South San Francisco, California Zoning Map

The BTP-H, BTP-M, GMPD, and OPSPD districts together form the primary life science development corridor. These zones are designed for research and development campuses, laboratory buildings, and biotech office uses rather than general office or industrial. The Genentech Master Plan District has its own internal land-use plan governing that campus. Oyster Point Specific Plan adds a waterfront biotech and office component. Demand for lab space has driven significant absorption, so feasibility depends on available parcels and FAR capacity within each specific plan or district.

The city has established a family of Downtown Residential districts (DRC, DRH, DRL, DRM) and the Downtown Transit Core (DTC) to encourage higher-density mixed-use development near the Caltrain station. The East Transit Core (ETC, 98 acres) extends that framework further along El Camino Real. These districts are the most appropriate locations for residential and mixed-use projects targeting transit-dependent households, with design standards and parking reductions tied to transit proximity.

Beyond the downtown districts, the city includes High Density Residential in three sub-types (RH-180 at 20 acres, RH-37.5 at 89 acres, and RH-50 at 16 acres) and Medium Density Residential (RM-22, 320 acres). The mixed industrial districts (MIH and MIM) also allow residential components. State ADU law and density bonus apply throughout the city, and the housing element identifies additional sites for rezoning to meet RHNA obligations.

The T3C (Transect Corridor, 73 acres) and T3ML (Transect Makers Lindenville, 10 acres) zones apply a form-based transect code to specific corridors, allowing a mix of residential, retail, and light production or maker uses in the same district. This framework is intended to support creative and light manufacturing businesses alongside housing - a departure from traditional single-use industrial zoning. The Lindenville area, historically industrial, is a focus of ongoing planning efforts to introduce housing and mixed uses.

The Oyster Point area and other bayfront parcels are subject to Bay Conservation and Development Commission (BCDC) jurisdiction, which governs fill, shoreline access, and development within 100 feet of the bay. Sea-level rise adaptation and tidal flooding are active planning concerns. Industrial parcels along the bay may also carry legacy contamination from historic uses, making Phase I and Phase II environmental assessments essential for any acquisition in the coastal employment areas.