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HomeMy WebLinkAboutOrd. 1581-2019 (19-635)City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA City Council Ordinance: ORD 1581-2019 File Number: 19-635 Enactment Number: ORD 1581-2019 ORDINANCE AMENDING SOUTH SAN FRANCISCO MUNICIPAL CODE TITLE 20 (ZONING) TO MAKE CHANGES RELATED TO THE MINIMUM LOT SIZE IN THE DOWNTOWN RESIDENTIAL DISTRICTS WHEREAS, in July of 2010, the City Council for the City of South San Francisco adopted a comprehensive update to the City's zoning ordinance, which repealed the then -existing Title 20 of the South San Francisco Municipal Code ("Zoning Ordinance"), and replaced it with an entirely new Title 20 that, among other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new zoning districts, revised and reformatted many then -existing zoning provisions, eliminated inconsistent and outdated provisions, and codified entirely new zoning provisions, including new land use regulations and development standards; and WHEREAS, Chapter 20.100 (Downtown Districts) of the South San Francisco Municipal Code identifies the Downtown Districts for a mix of residential types and densities; and WHEREAS, Section 20.100.002 (Downtown Districts - Land Use Regulations) of the South San Francisco Municipal Code permits single -unit dwellings and multiple -unit residential uses in the Downtown Residential Low (DRL), Downtown Residential Medium, (DRM) and Downtown Residential High (DRH) Districts; and WHERAS, the minimum lot size in each of the Downtown Residential Districts is 5,000 square feet, which restricts the possibility of subdividing the majority of the lots; and WHERAS, the City desires to encourage diverse homeownership opportunities in the Downtown; and WHEREAS, reducing the minimum lot size in each of the Downtown Residential Districts would allow additional property owners to subdivide and sell a portion of their lot; and WHEREAS, the City and PlaceWorks, Inc. prepared a study to determine the feasibility and implications of reducing the minimum lot size and tested developing prototypes for each of the districts; and WHEREAS, the proposed zoning text amendments to reduce the minimum lot size in the Downtown City of South San Francisco Page 1 File Number. 19-635 Enactment Number. ORD 1581-2019 Residential Districts and associated minor changes to design standards do not increase development potential as the maximum density would not change, the proposed amendments quality for a Class 5 Categorical Exemption pursuant to CEQA Guidelines Section 15305 (Minor Alterations in Land Use Limitations); and WHEREAS, on May 16, 2019, the Planning Commission conducted a properly noticed public hearing to consider making a recommendation to the City Council on Zoning Text Amendments; and WHEREAS, on July 10, 2019, the City Council for the City of South San Francisco held a properly noticed public hearing to solicit public comment, take public testimony, consider the proposed Amendment, and take action on the proposed Amendment. NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, CEQA and 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 and P1aceWorks Inc; all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed meeting of May 16, 2019 and the City Council's duly noticed meeting of July 10, 2019; and any other evidence (within the meaning of Public Resources Code § 21080(e) and § 21082.2) ("Record"), the City of South San Francisco City Council 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 documents and other material constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of Chief Planner, Sailesh Mehra. II. Zoning Text Amendment Findings 1. The proposed Zoning Text Amendment is consistent with the adopted General Plan because the Zoning Text Amendment will reinforce the General Plan policies promoting a variety of residential types and densities in the Downtown, and promote infill development and reuse of currently underutilized sites. None of the revisions to the Zoning Ordinance will conflict with or impede achievement of any of the goals, policies, or land use designations established in the General Plan. 2. The Zoning Text Amendment applies to property that is entirely suitable in terms of access, size of City of South San Francisco Page 2 File Number., 19-635 Enactment Number., ORD 1581-2019 parcel, relationship to similar or related uses and other considerations as deemed relevant by the Planning Commission and City Council because the proposed revisions do not change the types or intensity of permitted land uses in the Downtown Residential Low, Downtown Residential Medium, or Downtown Residential High Districts. 3. The proposed Zoning Text Amendment does not change any zoning districts as already identified in the Zoning Ordinance and therefore will not be detrimental to the use of land in any adjacent zone. SECTION II. AMENDMENTS. The City Council hereby makes the findings contained in this Ordinance and amends the sections attached as Exhibit A. All other sections, subsections, tables, figures, graphics and text that are not amended by the proposed Amendments and draft Ordinance attached shall remain in full force and effect. SECTION III. SEVERABILITY. If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid or unconstitutional, the remainder of this Ordinance, including the application of such part or provision to other persons or circumstances, shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable. The City Council of the City of South San Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. SECTION IV. PUBLICATION AND EFFECTIVE DATE. Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City Clerk's Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from and after its adoption. City of South San Francisco Page 3 File Number. 19-635 Enactment Number. ORD 1581-2019 Introduced at a regular meeting of the City Council of the City of South San Francisco held the 10th day of July 2019. At a meeting of the City Council on 7/24/2019, a motion was made by Richard Garbarino, seconded by Mark Nagales, that this Ordinance be adopted. The motion passed. Yes: 4 Mayor Matsumoto, Vice Mayor Garbarino, Councilmember Nagales, and Councilmember Nicolas Abstain: 1 Councilmember Addiego Attest by &,eqoL— tosa Govea Acosta City of South San Francisco Page 4 Page 1 Exhibit A: Zoning Ordinance Amendment Related to Reducing the Minimum Lot Size in the Downtown Residential Districts 1. Revise Table 20.100.003: Development Standards, Downtown Districts to reduce the minimum lot size, minimum lot width, and minimum lot depth in the DRL, DRM, and DRH Districts, and reduce the minimum density in the DRH District, include setbacks for residences facing lanes and sideyard setback requirements above the first story, and clean-up an error in the Floor Area Ratio requirement for the DRL District: Table 20.100.003 Development Standards – Downtown Districts Standard DMX DRL DRM DRH Additional Standards Lot and Density Standards Minimum Lot Size (sq. ft.) 5,000 2,750 2,500 2,250 Corner Lot 5,000 3,250 3,000 2,750 Minimum Lot Width (sq. ft.) 50 40 36 36 Corner Lot 50 50 50 50 Minimum Lot Depth (sq. ft.) n/a 60 60 60 Minimum Density (units/net acre) 14.1 5.1 15.1 15.1 Maximum Density (units/net acre) 40, 21.8 on lots less than 10,000 sq. ft. 15 (A) 25 (A) 40, 30 on lots less than 1 acre (A) See Ch. 20.390 Bonus Residential Density Building Form and Location Maximum Height (ft.) Main Building 50 28 (B) 35 50 (C) See Section 20.300.006 Height and Height Exceptions Page 2 Standard DMX DRL DRM DRH Additional Standards Accessory Building 20 12 (D) 12 (D) 12 (D) See Section 20.300.006 Height and Height Exceptions Maximum Number of Stories n/a 2 3 (E) 4 Minimum Yards (ft.) Front, Street Facing 0 15 15 15 See Section 20.300.011 Projections into Required Yards Front, Lane Facing 0 5 5 5 See Section 20.300.011 Projections into Required Yards Interior Side 0, 10 when abutting an R district 5 for the first story, At least 50% of sideyard façade setback 10 ft. from side property line above the first story 5 for the first story, At least 50% of sideyard façade setback 10 ft. from side property line above the first story 5 for the first story, At least 33% of sideyard façade setback 10 ft. from side property line above the first story See Section 20.300.011 Projections into Required Yards Page 3 Standard DMX DRL DRM DRH Additional Standards Street Side 0 10 10 10 See Section 20.300.011 Projections into Required Yards Rear 0, 10 when abutting an R district 20 (F) 20 (F) 10 for the first two stories, 15 thereafter (C, F) See Section 20.300.011 Projections into Required Yards Maximum Yards (ft.) Front or Street Side 10 (H) n/a n/a n/a Interior Side n/a n/a n/a n/a Front, Lane Facing n/a 10 (I) 10 (I) 10 (I) See Section 20.300.011 Projections into Required Yards Maximum Lot Coverage (% of lot) 50 80 90 90 See Ch. 20.040 Rules of Measurement Maximum Floor Area (FAR) n/a .70 or to allow 2,000 sq. ft., whichever is greater Additional Standards Usable Open Space (sq. ft. per residential unit) 100 n/a n/a n/a See Supplemental Regulations Section 20.100.004(D)(10) Minimum Private Open Space (sq. ft. n/a 100 100 80 Page 4 Standard DMX DRL DRM DRH Additional Standards per residential unit) Minimum Common Open Space (sq. ft. per residential unit) n/a 100 100 100 Minimum Amount of Landscaping (% of site) 10 n/a 10 10 See Section 20.300.007 Landscaping 2. Revise Section 20.100.003 (F), Downtown Districts Development Standards, Reduced Setbacks, to include a rear setback requirement for newly subdivided lots: F. Reduced Setbacks 1. Existing Structures. When the existing rear yard setback is less than 20 feet, additions to such structures may conform to the existing setback, provided that the addition is located no closer than 15 feet to the rear property line. 2. Through Lots. On a through lot with the rear yard abuts a lane, required rear yard setback may be reduced to 15 feet for a residential structure oriented toward the lane. 3. Existing structures within the Downtown Residential Districts (DRL, DRM, and DRH) may have a minimum six-foot rear setback from new property line after lot subdivision. 3. Revise Section 20.100.003 to include a maximum garage setback for residences facing a lane in the Downtown Residential Districts: I. Garage Setback. In the Downtown Residential Districts (DRL, DRM, and DRH) where residences face a lane, the garage shall be set back a maximum of 10 feet from the lane-facing front property line. Page 5 4. Revise Table 20.330.007, Required Parking Spaces, Downtown Districts, to include an exception for required parking spaces for existing residences on subdivided lots on Grand Avenue: Land Use Classification Required Parking Spaces Single-Unit, Detached or Attached Less than 900 sq. ft. and less than 3 bedrooms 1 space per dwelling unit, 2 spaces maximum per unit General Requirements for all Single-Unit Residential Parking*: For new construction, required parking up to two spaces must be within a garage. For existing development, all existing garage spaces, up to a maximum of two spaces, must be maintained. A carport shall not be substituted for a required garage except for existing dwellings on lots adjacent to a lane. 900 to 2,500 sq. ft. or 3 or 4 bedrooms 2 spaces per dwelling unit, minimum and maximum per unit 2,501 sq. ft. or more than 4 bedrooms 3 spaces per dwelling unit, minimum and maximum per unit Second Unit 1 space for each. See Section 20.350.033 Second Dwelling Units Multi-Unit Residential Studio and less than 500 sq. ft. 1 space per unit maximum General Requirements for all Multi- Unit Residential Parking*: One covered space shall be designated for each unit. One-bedroom or 500 to 800 sq. ft. 1 space minimum, 1.5 spaces maximum per unit Two-bedroom or 801 to 1,100 sq. ft. 1.5 spaces minimum, 1.8 spaces maximum per unit Three or more bedrooms and 1,101 sq. ft. or larger 1.5 spaces minimum, 2 spaces maximum per unit **Existing residences on through lots where the residence faces Grand Avenue shall not be required to provide off-street parking, after subdivision of lot. 5. Revise Section 20.300.011 (F), Projections into Required Yards - Decks, Porches and Stairs, to allow decks, porches and stairs to be built to within five feet of the lane-facing lot line in the Downtown Residential High, Medium, and Low Districts: Page 6 Building projections may extend into required yards, subject to the following standards and all applicable requirements of the California Building Code: A. Maximum Projection Allowed. Notwithstanding any other subsection of this section, no projection may extend closer than three feet to an interior lot line or into a public utility easement. B. Architectural Projections. Cornices, canopies, eaves or other architectural features may project up to two feet into any yard, provided that such projection shall not exceed one- half the otherwise required yard width or depth. C. Fire Escapes. Fire escapes, required by law, ordinance, or regulations of a public agency may project up to four feet into any required yard. D. Bay Windows and Chimneys. Bay windows and chimneys may project up to two feet into any interior side yard and three feet into any front, rear, or street side yard, provided that they do not occupy, in the aggregate, more than one-third of the length of the building wall on which they are located. E. Stairways, Stair Landings, and Balconies. Stairways, stair landings, and balconies that service above the first floor level of the building may project up to two feet into any interior side yard and three feet into any front, rear, or street side yard, provided that all such structures shall be open, unenclosed and without roofs, except for lattice type guard railings. Structural supports for stairways and landings may be enclosed. F. Decks, Porches, and Stairs. Decks, porches, and stairs which do not extend above the first floor level of the building may be built to within three feet of interior side and rear lot lines, to within 10 feet of the front and to within seven feet of corner side lot lines. If exceeding 18 inches above ground elevation, the maximum project into any yard is three feet. Within the Downtown Residential Districts (DRL, DRM, and DRH), porches, decks and stairs may be built to within five feet of the lane frontage lot line. G. Depressed Ramps or Stairways and Supporting Structures. Depressed ramps or stairways and supporting structures, when designed to permit access to parts of buildings below average ground level, may extend into any required yard not more than 42 inches. H. Ramps and Similar Structures for Disabled Person’s Accommodation. Reasonable accommodation will be made consistent with the Americans with Disabilities Act. (Ord. 1432 § 2, 2010).