Title
Ordinance Amending Title 20 of the South San Francisco Municipal Code to make minor revisions to Section 20.110 (Civic Districts) related to a height exception for screening for roof-mounted equipment.
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WHEREAS, Hunter Properties, representing the Boys and Girls Club of the Peninsula (“applicant”), has proposed the redevelopment of the existing Orange Avenue Clubhouse with the demolition and redevelopment of two new buildings to serve a larger population of students, exterior modifications of the existing gymnasium, landscaping, and circulation improvements on the property located at 201 West Orange Avenue (APNs 093-331-110 and 093-331-150 of approximately three acres (referred to as “Project Site”) in the City; and
WHEREAS, the proposed Project is located within the Parks and Recreation (PR) Zoning District and Parks and Recreation General Plan Land Use Designation; and
WHEREAS, the Project is consistent with the City’s General Plan policy direction for providing recreational facilities and high-quality childcare services to all South San Francisco residents and works; and
WHEREAS, the Applicant has proposed minor amendments to the City’s Zoning Ordinance (Ordinance) to make minor revisions to Section 20.110 (Civic Districts) related to allowing a height exception for roof-mounted screening equipment, for buildings 30’ in height or less; and
WHEREAS, approval of the applicant’s proposal is considered a “project” for purposes of the California Environmental Quality Act, Pub. Resources Code §21000, et seq. (“CEQA”); and
WHEREAS, the City, in conjunction with an environmental consultant, Lamphier-Gregory, prepared an Infill Checklist and technical analyses to provide substantial evidence that the proposed Project qualifies for a Categorical Exemption under the provision of CEQA, Class 32, Section 15332 as an Infill Development Project; and
WHEREAS, on August 21, 2025, 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. 15-2025 making findings and determination under CEQA and Resolution No. 16-2025 recommending the City Council adopt an ordinance implementing the Zoning Amendments; and
WHEREAS, on September 24, 2025, 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 1. Findings.
A. 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 the Chief Planner.
3. By a separate resolution, the City Council, exercising its independent judgment and analysis, has found that the Boys and Girls Club Infill Checklist prepared for the Project is the appropriate CEQA document for the Project and no further environmental analysis would be required, and that the Project is exempt from CEQA as an Infill Development Project.
B. Zoning Ordinance Amendment
1. The Project, including the Zoning Ordinance Amendment to make a minor revision to South San Francisco Municipal Code Section 20.110.003 (Civic Districts - Development Standards) to allow a height exception for roof-mounted equipment screening for buildings 30’ in height and less, is consistent with the adopted General Plan as it does not change the permitted land uses in any district, and is consistent with the vision of the General Plan, as it will allow for modernized construction for new facilities or redevelopment of facilities in Civic Districts.
2. The areas of the City impacted by the proposed Zoning 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 revision will not significantly alter the existing uses permitted in the Zoning Ordinance and will further ensure orderly development, consistent with Zoning Ordinance regulations for equipment screening established in SSFMC Section 20.033.012(B), Screening of Mechanical and Electrical Equipment.
3. The proposed Zoning Amendments are not detrimental to the use of land in any adjacent zone because the minor amendment will change any of the existing zoning districts, and any project in a Civic District requesting a height exception for equipment screening will be required to be consistent with Design Review criteria and the Zoning Ordinance requirements for screening established in SSFMC Section 20.033.012(B), Screening of Mechanical and Electrical Equipment.
SECTION 2. Amendments
The City Council hereby amends the following sections of the South San Francisco Municipal Code to read as set forth below. 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.
1. Revisions to Chapter 20.110.003 “Development Standards- Civic Districts”
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Table 20.110.003: Development Standards - Civic Districts |
|
Standard |
PQP |
S |
PR |
OS |
Key |
|
Lot Size |
|
Min. Lot Area |
None (A) |
None (A) |
43,560 sf |
43,560 sf |
|
|
Max. Lot Coverage |
― |
― |
25% |
25% |
① |
|
Building Height |
|
Max. Main Building (ft/stories)1 |
30 ft; 80 ft between El Camino Real and Mission |
30 ft |
30 ft |
30 ft |
|
|
Setbacks |
|
Min. Front |
10 ft (A) |
10 ft (A) |
20 ft (A) |
20 ft (A) |
② |
|
Min. Interior Side |
5 ft; 10 ft when abutting a residential district |
5 ft; 10 ft when abutting a residential district |
10 ft |
10 ft |
③ |
|
Min. Street Side |
10 ft |
10 ft |
10 ft |
10 ft |
④ |
|
Min. Rear |
5 ft; 10 ft when abutting a residential district (A) |
5 ft; 10 ft when abutting residential district (A) |
0 ft; 10 ft when abutting a residential district (A) |
0 ft; 10 ft when abutting a residential district (A) |
⑤ |
|
Min. from Shoreline |
40 ft from high water mark (B) |
― |
― |
― |
|
|
Landscaping and Open Space |
|
Min. Landscaping |
10% |
10% |
― |
― |
⑥ |
1. For buildings 30 feet or less: an additional 5 feet, or 20% of the height of the building, whichever is greater, is permitted for equipment screening, subject to Design Review approval.
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 on the 24th day of September, 2025.