) .
• Verify overlay applicability on the Official Zoning Map and the overlay maps expressly incorporated into the Ordinance § 20.020.002 .

Quick decision‑relevant table (selected standards / permitted-intensity)

(These are representative excerpts — confirm parcel mapping, figure tables, and precise numeric limits in the ordinance tables and the Official Zoning Map.)

Checklist (what an applicant must satisfy)

• Confirm the parcel’s exact zoning and overlays on the Official Zoning Map (City Clerk) § 20.020.002 .
• Confirm consistency with the South San Francisco General Plan § 20.010.006 .
• Verify permitted uses (Chapter 20.620 use classifications) and whether a Minor Use Permit or Conditional Use Permit is required Chapter 20.620 .
• Meet district development standards (setbacks, FAR, height, lot coverage, open space) in the applicable district chapter or Specific Plan (e.g., § 20.135.020, § 20.150.005, § 20.080.003) .
• Comply with overlay requirements (e.g., HI, SLR, AGFU) if overlays map to the parcel § 20.020.001(C), § 20.160.003 .
• Provide required parking and loading per the city standards (see On‑Site Parking and Loading chapter and parking) .
• Prepare design review materials if the project triggers design review or lies in a district with form/design standards § 20.480 and Planning Commission / DRB powers .
• If proposing to rely on PD, Specific Plan, or density bonus incentives, include the required plan documents and show compliance with bonus program rules § 20.140.005; Chapter 20.390 .
• Coordinate environmental review (CEQA) and any Airport Land Use Compatibility/FAA height checks as required § 20.440.003; § 20.150.005(D) .
• Verify ADU rules and state ADU law where applicable (see ADUs and statewide ADU law) .

Risks & Ambiguities

Plain‑English Summary

South San Francisco divides land into conventional residential, commercial/industrial, form‑based transect zones, specific plans, and overlays; the Official Zoning Map tells you which rules apply, and in areas with a Specific Plan (like Lindenville or Southline) those plan rules often replace the general rules. The ordinance sets permitted uses, required densities/FARs, setbacks, and overlay requirements — confirm the parcel’s mapped zone(s), which use class applies, and whether design review, a use permit, or PD/Specific Plan approvals are needed before building.

Source References

• South San Francisco Zoning Ordinance Title 20, including: § 20.010.001 (Title/Authority) and § 20.010.006 (General Plan consistency) . (Downloaded from https://ecode360.com/SO5016)
• Zoning districts established and lists § 20.020.001 and Official Maps / boundaries § 20.020.002 . (https://ecode360.com/SO5016)
• Conventional district establishment and summaries § 20.060.002 (District lists) . (https://ecode360.com/SO5016)
• Transect/Form‑based zoning districts and standards § 20.135.020 (T3N/T3ML/T4L/T5L) . (https://ecode360.com/SO5016)
• Lindenville Specific Plan zoning and standards § 20.150.003 and development standards summary § 20.150.005 . (https://ecode360.com/SO5016)
• Planned Development district rules § 20.140.002–.005 . (https://ecode360.com/SO5016)
• Height Incentive Overlay § 20.160.001–.003 . (https://ecode360.com/SO5016)
• Downtown Residential development standards table § 20.080.003 . (https://ecode360.com/SO5016)
• Use classifications / definitions, Chapter 20.620 and related tables § 20.620.010 . (https://ecode360.com/SO5016)
• Planning Commission / design review duties § 20.440.003 (Design Review references) . (https://ecode360.com/SO5016)

(Primary municipal code download/source: https://ecode360.com/SO5016 — the snippets used above are drawn from that adopted Title 20 text as reflected in the retrieved ordinance excerpts.)

Retrieved passages

• South San Francisco Zoning Code (§ 2) High relevance show source text
• South San Francisco Zoning Code (Chapter 20.390) High relevance show source text
• South San Francisco Zoning Code (§ 20.390.007) High relevance show source text
• South San Francisco Zoning Code (§ 2) High relevance show source text
• South San Francisco Zoning Code (§ 20.150.010) High relevance show source text
• South San Francisco Zoning Code (§ 20.020.001) High relevance show source text
• South San Francisco Zoning Code (§ 2) High relevance show source text
• South San Francisco Zoning Code (§ 20.580.007.) High relevance show source text

Cited sections

• South San Francisco Zoning Ordinance Title 20, including: **§ 20.010.001** (Title/Authority) and **§ 20.010.006** (General Plan consistency) . (Downloaded from ) (Title 20)
• SouthSanFrancisco_ZoningCode.md

• Official South San Francisco code library