Title
Ordinance amending Title 20 (“Zoning”) of the South San Francisco Municipal Code (SSFMC) to make revisions to Section 20.350.007 (“Animal Keeping”) related to beekeeping regulations to expand where beekeeping is permitted as an accessory use to all zoning districts and to broaden standards related to beekeeping.
body
WHEREAS, the City of South San Francisco (“City”) has enacted South San Francisco Municipal Code (SSFMC) Section 20.350.007 titled “Animal Keeping” which regulates the keeping of animals as household pets, domestic animals and beekeeping; and
WHEREAS, Section 20.350.007 currently only permits beekeeping as an accessory use in residential districts, subject to performance standards and with the approval of an administrative permit; and
WHEREAS, community interest in beekeeping has increased to include a desire to expand this use in non-residential districts, such as an office / R&D campuses and within City parks, as it promotes access to a local food source and educational programs for community members; and
WHEREAS, City staff has drafted amendments to SSFMC Section 20.350.007 “Animal Keeping” to specifically expand beekeeping as an accessory use across all Zoning districts in the City and to add a requirement to provide a pollinator-friendly natural food source; and
WHEREAS, proposed amendments related to beekeeping include a requirement for pollinator-friendly vegetation be provided on site to promote honeybee colony health, prevent nuisance behaviors, and benefit native bee populations by minimizing competition for resources; and
WHEREAS, staff has drafted proposed revisions to the City’s Zoning Ordinance to address the identified areas that require correction and revisions (“Zoning Amendments” or “Amendments” attached as Exhibit A; and
WHEREAS, the proposed changes in this Zoning Amendment 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, because the proposed amendments would expand the permitted use areas for beekeeping to all zoning districts within the City, subject to certain limits and regulations, which would ensure the health of bees by increasing their potential habitat sources and would promote local ecosystems by enhancing the local environment through pollination of local trees, vines, and other plants; and
WHEREAS, on May 21, 2026 the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the proposed Zoning Amendments and associated CEQA determination, take public testimony; following the public hearing, the Planning Commission adopted Resolution No. 6-2026 making findings and determination under CEQA and recommending the City Council adopt an ordinance implementing the Zoning Amendments; and
WHEREAS, on July 8, 2026, 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 consider the recommendation of the Planning Commission on the proposed revisions to the City’s Zoning Ordinance.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION I FINDINGS
A. General Findings
1. The foregoing recitals are true and correct and made a part of this Ordinance.
2. The revisions set forth in the Zoning Amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15308 of the CEQA Guidelines, because the proposed amendments qualify as actions taken by regulatory agencies to assure the maintenance, restoration, enhancement or protection of the environment, and expanding the permitted use areas for beekeeping to all zoning districts within the City, subject to certain limits and regulations, would ensure the health of bees by increasing their potential habitat sources and would promote local ecosystems by enhancing the local environment through pollination of local trees, vines, and other plants.
B. Zoning Amendment Findings
1. The Zoning Amendments are consistent with General Plan Goal ES-1 because it promotes the City’s support of nature in South San Francisco to encourage healthy ecosystems, improve air and water quality, improve public health, and adapt to a changing climate.
SECTION II AMENDMENTS
The City Council hereby amends the following sections of the South San Francisco Municipal Code to read as set forth below, with additions in red double underline and deletions in strikethrough. Sections, subsections, subdivisions, tables, paragraphs and texts that are not amended by this Ordinance are not included below, and shall remain in full force and effect.
20.350.007 Animal Keeping
Animal keeping is allowed as an accessory use to a primary residential use, with the exception of beekeeping, noted in Section C below. To permit the keeping of animals and ensure that their presence does not create an undue burden on neighboring residents properties, the following standards apply:
A. Household Pets. Small domestic household pets such as cats, dogs, birds, fish and hamsters kept for non-commercial purposes is permitted.
B. Domestic Animals. Other animals may be kept as an accessory use to a primary single-unit detached dwelling subject to the following standards:
1. Lots of One-Half Acre or Less. The keeping of chicken, hens, rabbits, guinea pigs, or similar small animals, not exceeding a combined total of six (excluding the offspring thereof, up to the age of six months), may be kept for home enjoyment or consumption, subject to the provisions of other applicable laws. No hoofed animals or roosters are permitted, except up to two potbellied pigs are allowed as pets.
2. Lots Exceeding One-Half Acre. The keeping of more than six chickens, hens, rabbits, guinea pigs or similar small animals or keeping of roosters, hoofed animals, or other types of livestock is allowed with an approved Conditional Use Permit. Such animals must be housed in pens or buildings set back at least 35 feet from any lot line and 40 feet from any residence.
C. Beekeeping. Beekeeping is permitted in all zoning districts, subject to the following standards:
1. It shall be the duty of every person or entity on whose property bees are kept to adhere to good management practices and maintain bees, which include conducting regular inspections of hives for parasites, pests, diseases, inadequate nutrition, overcrowding, and inadequate ventilation, in a condition that will reasonably prevent disease, swarming, and aggressive behavior.
2. It shall be the responsibility of the person or entity on whose property the bees are kept to provide adequate water and a natural food source such as pollinator-friendly flowers, trees, and shrubs for foraging to prevent bees from swarming, or seeking food sources in neighboring lots, community open spaces, or water in swimming pools, birdbaths, ponds or other community bodies of water.
3. A maximum of two beehives per lot are permitted on a parcel of land less than 10,000 square feet.
4. A maximum of four six beehives per lot are permitted on a parcel of land with an area over 10,000 square feet.
5. In residential districts, beehives must be located in rear yards.
6. Beehives are restricted to rear yards. Beehives shall be adequately screened by trees, hedges, or fencing to minimize contact between bees, people, and animals.
7. In order to ensure the appropriate height of the honeybee flight path: In order to manage the direction and angle of the bee flyway from the entrance of hive, the following siting and orientation measures shall be implemented as applicable:
a. The beehive entrance will be directed away from the neighboring property and situated behind a solid fence or hedge that is six feet in height running parallel to the property line; or
a. Residential Districts. The beehive shall be a minimum of 25 feet away from the property line. The beehive entrance will be directed away from the neighboring property and situated behind a flyway barrier such as a solid fence or hedge that is six feet in height running parallel to the property line.
b. A beehive will be located a minimum of 25 feet away from the neighboring property line.
b. Non-Residential Districts. Hive stands shall be a minimum of 25 feet away from property lines, public seating areas, and pedestrian areas, and shall be screened by a flyaway barrier, such as lattice or dense vegetation. Hives located on a rooftop at least eight feet above grade do not require a flyway barrier.
8. Registration. Beekeeping registration is required prior to establishment of an apiary, as follows:
a. The applicant must submit and the Chief Planner must review plans demonstrating compliance with the standards of this section.
b. The applicant must register the apiary with the San Mateo County Agricultural Commissioner to receive notification of pesticide applications, pursuant to Section 29101 <https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=FAC§ionNum=29101>of the California Food and Agricultural Code.
c. The applicant must submit plans and a signed statement showing and agreeing to compliance with all obligations imposed by this section and holding the City harmless if the owner does not so comply.
9. Nuisance. Bees or hives shall be considered a public nuisance and subject to Chapter 20.580 (“Enforcement and Abatement Procedures”) when any of the following occurs:
a. Colonies of bees exhibit defensive or objectionable behavior or interfere with the normal use of neighboring properties.
b. Colonies of bees swarm. The beekeeper fails to reasonably mitigate swarming or fails to retrieve a swarm.
c. Bees or hives do not conform to this section.
d. Hives become abandoned by resident bees or by the owner.
SECTION 3. 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.
SECTION 4. 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.
Introduced at a regular meeting of the City Council of the City of South San Francisco held the 8th day of July 2026.
* * * * * * *