HomeMy WebLinkAbout03-17-22 Planning Commission AgendaThursday, March 17, 2022
7:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Virtual Meeting
33 Arroyo Drive, South San Francisco, CA
Planning Commission
Regular Meeting Agenda
1
March 17, 2022Planning Commission Regular Meeting Agenda
WELCOME
If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about
our procedure.
This meeting is being held in accordance with the Brown Act as currently in effect under the provisions of
Assembly Bill 361 which allows attendance by members of the Planning Commission, City staff and the public
to participate and conduct the meeting by teleconference. Teleconference locations are not open to the public.
Planning Commissioners teleconferencing: Michele Evans, Norm Faria, JulieAnn Murphy, Sam Shihadeh, Alex
Tzang, Luis De Paz Fernandez, Sarah Funes.
You may need to also install the Zoom app on your device prior to joining the meeting:
Planning Commission Meeting
Time: March 17, 2022 07:00 PM Pacific Time (US and Canada)
Please click the link below to join the webinar:
https://ssf-net.zoom.us/j/82584801637
Or One tap mobile:
US: +16699006833,,82584801637# or +13462487799,,82584801637#
Or Telephone:
Dial(for higher quality, dial a number based on your current location):
US: +1 669 900 6833 or +1 346 248 7799 or +1 253 215 8782 or +1 929 205 6099 or +1 301 715
8592 or +1 312 626 6799 or 888 475 4499 (Toll Free) or 833 548 0276 (Toll Free) or 833 548 0282 (Toll
Free) or 877 853 5257 (Toll Free)
Webinar ID: 825 8480 1637
International numbers available: https://ssf-net.zoom.us/u/kcIkA6wMWz
Please note that dialing in will only allow you to listen in on the meeting. To make a public comment during the
Zoom Meeting session, join the meeting from your computer or mobile device, enter your name, and request to
comment through the “Chat” function and a staff person will add you to the queue for comments and unmute
your microphone during the comment period. In the alternative, you may also provide email comments received
during the meeting will be read into the record.
Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on
the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be
heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first
person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons
Page 2 City of South San Francisco Printed on 10/13/2022
2
March 17, 2022Planning Commission Regular Meeting Agenda
who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a
card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the
room. When it is your turn, she will announce your name for the record.
The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20
minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any
case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time.
Remote Public Comments:
Members of the public wishing to participate are encouraged to submit public comments in writing in advance of
the meeting. The email and phone line below will be monitored during the meeting and public comments
received will be read into the record. The City encourages the submission of comments by 6:00pm on the date
of the Public Hearing to facilitate inclusion in the meeting record. A maximum of 3 minutes per individual
comment will be read into the record. Comments that are not in compliance the Planning Commission’s rules of
decorum may be summarized for the record rather than read verbatim.
Email: [email protected]
Electronic Comments received by email will be monitored during the meeting and read into the record. We ask
that you limit your electronic comments so that they comply with the 3-minute time limitation for public
comment.
Planning Division Hotline: (650) 829-4669
Voice messages will be monitored during the meeting, and read into the record. Your voicemail should be
limited so that it complies with the 3 minute time limitation for public comment.
Observing the Meeting:
This teleconference meeting may be observed via livestream:
https://www.ssf.net/government/city-council/video-streaming-city-and-council-meetings/planning-commission
Any interested party will have 15 calendar days from the date of an action or decision taken by the Planning
Commission to appeal that action or decision to the City Council by filing a written appeal with the City Clerk
as provided under Chapter 20.570 of the South San Francisco Municipal Code. In the event an appeal period
ends on a Saturday, Sunday, or any other day the City is closed, the appeal period shall end at the close of
business on the next consecutive business day.
If any interested party, other than the applicant, wishes to obtain a copy of a Notice of Action for any Planning
Commission action or decision at a hearing, the interested party must file a written request of such notification
with the Planning Division in advance of that Planning Commission hearing.
When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning
Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or by e-mail at [email protected].
Page 3 City of South San Francisco Printed on 10/13/2022
3
March 17, 2022Planning Commission Regular Meeting Agenda
Sam Shihadeh, Chairperson
Alex Tzang, Vice Chairperson
Norm Faria, Commissioner
JulieAnn Murphy, Commissioner
Michele Evans, Commissioner
Sarah Funes, Commissioner
Luis De Paz Fernandez, Commissioner
Tony Rozzi, Secretary to the Planning Commission
City of South San Francisco Staff
Tony Rozzi, Chief Planner
Adena Friedman, Principal Planner
Billy Gross, Principal Planner
Christopher Espiritu, Senior Planner
Christy Usher, Senior Planner
Stephanie Skangos, Associate Planner
Victoria Kim, Associate Planner
Cristina Cruz, Clerk
PLEASE SILENCE CELL PHONES AND PAGERS
Individuals with disabilities who require auxiliary aids or services to attend and participate in this
meeting should contact the ADA Coordinator at (650) 877-8505, five working days before the meeting.
In accordance with California Government Code Section 54957.5, any writing or document that is a public
record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular
meeting will be made available for public inspection in the City Clerk’s Office located at City Hall. If,
however, the document or writing is not distributed until the regular meeting to which it relates, then the
document or writing will be made available to the public at the location of the meeting, as listed on this
agenda. The address of City Hall is 400 Grand Avenue, South San Francisco, California 94080.
Page 4 City of South San Francisco Printed on 10/13/2022
4
March 17, 2022Planning Commission Regular Meeting Agenda
CALL TO ORDER / PLEDGE OF ALLEGIANCE
ROLL CALL / CHAIR COMMENTS
AGENDA REVIEW
The Planning Commission will inquire and staff will report on any change or order, deferral and/or
removal of items on this meeting agenda.
ORAL COMMUNICATIONS
This portion of the meeting is reserved for comment on items not on the agenda. Under the Brown Act, the
Commission cannot act on items raised during public communications, but may respond briefly to
statements made or questions posed; request clarification; refer the item to staff; or place the item on the
next meeting agenda.
DISCLOSURE OF EX-PARTE COMMUNICATIONS
This portion of the meeting is reserved for Planning Commissioners to disclose any communications,
including site visits, they have had on current agenda items, or any conflict of interest regarding current
agenda items.
CONSENT CALENDAR
Approval of the February 3, 2022 Regular Hearing Minutes1
Att. 1 - 2-03-22 Draft MinutesAttachments:
PUBLIC HEARING
Report regarding a Planning Commission recommendation to City Council for
consideration of California Environmental Quality Act (CEQA) determinations and to
adopt amendments to Title 15 (Buildings and Construction) and Title 20 (Zoning)
regarding large family daycare homes, accessory dwelling units, and Design Review
requirements pertaining to certain residential developments under state law (Claire Lai,
Assistant City Attorney and Tony Rozzi, Chief Planner)
2
Resolution recommending that the City Council adopt an ordinance amending Title 15
(Building and Construction) and Title 20 (Zoning) of the South San Francisco
Municipal Code pertaining to large family daycare homes, accessory dwelling units,
and design review requirements.
2a
Exh. A- Amendment to Large Family Daycare Homes and Short Term Rental ADU Prohibition (031722)Attachments:
ADMINISTRATIVE BUSINESS
Page 5 City of South San Francisco Printed on 10/13/2022
5
March 17, 2022Planning Commission Regular Meeting Agenda
Report regarding the 2021 Housing Element and General Plan Annual Progress
Report. (Tony Rozzi, Chief Planner and Stephanie Skangos, Associate Planner)
3
Attachment 1 - Annual Housing Element Progress Report for 2021 in PDF format
Attachment 2 - Annual Housing Element Progress Report for 2021 in Excel – tabbed sheets
Attachment 3 - Analysis of South San Francisco General Plan with Adopted Office of Planning and Research Guidelines
Attachments:
Presentation to the Commission Regarding Public Hearing and Decision-Making
Process (Claire Lai, Assistant City Attorney and Alexandra Wolf, Assistant City
Attorney)
4
ITEMS FROM STAFF
Staff may report on items of general interest.
ITEMS FROM THE COMMISSION
The Commission may report on items of general interest.
ITEMS FROM THE PUBLIC
This portion of the meeting is reserved for additional comment on items not on the agenda.
ADJOURNMENT
Page 6 City of South San Francisco Printed on 10/13/2022
6
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:22-172 Agenda Date:3/17/2022
Version:1 Item #:1
Approval of the February 3, 2022 Regular Hearing Minutes
City of South San Francisco Printed on 10/13/2022Page 1 of 1
powered by Legistar™7
February 3, 2022 Minutes Page 1 of 3
MINUTES
February 3, 2022
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION
CALL TO ORDER / PLEDGE OF ALLEGIANCE TIME: 7:02 PM
STAFF PRESENT: Tony Rozzi, Chief Planner, Stephanie Skangos Associate Planner, Alexandra Wolf,
City Attorney
AGENDA REVIEW
No changes.
ORAL COMMUNICATIONS
None.
CONSENT CALENDAR
1. Approval of the December 2, 2021 Minutes
Motion to approve Consent Calendar – Commissioner Faria
Second – Commissioner Tzang
The question was called and the motion carried 5-0-1. (De Paz Fernandez abstained due to absence
at meeting, Funes absent).
Located at minute 6:15: https://ci-ssf-ca.granicus.com/player/clip/1555?view_id=4&redirect=true
PUBLIC HEARING
2. Report regarding public testimony for the 45-day comment period from December 29,
2021 to February 11, 2022 for the Draft Environmental Impact Report for the
proposed 101 Gull Drive development project for a new 7-story office/research and
development (R&D) building with an attached 4.5-story parking garage in the Business
Technology Park (BTP) District. (Stephanie Skangos, Associate Planner)
Public Hearing opened 7:10 pm
ROLL CALL / CHAIR COMMENTS PRESENT: Chair Evans, Vice Chair Shihadeh, Commissioners
Faria, Murphy, Tzang, De Paz Fernandez, Funes joined at 7:20
PM ABSENT: None
8
February 3, 2022 Minutes Page 2 of 3
Public Hearing closed 7:20 pm
No motion needed.
Item begins at minute 9:30:
https://ci-ssf-ca.granicus.com/player/clip/1555?view_id=4&redirect=true
ADMINISTRATIVE BUSINESS
3. Annual Reorganization of the Chair and Vice Chair of the South San Francisco
Planning Commission and Standing or Ad Hoc Committee Assignments (Tony Rozzi,
Chief Planner).
MOTION
Commissioner Tzang nominated Vice Chair Shihadeh to serve as Planning Commission Chair for
2022, Commissioner Faria seconded the motion. The question was called and the motion carried 7-
0.
MOTION
Commissioner Faria nominated commissioner Tzang to serve as Planning Commission Vice Chair for
2022, Commissioner Tzang seconded the motion. The question was called and the motion carried 7-
0.
For the Housing Standing Committee, Commissioner Evans would like to continue to serve as would
Commissioner Faria, currently the alternate. Chair Shihadeh volunteered to become the alternate
and Commissioners Evans and Faria would be primary. Chair Shihadeh approved of the appointment
and no motion needed.
For Historic Adhoc Preservation Committee, Commissioner De Paz Fernandez would like to serve as
part of the committee, Commissioner Murphy would like to continue and Vice Chair Tzang would
like to remain a part of the committee. Chair Shihadeh approved of the appointment and no motion
needed.
For General Plan Community Advisory Committee, the members remain the same for continuity.
Membership consists of Chair Shihadeh and Commissioner Murphy.
Item begins at hour 1:12:
https://ci-ssf-ca.granicus.com/player/clip/1555?view_id=4&redirect=true
ITEMS FROM STAFF
• General Plan engagement schedule starting in March 2022.
• Cristina Cruz hired as Administrative Assistant for Planning Division.
9
February 3, 2022 Minutes Page 3 of 3
• The meeting on February 17, 2022 will be cancelled.
ITEMS FROM THE PUBLIC
• Covid testing site on Linden Ave open now through San Mateo County Public Health.
• Free masks available at local pharmacies.
ADJOURNMENT
Chair Shihadeh adjourned the Planning Commission meeting at 7:41 PM
Tony Rozzi, Chief Planner, AICP Sam Shihadeh, Chairperson or
Alex Tzang, Vice Chairperson
Secretary to the Planning Commission Planning Commission
City of South San Francisco City of South San Francisco
TR/cc
10
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:22-170 Agenda Date:3/17/2022
Version:1 Item #:2
Report regarding a Planning Commission recommendation to City Council for consideration of California
Environmental Quality Act (CEQA) determinations and to adopt amendments to Title 15 (Buildings and
Construction) and Title 20 (Zoning) regarding large family daycare homes, accessory dwelling units, and
Design Review requirements pertaining to certain residential developments under state law (Claire Lai,
Assistant City Attorney and Tony Rozzi, Chief Planner)
RECOMMENDATION
It is recommended that the Planning Commission adopt a resolution making findings sand recommending that
the City Council adopt an ordinance to modify Title 15 (Buildings and Construction)and Title 20 (Zoning)
regarding large family daycare homes,accessory dwelling units,and Design Review requirements pertaining to
certain residential developments under state law.
MOTION FOR COMMISSION: Move to adopt the resolution.
BACKGROUND/DISCUSSION
The proposed Municipal Code amendments would make minor modifications with respect to various regulatory
areas, as outlined below.
Municipal Code Section 20.350.019 (Family Day Care, Large)
Recently adopted and signed into law, Senate Bill (“SB”) 234 amended Health and Safety Code (HSC) Section
1597.45 and established that “a local jurisdiction shall not impose a business license, fee, or tax for the
privilege of operating a small or large family daycare home.” The amendment to HSC Section 1597.45 further
provides that “the use of a home as a small or large family daycare home shall be considered a residential use of
property and a use by right for the purposes of all local ordinances, including, but not limited to, zoning
ordinances.” “Family daycare home” is defined as a facility that regularly provides care, protection, and
supervision for 14 or fewer children, in the provider’s own home, for periods of less than 24 hours per day,
while the parents or guardians are away, and is either a large family daycare home or a small family daycare
home.” (HSC Section 1596.78(a).)
This new state law would require local governments to remove special requirements for large family daycare
homes that are not otherwise imposed upon all other residences with the same zoning designation as the family
daycare home. HSC Section 1597.41, et seq. requires that local governments treat both small and large family
daycare homes alike, essentially giving large family daycare homes the same status as small family daycare
homes and restricting a local government’s ability to impose regulations on either. Any local ordinances
currently imposed on family daycare homes, but not on other residential uses, are invalid.
Currently, South San Francisco Municipal Code Section 20.350.019 imposes requirements on large family
daycare homes that are no longer authorized under SB 234. The proposed amendment to the zoning ordinance
brings Section 20.350.019 into compliance with SB 234.
City of South San Francisco Printed on 10/13/2022Page 1 of 4
powered by Legistar™11
File #:22-170 Agenda Date:3/17/2022
Version:1 Item #:2
Municipal Code Section 20.350.035 (Accessory Dwelling Units)
Government Code Section 65852.2 sets requirements for accessory dwelling units (ADUs). Among other
requirements, it restricts the separate sale or conveyance of an ADU. Government Code Section 65852.2 also
provides that a “local agency may require . . . that the property be used for rentals of terms longer than 30
days.” In other words, the City may prohibit use for rentals of terms less than 31 days. Government Code
Section 65852.22, related to junior accessory dwelling units (JADUs), is silent on the short-term rental
restriction authorization. Because the Government Code section is silent on the short-term rental restriction of
JADUs, but does not prohibit the City from imposing a short-term rental restriction, the City’s municipal code
restriction related to use of JADUs as short-term rentals is still authorized.
Assembly Bill 345 allows a certain set of ADUs that are constructed by qualified nonprofits, and sold to
qualified low-income buyers, to be sold separately from the primary residence. Specifically, the City must
allow an ADU to be sold or conveyed separately from the primary residence to a low- or moderate-income
buyer if all of the following requirements are met:
(1)The ADU, or the primary dwelling, was developed by a qualified nonprofit corporation (a 501(c)(3) +
receives welfare exemption);
(2)The buyer qualifies as low or moderate income individual or household as defined by state law;
(3)There is an enforceable restriction on the use of the property between the low-income buyer and
nonprofit that satisfies requirements under the state Revenue and Taxation Code;
(4)The property is subject to a recorded “tenancy in common agreement” that meets certain requirements
under state law (including owner-occupant requirements and affordability restrictions); and
(5)The ADU, if requested by a utility providing service to the primary residence, must also have separate
utility connections. A grant deed needs to be recorded for the conveyance with the county with a change
of ownership report filed concurrently in accordance with the Tax Code requirements. (Gov. Code
section 65852.26.)
As written, Section 20.350.035 currently provides that ADUs cannot be used for rentals for terms shorter than
30 days, and cannot be conveyed separately which need to be updated given the requirements of Government
Code Sections 65852.2 and the addition of 65852.26. The proposed amendment to the ordinance brings Section
20.350.019 into compliance with Government Code Sections 65852.2 and 65852.26, prohibiting rentals for
terms less than 31 consecutive days and authorizing the separate sale or conveyance of ADUs in specific
circumstances, as stated above.
Additionally, the proposed zoning text amendments would make certain clean-up changes to the regulations of
ADUs, and in particular would provide that applicants of multiple-unit residential lots would be able to
construct either: (1) up to two detached ADUs or conversion ADUs of existing non-livable space; or (2) one
attached ADU that is connected to one of the single-unit dwellings. This is consistent with state ADU law
which requires cities to permit at least one ADU (attached, detached, or conversions) on single- and multi-
family lots. This also provides applicants seeking to build ADUs on multi-unit lots the opportunity construct an
ADU in compliance with the City’s development standards.
Design Review Exception
Senate Bill 9 added California Government Code Sections 65852.21 and 66411.7, to require a proposed
housing development containing no more than 2 residential units within a single-family residential zone to be
considered ministerially, without discretionary review or hearing, if the proposed housing development meets
City of South San Francisco Printed on 10/13/2022Page 2 of 4
powered by Legistar™12
File #:22-170 Agenda Date:3/17/2022
Version:1 Item #:2
certain requirements, including, but not limited to, that the proposed housing development would not require
demolition or alteration of housing that is subject to a recorded covenant, ordinance, or law that restricts rents
to levels affordable to persons and families of moderate, low, or very low income, that the proposed housing
development does not allow for the demolition of more than 25% of the existing exterior structural walls,
except as provided, and that the development is not located within a historic district, is not included on the State
Historic Resources Inventory, or is not within a site that is legally designated or listed as a city or county
landmark or historic property or district.
Senate Bill 9 also requires a local agency to ministerially approve a parcel map for an urban lot split that meets
certain requirements, including, but not limited to, that the urban lot split would not require the demolition or
alteration of housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels
affordable to persons and families of moderate, low, or very low income, that the parcel is located within a
single-family residential zone, and that the parcel is not located within a historic district, is not included on the
State Historic Resources Inventory, or is not within a site that is legally designated or listed as a city or county
landmark or historic property or district.
Pursuant to Municipal Code Section 20.350.035 ADUs are also not currently subject to design review.
Currently, Section 20.480.002 of the Municipal Code requires Design Review for projects, with limited
exceptions. These exceptions do not currently include Senate Bill 9 projects and ADUs. The draft amendment
to the ordinance adds Senate Bill 9 projects and ADUs to the list of items exempt from design review,
consistent with Government Code Sections 65852.21 and 66411.7 and Municipal Code Section 20.350.035.
The proposed amendment is meant to incorporate the requirement under SB 9, eliminating public hearing and
discretionary review requirements for SB 9 projects, and also to provide internal consistency with the ADU
ordinance (20.350.035) as ADUs are currently not subject to design review. Further, the proposed amendments
include a “catch all” provision that would exempt all projects for which state law specifically prohibits a
discretionary design review process. This revision is included to capture any potential state law changes that
would require additional types of projects to be exempted from the City’s design review process. The
applicability of any such future state law would be confirmed by the Chief Planner and the City Attorney’s
Office before any project is determined to be exempt from design review based on this catch-all provision.
CEQA REVIEW
The modifications to regulations pertaining to large family daycare homes are statutorily exempt from CEQA
because they are implementing the provisions of Health and Safety Code Section 1597.41,et seq.The
modifications to regulations pertaining to ADUs are statutorily exempt from CEQA pursuant to Section
21080.17 of the Public Resources Code because they are implementing the provisions of Government Code
Section 65852.2.Further,the proposed modifications to design review regulations pertaining to certain
residential development projects under Senate Bill 9 (2021)would be statutorily exempt from CEQA pursuant
to Government Code Sections 65852.21 and 66411.7 as implementation of those state law provisions.
In addition,the City Council in 2010 adopted an Initial Study/Negative Declaration (“IS/ND”)in accordance
with the California Environmental Quality Act,Public Resources Code Sections 21000,et seq.(“CEQA”),
which 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.The modifications
proposed in this Ordinance are minor in nature,the adoption of which would not result in any new significant
City of South San Francisco Printed on 10/13/2022Page 3 of 4
powered by Legistar™13
File #:22-170 Agenda Date:3/17/2022
Version:1 Item #:2
proposed in this Ordinance 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/ND prepared and circulated for the 2010 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.
Finally,the modifications to regulations pertaining to design review exceptions are exempt from the California
Environmental Quality Act (CEQA)pursuant to Sections 15061(b)(3)and 15378 of the CEQA Guidelines,as
the proposed modification are minor,with no expansion in use or creating new uses,and has no potential for
resulting in direct or indirect physical changes to the environment,and thus would not have any significant
effects on the environment.
CONCLUSION
It is recommended that the Planning Commission adopt a resolution making findings sand recommending that
the City Council adopt an ordinance to modify Title 15 (Buildings and Construction)and Title 20 (Zoning)
regarding large family daycare homes,accessory dwelling units,and Design Review requirements pertaining to
certain residential developments under state law.
5070121.2
City of South San Francisco Printed on 10/13/2022Page 4 of 4
powered by Legistar™14
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:22-171 Agenda Date:3/17/2022
Version:1 Item #:2a
Resolution recommending that the City Council adopt an ordinance amending Title 15 (Building and
Construction) and Title 20 (Zoning) of the South San Francisco Municipal Code pertaining to large family
daycare homes, accessory dwelling units, and design review requirements.
WHEREAS, in July 2010, the City Council for the City of South San Francisco (“City”) adopted a
comprehensive update to the City’s Zoning Ordinance, which repealed the then-existing Title 20 of the South
San Francisco Municipal Code, 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, since adoption of the Zoning Ordinance in July 2010, the City has identified areas of the Zoning
Ordinance that require minor refinement, clarification, and/or correction; and
WHEREAS, City staff has drafted proposed revisions to the City’s Zoning Ordinance to address the identified
areas that require correction (“Zoning Amendment” or “Project”); and
WHEREAS, the 2010 Zoning Ordinance was adopted after preparation, circulation, consideration, and adoption
of an Initial Study/Negative Declaration (“IS/ND”) in accordance with the California Environmental Quality
Act, Public Resources Code Sections 21000, et seq. (“CEQA”), which 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 minor refinements, clarifications, and/or corrections set forth in this Zoning Amendment, 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/ND prepared and circulated for the 2010 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, the proposed Zoning Amendment also includes modifications to regulations pertaining to
accessory dwelling units and large family daycare homes, which are statutorily exempt from CEQA pursuant to
Section 21080.17 of the Public Resources Code as implementation of the provisions of Government Code
Sections 65852.2, and pursuant to Health and Safety Code Section 1597.45(d) as implementation of the
provisions of Health and Safety Code Section 1597.41, et seq.; and
WHEREAS, the proposed Zoning Amendment also includes modifications to regulations pertaining to design
review of certain residential development projects under Senate Bill 9 (2021) (“SB 9”), which are exempt from
CEQA pursuant to Government Code Sections 65852.21 and 66411.7 as those statutes specifically provide that
such ordinances implementing SB 9 requirements are exempt from CEQA; and
City of South San Francisco Printed on 10/13/2022Page 1 of 4
powered by Legistar™15
File #:22-171 Agenda Date:3/17/2022
Version:1 Item #:2a
WHEREAS, in addition to the foregoing, the City has identified additional provisions under Title 15 of the
South San Francisco Municipal Code that require minor refinement, clarification, and/or correction in
conjunction with the Zoning Amendment; and
WHEREAS, the proposed amendments to the Municipal Code would not result in a direct or indirect physical
change in the environment and would thus be exempt from CEQA pursuant to CEQA guidelines Section 15061
(b)(3) as it would not have a significant effect on the environment.
WHEREAS, on March 17, 2022, the Planning Commission for the City of South San Francisco held a lawfully
noticed public hearing, for which the Planning Division provided at least 10 day notice of a public hearing
consistent with Chapter 20.450 of the Municipal Code and with applicable state planning and zoning law, to
solicit public comment and consider the CEQA finding and the proposed zoning ordinance amendments, and
take public testimony.
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; the draft Zoning Text Amendments prepared by City staff; all reports, minutes, and
public testimony submitted as part of the Planning Commission’s duly noticed April 16, 2020 meeting and any
other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2) (“Record”), 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 proposed Ordinance,attached hereto ad Exhibit A,is incorporated by reference and made a part of
this Resolution, as if set forth fully herein.
3.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 April 16,2020 meeting and any other evidence (within the meaning of Public
Resources Code §21080(e) and §21082.2).
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, Tony Rozzi.
II.CEQA Findings
City of South San Francisco Printed on 10/13/2022Page 2 of 4
powered by Legistar™16
File #:22-171 Agenda Date:3/17/2022
Version:1 Item #:2a
1.No further environmental analysis is necessary for the proposed zoning text amendments as the 2010
Zoning Ordinance was adopted after preparation, circulation, consideration, and adoption of an Initial
Study/Negative Declaration (“IS/ND”) in accordance with the California Environmental Quality Act, Public
Resources Code Sections 21000, et seq. (“CEQA”), which 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. Based on evidence presented in the record, the adoption of the
proposed minor zoning amendments 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/ND prepared and circulated for the 2010 Zoning Ordinance, nor do the proposed minor
amendments constitute a change in the project or change in circumstances that would require additional
environmental review. Thus, no further actions under CEQA would be required at this time.
2.The proposed Ordinance also includes modifications to regulations pertaining to accessory dwelling
units, which are statutorily exempt from CEQA pursuant to Section 21080.17 of the Public Resources Code
as implementation of the provisions of Government Code Sections 65852.2, and pursuant to Health and
Safety Code Section 1597.45(d) as implementation of the provisions of Health and Safety Code Section
1597.41, et seq. Further, the proposed Ordinance includes modifications to design review regulations
pertaining to certain residential development projects under Senate Bill 9 (2021), which are statutorily
exempt from CEQA pursuant to Government Code Sections 65852.21 and 66411.7.
3.Adoption of this Ordinance is further exempt from the California Environmental Quality Act (Public
Resources Code §§21000 et seq.,“CEQA,”and 14 Cal.Code Reg.§§15000 et seq.,“CEQA Guidelines”)
under the general rule that CEQA applies only to projects that have the potential for causing a significant
effect on the environment,and in this case it can be seen with certainty that there is no possibility that the
activity in question may have a significant effect on the environment (CEQA Guidelines § 15061(b)(3)).
III.Zoning Text Amendment Findings
1.The proposed Zoning Ordinance Amendments are consistent with the General Plan because the
Ordinance Amendments will continue to reinforce many of the General Plan policies maintaining a
balanced land use program and is consistent with the City’s overall vision for the proper location of uses.
None of the new or revised definitions,tables,figures and land uses will conflict with or impede
achievement of any of the goals, policies, or land use designations established in the General Plan.
2.The areas of the City impacted by the proposed Zoning Ordinance Amendments are suitable for the
proposed uses in terms of access,size of parcel,relationship to similar or related uses,and other
considerations because the minor revisions,corrections and clarifications will not alter the existing uses
permitted in the Zoning Ordinance.
3.The proposed Zoning Ordinance Amendments are not detrimental to the use of land in any adjacent
zone because the minor revisions,corrections and clarifications will not result in a change of any existing
zoning districts.
SECTION 2 RECOMMENDATION
City of South San Francisco Printed on 10/13/2022Page 3 of 4
powered by Legistar™17
File #:22-171 Agenda Date:3/17/2022
Version:1 Item #:2a
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 South San Francisco Municipal Code Title 20
(Zoning), attached as Exhibit A.
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 ____day of ____ by the following vote:
AYES:________________________________________________________________
NOES:________________________________________________________________
ABSTENTIONS:________________________________________________________
ABSENT:______________________________________________________________
Attest:__________________________________
Tony Rozzi
Secretary to the Planning Commission
City of South San Francisco Printed on 10/13/2022Page 4 of 4
powered by Legistar™18
..Title Ordinance amending provisions of the South San Francisco Municipal Code to modify Title 15 (Buildings and Construction) and Title 20 (Zoning) regarding large family daycare homes, accessory dwelling units, and Design Review requirements pertaining to certain residential developments under state law.
..body WHEREAS, in July 2010, the City Council for the City of South San Francisco (“City”) adopted
a comprehensive update to the City’s Zoning Ordinance, which repealed the then-existing Title
20 of the South San Francisco Municipal Code, 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, since adoption of the Zoning Ordinance in July 2010, the City has identified areas
of the Zoning Ordinance that require minor refinement, clarification, and/or correction; and
WHEREAS, City staff has drafted proposed revisions to the City’s Zoning Ordinance to address
the identified areas that require correction (“Zoning Amendment” or “Project”); and
WHEREAS, the 2010 Zoning Ordinance was adopted after preparation, circulation,
consideration, and adoption of an Initial Study/Negative Declaration (“IS/ND”) in accordance
with the California Environmental Quality Act, Public Resources Code Sections 21000, et seq.
(“CEQA”), which 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 minor refinements, clarifications, and/or corrections set forth in this Zoning
Amendment, 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/ND prepared and circulated for the 2010 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, the proposed Zoning Amendment also includes modifications to regulations
pertaining to accessory dwelling units and large family daycare homes, which are statutorily
exempt from CEQA pursuant to Section 21080.17 of the Public Resources Code as
implementation of the provisions of Government Code Sections 65852.2, and pursuant to Health
and Safety Code Section 1597.45(d) as implementation of the provisions of Health and Safety
Code Section 1597.41, et seq.; and
WHEREAS, the proposed Zoning Amendment also includes modifications to regulations
pertaining to design review of certain residential development projects under Senate Bill 9
EXHIBIT A
19
(2021) (“SB 9”), which are exempt from CEQA pursuant to Government Code Sections
65852.21 and 66411.7 as those statutes specifically provide that such ordinances implementing
SB 9 requirements are exempt from CEQA; and
WHEREAS, in addition to the foregoing, the City has identified additional provisions under Title
15 of the South San Francisco Municipal Code that require minor refinement, clarification,
and/or correction in conjunction with the Zoning Amendment; and
WHEREAS, the proposed amendments to the Municipal Code would not result in a direct or
indirect physical change in the environment and would thus be exempt from CEQA pursuant to
CEQA guidelines Section 15061(b)(3) as it would not have a significant effect on the
environment.
WHEREAS, on __________, the Planning Commission for the City of South San Francisco held
a lawfully noticed public hearing, for which the Planning Division provided at least 10 day
notice of a public hearing consistent with Chapter 20.450 of the Municipal Code and with
applicable state planning and zoning law, to solicit public comment and consider the CEQA
finding and the proposed zoning ordinance amendments, take public testimony, and adopted
Resolution No. _________ making a recommendation to the City Council on the Zoning
Amendment; and
WHEREAS, on _______, the City Council for the City of South San Francisco held a lawfully
noticed public hearing to solicit public comment and consider the CEQA finding and the
proposed zoning ordinance amendments, take public testimony, and adopt the recommendation
of the Planning Commission on the proposed revisions to the City’s Zoning Ordinance.
NOW, THEREFORE, BE IT ORDAINED that based on the entirety of the Record before it, as
described below, the City Council of the City of South San Francisco does hereby ORDAIN as
follows:
SECTION 1. FINDINGS. Based on the entirety of the record as described above, the City Council for the City of South San
Francisco hereby makes the following findings: A. General Findings.
1. The foregoing recitals are true and correct and are incorporated into the Ordinance by this
reference.
2. The Record for these proceedings, and upon which this Ordinance is based, includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations
20
§15000, et seq.; the South San Francisco General Plan and General Plan EIR; the South San Francisco Municipal Code; the Zoning Ordinance Text Amendments; and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed ___________ meeting; and all reports, minutes, and public testimony submitted as part of the City Council’s duly noticed ______________ meeting; and any other evidence (within
the meaning of Public Resources Code §21080(e) and §21082.2).
3. 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, Tony Rozzi.
B. California Environmental Quality Act (CEQA) Findings.
1. No further environmental analysis is necessary for the proposed zoning text amendments as the 2010 Zoning Ordinance was adopted after preparation, circulation, consideration, and adoption of an Initial Study/Negative Declaration (“IS/ND”) in accordance with the
California Environmental Quality Act, Public Resources Code Sections 21000, et seq.
(“CEQA”), which 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. Based on evidence presented in the record, the adoption of the proposed minor zoning amendments 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/ND prepared and circulated for the 2010 Zoning Ordinance, nor do the proposed minor amendments constitute a change in the project or change in circumstances that would require additional
environmental review. Thus, no further actions under CEQA would be required at this time.
2. The proposed Ordinance also includes modifications to regulations pertaining to accessory dwelling units, which are statutorily exempt from CEQA pursuant to Section 21080.17 of the Public Resources Code as implementation of the provisions of Government Code Sections 65852.2, and pursuant to Health and Safety Code Section 1597.45(d) as
implementation of the provisions of Health and Safety Code Section 1597.41, et seq. Further, the proposed Ordinance includes modifications to design review regulations pertaining to certain residential development projects under Senate Bill 9 (2021), which are statutorily exempt from CEQA pursuant to Government Code Sections 65852.21 and
66411.7.
3. Adoption of this Ordinance is further exempt from the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA,” and 14 Cal. Code Reg. §§ 15000 et seq., “CEQA Guidelines”) under the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment, and in this case it
can be seen with certainty that there is no possibility that the activity in question may have
a significant effect on the environment (CEQA Guidelines § 15061(b)(3)).
21
C. Zoning Amendment Findings. 1. The proposed Zoning Ordinance Amendments are consistent with the General Plan because the Ordinance Amendments will continue to reinforce many of the General Plan policies maintaining a balanced land use program and is consistent with the City’s overall vision
for the proper location of uses. None of the new or revised definitions, tables, figures and
land uses will conflict with or impede achievement of any of the goals, policies, or land use designations established in the General Plan. 2. The areas of the City impacted by the proposed Zoning Ordinance Amendments are
suitable for the proposed uses in terms of access, size of parcel, relationship to similar or related uses, and other considerations because the minor revisions, corrections and clarifications will not alter the existing uses permitted in the Zoning Ordinance. 3. The proposed Zoning Ordinance Amendments are not detrimental to the use of land in any
adjacent zone because the minor revisions, corrections and clarifications will not result in
a change of any existing zoning districts.
SECTION 2. AMENDMENTS TO THE ZONING CODE UNDER TITLE 20 OF THE MUNICIPAL CODE
The following provisions of Title 20 the South San Francisco Municipal Code are amended as shown here, with additions in red double underline and deletions in strikethrough. Sections, subsections, subdivisions, texts and tables that are not amended by this ordinance are not included in the following provisions, and shall remain in full force and effect.
A. Revisions to Section 20.350.019 “Family Day Care, Large” under Title 20, Chapter
20.350
Section 20.350.019 (Family Day Care Homes , Large)
Large family day care homes Family Day Care Homes (including small and large facilities) shall be located, developed, and operated in compliance with the applicable requirements of State law
and shall comply with all applicable requirements of the underlying residential zoning district where the day care home is located. Family Day Care Homes shall also comply with all requirements of this Code applicable to single-family residential homes in their respective zoning districts, including the requirements of the City’s noise ordinance limits. the following standards:
A. Location. Large family day care homes must be located at least 500 feet apart in all directions from any other large family day care home. In no case, however, shall there be more than one large family day care home per blockface. The Chief Planner may grant exceptions to these location requirements.
B. Hours of Operation. Large family day care homes shall operate only between the hours
of 6:00 a.m. and 7:00 p.m., Monday through Friday. Additional hours may be allowed subject to
the approval of a Minor Use Permit.
22
C. Residency. The operator of a large family day care home shall be a full-time resident of
the dwelling unit in which the facility is located.
D. License. The operator shall secure and maintain a large family day care home license from the State of California Department of Social Services.
E. Screening. A periphery wall, constructed of wood or masonry, shall be provided for purposes of securing outdoor play areas and screening the site and shall achieve at least 75
percent opacity. Chain link metal fencing or barbed wire is prohibited.
F. Play Area. A minimum of 700 square feet of play area is required. An additional 75 square feet is required for each child in excess of 10, as shown by the maximum number of children which may be cared for at any time, pursuant to the license for such a facility. The play
area shall not be located in any required front or side yard.
G. Passenger Loading and Drop-off. A minimum of one improved off-street drop-off and pick-up parking space shall be provided unless there is at least one on-street parking space
located directly adjacent to the large family day care home property for such use.
H. Traffic. Increased traffic due to the operation of any large family day care home shall not cause traffic levels to exceed those levels customary in residential neighborhoods. However,
somewhat higher traffic levels during the morning and evening commute time is acceptable.
B. Revisions to Section 20.350.035 “Accessory Dwelling Units” under Title 20, Chapter 20.350
Section 20.350.035 (Accessory Dwelling Units)
. . .
C. Number of Units Allowed.
. . .
2. Multiple-Unit Residential Lot.
a. Up to two detached accessory dwelling units are permitted on a lot with an existing or proposed multiple-unit residential dwelling. Within an existing multiple-unit residential dwelling structure, converted accessory dwelling units shall be permitted up to 25 percent of the existing number of units or one unit, whichever is greater. Such converted accessory
dwelling unit shall only be permitted within the portions of the structure that is not used as livable space provided that the unit complies with the California Building Standards Code as
set forth in Title 15 of this Code.
b. If there are existing accessory structures on a lot with an existing or proposed multiple-unit residential dwelling, converted accessory dwelling units may be permitted within all such
23
existing accessory structures provided that the lot does not otherwise contain one or more proposed or existing accessory dwelling unit permitted under subsection (C)(2)(a) above, and that the converted accessory dwelling units meet the requirements of subsection (B)(3) above, the development standards of the zoning district in which the property is located, and all other applicable requirements of this chapter.
c. One attached accessory dwelling unit, provided that there is no existing or proposed
accessory dwelling units on the same lot utilizing subsection (a) or (b) above.
. . .
D. Development Standards. Accessory dwelling units shall conform to the specific development standards set forth below and, unless specified otherwise below, shall comply
with the landscaping, lot coverage, and other zoning requirements of the zoning district in
which the site is located; other applicable development standards in this chapter; other requirements of the zoning ordinance; and other applicable City building, electrical, fire, utility and structural safety codes.
. . .
5. Exceptions. Development standards described in this chapter and elsewhere in the zoning
ordinance shall be waived for:
a. Converted accessory dwelling units located on single-unit dwelling lots;
b. Attached or detached accessory dwelling units that have a maximum size of 800 square
feet with at most 16 feet in height, does not exceed four-foot side and rear yard setbacks, and
located on single-unit dwelling lots;
c. Converted accessory dwelling units located on a lot with one or more existing multiple-unit residential dwelling as set forth in subsection (C)(2)(a) above; and
d. Detached accessory dwelling units located on a lot with one or more existing multiple-unit
residential dwelling as permitted by subsection (C)(2)(a) above, provided that such units have a
maximum height of 16 feet and four-foot rear and side yard setbacks. However, the foregoing accessory dwelling units shall continue to comply with applicable building, electrical, fire, utility and structural safety codes for the issuance of a City building permit.
However, the foregoing accessory dwelling units under subsections 5(a)-(d) shall continue to
comply with applicable building, electrical, fire, utility and structural safety codes for the
issuance of a City building permit.
. . .
24
I. Use Limitation.
1. An accessory dwelling unit may be rented separate from a primary single-unit or multiple-unit residential dwelling but may not be sold or otherwise conveyed separately from the primary
unit, unless specifically authorized under California Government Code Section 65852.26.
2. An accessory dwelling unit shall not be used for rentals of terms shorter than 3031 consecutive days.
J. Deed Restrictions. Prior to obtaining a building permit for an accessory dwelling unit, a deed restriction, approved as to form and content by the City Attorney, shall be recorded with the County Recorder’s office, which shall include the pertinent restrictions and limitations of an accessory dwelling unit identified in this chapter. Said deed restriction shall run with the land,
and shall be binding upon any future owners, heirs, or assigns. A copy of the recorded deed
restriction shall be filed with the City stating that:
1. The accessory dwelling unit cannot be sold separately. However, this clause shall be omitted from a deed restriction for an accessory dwelling unit that is specifically authorized under California Government Code Section 65852.26.
2. The accessory dwelling unit cannot be used for rentals for terms shorter than 3031
consecutive days.
. . .
K. Junior Accessory Dwelling Units.
. . .
5. No Short-Term Rental. A junior accessory dwelling unit shall not be used for rentals of
terms shorter than 3031 consecutive days.
6. Deed Restriction. Prior to obtaining a building permit for a junior accessory dwelling unit, a deed restriction, approved by the City Attorney, shall be recorded with the County Recorder’s office, which shall include the pertinent restrictions and limitations of a junior accessory
dwelling unit identified in this section. Said deed restriction shall run with the land, and shall be
binding upon any future owners, heirs, or assigns. A copy of the recorded deed restriction shall
be filed with the City stating that:
. . .
d. The junior accessory dwelling unit shall not be used for rentals for terms shorter than
3031 consecutive days;
. . .
25
C. Revisions to Section 20.480.002 “Design Review - Applicability” under Title 20, Chapter 20.480
Section 20.480.002 (Design Review – Applicability)
A. Design review is required for all projects that require a building permit, which involve construction, reconstruction, rehabilitation, alteration, or other improvements to the exterior of a structure or parking area except for:
1. Construction, reconstruction, alterations, improvements, and landscaping that comply with the requirements of a project developed in compliance with a previous design review approval;
2. Additions to one-, two-, and three-unit residential structures that do not break the existing roof line of the structure and do not constitute a 50 percent or greater increase in floor area;
3. Signs exempted pursuant to Section 20.360.002 (“Applicability and Exemptions”);
4. Changes in sign copy on existing signs, existing changeable copy signs or signs designed to allow a change of copy, excluding painted signs or copy changes which increase the sign area of coverage or which physically alter the sign structure; and
5. Alterations and improvements required in whole or part to meet federal or State
requirements to accommodate persons with disabilities.;
6. Accessory Dwelling Units as defined under Section 20.350.035 of this Code; and
7. Residential projects proposed and developed pursuant to California Government Code Sections 65852.21 or 66411.7, or both (collectively and commonly known as Senate Bill No. 9
(2021)).
8. Any other development projects or work specifically mandated as only subject to a ministerial or non-discretionary review process by applicable state housing or land use laws, as confirmed by the Chief Planner in consultation with the City Attorney’s Office.
. . .
D. Revisions to Sections 2-.620.002 “Residential Use Classifications” and 20.620.003
“Public and Semi-Public Use Classifications” under Title 20, Chapter 20.620
Section 20.620.002 “Residential Use Classifications”
. . .
Family Day Care Homes, Family Day Cares or Family Day Care Centers. A day-care
facility licensed by the State of California that is located in a single-unit residence or other
26
dwelling unit where an occupant of the residence provides care and supervision for children
under the age of 18 for periods of less than 24 hours a day.
Small. A facility that provides care for eight or fewer children, including children under the age of 10 who reside at the home.
Large. A facility that provides care for seven to 14 children, including children under the age of 10 who reside at the home.
Section 20.620.003 “Public and Semi-Public Use Classifications”
. . .
Day Care Centers. Establishments providing non-medical care for persons on a less than twenty-four-hour basis other than Home Day Care Family Day Care Homes. This classification
includes nursery schools, preschools, and day care facilities for children or adults, and any other
day care facility licensed by the State of California.
. . .
SECTION 3. AMENDMENTS TO TITLE 15 OF THE MUNICIPAL CODE Section 15.24.030 “Operational permits” of Title 15 the South San Francisco Municipal Code is
amended as shown here, with additions in red double underline and deletions in strikethrough. Sections, subsections, subdivisions, texts and tables that are not amended by this ordinance are not included in the following provisions, and shall remain in full force and effect. Section 15.24.030 Operational permits.
. . .
California Fire Code Section 105.6 is hereby amended by adding Section 105.6.55 as follows:
105.6.55 Large Family Home Day Care. An operational permit is required to operate a
Large Family Day Care as defined in Chapter 2.
. . .
SECTION 4. Severability. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to
be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed the Ordinance, and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of
this Ordinance would be subsequently declared invalid or unconstitutional.
27
SECTION 5. Publication and Effective Date Pursuant to the provisions of Government Code Section 36933, the City Attorney shall prepare a summary of this Ordinance. 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
* * * * *
5073361.1
28
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:22-84 Agenda Date:3/17/2022
Version:1 Item #:3
Report regarding the 2021 Housing Element and General Plan Annual Progress Report.(Tony Rozzi,Chief
Planner and Stephanie Skangos, Associate Planner)
RECOMMENDATION
This is an informational item only and no Planning Commission action is required.
BACKGROUND
California Government Code Section 65400 requires that an Annual Progress Report (APR)be prepared on the
status and progress of implementation of the current Housing Element and General Plan.The APR must be
submitted to the City Council,the State Office of Planning and Research (OPR),and the California Department
of Housing and Community Development (HCD)by April 1st of each year (with a 60-day grace period).The
City intends to file the APR before the April 1st deadline. The APR is included as Attachments 1 and 2.
Housing Element Compliance with HCD Guidelines
The South San Francisco Housing Element covers the period of 2015-2023,and this APR represents the yearly
update on housing production.The formatting for the report continues to evolve to match the state’s high
priority for new housing units.This APR provides a comprehensive view of entitlement and building permitting
activity.The Annual Housing Element Progress Report (Attachment 1 in PDF and Attachment 2 in Excel)
includes the following tables:
·Table A - Housing Development Applications Submitted
·Table A2 -Annual Building Activity,including completed entitlements,issued building permits,and
issued Certificates of Occupancy
·Table B - Summary of all units permitted by affordability for RHNA cycle of 2015-2023
·Table C - Sites Identified or Rezoned to Accommodate Shortfall Housing Need - Not Applicable to SSF
·Table D - Program Implementation Status
·Table E - Commercial Development Density Bonus Approved - None
·Table F - Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites for RHNA - None
·Table G -Locally Owned Lands included in the Housing Element Sites Inventory that have been sold,
leased, or otherwise disposed of - None
·Table H -Locally Owned Surplus Sites -None at the moment.All locally owned properties are subject
to the Disposition Plan approved by the Successor Agency and reviewed by the Oversight Board
through December 31, 2022.
·Summary Tab of Entitled Units, Submitted Applications, and SB 35 Streamlining Provisions
The Housing Element Progress Report is informational only and does not change adopted policies or authorize
any action or expenditure of funds.
Housing Element and Regional Planning
California requires each jurisdiction to prepare a Housing Element as part of its General Plan in order to ensure
that all jurisdictions are planning for the projected housing demand throughout the State.Unlike other elementsCity of South San Francisco Printed on 10/13/2022Page 1 of 4
powered by Legistar™29
File #:22-84 Agenda Date:3/17/2022
Version:1 Item #:3
that all jurisdictions are planning for the projected housing demand throughout the State.Unlike other elements
of a General Plan,the Housing Element must be updated by deadlines set by the State.The process begins with
the State advising a region of their Regional Housing Needs Allocation (RHNA),which is the estimated
number of housing units that will be needed over the planning period.A total of 1,864 units are needed for
South San Francisco during the 2015-2023 cycle.The Housing Element does not require that these units are
built during the allocation cycle.The Housing Element only requires that a city have zoning in place to ensure
that the RHNA allocation can be constructed on adequate sites with permissible zoning regulations.
Regional Housing Needs Allocation Progress Summary
For 2021,the City is reporting building permit issuance for 148 new residential units,which includes three
single-family homes,two small multi-family units (located within two-to-four-unit structures),102 multi-
family units (for 200 Airport Boulevard),and 41 ADUs.New units that receive building permit issuance during
the reporting year are counted towards the current RHNA allocation.
In addition to the new units issued a building permit above,a total of 126 new residential units were finaled or
issued a certificate of occupancy.This includes two single-family homes,97 multi-family units (for 200 Linden
Avenue), and 27 accessory dwelling units (ADUs).
The City also approved Planning entitlements for 11 new residential units,consisting of six single-family
homes,four small multi-family units (located within two-to-four unit structures),and one ADU.Eight Planning
applications for new housing construction,totaling 372 potential units,were received in 2021,as well,and are
currently under review.
At the close of 2021,the City had issued building permits for 63%of the expected housing units for the City for
a total of 1,175 units out of the 1,864 units allocated through RHNA.
This is the reporting year for 2021, the seventh year of the eight-year reporting cycle:
1.The City has fulfilled expectations for the Above Moderate housing category,issuing a building permit
for 936 units (RHNA allocation is 705 units).
2.The City has not fulfilled expectations for the Very Low,Low,and Moderate housing categories,issuing
building permits for 89 Very Low units,16 Low units,and 134 Moderate units,for a total of 239 units.
(RHNA allocation is 565 Very Low units,281 Low units,and 313 Moderate units,for a total of 1,159
units).
3.Understanding the City’s pipeline,it is unlikely that the remainder of very-low-,low-,and moderate-
income units will be produced during the RHNA cycle.Issuance of building permits for the L37/Kasa
project would produce 158 units in these categories and boost City production of lower income units,
but that issuance date could happen at the very end of the current RHNA cycle or occur in the next
cycle, Cycle 6 covering the years 2023-2031.
4.There are no penalties for not providing lower income units;however,state legislation SB 35 does
create streamlining requirements for cities that do not produce housing.If the latest production report
submitted by the agency reflects that fewer units of below moderate housing (80%of median income
and below)were issued building permits than required by the RHNA during the reporting period,then
any proposed project that provides 50%of the proposed units as affordable will be given streamlined
and limited review by state law.South San Francisco falls within this category since building permits
City of South San Francisco Printed on 10/13/2022Page 2 of 4
powered by Legistar™30
File #:22-84 Agenda Date:3/17/2022
Version:1 Item #:3
and limited review by state law.South San Francisco falls within this category since building permits
have been issued for only 20.6% of lower income categories through 2021.
Program Implementation Status
Table D of the Housing Element Progress Report provides the status of implementing the current Housing
Element programs.Most programs are implemented and monitored on an ongoing basis;however,some
programs have deliverable dates prior to the end of the Housing Element cycle of 2023 and those have been
completed.
General Plan Compliance with Adopted OPR Guidelines
The South San Francisco General Plan contains the State mandated Land Use,Transportation (Circulation),
Open Space and Conservation,Noise,and Health and Safety Elements.Additional local elements include
Planning Sub-Areas;Parks,Public Facilities and Services;and Economic Development,which are not covered
by the OPR guidelines.The existing General Plan was adopted by the City Council in 1999,and the respective
elements have been revised intermittently since that time.
OPR adopted General Plan Guidelines in 2003,updated in 2017,for use by local jurisdictions in the preparation
of their general plans.The Guidelines are permissive,not mandatory and are quite extensive.According to
Staff analysis,the 1999 South San Francisco General Plan is in compliance with the adopted OPR Guidelines in
most respects;however,it is in partial and non-compliance in several instances.Attachment 2 includes a
checklist indicating the degree of compliance of the existing South San Francisco General Plan with each
Guideline requirement.The City is currently in the process of preparing the 2040 General Plan update,which
will bring the General Plan into full compliance with the Guidelines and is slated for public hearings in the
Summer 2022.
The last revision of the South San Francisco General Plan elements (not including the Housing Element)was
adopted by the City Council on February 28,2018,in relation to a change in the allowed density within the
Downtown Station Area Specific Plan (DSASP).Following are the last revisions made to each of the elements
in the General Plan.
Element Title Last Revision Date
Land Use Feb 28, 2018 (Revision to DSASP)
Planning Sub-Areas Feb 28, 2018 (Revision to DSASP)
Transportation Jan 28, 2015 (Adoption of DSASP)
Parks, Public Facilities and Services July 22, 2015 (Adoption of Parks & Rec Master Plan)
Economic Development n/a
Open Space and Conservation Feb 12, 2014 (Adoption of Climate Action Plan)
Health and Safety n/a
Noise March 24, 2010 (Adoption of South ECR GPA)
FUNDING
Submittal of the Annual Progress Report to OPR and HCD will have no financial impact on the City but does
continue to make the City eligible for regional grant funding.
CONCLUSION
Staff will share this item with the City Council for acceptance at their March 23,2022 meeting and is sharing
City of South San Francisco Printed on 10/13/2022Page 3 of 4
powered by Legistar™31
File #:22-84 Agenda Date:3/17/2022
Version:1 Item #:3
this item with the Planning Commission as an information item only. No further action is required.
Attachment
1.Annual Housing Element Progress Report for 2021 in PDF format
2.Annual Housing Element Progress Report for 2021 in Excel - tabbed sheets
3.Analysis of South San Francisco General Plan with Adopted Office of Planning and Research
Guidelines (PDF format)
City of South San Francisco Printed on 10/13/2022Page 4 of 4
powered by Legistar™32
Jurisdiction
South San
Francisco ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field
Reporting Year 2021 (Jan. 1 - Dec. 31)Housing Element Implementation
Planning Period 5th Cycle 01/31/2015 - 01/31/2023
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining
2 3 4 6 7 8 9
Prior APN+Current APN Street Address Project Name+Local Jurisdiction
Tracking ID+
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted+
(see
instructions)
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income
Non Deed
Restricted
Above
Moderate-
Income
Total PROPOSED
Units by Project
Total
APPROVED
Units by project
Total
DISAPPROVED
Units by Project
Was APPLICATION
SUBMITTED
Pursuant to GC
65913.4(b)?
(SB 35
Streamlining)
Was a Density
Bonus requested
for this housing
development?
Summary Row: Start Data Entry Below 30 0 24 0 0 3 315 372 5 0
012181020 012181020 879 Baden Ave P20-0072 SFA O 2/1/2021 1 1 2 2 No No
010171210 010171210 EL CAMINO REAL &
HICKEY BLVD
Hickey Live/Work Units P20-0021 2 to 4 R 3/5/2020 4 4 No
14184999 14184999 1477 Huntington P20-0079 5+R 3/15/2021 20 19 223 262 No
012261220 012261220 563 MAGNOLIA P20-0076 SFD O 2/5/2021 1 1 2 No No
013024170 013024170 211 Fairway Dr P21-0042 ADU R 7/1/2021 1 1 1 No No
012271380 012271380 544 Railroad Ave P21-0049 SFD R 8/19/2021 1 1 1 No No
012182090 012182090 201 Laurel Ave P21-0081 SFD O 10/20/2021 1 1 1 No No
012314070
012314080
012314090
012314070
012314080
012314090
421 Cypress Ave,
209 & 213 Lux Ave
Bertolucci's
Redevelopment
P21-0009 5+R 11/23/2021 10 5 84 99 No Yes
012333450 012333450 306 Railroad Ave P21-0040 2 to 4 R 7/9/2021 4 4 No No
Table A
Housing Development Applications Submitted
Cells in grey contain auto-calculation formulas
51
Project Identifier Unit Types Proposed Units - Affordability by Household Incomes
(CCR Title 25 §6202)
Density Bonus
10
33
Jurisdiction South San Francisco ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2021 (Jan. 1 - Dec. 31)Housing Element Implementation Cells in grey contain auto-calculation formulas
Planning Period 5th Cycle 01/31/2015 - 01/31/2023
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units
Streamlining Infill Housing without Financial
Assistance or Deed Restrictions
Term of Affordability or
Deed Restriction Notes
2 3 5 6 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Prior APN+Current APN Street Address Project Name+Local Jurisdiction
Tracking ID+
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed Restricted
Low- Income
Deed Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed Restricted
Above
Moderate-
Income
Entitlement
Date Approved # of Units issued
Entitlements
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed Restricted
Above
Moderate-
Income
Building Permits
Date Issued
# of Units Issued
Building Permits
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed Restricted
Above
Moderate-
Income
Certificates of
Occupancy or other
forms of readiness
(see instructions) Date
Issued
# of Units issued
Certificates of
Occupancy or
other forms of
readiness
How many of the
units were
Extremely Low
Income?+
Was Project
APPROVED using GC
65913.4(b)?
(SB 35 Streamlining)
Y/N
Infill Units?
Y/N+
Assistance Programs for
Each Development
(may select multiple -
see instructions)
Deed Restriction
Type
(may select multiple -
see instructions)
For units affordable without
financial assistance or deed
restrictions, explain how the
locality determined the units
were affordable
(see instructions)
Term of Affordability or
Deed Restriction (years)
(if affordable in perpetuity
enter 1000)+
Number of
Demolished/Dest
royed Units
Demolished or
Destroyed Units
Demolished/De
stroyed Units
Owner or
Renter
Total Density Bonus Applied to
the Project (Percentage
Increase in Total Allowable
Units or Total Maximum
Allowable Residential Gross
Floor Area)
Number of Other
Incentives, Concessions,
Waivers, or Other
Modifications Given to
the Project (Excluding
Parking Waivers or
Parking Reductions)
List the incentives,
concessions,
waivers, and
modifications
(Excluding Parking
Waivers or Parking
Modifications)
Did the project receive a
reduction or waiver of
parking standards? (Y/N)
Notes+
Summary Row: Start Data Entry Below 0 0 0 0 0 7 4 11 0 9 0 11 11 18 99 148 0 8 0 8 19 8 83 126 0 0 1 0
012232140 012232140 645 Baden Ave P18-0034
B20-0739 5+O 0 2 6 2/4/2021 8 0 0 N Y INC 55 0
012338050 012338050 200 Airport Blvd Fairfield
Development
P18-0071
B19-1733 5+R 94 9 85 1/27/2021 94 0 0 N Y Other Affordable Hsing Agmt 55 0
010204080 010204080 752 Alta Loma Dr P19-0023
B20-0098 ADU R 0 1 4/9/2021 1 0 N Y UC Berkeley Survey/ABAG Affordability Analysis 0
012323480 012323480 458 Railroad Ave P19-0027
B19-1306 SFA R 0 1 1 2/24/2021 2 0 N Y UC Berkeley Survey/ABAG Affordability Analysis 0 One ADU and one
regular unit
013024150 013024150 303 Fairway Dr P19-0078
B20-0220 SFD O 0 0 1 12/23/2021 1 N Y 1
012334130 012334130 200 Linden Ave 200 Linden B18-0304 5+O 0 0 19 78 5/26/2021 97 N Y INC 55 0
012232400 012232400 630 COMMERCIAL AVE B19-0775 ADU R 0 0 1 2/14/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012024020 012024020 733 LARCH AVE B19-1071 ADU R 0 0 1 3/2/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
091641250 091641250 20 CHATEAU CT B19-1457 ADU R 0 0 1 11/5/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
091561240 091561240 2566 OLMSTEAD CT B19-1745 ADU R 0 0 1 10/27/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012212180 012212180 722 GRAND AVE B19-1983 ADU R 0 0 1 4/22/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
010362120 010362120 52 CAPAY CIR B19-2236 ADU R 0 0 1 1/27/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
014113260 014113260 120 TOYON AVE B20-0330 ADU R 0 0 1 6/15/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012272150 012272150 529 BADEN AVE B20-0338 ADU R 0 0 1 7/1/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012244070 012244070 656 MILLER AVE B20-0339 ADU R 0 0 1 7/1/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012145130 012145130 225 ASPEN AVE B20-0357 ADU R 0 0 1 7/9/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012201250 012201250 123 ORANGE AVE B20-0382 ADU R 0 0 1 10/13/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
010266040 010266040 359 SERRA DR B20-0421 ADU R 0 0 1 3/2/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
010275140 010275140 129 LACROSSE AVE B20-0493 ADU R 0 0 1 8/26/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012360090 012360090 19 VIEWMONT TER B20-0736 ADU R 0 0 1 4/23/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
013052030 013052030 428 ALMANOR AVE B20-0779 ADU R 0 0 1 4/23/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012080460 012080460 150 PECKS LN B20-0831 ADU R 0 0 1 2/24/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
013092120 013092120 419 ZAMORA DR B20-0849 ADU R 0 0 1 9/29/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
013043160 013043160 90 FAIRWAY DR B20-0951 ADU R 0 0 1 7/28/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012184110 012184110 857 4th Lane B19-0941 SFD O 0 0 1 5/9/2021 1 N Y
012023160 012023160 89 IRVING ST B20-0597 ADU R 0 0 1 6/18/2021 1 N Y UC Berkeley Survey/ABAG Affordability Analysis
012135070 012135070 701 Olive Ave Duplex P19-0054
B20-1613 2 to 4 R 0 2 6/4/2021 2 0 N Y
012181380 012181380 849 Second Lane B20-0928 SFD O 0 1 3/25/2021 1 0 N Y
012181020 012181020 879 Baden Ave P20-0072 SFA O 1 1 2/16/2021 2 0 0 UC Berkeley Survey/ABAG Affordability Analysis
One new SFD and one
JADU
010171210 010171210 El Camino Real & Hickey
Blvd
Hickey Live/Work
Units P20-0021 2 to 4 R 4 10/21/2021 4 0 0
012261220 012261220 563 MAGNOLIA P20-0076 SFD O 1 1 9/21/2021 2 0 0 UC Berkeley Survey/ABAG Affordability Analysis
One new SFD and one
ADU
013024170 013024170 211 Fairway Dr P21-0042 ADU R 1 7/20/2021 1 0 0 UC Berkeley Survey/ABAG Affordability Analysis
012271380 012271380 544 Railroad Ave P21-0049 SFD R 1 10/19/2021 1 0 0
012182090 012182090 201 Laurel Ave P21-0081 SFD O 1 11/16/2021 1 0 0
091042140 091042140 2400 DONEGAL AVE B19-0303 ADU R 0 0 1 8/13/2021 1 N UC Berkeley Survey/ABAG Affordability Analysis
012202180 012202180 764 BADEN AVE B19-1122 ADU R 0 0 1 3/11/2021 1 N UC Berkeley Survey/ABAG Affordability Analysis
012243200 012243200 611 4TH Lane B20-0325 ADU R 0 0 1 11/17/2021 1 N UC Berkeley Survey/ABAG Affordability Analysis
010304050 010304050 10 ALTURA WAY B20-1297 ADU R 0 1 1/8/2021 1 1 11/12/2021 1 N UC Berkeley Survey/ABAG Affordability Analysis
010114080 010114080 267 DUNDEE DR B20-1596 ADU R 0 1 3/12/2021 1 1 6/18/2021 1 N UC Berkeley Survey/ABAG Affordability Analysis
011203350 011203350 243 HOLLY AVE B20-1795 ADU R 0 1 3/10/2021 1 1 8/30/2021 1 N UC Berkeley Survey/ABAG Affordability Analysis
012082070 012082070 108 RANDOLPH AVE B20-1961 ADU R 0 1 5/20/2021 1 1 12/21/2021 1 N UC Berkeley Survey/ABAG Affordability Analysis
012333070 012333070 334 1ST LANE B21-0381 ADU R 0 1 7/20/2021 1 1 11/12/2021 1 N UC Berkeley Survey/ABAG Affordability Analysis
012024200 012024200 633 LARCH AVE B19-1875 ADU R 0 1 4/22/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012336080 012336080 220 VILLAGE WAY B20-0134 ADU R 0 1 1/18/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012163040 012163040 505 WALNUT AVE B20-0547 ADU R 0 1 1/11/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012332260 012332260 340 COMMERCIAL AVE B20-0781 ADU R 0 1 6/28/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012084050 012084050 35 MADRONE AVE B20-0834 ADU R 0 2 2/22/2021 2 0 UC Berkeley Survey/ABAG Affordability Analysis
012211160 012211160 768 GRAND AVE B20-0892 ADU R 0 1 2/5/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
091061190 091061190 2685 TIPPERARY AVE B20-0937 ADU R 0 1 4/21/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
011181160 011181160 388 EVERGREEN DR B20-1102 ADU R 0 1 3/24/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012166100 012166100 407 LUX AVE B20-1115 ADU R 0 1 3/15/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012043290 012043290 110 DRAKE AVE B20-1477 ADU R 0 1 5/4/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
014035080 014035080 222 C ST B20-1551 ADU R 0 1 7/12/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012054140 012054140 646 ASH AVE B20-1588 ADU R 0 1 9/20/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012033060 012033060 107 FRANKLIN AVE B20-1594 ADU R 0 1 7/12/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012247160 012247160 615 PALM AVE B20-1714 ADU R 0 1 7/5/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012262240 012262240 526 PALM AVE B20-1825 ADU R 0 1 10/18/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
010321010 010321010 127 ESCANYO DR B20-1830 ADU R 0 1 10/1/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
013095090 013095090 425 GRANADA DR B20-1941 ADU R 0 1 10/27/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012123050 012123050 517 ROCCA AVE B20-1973 ADU R 0 1 8/30/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
011192020 011192020 406 DELLBROOK AVE B21-0198 ADU R 0 1 11/1/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
014036030 014036030 320 C ST B21-0323 ADU R 0 1 7/28/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012247150 012247150 619 PALM AVE B21-0361 ADU R 0 2 5/25/2021 2 0 UC Berkeley Survey/ABAG Affordability Analysis
012181460 012181460 864 COMMERCIAL AVE B21-0394 ADU R 0 1 7/15/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012033100 012033100 110 GROVE AVE B21-0440 ADU R 0 1 9/13/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012272040 012272040 563 BADEN AVE B21-0653 ADU R 0 1 9/17/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
011243300 011243300 315 FOREST VIEW DR B21-0655 ADU R 0 1 9/21/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012202120 012202120 201 Acacia Ave B21-0721 ADU R 0 1 10/13/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
014021350 014021350 779 CIRCLE CT B21-0761 ADU R 0 1 10/12/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012185080 012185080 817 MILLER AVE B21-0811 ADU R 0 1 8/31/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
011243280 011243280 321 FOREST VIEW DR B21-0813 ADU R 0 1 9/28/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
012051180 012051180 501 HILLSIDE BLVD B21-0950 ADU R 0 1 10/25/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
013222050 013222050 111 MANOR DR B21-1049 ADU R 0 1 9/24/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
091072120 091072120 2226 KENRY WAY B21-1217 ADU R 0 1 10/26/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
014113110 014113110 617 MAYFAIR AVE B21-1511 ADU R 0 1 12/21/2021 1 0 UC Berkeley Survey/ABAG Affordability Analysis
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
Density Bonus
1
Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits Affordability by Household Incomes - Certificates of Occupancy
4 7 10
Note: "+" indicates an optional field
Housing with Financial Assistance and/or
Deed Restrictions Demolished/Destroyed UnitsProject Identifier
(CCR Title 25 §6202)
34
Jurisdiction South San Francisco ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2021 (Jan. 1 - Dec. 31)Housing Element Implementation
Planning Period 5th Cycle 01/31/2015 - 01/31/2023 (CCR Title 25 §6202)
1 3 4
RHNA Allocation
by Income Level 2015 2016 2017 2018 2019 2020 2021 2022 2023 Total Units to
Date (all years)
Total Remaining
RHNA by Income
Level
Deed Restricted - - 80 - - - - - -
Non-Deed Restricted - - - - - - 9 - -
Deed Restricted 3 1 - - 1 - - - -
Non-Deed Restricted - - - - - - 11 - -
Deed Restricted - - - 2 21 - 11 - -
Non-Deed Restricted 10 13 5 3 4 47 18 - -
Above Moderate 705 28 92 283 162 269 3 99 - - 936 -
1,864
41 106 368 167 295 50 148 - - 1,175 920
Note: units serving extremely low-income households are included in the very low-income permitted units totals and must be reported as very low-income units.
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected].
179
89
This table is auto-populated once you enter your jurisdiction name and current year data. Past
year information comes from previous APRs.
134 Moderate
565
281
313
Please contact HCD if your data is different than the material supplied here
16
2
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
476
265
Please note: For the last year of the 5th cycle, Table B will only include units that were permitted during the portion of the year that was in the 5th cycle. For the first year of the 6th cycle, Table B will include units that were
permitted since the start of the planning period.
Total RHNA
Total Units
Income Level
Very Low
Low
35
Jurisdiction South San Francisco ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2021 (Jan. 1 - Dec. 31)Housing Element Implementation
Planning Period 5th Cycle 01/31/2015 - 01/31/2023
Date of Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of Rezone Very Low-
Income Low-Income Moderate-Income Above Moderate-
Income
Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning Minimum
Density Allowed
Maximum
Density Allowed
Realistic
Capacity Vacant/Nonvacant Description of Existing
Uses
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
83
Project Identifier RHNA Shortfall by Household Income Category Sites Description
1
Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law
Table C
(CCR Title 25 §6202)
36
Jurisdiction South San Francisco
Reporting Year 2021 (Jan. 1 - Dec. 31)
1 2 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation
1-1A - Vacant and
Underutilized Land
Inventory
The City shall periodically update its
inventory of vacant and underutilized
parcels identified in this Housing
Element. The City shall also conduct a
periodic review of the composition of
the housing stock, the types of dwelling
units under construction or expected to
be constructed during the following
year, and the anticipated mix, based on
development proposals approved or
under review by the City, of the housing
to be developed during the remainder of
the period covered by the Housing
Element. This analysis will be compared
to the City's remaining 2014-2022
Regional Housing Needs Allocation
(RHNA) to determine if any changes in
land use policy are warranted.
Annual
The City adopted the Downtown Station Area Specific Plan (DSASP) in February,
2015 and the DSASP implements new zoning regulations that increase height and
density to permit the City to construct appropriate units to meet the ABAG
Regional Housing Needs Allocation (RHNA) for 2014-2022.
Additionally, the City revised and updated the El Camino Real/Chestnut Avenue
Area Plan to reflect a new Community Civic Campus project. This project required
the City to update the list of housing opportunity sites in the Adopted Housing
Element. This revision has been submitted for review and approval by the
Department of Housing and Community Development. ONGOING
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202)
37
1-2A Inclusionary Housing
Ordinance
The City shall continue to implement the
Inclusionary Housing Ordinance, in
accordance with State law, requiring
new for sale residential development
over four units to provide a minimum of
twenty (20) percent low- and moderate-
income housing.
2023
The Inclusionary Housing Ordinance regulations (SSFMC Chapter 20.380)are and
continue to be, implemented by the City in accordance with State law.
The Planning Commission and City Council voted to amend SSFMC Chapter
20.380 (Inclusionary Housing Regulations)in 2018 to require a 15% contribution to
affordable housing for residential rental projects, reduce the requirement from
20% to 15% for residential for sale projects, and adopted an inclusionary impact
fee for commercial, office, and hotel development to bolster the City's affordable
housing fund. COMPLETE
1-2B - Inclusionary
Housing Ordinance
Review
The City shall periodically review the
success of the Inclusionary Housing
Ordinance, SSFMC 20.380, to determine
if the objectives of the ordinance are
being met. Consideration shall be made
to revising provisions of the ordinance
to ensure that a range of housing
opportunities for all identifiable
economic segments of the population,
including households of low-and
moderate incomes, are provided.
2023
The Planning Commission and City Council voted to amend SSFMC Chapter
20.380 (Inclusionary Housing Regulations) in 2018 to require a 15% contribution to
affordable housing for residential rental projects, reduce the requirement from
20% to 15% for residential for sale projects, and adopted an inclusionary impact
fee for commercial, office, and hotel development to bolster the City's affordable
housing fund. The City Council has provided direction to review the current
ordinance, and this is currently underway with consultant assistance. ONGOING
1-3A - Investigate
Commercial and Housing
Linkage Fee
Through participation in the 21 Elements
group, the City will investigate the
feasibility of
commercial and housing linkage fees to
support affordable housing.
2015
The Planning Commission and City Council voted to adopt an inclusionary impact
fee for commercial, office, and hotel development to bolster the City's affordable
housing fund. The City Council has provided direction to review the current
ordinance, and this is currently underway with consultant assistance. ONGOING
38
1-4A - Site Acquisition
The City shall work with for-profit and
nonprofit housing developers to acquire
sites that are either vacant or developed
with underutilized, blighted, and/or
nonconforming uses for the
development of affordable housing. As
needed, the City will meet with
developers to discuss and identify
development opportunities and potential
funding sources.
2023
With adoption of the Successor Agency's Long Range Property Management Plan
by the State Department of Finance in late 2015, the City is positioned to help
coordinate the disposition of underutilized properties for development.
To date, City staff has met with several development representatives and made six
(6) properties in the Downtown area available through a Request for
Qualifications. One (1) site is complete with construction for 100% affordable
senior housing units. Two (2) sites will be developed with rental housing and up
to 100% affordable units due to the inclusion of City funding and affordable
housing competitive grant applications. One (1) site is entitled and has completed
construction for-sale high density housing with 20% inclusionary housing
required. A former firehouse has an entitlement application for a mixed use
development that will include 100% affordable for-sale housing and the City. The
City completed a Development Agreement and Purchase and Sale Agreement for a
4+ acre property that will be developed with 800 rental housing units and include a
20% affordable housing component. ONGOING
1-4B - Support and Pursue
Funding Applications for
Affordable Housing
Consistent with existing practice, the
City shall continue to support funding
applications for federal and state funds
to promote the development of
affordable housing.
2023
The City has applied each year for state funding through the Cap & Trade grant
programs for monies to construct complete streets in support of pending
affordable housing projects within the Downtown Station Area Specific Plan. To
date, no grant monies have been awarded to the City.
Additionally, a 100% affordable rental project for very-low income seniors was
issued construction permits in 2017 and was completed in early 2019. This
project successfully received affordable housing financing with the City's support
of the project application. Two other projects involving City funding (ROEM) have
applied for grant and TIF monies to help fund their affordable projects and the City
supported those applications. ONGOING
39
1-4C - Consider Waivers or
Deferrals of Planning,
Building and Impact Fees
for Affordable Housing
Development
Consistent with SSFMC section
20.310.004, the City shall continue to
consider the waiver of application and
development fees for affordable housing
development in order to support the
financial viability of affordable housing
development. Waiver of such fees will
be on a case-by-case basis at the City
Council's discretion and will balance the
goal of affordable housing production
with the need to collect fee revenues to
support other City goals.
2023 The City continues to consider permitting or impact fee waivers for affordable
housing projects requiring financial assistance. ONGOING
1-4D - Review New
Development
Requirements for
Condominiums, SSFMC
19.36
The City shall review SSFMC 19.36,
which requires a minimum of 5 units in
order to construct new condominiums,
to look at the possibility of reducing unit
requirements with the intent of
promoting home ownership.
2023 This item is being reviewed as part of the General Plan 2040 update and
companion zoning and should be complete by 2023. ONGOING
1-5A - Increased
Residential Densities in
the Downtown Area
Through implementation of the
Downtown Station Area Specific Plan,
support increased residential densities
and modified development standards for
parcels in the downtown area to realize
the objectives of the Downtown Station
Area Specific Plan and General Plan
policies.
2023
Adoption of the Downtown Station Area Specific Plan has accomplished this
program. Expanded increases in densities within the Downtown Station Area
Specific Plan, or within surrounding residential zoning districts near the
Downtown has also been analyzed. In 2018, the Planning Commission and City
Council adopted a new maximum density for the Downtown Transit Core zoning
district, which is located within the Downtown Station Area Specific Plan, of 180
units per acre with approval of a community benefits plan. COMPLETE
40
1-5B - Support Grand
Boulevard Initiative
Policies
Continue to support the guiding
principles of the Grand Boulevard
Initiative, which encourages the
provision of medium- and high-density
housing along El Camino Real in
Peninsula communities, in order to
create an environment that is supportive
of transit, walkable, and mixed-use. The
City shall reference this policy direction
when considering future land use and
zoning changes along El Camino Real,
and assess the opportunity for housing
development along this key corridor as
development proposals arise.
2023
The City continues to support the Grand Boulevard Initiative, in its twelfth year, by
providing senior level planning staff at all meetings. The adopted El Camino
Real/Chestnut Area Plan, as well as the zoning update adopted in 2010, implement
the guiding principles of the Grand Boulevard Initiative.
The City has completed master planning for a new community civic center within
the El Camino Real/Chestnut Area Plan that will foster new private housing
development in the surrounding plan area. Additionally, the City has entitled 800
units adjacent to SSF BART, ECR and the Centennial Trail as a multi-modal mixed
used development that will conform to the Grand Boulevard Initiative policies.
Finally, the Engineering Divison is managing a Grand Boulevard Improvement
Project for a portion of El Camino Real between Chestnut Avenue and Hickey
Boulevard that will implement the vision of the initiative. COMPLETE
1-6A - Continue to support
the development of
secondary dwelling units
and educate the
community about this
program
Actively promote community education
on second units, as permitted in SSFMC
20.350.035, by posting information
regarding second units on the City
website and providing brochures at the
public counter in the Centralized Permit
Center.
2023
Brochures are provided at the Permit Center Counter; in addition staff explores
second unit options during counter discussions and during building permit plan
checks.
Additionally, changes at the State level to encourage the production of second
units led the City to modify the current zoning regulations to be more permissive.
No parking, reduced setbacks, larger second units, and units with multiple
bedrooms are now permitted with approval of a Building Division permit only.
ONGOING
1-7A - Continue to identify
opportunities for
residential development
through infill and
redevelopment of
underutilized sites
Through completion and implementation
of the Downtown Specific Area Plan and
ongoing implementation of the El
Camino Real/Chestnut Area Specific
Plan, the BART Transit Village Plan, and
the El Camino Real Mixed Use Zoning
Districts, the City will maintain an
inventory of residential development
opportunities on infill and underutilized
sites with proper zoning to support both
affordable and market rate housing
development.
2023
The Department of Economic and Community Development - Economic
Development and Housing Division maintains a list of potential development sites.
Disposition of Successor Agency properties will be complete by December 2022.
ONGOING
41
1-7B - Evaluate Downtown
residential lot standards
Evaluate the feasibility of reduced lot
development standards for Downtown
residential zoning districts to encourage
the development of new housing and
ownership opportunities.
2023
Staff has hired a consultant and conducted an indepth analysis of reduced lot
standards within the downtown area to promote subdivision and additional
ownership opportunities. A zoning text amendment was adopted in 2019 to reduce
required lot dimensions and facilitate new housing and ownership opportunities.
COMPLETE
2-1A - Expedite Permit
Review
To support affordable and market rate
housing construction, the City shall
work with property owners, project
sponsors, and developers to expedite
the permit review process; promote
housing design and projects that meet
the goals, objectives and policies of this
Housing Element; provide timely
assistance and advice on permits, fees,
environmental review requirements, and
affordable housing agreements to avoid
costly delays in project approval; and
interface with community groups and
local residents to ensure public support
of major new housing developments.
2023
The City continues to provide prompt customer service, and use project planner
liaisons for large developments, to facilitate expedited entitlement review and
processing.
The One Stop Permit center provides accessible services by Planning, Building
and Public Works in one building. The One Stop Permit Center hours are from 7am-
5pm. Permit processing is efficient and timely, with accessible staff. The City's
Planning Commission meets twice a month and the Design Review Board meets
once a month to ensure the timely processing of applications. ONGOING
2-2A - Ensure coordination
among departments
Early in the development application
process, the Planning Division shall
work with the applicant and consult with
other departments and divisions to
ensure that necessary infrastructure is
planned or is in place to support the
proposed project.
2023
The Community Development Department relies on a Technical Advisory Group
and pre-submittal meetings with potential applicants to ensure a smooth
application process. Representatives from Public Works, Fire Safety, Police,
Water Quality and Building ensure that adequate infrastructure is planned or
available to support the proposed project. Additionally, applicants of large
development projects are invited to attend the Technical Advisory Group meetings
to present their pre-development projects and discuss any questions or concerns
with City staff. ONGOING
42
2-3A - Support regional
funding programs
The City shall continue to participate
with other government agencies to
support regional funding programs,
such as participating with San Mateo
County in its Housing Revenue Bond
and Mortgage Credit Certificate
programs.
2023
The City continues to participate in the 21 Elements TAC meetings. The City also
collaborates with HEART (Housing Endowment and Regional Trust) of San Mateo
County as well as the Housing Leadership Council of San Mateo County. The
Housing Rehab Bond and Mortgage Credit Certificate Programs were not utilized
for any City financed construction projects in 2021. ONGOING
2-4A - Continue to
implement adopted design
guidelines
Implementation of design guidelines
applies to rehabilitation and renovation
of existing structures as well as to new
construction.
2023
The Residential Design Guide was adopted by the Planning Commission by
Resolution No. 2471. In addition, the adopted El Camino Real/Chestnut Avenue
Plan and Downtown Station Area Specific Plan includes Design Standards and
Guidelines. All new projects are evaluated for consistency with applicable design
guidelines.
City staff will adopt a form based code for new Residential Design Guidelines
consistent with objective standards as part of the General Plan 2040 process
currently underway. ONGOING
2-5A - Disseminate
Information on Affordable
Housing Programs
To widen the availability of information
to interested residents, the City will
continue to update its website and other
promotional/informational materials to
include information on affordable
housing, housing programs, and
inclusionary units.
2023
The Housing Division maintains online resources for general affordable housing
programs and for specific inclusionary units related to new development.
Outreach related to the COVID-19 pandemic was significantly ramped up in 2020
and continued through 2021, as well. ONGOING
3-1A - Minor Home Repair
The City will provide funds to non-profit
organizations providing free minor
home repairs to assist extremely low- to
low-income homeowners to bring
houses into a good state of repair and
maintain them as viable units in the
local housing stock.
2023
Minor Home Repair Programs Center for Independence of Individuals with
Disabilities (CID): The City used CDBG funds to support CID Housing
Accessibility Modification (HAM) Program which provides accessibility
modifications.
Rebuilding Together Peninsula (RTP): The City used CDBG funds to support two
RTP programs, National Rebuilding Day and Safe at Home.
El Concilio: The City used CDBG funds to support El Concilio's Peninsula Minor
Home Repair Program. ONGOING
43
3-1B - Funding
Prioritization
The City shall continue to give housing
rehabilitation efforts high priority in the
use of Community Development Block
Grant (CDBG) funds. Funds shall be
targeted towards older housing stock
and to families earning less than 80
percent of AMI.
2023
Minor Home Repair Programs Center for Independence of Individuals with
Disabilities (CID): The City used $10,0000 in CDBG funds to support CID Housing
Accessibility Modification (HAM) Program which provides accessibility
modifications.
Rebuilding Together Peninsula (RTP): The City used $70,500 in CDBG funds to
support two RTP programs, National Rebuilding Day and Safe at Home.
El Concilio: The City used$27,500 in CDBG funds to support El Concilio's
Peninsula Minor Home Repair Program. ONGOING
3-1C - Low Interest Loans
for Housing Rehabilitation
The City shall provide low-interest loans
for rehabilitation of single-family and
multi-family housing by supporting the
City's Housing Rehabilitation Program
with continued CDBG funding.
2023
Minor Home Repair Programs Center for Independence of Individuals with
Disabilities (CID): The City used CDBG funds to support CID Housing
Accessibility Modification (HAM) Program which provides accessibility
modifications.
Rebuilding Together Peninsula (RTP): The City used CDBG funds to support two
RTP programs, National Rebuilding Day and Safe at Home.
El Concilio: The City used CDBG funds to support El Concilio's Peninsula Minor
Home Repair Program.
The City issued one loan for the rehabilitation of a single family home for a very-
low-income family using CDBG funds. ONGOING
3-1D - Financial
Assistance for SROs
The City shall provide financial
assistance, when feasible, for physical
improvements to existing boarding
rooms and Single Room Occupancies in
the Downtown area.
2023 The City did not provide any financial assistance to Single Room Occupancies in
the Downtown area in 2021. ONGOING
44
3-2A - Enforce Housing,
Building and Safety Codes
The City shall continue to aggressively
enforce uniform housing, building, and
safety codes as well as eliminate
incompatible uses or blighting
influences from residential
neighborhoods through targeted code
enforcement and other available
regulatory measures.
2023
The City operates a Code Enforcement Division through the Public Works
Department. For 2021, there were up to three enforcement officers on staff that
enforce housing, building and safety codes. Additionally, Building Division staff
enforces these codes when they are out on inspections. Incompatible uses are
addressed in zoning code section 20.320. ONGOING
3-3A - Capital
Improvement Program for
Older Neighborhoods
The City shall maintain its capital
improvement program to upgrade
infrastructure in older neighborhoods
such as Village Way, Willow Gardens,
Town of Baden, Downtown (or Old
Town), Irish Town, and Peck's Lots.
2023
The Engineering Division continues to manage and administer the Capital
Improvement Program budget to upgrade essential infrastructure throughout the
City. ONGOING
3-4A - Support SSF Public
Housing Authority (PHA)
The City shall support the South San
Francisco PHA in its continued
operation and rental of 80 units of public
housing.
2023
The SSF PHA continues to receive HUD funding support and operates
independently of the City; however, the City is coordinating to pursue federal
funding sources to improve the public housing. ONGOING
3-4B - Examine
Displacement of
Affordable Housing and
Lower-Income Households
The City shall coordinate with other
jurisdictions in San Mateo County,
under the umbrella of work to be
undertaken by 21 Elements, to quantify,
develop and evaluate potential
strategies to address displacement of
lower income residents. The City will
use this analysis, in addition to other
analysis, to develop potential measures
and programs and the City will
implement those programs, as it
considers and deems appropriate, to
address the risk of displacement of
existing lower income residents.
Displacement might be direct, caused by
the redevelopment of sites with existing
2015
The City continues to participate in the 21 Elements Technical Advisory Group,
which analyzed displacement concerns for San Mateo County in 2018 as part of
their work plan.
The draft report was submitted to the City in February, 2018 and has been
reviewed for recommendations and implementation measures. Staff conducted
one study session with City Council in 2018, a second in 2019 to discuss tenant
protections for SSF residents, and adopted interim measures to protect tenants
during the window between adoption of State Legistlation for Rental Protection
and the effective date. COMPLETE
45
3-5A - Condominium
Conversion Limitations
The City shall continue to enforce limits
on the conversion of apartment units to
condominiums. As specified in Chapter
19.80 of the Municipal Code,
condominium conversions are allowed
only if they meet the following general
criteria:
a. A multiple-family vacancy rate of at
least five percent exists;
b. The conversion has an overall
positive effect on the City's available
housing stock;
c. Adequate provisions are made for
maintaining and managing the resulting
condominium projects;
d. The project meets all building, fire,
zoning, and other applicable codes in
force at the
time of conversion;
e. The conversion is consistent with all
applicable policies of the General Plan;
and
f. The conversion creates at least five (5)
condominium units.
2023 No requests or preliminary requests for consideration of a Condominium
Conversion of apartment units were submitted to the City in 2021. ONGOING
3-6A - Monitor At-Risk
Units
The City shall monitor its supply of
subsidized affordable housing to know
of possible conversions to market rate,
including taking the following actions:
a. Publicize existing State and federal
notice requirements to nonprofit
developers and property owners of at-
risk housing.
b. Respond to any federal and/or State
notices including Notice of Intent to Pre-
Pay, owner Plans of Action, or Opt-Out
Notices filed on local projects.
2023 No subsidized units monitored by the City of SSF were at-risk of conversion to
market rate in 2021. ONGOING
46
3-6B - Assist Tenants
The City shall assist tenants displaced
by the conversion of at risk units by
providing information about tenants'
rights, providing referrals to relevant
social service providers, endeavoring to
establish a funding source to assist
nonprofit organizations that support
tenants, and facilitating other support as
appropriate.
2023
In 2020, the COVID-19 pandemic created many risks for tenants that continued
into 2021. The City maintains online resources and brochures in the Economic
and Community Development Department that detail information about tenants'
rights, social service providers, and other support institutions. Additionally,
programs were created to offset rent challenges of tenants and rent loss of
property owners with success. ONGOING
4-1A - Review Projects for
Major Environmental
Hazards during the
Environmental Review
Process
The City shall review residential projects
for major environmental hazards during
the environmental review process. The
City shall not approve the projects
unless the hazards are adequately
mitigated.
2023
All projects reviewed and approved by the Planning Commission and/or City
Council have been reviewed for consistency with the California Environmental
Quality Act. ONGOING
4-2A - Administer
Minimum Building
Security Standards
The City shall continue to administer
Chapter 15.48, Minimum Building
Security Standards, of the Municipal
Code by continuing to route all new
development applications and additions
to both the Police and Fire Deparments
to ensure compliance with the code and
to ensure that security measures are
considered during the design process.
2023
The Economic and Community Development Department's project review,
entitlement, and building permit processes ensure that Chapter 15.48 is
administered and applied to all new development applications and additions.
ONGOING
4-3A - Ensure that
applications for new
residential land uses
proposed within the 65 to
69 CNEL aircraft noise
contour include an
acoustical study
The City shall require that the acoustical
study be prepared by a professional
acoustic engineer and specify the
appropriate noise mitigation features to
be included in the design and
construction of the new units, to achieve
an interior noise level of not more than
45 dB, based on measured aircraft noise
events at the land use location.
2023
All new applications for residential development are reviewed for consistency with
the SFO Airport Land Use Compatibility Plan (ALUCP) and adopted Municipal
Code regulations. New residential projects within the 70+ dB CNEL areas are not
currently permitted without an override process by the local agency, and new
residential projects within the 65 to 69 dB CNEL noise contours require acoustic
studies. ONGOING
47
5-1A - Density Bonus for
Senior Housing
The City shall include density bonus
incentives specifically targeted for
senior housing projects and permit
reduced parking standards.
2023 No senior housing projects were processed in 2021. ONGOING
5-1B - Reduced Parking
Requirement for Board
and Care Facilities
Encourage development of residential
board and care facilities for seniors by
continuing to allow reduced parking
requirements for these types of
facilities.
2023
The City's Municipal Code SSFMC 20.330.004 reduces parking requirements for
residential care facilities as part of the 2010 Zoning Ordinance Update. The
requirement is:
1 space for every 7 residents plus 1 space for each live-in caregiver. Facilities
serving more than 15 residents shall also provide 1 space for each caregiver,
employee, and doctor on-site at any one time. ONGOING
5-2A - Ensure Consistency
with State Accessibility
Laws
The City shall review development plans
to ensure consistency with state
handicap and accessibility laws and
require modifications for accessibility as
needed.
2023
During the review of all new development projects and applications for
modifications to existing buildings, the Building Division staff plan checks
projects to ensure that all State Accessibly Laws are met in accordance with
California Building Code Section 1134B. ONGOING
5-2B - Promote Disabled
Housing Resources and
Programs
The City shall ensure that its website
and handout materials regarding
housing resources, requirements, and
services for the disabled are updated
regularly and made available to the
public.
2023
The City maintains online resources and materials regarding housing and services
for the disabled and has staff in the Economic and Community Development
Department who are trained to assist with housing issues. ONGOING
5-3A - Accessibility
Modification Programs
The City shall continue to support
programs that provide modifications
that make housing units accessible to
the disabled.
2023
The City provides annual grant funding to the Center of Independent of Individual
with Disabilities (CID) who has a Housing Accessibly Modification (HAM) Program
that provides financial assistance to people that need to made modifications to
their home to allow for disabled access.
Additionally, the zoning ordinance includes SSFMC section 20.510, Waivers and
Modifications, that provides provisions for reasonable accommodations to ensure
equal access to housing by allowing the Chief Planner authority to grant relief
from zoning requirements. ONGOING
5-4A - Reasonable
Accommodations
The City shall create a public
information brochure on reasonable
accommodation for disabled persons
and provide that information on the
City's website.
2023
The City provides information consistent with the program.
Additionally, the zoning ordinance includes SSFMC section 20.510, Waivers and
Modifications, that provides provisions for reasonable accommodations to ensure
equal access to housing by allowing the Chief Planner authority to grant relief
from zoning requirements. ONGOING
48
5-4B - Resources for the
developmentally disabled
The City shall support the Golden Gate
Regional Center in its mission to serve
those with developmental disabilities,
disseminate information about the
Center and its services, and make
referrals as appropriate.
2023
The City's Zoning regulations permit Adult Day Care uses in many areas of the
City by-right. These uses are typically funded in some part by the Golden Gate
Regional Center to serve developmentally disabled infants, children, youth and
adults. ONGOING
5-5A - Support a variety of
housing unit designs,
including larger housing
units that can
accommodate large
families
The City shall seek to broaden the
diversity of its housing stock that is
affordable to extremely low, very low,
and low income households to include
more units that are suitable to large
families. Currently, much of the City's
affordable housing consists of single-
room occupancy units and one- and two-
bedroom units. The City shall work with
housing developers during the
entitlement process and encourage
them to provide a unit mix with at least
10 percent of units having three or more
bedrooms.
2023
At pre-application meetings staff discusses providing a range of housing sizes
with developers during the planning stages of residential development projects
prior to the submittal of a formal application. In the Downtown Station Area
Specific Plan, family sized housing is recognized as a community benefit eligible
for a density bonus. ONGOING
5-6A - Support Continuum
of Care Planning
The City shall continue to be an active
participant in the Continuum of Care
planning process and support its efforts
to address the needs of South San
Francisco residents in need of
emergency shelter or temporary
housing.
2023
The City continues to provide referrals to families and individuals for social
services including case management and referrals for housing and homeless
prevention, as appropriate. ONGOING
5-6B - Support non-profits
that offer housing
solutions and services for
homeless
The City shall continue to support non-
profit organizations that offer solutions
to solving homelessness and/or provide
housing related services for the
homeless or at-risk homeless.
2023
There is a County run homeless shelter located in the City on North Access Road.
The former Redevelopment Agency regularly provided funding to the County for
the operation of the shelter. As part of the 2015-2023 Housing Element update, the
City conducted a capacity analysis for new emergency shelter construction within
approved zoning districts. ONGOING
5-6C - Support Ongoing
Operation of 90-Bed
Emergency Shelter in
South San Francisco
The City shall continue to support the
operation of a 90-bed year round
homeless shelter within the city limits.
2023 Funding for homeless services and housing was provided to Samaritan House
and CORA (Communities Overcoming Relationship Abuse). ONGOING
49
5-6D - Social Services for
Housing and Homeless
Prevention
The City shall continue to provide
referrals to organizations helping
families with social services for housing
and homeless prevention.
2023
The City's Housing Division maintains online and handout resources for residents
with housing challenges. Consistent with COVID-19 pandemic outreach, this
effort was ramped up in 2020 and continued through 2021 to prevent
homelessness. ONGOING
5-7A - Support and
Promote Home Sharing
The City shall support the efforts and
services of the HIP Home Sharing
Program to provide an alternative
housing solution for extremely low and
very low income individuals and
families; female-headed households;
those at risk of homelessness; and
others in need. The Economic
Development and Housing Division will
provide information about the HIP
program, provide referrals, and support
residents of South San Francisco who
are interested in participating.
2023 The City's Housing Division maintains online and handout resources for residents
with housing challenges. ONGOING
5-8A - Provide referrals to
Veterans who are
homeless or at risk of
homelessness
The City shall provide referrals to
Veterans and their immediate families
that are homeless or at risk of
homelessness. Resources for referrals
include the Veteran's Administration
(VA) National Call Center of Homeless
Veterans at 1-877-4AID-VET and to the
HUD-VASH program that is a joint effort
between the Department of Housing and
Urban Development and the VA
Supportive Housing (HUD-VASH)
Program to move Veterans and their
families out of homelessness and into
permanent housing through a voucher
program that allows homeless Veterans
to rent privately owned housing.
2023
Many of these resources are shared with applicable residents through the funded
Samaritan House and CORA shelter systems. The City provides an annual grant
to a fair housing service provider using its HOME Administrative funds.
Project Sentinel, provides comprehensive fair housing services including
complaint investigation, community outreach and education to San Mateo County
residents. ONGOING
50
5-9A - Amend the Zoning
Code to comply with
Health and Safety Code
Section 17021.5 regarding
employee housing for six
or fewer employees
The City shall amend its Zoning
Ordinance to allow employee housing in
accordance with Health and Safety Code
Section 17021.5, to permit and
encourage the development and use of
sufficient numbers and types of
employee housing facilities as are
commensurate with local needs.
2016 This item has been included in a recent zoning text amendment update reviewed
by the Planning Commission and adopted by the City Council. COMPLETE
6-1A - Support Equal
Housing Opportunity Laws
The City shall require that all recipients
of locally-administered housing
assistance funds and other means of
support from the City acknowledge their
understanding of fair housing law and
affirm their commitment to the law. The
City shall provide materials to help with
the understanding of and compliance
with fair housing law.
2023
The City provides an annual grant to a fair housing service provider using its
HOME Administrative funds.
Project Sentinel, provides comprehensive fair housing services including
complaint investigation, community outreach and education to San Mateo County
residents. ONGOING
6-1B - Regional
Cooperation
The City shall participate with other
jurisdictions in San Mateo County to
periodically update the Analysis of
Impediments to Fair Housing in San
Mateo County, a report that helps
jurisdictions identify impediments to fair
housing and develop solutions.
2023
The City is a member of the 21 Elements Technical Advisory Committee, which is
working to address housing shortage and displacement concerns. ONGOING
51
6-2A - Legal Counsel and
Advocacy Assistance
The City shall support nonprofits
providing legal counseling and
advocacy assistance concerning fair
housing laws, rights, and remedies to
those who believe they have been
discriminated against. Persons
requesting informatio or assistance
related to housing discrimination are
referred to one or more fair housing
groups for legal services. Consistent
with exisitng practice, brochures
providing information on fair housing
and tenants' rights are available at City
Hall, public libraries and on the City's
website. The brochures are also
available at nonprofit organizations
serving low-income residents. The
brochures are available in English and
Spanish. As funding allows, the City
shall provide funding assistance to
organizations that provide fair housing,
tenant/landlord, and habitability
counseling and other general housing
assistance.
2023
The City provides an annual grant to a fair housing service provider using its
HOME Administrative funds.
Project Sentinel, provides comprehensive fair housing services including
complaint investigation, community outreach and education to San Mateo County
residents. ONGOING
7-1A - Assist with
energy/weatherization and
water conserving
modifications/features in
existing residential
rehabilitation projects
The City will continue to provide funds
to non-profit organizations that provide
energy efficiency upgrades and/or
weatherization improvements for very
low- and low-income households.
2023
Through the City's Housing Rehabilitation Program and CDBG subrecipient
grants, the City encourages weatherization and energy efficiency upgrades.
The City continues to provide funding and technical assistance to energy
efficiency upgrade programs, including the Home Energy Renovation Opportunity
(HERO) program. ONGOING
52
7-2A - Continue to provide
information on energy
efficient standards for
residential buildings
The City shall promote the use of
passive and active solar systems in new
and existing residential buildings to
ensure that State residential energy
conservation building standards are
met. The City's Climate Action Plan
(CAP), adopted in February 2014, also
includes measures to promote energy
efficiency, which are actively
implemented.
2023
Building Division staff implements and enforces the California Green Building
Code for all new residential and commercial projects. During residential
rehabilitation projects, like Rebuilding Together, replacement of
appliances/utilities includes energy and water conserving models.
The City promotes the use of solar panels with reduced permitting fees and
streamlined review and inspections. In addition, the City Council adopted a
Climate Action Plan (CAP) in February 2014, that sets forth reduction measures
that apply to residential development. Measure 3-5 in the CAP promotes energy
information and sharing, and educating the community about energy-efficiency
behaviors and construction. ONGOING
7-3A - Title 24
The City shall continue to enforce State
requirements, including Title 24
requirements, for energy conservation in
residential development and encourage
residential developers to consider
employing additional energy
conservation measures with respect to
the following:
1. Street and driveway design
2. Lot pattern and configuration
3. Siting of builings
4. Landscaping
5. Solar access
2023
The CAP includes measures that encourage the integration of higher-density
development and mixed-use development near transit facilities and community
faculties, and to reduce the dependence on autos through smart parking
practices. In addition, the City continues to implement Title 24 requirements
through the Building Division. ONGOING
53
7-3B - Promote Green
Building Features
The City will utilize the following tools to
promote green building and energy
conserving features in new and existing
residential construction.
In 2009, the City completed the Green X-
Ray House, transforming an existing
single-family home into an energy
efficient model home. The City will use
the Green X-Ray House as a public
outreach tool to disseminate information
regarding energy-saving opportunities,
offering regular tours to homeowners
and homebuilders as well as for
promotional events. This home features
an array of products including solar
panels, radiant floor heating and
recycled glass tiles.
Staff has adopted the a Green Building
Ordinance (2014).
2023
Building Division staff implements and enforces the California Green Building
Code for all new residential and commercial projects. During residential
rehabilitation projects, like Rebuilding Together, replacement of
appliances/utilities includes energy and water conserving models. The Green X-
Ray house is no longer in operation. ONGOING
54
Jurisdiction
South San
Francisco ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2021 (Jan. 1 - Dec. 31)Housing Element Implementation
Planning Period 5th Cycle 01/31/2015 - 01/31/2023
Description of Commercial
Development Bonus
Commercial Development Bonus
Date Approved
3 4
APN Street Address Project Name+Local Jurisdiction
Tracking ID+
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of Commercial
Development Bonus
Commercial Development Bonus
Date Approved
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7
Table E
Note: "+" indicates an optional field
Project Identifier
1 2
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Annual Progress Report
55
Jurisdiction
South San
Francisco ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field
Reporting Period 2021 (Jan. 1 - Dec. 31)Housing Element Implementation Cells in grey contain auto-calculation formulas
Planning Period 5th Cycle 01/31/2015 - 01/31/2023 (CCR Title 25 §6202)
Extremely Low-
Income+Very Low-Income+Low-Income+TOTAL UNITS+
Extremely Low-
Income+
Very Low-
Income+Low-Income+TOTAL UNITS+
Rehabilitation Activity
Preservation of Units At-Risk
Acquisition of Units
Mobilehome Park Preservation
Total Units by Income
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with
the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are
considered net-new housing units and must be reported in Table A2 and not reported in Table F.
Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be
counted, please contact HCD to receive the password that will enable you
to populate these fields.The description should adequately document how
each unit complies with subsection (c) of Government
Code Section 65583.1+
Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c)
Annual Progress Report
56
Jurisdiction
South San
Francisco
Reporting Period 2021 (Jan. 1 - Dec. 31)
Planning Period 5th Cycle 01/31/2015 - 01/31/2023 ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
2 3 4
APN Street Address Project Name+Local Jurisdiction
Tracking ID+
Realistic Capacity
Identified in the
Housing Element
Entity to whom the site
transferred Intended Use for Site
1
Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Table G
Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of
Project Identifier
NOTE: This table must only be filled out if the housing element sites
inventory contains a site which is or was owned by the reporting
jurisdiction, and has been sold, leased, or otherwise disposed of
during the reporting year.
57
Jurisdiction South San Francisco
Note: "+" indicates
an optional field
Reporting Period 2021
(Jan. 1 - Dec.
31)
Cells in grey
contain auto-
calculation
formulas
Designation Size Notes
1 2 3 4 5 6 7
APN Street Address/Intersection Existing Use Number of
Units
Surplus
Designation
Parcel Size (in
acres)Notes
Summary Row: Start Data Entry Below
Parcel Identifier
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202)
Table H
Locally Owned Surplus Sites
For San Mateo County jurisdictions, please format the APN's as follows:999-999-999
58
Jurisdiction South San Francisco
Reporting Year 2021 (Jan. 1 - Dec. 31)
Planning Period 5th Cycle 01/31/2015 - 01/31/2023
Current Year
Deed Restricted 0
Non-Deed Restricted 9
Deed Restricted 0
Non-Deed Restricted 11
Deed Restricted 11
Non-Deed Restricted 18
99
148
Units by Structure Type Entitled Permitted Completed
SFA 2 2 0
SFD 4 1 2
2 to 4 4 2 0
5+0 102 97
ADU 1 41 27
MH 0 0 0
Total 11 148 126
8
372
5
0
0
0
0
0
Income Rental Ownership Total
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Cells in grey contain auto-calculation formulas
Total Units Constructed with Streamlining
Total Housing Applications Submitted:
Number of Proposed Units in All Applications Received:
Total Housing Units Approved:
Total Housing Units Disapproved:
Total Units
Housing Applications Summary
Use of SB 35 Streamlining Provisions
Note: Units serving extremely low-income households are included in the very low-income permitted units totals
Number of Applications for Streamlining
Building Permits Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Above Moderate
Units Constructed - SB 35 Streamlining Permits
Number of Streamlining Applications Approved
Total Developments Approved with Streamlining
59
Jurisdiction South San Francisco
Reporting Year 2021 (Jan. 1 - Dec. 31)
Total Award Amount Total award amount is auto-populated based on amounts entered in rows 15-26.
Task $ Amount Awarded $ Cumulative Reimbursement
Requested
Other
Funding Notes
Housing Element Cycle 6 Update $150,000.00 $0.00 Other General Plan Fund
BART ROW Park Area Plan $150,000.00 $0.00 Other Park In Lieu Fund
Summary of entitlements, building permits, and certificates of occupancy (auto-populated from Table A2)
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 7
4
11
Current Year
Deed Restricted 0
Non-Deed Restricted 9
Deed Restricted 0
Non-Deed Restricted 11
Deed Restricted 11
Non-Deed Restricted 18
99
148
Current Year
Deed Restricted 0
Non-Deed Restricted 8
Deed Restricted 0
Non-Deed Restricted 8
Deed Restricted 19
Non-Deed Restricted 8
83
126
ANNUAL ELEMENT PROGRESS REPORT
Local Early Action Planning (LEAP) Reporting
(CCR Title 25 §6202)
Please update the status of the proposed uses listed in the entity’s application for funding and the corresponding impact on housing within the region or jurisdiction, as applicable, categorized based on the eligible uses specified in Section
50515.02 or 50515.03, as applicable.
300,000.00$
Task Status
In Progress
In Progress
Total Units
Certificate of Occupancy Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Above Moderate
Moderate
Above Moderate
Total Units
Completed Entitlement Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Above Moderate
Total Units
Building Permits Issued by Affordability Summary
Income Level
Very Low
Low
60
1
Analysis of South San Francisco General Plan (GP) with Adopted Office of Planning and Research (OPR) Guidelines – 2017 Version
OPR Guideline Requirement (to the extent that it is relevant)1 Reference or Comment Degree of Compliance Contains all 7 mandatory elements GP contains Land Use, Transportation (Circulation), Housing, Open Space and Conservation, Noise, and Health and Safety Elements. Additional local elements include: Planning Sub-Areas; Parks, Public Facilities and Services; and Economic Development.
Full
Plan is integrated and internally consistent An independent review of the South San Francisco 1999 General
Plan and the 2015-2023 Housing Element found that the plan is integrated and internally consistent.
Full
Land Use Element
Contains a Land Use Diagram in sufficient detail to describe land use proposals GP contains a Land Use Diagram with sufficient detail to describe land use proposals, pg. 2-6. Full
Shows distribution of housing, business and industry GP Land Use Diagram shows areas for residential (housing), commercial, office, industrial, public, parks and recreation, open spaces, mixed uses, transportation center, school uses, and several sub-categories of uses, pg. 2-6.
Full
Distribution of open space including agriculture GP Land Use Diagram shows proposed open space uses. There
are no agricultural lands in South San Francisco, pg. 2-6.
Full
Distribution of natural resources Natural Resources are not addressed in the Land Use Element. However, they are addressed in the Open Space and Conservation Element.
Partial – Recommend inclusion in future update
Distribution of recreation facilities and opportunities GP Land Use Diagram, pg. 2-6, the Land Use Element text, pg. 2-21 thru 2-25, and the Parks, Public Facilities and Services Element, pg. 5-1 thru 5-21 describe the distribution of recreation facilities and
opportunities.
Full
Location of educational facilities GP Land Use Diagram, pg. 2-6, the Land Use Element text, pg. 2-21 thru 2-24, and the Parks, Public Facilities and Services Element text pg. 5-1, -23, -25 & -26 describe the location of educational facilities.
Full
Location of public buildings and grounds GP Land Use Diagram, pg. 2-6, the Land Use Element text, pg. 2-5, -16, -19 thru -23, -25, -33 & -46, and throughout the Parks, Public Facilities and Services Element text, describe the location of public
buildings and grounds.
Full
1 Language from the OPR Guidelines.
61
2
Location of solid and liquid waste facilities The Land Use Element text does not describe the location of solid
and liquid waste facilities.
Non-compliance
Identification of areas subject to flooding The Land Use Element text, pg. 2-25 and the Health and Safety Element text, pg. 8-10 & -11 and map on pg. 8-13 identifies areas subject to flooding.
Partial – Recommend Map inclusion in updated Land Use Elem. Identification of Timber Preserve Zone lands There are no Timber Preserve Zone lands in South San Francisco. N/A Military land use compatibility There are no military land uses in or adjacent to South San Francisco. N/A – Recommend
topic be addressed in future update Contains standards for population intensity and building intensity The Land Use Element text and tables, pg. 2-7, -9 and -13 thru -25 contains standards for population intensity and building intensity. Full
Transportation (Circulation) Element
Contains definitions and descriptions of:
Major thoroughfares The Transportation Element maps, pg. 4-7 & 4-15 and the Circulation Element text, pg. 4-5, 4-10 thru -12, define and describe major thoroughfares; freeways, arterials, collectors, local streets and
street standards.
Full
Transportation routes The Transportation Element maps and text, pg. 4-1, -4, -19, -22, -25, -27, -28, -29, -36, -37, & -39 defines and describes transportation routes.
Full
Terminals The Transportation Element maps pg. 4-26, -36, & -37 and text, pg. 4-14, -40 thru -42, defines and describes the rail, ferry and airport terminals.
Full
Military airports and ports There are no military airports or ports in South San Francisco. N/A Plan for a balanced, multimodal transportation network The Transportation Element maps pg. 4-26, -36, & -37, text and policies, pg. 4-1, -2, -14, -21, -23, -24, -27 describe a balanced,
multimodal transportation network including complete streets, vehicle, bicycle, pedestrian, bus and rail facilities.
Full
Other local public utilities and facilities including railroads, airports and parking. The Transportation Element text, defines and describes transit and rail traffic, pg. 4-1, -4, & -40; airports, pg. 4-1 & -40; and parking, pg. 4-5, -21, -24, -25, -29, -32, -35, & -38.
Full
Housing Element (CA HCD found “In Compliance” (4/12/2018)
Review of previous element The Housing Element includes discussions of public participation, pg. 5, review of past performance, progress in implementation, Full
62
3
effectiveness, and appropriateness of goals, objectives and policies,
pg. 5-10 and Appendix A.
Housing needs assessment The Housing Element includes a housing needs assessment as described in the Guidelines, pg. 11-34. Full
Inventory and analysis of adequate sites The Housing Element includes an inventory and analysis of adequate sites as described in the Guidelines, pg. 77-93. Full
Analysis of potential governmental and non-governmental constraints The Housing Element includes analyses of potential governmental and non-governmental constraints as described in the Guidelines, pg. 47-75.
Full
Housing policies and programs The Housing Element includes goals, policies and programs as described in the Guidelines, pg. 96-118. Full
Quantified objectives The Housing Element includes quantified objectives as described in
the Guidelines, pg. 119.
Full
Integrate community health, climate change, and other considerations affecting and affected by housing The Housing Element includes references to community health, pg. 9, 15, 18, 30, 43, &127; and climate action plan and change, pg. 10, 76, 117, &129.
Full
Open Space and Conservation Element The Conservation Element must address the conservation, development, and utilization of natural resources including:
The Open Space and Conservation Element includes discussion and policies relating to habitat and biological resources, water quality, air quality, greenhouse gas emissions and historic and cultural resources conservation. Each of the required topics is
discussed below.
Water and its hydraulic force Discussion and polices related to surface and groundwater quality, pg. 7-1, -10, -11, & -12; however, it does not address the hydraulic force of water.
Partial
Forests There are no forests in South San Francisco N/A Soils The topic of soil conservation is not addressed in the Element. Non-compliance Rivers and other waters The topic of Colma Creek, the only major waterway in South San Francisco is addressed, pg. 7-2, -4, -5, -6, -10, & -11. Full
Harbors and fisheries The topics of harbors and fisheries is not addressed in the Element. Non-compliance
Wildlife The topic of wildlife and biological resources is addressed, pg. 7-1 thru 7-8 & 7-10. Full
Minerals and other natural resources The topic of minerals is not addressed in the Element.2 Non-compliance
The Open Space Element must address:
Open space for the preservation of natural resources The Open Space and Conservation Element includes a discussion
and maps of habitat conservation areas, pg. 7-3 thru 7-9.
Full
2 USGS identifies a silver, zinc, lead resource in close proximity to the City.
63
4
Open space for the managed production of resources The Open Space and Conservation Element does not include a
discussion of managed production of resources.
Non-compliance
Open space for outdoor recreation The Parks, Public Facilities, and Services Element includes a discussion and maps of outdoor recreation, pg. 5-2 thru 5-22. Partial -Recommend inclusion in updated Open Space and Conservation
Element
Open space for public health and safety The Open Space and Conservation Element does not include a discussion of public health and safety. While health and safety are discussed in the Health and Safety Element, those topics are not discussed in the context of open space.
Non-compliance
Open space for military support There are no military installations in or adjacent to South San Francisco. N/A – Recommend topic be
addressed in future update
Open space for tribal resources The Open Space and Conservation Element does not include a discussion tribal resources. Non-compliance
The Open Space Element should contain an open space action program The Open Space and Conservation Element does not include an open space action program. Non-compliance
Noise Element
Issues to be addressed include:
Major noise sources, both mobile and stationary; including roadway, rail, air, commercial and industrial sources
The Noise Element text and maps, pg. 9-2 thru 9-11 describes existing and projected major community noise sources, including roadway, rail, air, and industrial sources.
Full
Existing and projected levels of noise and noise
contours for major noise sources
The Noise Element describes existing noise levels but does not
include a map of existing noise contours for roadway, rail and industrial sources. An existing and projected noise contour map is included for air sources, pg. 9-5 and a projected noise contour map is included for roadway and rail sources, pgl 9-9.
Partial
Existing and projected land uses and locational relationship to existing and projected noise sources The Noise Element text, pg. 9-3 thru 9-7 describes the existing and projected land uses and locational relationship to existing and projected noise sources
Full
Existing and proposed sensitive receptors, including
hospitals, convalescent homes, schools, churches and sensitive wildlife habitat
The Noise Element, pg. 9-1, -2, -7, -12, -13, & -15 describes policies
for sensitive receptors, including hospitals, convalescent homes, schools, churches and sensitive wildlife habitat
Full
Mitigation measures The Noise Element text, pg. 9-8, 9-11 thru 9-13 describes noise mitigation measures. Full
64
5
Implementation measures The Noise Element text, pg. 9-11 thru 9-13 & 9-15 describes
implementing policies and possible solutions that address existing and foreseeable noise problems.
Full
Health and Safety Element
Issues to be addressed include:
Seismically induced surface rupture, ground shaking, ground failure, The Health and Safety Element text addresses seismically induced ground (surface) rupture, ground shaking, and ground failure pg. 8-4 thru 8-6.
Full
Tsunami, seiche, and dam failure The Health and Safety Element text addresses seismically induced tsunami, and water waves (seiche), pg. 8-5 thru 8-7. There are no dams in or near South San Francisco, therefore the topic of dam
failure is not addressed.
Full
Slope instability leading to mudslides and landslides The Health and Safety Element text addresses slope instability leading to landslides pg. 8-2, 8-4 thru 8-6. The element does not address mudslides.
Partial
Subsidence, liquefaction, and other seismic hazards identified on seismic hazard maps The Health and Safety Element text addresses liquefaction, pg. 8-2, 8-4 thru 8-6. The element does not address subsidence nor does it contain seismic hazard maps.
Partial
Flooding The Health and Safety Element text addresses flooding, pg. 8-10 thru 8-12 including a map on pg. 8-13. Full
Wildland and urban fires The Health and Safety Element text addresses wildland and urban
fires, pg. 8-20 thru 8-23.
Full
Evacuation routes The Health and Safety Element does not address evacuation routes. Non-compliance
Peak load water supply requirements The Health and Safety Element does not address peak load water supply requirements, although the subject of emergency water supply is addressed in general.
Non-compliance
Climate change The Health and Safety Element does not address climate change although that topic is discussed in the Housing Element Non-compliance
Minimum road widths and turnouts The Health and Safety Element does not address minimum road widths. Non-compliance
Clearances around structures The Health and Safety Element text addresses clearances around structures, including defensible spaces and buffers between
vegetation and structures, pg. 8-20 and 8-22.
Full
65
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:22-173 Agenda Date:3/17/2022
Version:1 Item #:4
Presentation to the Commission Regarding Public Hearing and Decision-Making Process (Claire Lai, Assistant
City Attorney and Alexandra Wolf, Assistant City Attorney)
City of South San Francisco Printed on 10/13/2022Page 1 of 1
powered by Legistar™66