Title
Ordinance amending the South San Francisco Zoning Map (RZ25-0002) to rezone two vacant parcels (APNs 014-061-070 and 014-072-050) from T4 Lindenville (T4L) to a Planned Development District to allow the construction of 70 single-family townhouse units located at 500 Railroad Avenue.
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WHEREAS, Newlife Investments, LLC (“Applicant”) has proposed construction of 70 single-family townhouse units on the vacant 2-acre site at 500 Railroad Ave, APNs 014-061-070 and 014-072-050 (collectively referred to as “Project”); and,
WHEREAS, the proposed Project is located within the T4 Lindenville (T4L) Zoning District; and,
WHEREAS, Applicant seeks approval of an amendment to the South San Francisco Zoning Map (RZ25-0002), Planned Development (PUD24-0001), Vesting Tentative Parcel Map (PM25-0001), Design Review (DR24-0026), and Transportation Demand Management Program (TDM23-0007) for the Project; and,
WHEREAS, approval of the applicant’s proposal is considered a “project” for purposes of the California Environmental Quality Act, Pub. Resources Code §21000, et seq. (“CEQA”); and,
WHEREAS, on May 15, 2025, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the CEQA Compliance Checklist (EIR24-0002) and the proposed entitlements, take public testimony, at the conclusion of which the Planning Commission recommended that the City Council find that the CEQA Compliance Checklist is the appropriate environmental document for approval of the Project, satisfies the requirements of the California Environmental Quality Act and no further environmental review is necessary; and,
WHEREAS, on May 15, 2025, the Planning Commission reviewed and carefully considered the information and recommended by resolution that the City Council approve the Planned Development District (PUD24-0001), Design Review (DR24-0026), Vesting Tentative Map (PM25-0001) and Transportation Demand Management Program (TDM23-0007) for the Project, including adoption of an ordinance amending the Zoning Map (RZ25-0002) to create a Planned Development District; and,
WHEREAS, on August 13, 2025, the City Council for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the CEQA Compliance Checklist (EIR24-0002), Zoning Map Amendment (RZ25-0002) to create a Planned Development District (PUD24-0001), Vesting Tentative Map (PM25-0001), Design Review (DR24-0026), and Transportation Demand Management Program (TDM23-0007).
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, Federal and State law; the California Environmental Quality Act, Public Resources Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco General Plan and General Plan EIR, including all amendments and updates thereto; the South San Francisco Municipal Code; the draft Zoning Map; the Project applications; the Project plans, as prepared by SIM Architects, and BKF Engineering, dated September 10, 2024; the CEQA Compliance Checklist for The Gateway Townhouse Project, including all attachments thereto; all site plans, and all reports, minutes and public testimony submitted as part of the Planning Commission’s duly noticed May 15, 2025 meeting; all site plans, and all reports, minutes and public testimony submitted as part of the City Council’s duly noticed August 13, 2025 meeting; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the City of South San Francisco does hereby finds as follows:
SECTION 1. FINDINGS
A. General Findings
1. The foregoing recitals are true and correct and made a part of this Ordinance.
2. The draft Zoning Map Amendment attached as Exhibit 1 to this Ordinance is incorporated by reference and made a part of this Ordinance, as if set forth fully herein.
3. By separate resolution on August 13, 2025, pursuant to a duly noticed public hearing, the City Council, exercising its independent judgment and analysis, has found that a CEQA Compliance Checklist (EIR24-0002), prepared for the Project in accordance with CEQA Guidelines Section 15183, was consistent with the certified 2040 General Plan Environmental Impact Report. Accordingly, the City Council certifies the CEQA Compliance Checklist for the Project in accordance with CEQA.
4. The documents and other material constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of the Chief Planner.
B. Zoning Map Amendment Findings
1. As described in more detail in Exhibit 1, approval of the proposed Project will include adoption of an amendment to the South San Francisco Zoning Map, maintained by the Planning Division. The Zoning Map will be amended to revise the zoning district designation from T4 Lindenville (T4L) to a Planned Development (PD) for Assessor’s Parcel Numbers 014-061-070 and 014-072-050.
2. The proposed Zoning Map Amendment meets the purposes of Chapter 20.550 of the Municipal Code and is consistent with the General Plan because the General Plan land use designation of T4 Lindenville (T4L) allows for multifamily residential development. Due to the unusual shape and the site constraints, the applicant proposes a Planned Development with the following exceptions to the T4 Lindenville (T4L) zoning district development standards and site and building design standards, and Citywide Objective Design Standards.
Lot Development Standards:
• Reduction of minimum density (min. 80 du/ac): proposed minimum density 35.8 du/ac
• Increase of maximum street side build-to Area (max. 10 ft.): proposed 54 feet
• Reduction of minimum rear setback (min. 15 ft.): proposed five feet
• Increase of maximum building size and massing (max. width 35 ft.): proposed building widths range from 168 feet to 325 feet
• Increase of maximum building separation (max. 10 ft.): proposed building separations from 20.5 feet
• Increase of maximum fence height (max. 6 ft.): proposed 8 feet
Citywide Objective Design Standards:
• Reduction of minimum building modulation/articulation
o Building Façade between 75 ft and 300 ft (min. 4 ft. recess in depth and min. 8 ft building height difference): proposed 0-foot recess in depth and 2 feet building height difference
o Building Façade greater than 300 ft (min. 40 ft recess in depth and min. 8 ft building height difference): proposed 0-foot recess in depth and 1 foot building height difference
• No units with all Universal Design requirements
o At least one entrance without steps and a flat threshold: proposed zero compliant unit
o Living space on one floor or stair landings big enough to accept lifts: proposed all habitable spaces on multiple floors
o 60-by-60-inch turning space at doors and dead ends: proposed some spaces at doors and dead ends without the 60-inch turning space
The change in zoning designation does not conflict with any specific plans, and will remain consistent with the surrounding land uses, which include high-density residential to the north and will serve as a transitional use for the light-industrial uses to the south, east, and west. The proposed amendment will not conflict with or impede achievement of any of the goals, policies, or land use designations established in the General Plan.
3. The Project property is suitable for the uses proposed in the Planned Development district in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the Planning Commission and City Council. The Project proposes 70 single-family townhouse units and open space areas in the T4 Lindenville (T4L) land use designation, which is intended for this type of use, and would be developing a vacant underutilized parcel with site access provided off of Railroad Avenue. The General Plan has analyzed this type of use and concluded that such uses are suitable to the Lindenville Sub-Area. The Zoning Map Amendment is consistent with General Plan policies, specifically those related to multifamily residential uses.
4. The proposed Zoning Map Amendment is not detrimental to the use of land in any adjacent zone because the Planned Development District will provide multifamily residential development which is allowed in the T4 Lindenville (T4L) zoning district. The Project will provide a transition between the existing residential neighborhoods north of the site to multifamily residential and light industrial neighborhoods to the south, east and west.
SECTION 2. AMENDMENTS
The City Council hereby amends the South San Francisco Zoning Map, as shown in Exhibit 1 to reflect the proposed Zoning Map Amendment. All other areas of the Zoning Map that are not amended by this Zoning Map Amendment are not included in Exhibit 1 and shall remain in full force and effect.
SECTION 3. SEVERABILITY
If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid or unconstitutional, the remainder of this Ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable. The City Council of the City of South San Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
SECTION 4. PUBLICATION AND EFFECTIVE DATE
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk’s Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City Clerk ’s Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. This Ordinance
shall become effective thirty (30) days from and after its adoption.
Attachment:
Exhibit 1- Rezone Map