HomeMy WebLinkAboutPC Meeting 09-21-17 (Reso 2809-2017) - Small Cell RESOLUTION NO. 2809-2017
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE CITY
COUNCIL ADOPT AN ORDINANCE AMENDING THE SOUTH SAN FRANCISCO
ZONING ORDINANCE, RELATED TO SMALL CELL WIRELESS FACILITIES
CITYWIDE.
WHEREAS, in July of 2010, the City Council for the City of South San Francisco
adopted a comprehensive update to the City’s zoning ordinance, which repealed the then-existing
Title 20 of the South San Francisco Municipal Code (“Zoning Ordinance”), and replaced it with
an entirely new Title that, among other actions, established new zoning districts, revised and
reformatted many then-existing zoning provisions, eliminated inconsistent and outdated
provisions, and codified entirely new zoning provisions, including new land use regulations and
development standards; and,
WHEREAS, as part of the 2010 Zoning Ordinance Update, the City adopted Section
20.350.035, which allows accessory dwelling units on properties with single-unit dwellings
throughout the City; and,
WHEREAS, the availability of housing is a substantial concern for individuals of all
demographics, ages, and economic backgrounds in communities throughout the State of
California; and
WHEREAS, accessory dwelling units and junior accessory dwelling units offer lower
cost housing to meet the needs of existing and future residents within existing neighborhoods,
while respecting architectural character; and
WHEREAS, in September 2016, the Legislature passed new laws including AB 2299, SB
1069, and AB 2406 intended to increase the number of accessory dwelling units and junior
accessory dwelling units by simplifying the approval process and reducing costs associated with
their creation, developing new standards and regulations, and modifying the City’s ability to
regulate accessory dwelling units; and
WHEREAS, the State of California has established that a local agency may adopt a local
ordinance to provide for the creation of accessory dwelling units and junior accessory dwelling
units in single family residential zones and the ordinance must designate areas within the
jurisdiction where accessory dwelling units may be permitted; and
WHEREAS, accessory dwelling units and junior accessory dwelling units are residential
uses consistent with existing residential zoning and General Plan designations; and
WHEREAS, the proposed accessory dwelling unit and junior accessory dwelling unit
provisions and standards would implement Housing Element, Policy I-6, “The City shall support
and facilitate the development of second units on single-family designated and zoned parcels”;
and
WHEREAS, the proposed Zoning Ordinance amendments comply with the California
legislative amendments that were made in 2016 to Government Code Section 65852.2, which
establish standards for the development of accessory dwelling units and junior accessory
dwelling units designed to increase the supply of smaller and affordable housing while ensuring
that such housing remain compatible with the existing neighborhood; and
WHEREAS, the City has prepared an amendment (“Amendment”) to the City’s Zoning
Ordinance, including refinements to Section 20.350.035 of the Zoning Ordinance; and
WHEREAS, the Zoning Ordinance was adopted after preparation, circulation,
consideration, and adoption of an Initial Study/Mitigated Negative Declaration (“IS/MND”) in
accordance with the California Environmental Quality Act, Public Resources Code Sections
21000, et seq. (“CEQA”), in which the IS/MND analyzed the environmental impacts of adopting
the Zoning Ordinance and concluded that adoption of the Zoning Ordinance could not have a
significant effect on the environment because none of the impacts required to be analyzed under
CEQA would exceed established thresholds of significance; and
WHEREAS, the refinements, clarifications, and/or corrections set forth in this
Amendment, as they relate to accessory dwelling unit and junior accessory dwelling unit
regulations are minor in nature, the adoption of which would not result in any new significant
environmental effects or a substantial increase in the severity of any previously identified effects
beyond those disclosed and analyzed in the IS/MND prepared for the Zoning Ordinance, nor do
the refinements, clarifications, and/or corrections constitute a change in the project or change in
circumstances that would require additional environmental review; and
WHEREAS, on July 6, 2017 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the
proposed Amendment, take public testimony, and make a recommendation to the City Council
on the project.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it,
which includes without limitation, 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; all reports, minutes,
and public testimony submitted as part of the Planning Commission’s duly noticed July 6, 2017
meeting and any other evidence (within the meaning of Public Resources Code §21080(e) and
§21082.2), the Planning Commission of the City of South San Francisco hereby finds as follows:
SECTION 1 FINDINGS
I. General Findings
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Record for these proceedings, and upon which this Resolution is based, 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, all reports, minutes, and public testimony submitted as part of the Planning
Commission’s duly noticed July 6, 2017 meeting and any other evidence (within the meaning
of Public Resources Code §21080(e) and §21082.2).
3. The refinements, clarifications, and/or corrections set forth in this Amendment, as they relate
to accessory dwelling unit and junior accessory dwelling unit regulations are minor in nature,
the adoption of which would not result in any new significant environmental effects or a
substantial increase in the severity of any previously identified effects beyond those disclosed
and analyzed in the IS/MND prepared for the Zoning Ordinance, nor do the refinements,
clarifications, and/or corrections constitute a change in the project or change in
circumstances that would require additional environmental review.
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 Chief Planner, Sailesh Mehra.
II. Zoning Text Amendment Findings
1. The proposed Zoning Amendment meets the purpose of the Zoning Ordinance and is
consistent with the adopted General Plan because the Zoning Amendment will reinforce the
General Plan policies, is consistent with the relevant specific plans, and is consistent with the
City’s overall vision for providing a diversity of housing types responsive to household size,
income, and age needs. None of the new or revised requirements for accessory dwelling
units and junior accessory dwelling units will conflict with or impede achievement of any of
the goals, policies, or land use designations established in the General Plan.
2. The Zoning Amendments would encourage the creation of accessory dwelling units and
junior accessory dwelling units on residentially zoned properties to provide opportunities for
affordable housing stock. The zoning districts where accessory dwelling units and junior
accessory dwelling units are permitted are generally suitable in terms of access, size of
parcel, relationship to similar or related uses, and other considerations as deemed relevant by
the Planning Commission and City Council because the proposed uses are consistent with
General Plan policies, specifically those policies which promote developing a diverse
housing stock.
3. The proposed revisions and additions to the accessory dwelling unit regulations will not be
detrimental to the use of land in any adjacent zone because the Zoning Amendment will
refine existing performance standards and introduce new standards for accessory dwelling
units to ensure that any future accessory dwelling units are compatible with surrounding
single-family residential uses.
SECTION II. AMENDMENTS.
The Planning Commission recommends that the City Council adopt the draft Ordinance attached
as Exhibit A. Sections and subsections that are not amended by the draft Ordinance in Exhibit A
shall remain in full force and effect.
SECTION 2 RECOMMENDATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of
the City of South San Francisco hereby makes the findings contained in this Resolution, and
recommends that the South San Francisco City Council adopt an Ordinance amending the South
San Francisco Municipal Code as shown in Exhibit A including revisions to Tables 20.080.002,
20.090.002, 20.100.002, 20.280.003, 20.330.004, 20.330.007 and Sections 20.300.002,
20.320.004, 20.350.035, 20.440.008, 20.480.003, and 20.620.002 and the proposed revision to
Section 20.350.035(K)(1)(c).
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately
upon its passage and adoption.
* * * * * * *
I hereby certify that the foregoing resolution was adopted by the Planning Commission of
the City of South San Francisco at a regular meeting held on the 21st day of September, 2017 by
the following vote:
AYES: Chairperson Faria, Vice Chairperson Nagales, Commissioner Shihadeh, Commissioner
Ruiz, Commissioner Murphy, Commissioner Tzang
NOES:
ABSTENTIONS:__ Commissioner Wong
ABSENT:
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission