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HomeMy WebLinkAboutOrd 1323-2003ORDINANCE NO. 1323-2003 AN ORDINANCE AMENDING THE CITY OF SOUTH SAN FRANCISCO MUNICIPAL CODE, CHAPTER 20.79, SECOND RESIDENTIAL UNIT REGULATIONS, CHAPTER 20.06, DEFINITIONS, CHAPTER 20.16, SINGLE- FAMILY RESIDENTIAL DISTRICT, CHAPTER 20.18, MEDIUM DENSITY RESIDENTIAL DISTRICT, CHAPTER 20.20, MULTI-FAMILY RESIDENTIAL DISTRICT, CHAPTER 20.74, OFF-STREET PARKING, AND CHAPTER 20.85, DESIGN REVIEW PROCEDURE WHEREAS, in accordance with Government Code Section 65852.2, the City of South San Francisco is proposing to amend the South San Francisco Municipal Code to include changes in Chapter 20.79, Second Residential Unit Regulations, Chapter 20.06, Definitions, Chapter 20.16, Single-Family Residential District, Chapter 20.18, Medium Density Residential District, and Chapter 20.20, Multi-Family Residential District, Chapter 20.74, Off-Street Parking, and Chapter 20.85, Design Review Procedure; and WHEREAS, the purpose of the amendments to the Municipal Code is to allow the more efficient use of the City's existing stock of dwellings, to provide housing units for family members who are elderly or disabled, to avoid parking problems in residential neighborhoods, and to protect property values and the single-family character of a neighborhood by ensuring that second units are developed under such conditions as may be appropriate to further the purpose of this chapter; and WHEREAS, between January and March, 2003 the Planning Commission Subcommittee held three special meetings to consider the draft amendments to the South San Francisco Municipal Code concerning residential second units, off-street parking requirements, design review procedure, and the Design Review Board; and WHEREAS, on March 20, 2003 and April 17, 2003, the Planning Commission held two study sessions to consider the draft amendments to the South San Francisco Municipal Code to provide a mechanism for allowing residential second units in residentially zoned districts, thereby providing the opportunity for the development of small housing units designed to meet the special housing needs of one-person and two-person households and to allow for an increase in the supply of affordable housing in conformance with the goals and policies of the South San Francisco General Plan Housing Element; and WHEREAS, on May 1,2003, the Planning Commission held a duly noticed public hearing to consider the amendments to the South San Francisco Municipal Code conceming residential second units, off-street parking requirements, design review procedure, and the Design Review Board and recommend that the City Council adopt the amendments; and WHEREAS, the City Council StaffReport and exhibits attached thereto, dated May 14, 2003 and incorporated herein by reference, were prepared for distribution to the City Council for review at a duly noticed public heating, which reports describe and analyze the amendments to the South San Francisco Municipal Code concerning residential second units, off-street parking requirements, design review procedure, and the Design Review Board. NOW THEREFORE, the City Council of the City of South San Francisco DOES ORDAIN as follows: SECTION 1. AMENDMENTS TO SOUTH SAN FRANCISCO MUNICIPAL CODE CHAPTER 20: The City Council hereby adopts P03-0007 and ZA-03-0007, amending Chapter 20.06, Definitions, Chapter 20.16, Single-Family Residential District, Chapter 20.18, Medium Density Residential District, and Chapter 20.20, Multi-Family Residential District, Chapter 20.74, Off-Street Parking, Chapter 20.79, Residential Second Unit Regulations, and Chapter 20.85, Design Review Procedure, in the South San Francisco Municipal Code, as set forth in Exhibits A, B, C, D, and E attached to the Staff Report dated May 14, 2003, and incorporated by reference. Chapter 20.79 as existing prior to the effective date of this Ordinance is hereby repealed in its entirety. 2. FINDINGS: The City Council findings and determinations contained herein are based on all competent and substantial evidence in the record, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council and are supported by substantial evidence in the record, including the General Plan adopted in 1999, the General Plan Housing Element adopted in 2002, the staff reports submitted at the City Council meeting held on May 14, 2003 and exhibits attached thereto. mo The above-described amendments to the South San Francisco Municipal Code are internally consistent with the South San Francisco General Plan. The amendments to the South San Francisco Municipal Code concerning Chapter 20.06, Definitions, Chapter 20.16, Single-Family Residential District, Chapter 20.18, Medium Density Residential District, Chapter 20.20, Multi-Family Residential District, Chapter 20.74, Off-Street Parking, and Chapter 20.85, Design Review Procedure, implement the goals and policies of the South San Francisco General Plan adopted in October 1999 and the South San Francisco General Plan Housing Element adopted in December 2002. Specifically, the amendments implement General Plan Guiding Policy 2-G-6, General Plan Implementing Policy 2-I-10, and General Plan Housing Element Policy 1-8. General Plan Guiding Policy 2-G-6 states "maximize opportunities for residential development, including through infill and redevelopment, without impacting existing neighborhoods or creating conflicts with industrial operations." Bo General Plan Implementing Policy 2-I-10 directs the City to "establish regulations to permit second units in single-family residential developments in accordance with State law." Additionally, General Plan Policy 1-8 in the South San Francisco General Plan Housing Element states "the City shall support and facilitate the development of second units on single-family designated and zoned parcels." The regulations adopted by the City Council establish criteria designed to accommodate residential second units within existing neighborhoods without adversely affecting such neighborhoods by requiring second units to be architecturally consistent with surrounding properties and establishing regulations governing lot size, unit size, lot coverage and parking requirements. Article 18, Statutory Exemptions, describes the exemptions from the California Environmental Quality Act granted by the State Legislature. Section 15282, Other Statutory Exemptions, exempts the adoption of an ordinance regarding second units in a single family or multi-family residential zones by a city or county to implement the provisions of Sections 65852.1 and 65852.2 of the Government Code (CEQA Section 15282 (i). SECTION 2. SEVERABILITY If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of this ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this ordinance are severable. The City Council of the City of South San Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. SECTION 3. 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 along with the names of those City Council members voting for and against this Ordinance or otherwise voting. This ordinance shall become effective thirty days from and after its adoption. Introduced at a regular meeting of the City Council of the City of South San Francisco, held the 14th day of May 2003. Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the City Council held the 28t~ day of May 2003, by the following vote: AYE S: Councilmembers Joseph A. Femekes, Richard A. Garbarino, and Raymond L. Green, Mayor Pro Tem Karyl Matsumoto and Mayor Pedro Gonzalez NOES: None. ABSTAIN: None. ABSENT: None. CityX~lerk As Mayor of the City of South San Francisco, I do hereby approve/t~e foregoing Ordinance this 28th day of May 2003. ~--~ // EXHIBIT A SOUTH SAN FRANCISCO MUNICIPAL CODE CHAPTER 20.79: RESIDENTIAl. SECOND UNIT REGULATIONS The underlined text located below will replace the entire existing text in Chapter 20.79: CHAPTER 20.79: RESIDENTIAL SECOND UNIT REGULATIONS 20. 79. 010 Purpose Chapter 20.79 establishes residential second unit regulations. The purpose of this chapter is to provide a mechanism for allowing residential second units in residentially zoned districts, thereby providing the opportunity for the development of small housing units designed to meet the special housing needs of one-person and two-person households and to allow for an increase in the supply of affordable housing in conformance with the goals and policies of the South San Francisco General Plan Housing Element. Furthermore, the purpose of these provisions is to allow the more efficient use of the city's existing stock of dwellings, to provide housing units for family members who are elderly or disabled, to avoid parking problems in residential neighborhoods, and to protect property values and the single-family character of a neighborhood by ensuring that second units are developed under such conditions as may be appropriate to further the purpose of this chapter. This chapter implements the provisions of California Government Code, Section 65852.150 and 65852.2. 20. 79. 020 Prohibition This chapter shall not in any form or manner automatically legalize any existing residential second unit whatsoever whether or not such second unit is claimed to have been legally established. The Chief Building Official shall maintain records of all residential second units established pursuant to this chapter. Properties establishing residential second units pursuant to this chapter shall not be subdivided at the lime said unit is established or thereafter. 20. 79. 021 Amnesty Existing second units meeting all the requirements of the City of South San Francisco Municipal Code, including but not limited to this Chapter and Chapter 20.85, shall be eligible for ministerial approval upon application for a building permit to legalize the existing unit. The application shall include plans that conform to the requirements of this Chapter. This provision does not exempt an applicant fi'om paying any fees associated with approval of a second unit, including building inspection fees. 20. 79. 030 Residential Second Units Standards and Requirements New residential second units may be permitted in any residentially zoned district. Where allowed by the Zoning Ordinance in residential zoning districts, residential second units shall be approved bythe Chief Planner and the Chief Building Official. The following standards shall apply to the development of each residential second unit: (a) No more than one residential second unit shall be permitted on any one parcel or lot. (b) A residential second unit may only be permitted on a residential lot on which there is already built one single-family detached dwelling unit (primary unit). Residential second units shall not be permitted on residential lots having more than one dwelling unit located thereon. (c) Residential second units shall comply with the development standards within the established location, lot coverage, size, setback and height standards of the zone, planned unit development, overlay district, specific plan or other designated planning area in which they are developed. Detached residential second units shall not be considered "Accessory Structures," as defined in the South San Francisco Municipal Code. (d) Size of unit: No second unit shall be constructed containing a floor area of more than 640 square feet. (e) Entrance: The second unit may utilize either a separate entry or the same exterior doorways as the primary unit. (f) Address: The address of an approved second unit shall be the house number of the primary unit, street name and the designator "B." Upon occupancy of the second unit, the primary dwelling unit shall have an address consisting of the house number, street name and the designator "A." (g) Number of bedrooms: The number of bedrooms in a residential second unit shall not be more than one. (h) Design Review: All residential second units shall comply with the City of South San Francisco design review requirements, as specifically set forth in Section 20.85.020 (b) of the Municipal Code. (i) Off-street parking requirements: One off-street parking space shall be required for the second unit in addition to any off-street parking spaces required for the primary unit by Chapter 20.74 of this code, as amended from time to time. The provisions of Section 20.74.030 (b) shall continue to govern parking requirements for the primary use. (j) Tandem parking shall not be used to satisfy the parking requirement for the residential second unit. (k) Tandem parking may be used to satisfy the parking requirement for the primary unit. (1) Garages designated for the residential second unit must be accessible for the parking of a vehicle. (m) Garage conversions: Conversions of garage space to a second unit is not permitted, unless alternate enclosed parking is provided on-site meeting current code requirements. (n) Code compliance. (1) If the proposed second unit is attached or within the primary structure, the primary unit must comply with all building, electrical, plumbing, and housing code requirements in effect at the time the building permit is issued for the second residential unit. (2) The second unit shall comply with all provisions of the South San Francisco Municipal Code in effect at the time of approval of the building permit, including but not limited to all uniform codes adopted by reference in said municipal code. (3) Products of combustion detectors shall be required for each primary and second unit. (o) Owner occupancy required: Either the primary dwelling unit or the second dwelling unit shall be owner occupied. Prior to issuance of a building permit for the second unit, the property owner must submit proof of ownership and record a restrictive covenant to run with the land such that the use of the second unit as a separate dwelling may continue only as long as the property is owner- occupied. (p) Services: Second units may be metered separately from the main units for gas, sewer, electricity, and water services. 20. 79. 040 Permit Process All residential second units are subject to ministerial review for compliance with the terms of this Chapter by the Chief Planner and the Chief Building Official. (a) The building permit application, with appropriate site and building plans, documents and fees shall be submitted to the Building Division. The application shall be accompanied by a non- refundable processing fee in an amount set forth in the master fee schedule of the city of South San Francisco. The Planning Division shall check each application submitted for compliance with all standards and requirements of Section 20.79.030. The Chief Planner shall approve, deny or require alterations to the original drawings and documents to satisfy the requirements of Section 20.79.030. If alterations to the drawings are required, said drawings shall be re-submitted and processed according to the procedures established herein for approval of the original drawings. (b) All residential second unit applicants are required to pay all required fees. (c) The property owner shall enter into a restrictive covenant with the City, which shall be recorded against the property. The restrictive covenant shall confirm that either the primary dwelling unit or the second dwelling unit shall be owner occupied and prohibit rental of both units at the same time. It shall further provide that the residential second unit shall not be sold, or title thereto transferred separate and apart from the rest of the property. A copy of the recorded restrictive covenant shall be submitted to the Planning Division prior to issuance of the building permit. 20. 79. 041 Appeal Procedure A decision of the Chief Planner may be appealed to the Planning Commission in accordance with the procedures set forth in Chapter 20.90. A decision of the Planning Commission may be appealed to the City Council in accordance with Chapter 20.90.040 which decision shall be deemed the final action on the matter. 20. 79. 050 Revocation of Pertnff In addition to any other remedy provided by law, in the event a permitted residential second unit is maintained in violation of the Residential Second Units Standards and Requirements in Section 20.79.040 or of any other requirements of this Chapter, the Chief Planner may, on ten (10) days written notice to the property owner bring a proceeding to revoke the Certificate of Occupancy for the residential second unit using the procedure established in the Municipal Code for the revocation of Use Permits. 20. 79. 060 Severability In the event any section or portion of this chapter shall be determined invalid or unconstitutional such section or portion shall be deemed severable and all other sections or portions hereof shall remain in full force and effect. EXHIBIT B SOUTH SAN FRANCISCO MUNICIPAL CODE CHAPTER 20.85, DESIGN REVIEW PROCEDURE The underlined text located below will be added to the following chapter. The strikeout text located below will be removed from the following chapter: CHAPTER 20.85, DESIGN REVIEW PROCEDURE 20. 85. 020 Applicability (a) No person shall commence any use or erect any structure or make exterior modifications to any existing use, parking area, or structure; and no permit, including but not limited to building, use or variance permit, shall be issued for any new use or structure or modification thereof until the design review process has been completed in accordance with these requirements. (b) Design review for new single-family, two-family and three-family dwellings on individual lots which are not in planned developments, and residential second units as defined in Section 20.79.030 (a) of the Municipal Code, shall be limited to height, bulk, lot coverage, and general compatibility with the neighborhood. (c) The following exceptions which do not require design review shall apply to exterior modifications: (1) Changes in sign copy on existing signs, existing changeable copy signs or signs designed to allow a change in copy, excluding painted signs or copy changes which increase the sign area of coverage or which physically alter the sign structure. Sign programs less than twenty-five square feet are also exempt. (2) Changes required in whole or part by a requirement of any government agency. (3) Additions to one-, two- and three-family residential structures which do not break the existing roof line of the structure and which do not constitute a fifty percent or greater increase in floor area. 20.85. 030 Design review guidelines and standards. (a) The planning commission, in exercising the scope of authority set forth in this section, shall by resolution adopt guidelines and standards for design review. The guidelines and standards shall be adopted only after a public hearing noticed and conducted in the manner required for zoning amendments in accordance with the provisions of Chapter 20.87. Any person or persons aggrieved by the actions of the planning commission may appeal the action in accordance with the provisions for appeal set forth in Chapter 20.90. (b) Guidelines and standards for design review shall be in accordance with the following: (1) The site subject to design and review shall be graded and developed with due regard for the natural terrain, aesthetic quality, and landscaping so as not to impair the environmental quality, value, or stability of the site or the environmental quality or value of improved or unimproved property in the area. Steep hillside areas in excess of 30 percent should be retained in the natural state. Development of hillsides should follow existing contours to the greatest extent possible. Grading should be kept to a minimum. (2) A building, structure, or sign shall: (A) Reasonably relate to its site and property in the immediate and adjacent areas; and (B) Be of high quality of design as to adversely affect the environmental quality or desirability of the immediate areas or neighboring areas; and (1) New additions to existing residential dwellings and residential second units shall be architecturally compatible with the primary residential unit, with respect to style, massing, roof pitch, color and materials. (C) Not impair the benefits or occupancy of existing property or environmental quality thereof in such areas or the stability and value of improved or unimproved real property in such areas, or produce degeneration of property in such areas with attendant deterioration of conditions affecting the health, safety, and general welfare of the community. (3) A site shall be developed to achieve a harmonious relationship with the area in which it is located and adjacent areas, allowing a reasonable similarity of style or originality which does not impair the environmental quality or value of improved or unimproved property or prevent appropriate development and use of such areas or produce degeneration of properties in such areas with attendant deterioration of conditions affecting the health, safety, and general welfare of the city. (a) Height~ bulk, floor area ratio (FAR), and coverage requirements: Residential additions and residential second units shall conform to the height, bulk, floor area ratio (FAR), and lot coverage requirements of the zone, planned unit development, overlay district, specific plan or other designated planning area in which they are developed. (b) Minimum yard requirements: Residential second units and additions shall conform to the front, side, and rear yard setback requirements of the zone, planned unit development, overlay district, specific plan or other designated planning area in which they are developed. (c) Privacy, noise and view protection may be considered in deciding the issue of neighborhood compatibility. (4) Open space, parking areas, pedestrian walks, signs, illumination, and landscaping (including irrigation) shall be designed and developed to enhance the environmental quality of the site, achieve a safe, efficient, and harmonious development, and accomplish the objectives set forth in the precise plan of design and design criteria. (5) Electrical and mechanical equipment or works and fixtures and trash storage areas shall be designed and constructed so as not to detract from the environmental quality of the site. Electrical and mechanical equipment or works and fixtures and trash storage areas shall be concealed by an appropriate architectural structure which uses colors and materials harmonious with the principal structure, unless a reasonable alternative is recommended by the design review board. (6) For the purpose of determining a reasonable implementation of the design and the effect on the environmental quality of the area, the components considered in design review shall include but not be limited to exterior design, materials, textures, colors, means of illumination, landscaping, irrigation, height, shadow pattems, parking, access, security, safety, and other usual on-site development elements. The design review board may also make recommendations as to site coverage, and the intensity of proposed development. (Ord. 1006 § 2 (part), 1986) 20. 85. 050 Design review board (a) The design review board shall consist of five members appointed by the planning commission. Each member shall be appointed for a term of four years. Two members shall be architects licensed by the state. Two members shall be either a landscape architect, designer, contractor, horticulturist, or person with equivalent landscaping expertise or background. One member shall be any one of the above mentioned professions or a building or engineering contractor. At lcast onc of thc mcmbcrs shall also bc a rcsidcnt and clcctor of thc city. (b) The design review board shall review design review applications, related drawings, and other matters related thereto and make recommendations to the planning commission and chief planner in accordance with the provisions of this chapter and the design review guidelines with the exception of additions to one-, two- and three-family residential structures as set forth below. (c) The design review board members shall be compensated according to the schedule adopted by the city council. (Ord. 1169 § 2, 1995; Ord. 1006 § 2 (part), 1986) 20. 85. 060 Design review action. (a) The planning commission shall have design review authority for all projects requiring planning commission approval (such as PUD permits, use permits and variances) and all new commercial, office and multifamily developments. The commission shall consider the design review board's recommendations and shall approve, conditionally approve or disapprove the application. (b) For items not requiring planning commission approval, the chief planner shall consider the recommendations of the design review board and shall approve, conditionally approve or disapprove the design review application. Conditions shall be reasonable and designed to assure attainment of the standards established by this title. If the chief planner disapproves the application, standards or conditions which have not been met shall be specified. If the chief planner fails to approve, approve with conditions or disapprove the application as submitted by the applicant within ninety days following the date the recommendation is received from the design review board, the application, as submitted, shall be deemed approved, unless the planning commission grants the chief planner a reasonable extension of time therefor. The determination by the chief planner shall be subject to review by the planning commission either on appeal by the applicant or upon motion of the planning commission. If the planning commission fails to make an order to review the chief planner's determination at its next regular meeting after the determination, then the chief planner's determination shall be final. (c) The chief planner may approve, conditionally approve or disapprove additions to one-, two- and three-family residential structures, and residential second units not elsewhere exempted from the procedures of this chapter, without the design review board's review and recommendations if the chief planner can find that such addition is consistent with applicable design standards and/or criteria or with conditions which cause changes to the proposed addition which will bring it into conformance with said standards and/or criteria. (Ord. 1169 §§ 1 (part), 3, 1995; Ord. 1089 § 1 (part), 1990: Ord. 1006 § 2 (part), 1986) EXHIBIT C SOUTH SAN FRANCISCO MIJNICIPAL CODE CHAPTER 20.06, DEFINITIONS The underlined text located below will be added to the following chapter: CHAPTER 20.06, DEFINITIONS (a) "Residential second unit" means a secondary separate residential unit containing sleeping quarters, kitchen, and bathroom facilities, located on a residentially zoned lot that contains a single- family residence as a primary use, meeting the requirement of Chapters 19 and 20 of the South San Francisco Municipal Code. Attached and detached dwelling units/structures are defined in Chapter 20 of the South San Francisco Municipal Code. (b) "Accessory Structure" means a detached subordinate building or structure used only as incidental to the main building, such as a garage. (c) "Owner" means a person holding beneficial title to the property as an individual, including but not limited to the settlor of a grantor trust, a general partner, or a shareholder, for example. (d) "Illegal second unit" means a second unit which is being used for habitation and for which a building permit under Chapter 20.79 has not been issued. (e) "Habitation" means regular and exclusive use of a space or structure for shelter and other residential purposes in a manner which is private and separate from another residence on the same lot. (f) "Pdmary unit" or "primary dwelling unit" means the existing residential unit on a lot that is being used for habitation and occupied by the property owner at the time of the application for a building permit to construct a residential second unit. (gO "Tandem parking" is an arrangement of two or more vehicles (Chapter 20.06.260 (a) of the Municipal Code) placed one behind the other: parking vehicles in tandem. EXHIBIT D SOUTH SAN FRANCISCO MUNICIPAL CODE CHAPTER 20.74, PARKING AND LOADING REGULATIONS The underlined text located below will be added to the following chapter. The strikeout text located below will be removed from the following chapter: CHAPTER 20.74, PARKING AND LOADING REGULATIONS Section 20. 74. 040 Residential Uses The number of off-street parking spaces required for residential uses shall be no less than the following: (a) Family Residential Use Types. (1) One-, two- and three-unit dwellings: two spaces per unit, one of which shall be in a garage, for dwellings with less than five bedrooms and less than two thousand five hundred square feet in size; three spaces per unit, two of which shall be in a garage, for dwellings with five or more bedrooms, or for any dwelling unit with a gross floor area of two thousand five hundred square feet or greater. A carport shall not be substituted for a required garage except for existing dwellings on lots adjacent to a lane. Tandem parking may be permitted to satisfy the off- street parking requirement for one-, two-, and three-unit residential dwellings when both spaces in a tandem parking bay are assigned to a single dwelling unit. (2) Multiple-family projects with four or more units: two spaces per unit with at least one space covered. One guest space per every four units shall be provided on the site. Tandem parking may be permitted to satisfy the off-street parking requirement for multi-family residential units in projects where parking is assigned, when both spaces in a tandem parking bay are assigned to a single dwelling unit. In no case shall tandem spaces be permitted to satisfy the guest parking requirement. (3) Single-family and townhouse units in planned developments: If a project has driveway aprons at least eighteen feet long, two and one-fourth spaces shall be provided per unit, two of which shall be in a garage. Otherwise, four and one-fourth spaces shall be provided per unit, two of which shall be in a garage. (4) Residential Second Units: One off-street parking space shall be req ed for the second unit in addition to any off-street parking spaces required for the primary unit by Chapter 20.74 of this code, as amended from time to time. Tandem parking shall not be used to satisfy the parking requirement for the residential second unit. 20. 74.110 Size and design (g) The tandem space shall be permitted at a minimum 40 feet by 10 feet in dimension. No more than two vehicles shall be placed one behind the other. (h) Parking spaces required for the residential second unit must be accessible for the parking of a vehicle. 20. 74.120 Location (d) Residential parking spaces shall be located on the same lot or building site as the dwelling to be served. (e) Tandem parking may be permitted to satisfy the off-street parking requirement for a residential unit if additional usable space for on-site tandem parking is available and only in areas adjacent to an enclosed garage serving the primary unit and located outside the established setbacks for the established zoning district or planning area. 20. 74.150 Driveway access (a) Driveway access to parking for all single family and single-family dwellings with a residential second unit shall be not less than ten feet in width throughout, and required tumaround arcas may not bc used for required parking spaccs. (1) Driveway cuts shall be limited to a maximum of 20 feet in width unless the lot exceeds 50 feet in width~ in which case driveway cuts shall not exceed 40 percent in width. (2) For more than one curb cut on a parcel on any street frontage, at least 20 feet measured at top of curb shall be provided between each curb cut. EXHIBIT E SOUTH SAN FRANCISCO MUNICIPAL CODE CHAPTERS 20.16, 20.18 AND 20.20 The underlined text located below will be added to the following chapters: CHAPTERS 20.16, 20.18 AND 20.20 Chapter 20.16 R-l, Single-Family Residential District Use Regulations 20.16~ 020 Permitted Uses Residential Second Units as regulated in Chapter 20.79 of the Municipal Code. Chapter 20.18 R-2 Medium Density Residential District Use Regulations 20.18.020 Permitted Uses Residential Second Units as regulated in Chapter 20.79 of the Municipal Code. Chapter 20.20 R-3, Multi-Family Residential District Use Regulations 20.20.020 Permitted Uses Residential Second Units as regulated in Chapter 20.79 of the Municipal Code.