Title
Report regarding introduction of an ordinance amending Title 20 (Zoning) of the South San Francisco Municipal Code to revise Section 20.350.007 (Animal Keeping) related to beekeeping regulations to expand beekeeping as a permitted accessory use to all zoning districts and to broaden standards related to beekeeping, and determination that the proposed Zoning amendments are exempt from CEQA. (Cecelia Mariscal, Associate Planner)
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RECOMMENDATION
Staff recommends that the City Council conduct a public hearing, follow the recommendations of the Planning Commission, and take the following actions:
1. Determine that the proposed Zoning Ordinance amendment is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15308; and
2. Waive reading and introduce an Ordinance amending Title 20 (Zoning) of the South San Francisco Municipal Code to revise Section 20.350.007 (Animal Keeping) related to beekeeping regulations to expand beekeeping as a permitted accessory use to all zoning districts and to broaden standards related to beekeeping.
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BACKGROUND
The South San Francisco Municipal Code (SSFMC) Title 20, Section 20.350.007 (Animal Keeping) currently regulates animal keeping in residential districts, and includes required performance standards, such as the type and number of animals permitted. Section 20.350.007 defines “household pets” and “domestic animals,” and allows them to be kept as an “accessory use to a primary single-unit detached dwelling” subject to requirements restricting the number of domestic animals (chicken, hens, rabbits, guinea pigs or similar small animals) that can be kept depending on lot size, permitting requirements which apply to livestock, and where animal shelters can be placed on a lot.
Animal keeping includes backyard beekeeping, which is currently permitted as an accessory use to residential uses. Beekeeping requires administrative approval of an apiary (beehive) registration through the Planning Division, as well as registration of hives with the San Mateo County Agricultural Commissioner. The Beekeeping section of the Zoning Ordinance also establishes a nuisance threshold, outlines water and placement requirements for apiaries, and regulates the number of hives that can be kept on a lot. Residential beekeeping is not a common use in South San Francisco; the Planning Division has a record of only two beekeeping permits in the city.
DISCUSSION
Recently, there has been growing interest in beekeeping on commercial properties, such as large Research & Development (R&D) campuses east of 101, as well as on City-owned property. R&D campuses have expressed interest in having bees on-site, to produce local honey and provide beekeeping educational programs. Community members have also expressed interest in maintaining beehives at City parks and community gardens (with City permission and coordination with City staff). A summary of changes is included below:
• Expansion of permitted beekeeping locations to all zoning districts, and adoption of additional performance standards.
o City staff has reviewed the existing beekeeping regulations and has determined that expanding beekeeping to be allowed throughout the City can be beneficial for a range of land uses. Additionally, having a permitting process and performance standards, such as hive siting and orientation requirements, incorporated with the guidance from apiculture subject-matter-experts ensures that the hives will be successful and will not become nuisances.
• Addition of a requirement to provide a pollinator-friendly natural food source.
o The proposed amendment also includes a requirement to provide a pollinator-friendly natural food source. The requirement for a food source for honeybee (non-native) hives helps to sustain the native bee populations and ultimately supports biodiversity through pollination by native bees of endemic plant species. This ensures the continued existence of local habitats through seed production by native plants, some of which produce fruit consumed by native birds and other native species, many of which are threatened or endangered. Expanding where beehives are allowed and requiring a pollinator-friendly food source for honeybee colonies reduces competition with native bees for resources. Native bees are an essential part of local ecosystems, so supporting their habitats is an important component of expanding beekeeping as a use.
GENERAL PLAN CONSISTENCY
The proposed zoning text amendments related to beekeeping are consistent with the following General Plan goal:
GOAL ES-1: The City supports nature in South San Francisco to encourage healthy ecosystems, improve air and water quality, improve public health, and adapt to a changing climate.
CEQA ANALYSIS
The proposed amendments to beekeeping regulations are categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15308 (Class 8) of the CEQA Guidelines, which applies to actions taken by regulatory agencies, as authorized by state or local ordinance, to assure the maintenance, restoration, enhancement, or protection of the environment where the regulatory process involves procedures for protection of the environment; construction activities and relaxation of standards allowing environmental degradation are not included in this exemption. The proposed amendments would expand the permitted areas of beekeeping to all zoning districts within the City, with limits and regulations on the maximum hive number, requirements for distancing, barrier, water source, food source, and hive positioning that vary depending on parcel size and whether it is in a residential or non-residential district. Native bees are an essential part of local ecosystems. The proposed regulations would ensure the health of bees by increasing their potential habitat sources and would promote the health of local ecosystems by providing for the enhancement of local gardens through pollination of local trees, vines, and other plants, leading to increased production and quality of fruits, vegetables, and flowers.
PLANNING COMMISSION REVIEW
The Planning Commission reviewed the proposed zoning amendments at a public hearing on May 21, 2026. During the hearing, the Planning Commission asked questions about how public safety would be upheld with the potential introduction of honeybee hives to non-residential zones, in addition to the rationale behind the proposed revision to the number of maximum hives allowed and siting requirements, and requested staff offer additional support to potential applicants through the development of supplemental written materials. The Planning Commission received several public comments in writing (see Attachment 1) and at the public hearing, in support of expanding beekeeping. The staff presentation to the Planning Commission is Attachment 2 to this staff report. The Planning Commission resolution recommending approval is Attachment 3 to this staff report.
FISCAL IMPACT
There is a fee to obtain a permit to keep bees as an accessory use to a legal primary use. No changes to the beekeeping application fees are proposed as part of these proposed changes to the ordinance. The proposed amendments regarding beekeeping will not have a fiscal impact to the City.
RELATIONSHIP TO CITY COUNCIL PRIORITIES
Approval of the proposed changes to allow beekeeping citywide would fulfill City Council’s priority to allows apiaries in commercial zones, which is a part of the Quality of Life Major Focus Area.
CONCLUSION
Staff recommends that the City Council conduct a public hearing, follow the recommendation of the Planning Commission, determine that the proposed Zoning Ordinance amendment is exempt from CEQA, and waive reading and introduce an ordinance to modify Title 20 (Zoning) of the South San Francisco Municipal Code Section 20.350.007 (Animal Keeping) related to beekeeping regulations to expand beekeeping as a permitted accessory use to all zoning districts and to broaden standards related to beekeeping.
Attachments:
1. Planning Commission Public Comments Received
2. Staff Presentation
3. Planning Commission Resolution Number 6-2026
Associated File 26-1940
1. Zoning Ordinance Amendment