The purpose of this chapter is to identify the bodies, officials, and administrators with designated responsibilities under various divisions and chapters of the Zoning Ordinance. Subsequent chapters of Division VI provide detailed information regarding various procedures, applications, and permits, including zoning and General Plan text and map amendments, establishment of fees, and enforcement. When carrying out their assigned duties and responsibilities, all bodies, administrators, and officials shall interpret and apply the provisions of this Ordinance as minimum requirements adopted to implement the policies and achieve the objectives of the General Plan.
(Ord. 1646 § 2, 2022)
The powers and duties of the City Council under this Title include:
A.
To consider and adopt, reject or modify amendments to the General Plan map and text pursuant to the provisions of Chapter 20.540 (“Amendments to General Plan”), and of the State Government Code.
B.
To consider and adopt amendments to the Zoning Map and to the text of this Title pursuant to the provisions of Chapter 20.550 (“Amendments to Zoning Ordinance and Map”) and the State Government Code.
C.
To consider and adopt Specific Plans and amendments to Specific Plans pursuant to the provisions of Chapter 20.530 (“Specific Plans and Plan Amendments”) and the State Government Code.
D.
To hear and decide appeals from decisions of the Planning Commission on Conditional Use Permits, Variances, and any other permits that can be appealed pursuant to the provisions of Chapter 20.570 (“Appeals and Calls for Review”) and other applicable requirements.
E.
To hear and decide appeals on environmental determinations by the Chief Planner or the Planning Commission pursuant to Chapter 20.460 (“Environmental Review”), and as provided for in the California Environmental Quality Act (CEQA).
F.
To
appoint and remove members of the Planning Commission as provided
for in Title 2 (“Administration”) of the South San Francisco
Municipal Code.
G.
To
establish, by resolution, a Master Fee Schedule listing fees, charges,
and deposits for various applications and services provided pursuant
to this Ordinance.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
The Planning Commission is established and organized pursuant to Chapter 2.56 (“Planning Commission”) of the South San Francisco Municipal Code and the requirements of the California Government Code. The powers and duties of the Planning Commission under this Ordinance include:
A.
Initiate, conduct hearings, and make recommendations to the City Council on proposed amendments to the General Plan map and text pursuant to the provisions of Chapter 20.540 (“Amendments to General Plan”).
B.
Annually
review progress towards implementation of the General Plan and recommend
to the City Council changes needed due to new legislation, development
trends and changing economic, social and environmental conditions.
C.
Initiate, conduct hearings, and make recommendations to the City Council on proposed amendments to the Zoning Map and to the text of this Ordinance pursuant to the provisions of Chapter 20.550 (“Amendments to Zoning Ordinance and Map”).
D.
Initiate, conduct hearings, and make recommendations to the City Council on proposed Specific Plans and plan amendments pursuant to the provisions of Chapter 20.530 (“Specific Plans and Plan Amendments”).
F.
Hear and decide on modifications to approved Conditional Use Permits and Variances pursuant to the provisions of Section 20.450.012 (“Modification”).
G.
Approve, approve with modifications, or deny requests for modifications of the parking standards in Chapter 20.330 (“On-Site Parking and Loading”) within designated parking districts.
H.
Conduct hearings and make recommendations to the City Council on applications for preliminary development plans pursuant to the provisions of Chapter 20.140 (“Planned Development (PD) District”).
I.
Hear and decide appeals on decisions, determinations, or interpretations made by the Chief Planner in the enforcement of this Ordinance and any other decisions that are subject to appeal pursuant to the procedures in Chapter 20.570 (“Appeals and Calls for Review”).
J.
Make environmental determinations on any approvals it grants that are subject to environmental review under the California Environmental Quality Act and the City’s adopted environmental review guidelines pursuant to the State law and the procedures in Chapter 20.460 (“Environmental Review”).
K.
Adopt by resolution guidelines and standards for conducting design review pursuant to Chapter 20.480 (“Design Review”).
L.
Initiate proceedings to revoke Use Permits pursuant to the provisions of Chapter 20.580 (“Enforcement and Abatement Procedures”).
N.
Conduct design review of applications for the demolition, relocation, alterations, and/or modifications to a designated historic resource in accordance with the provisions of Chapter 20.480 (“Design Review”) and the design review guidelines.
O.
Review
applications for, and issue Certificates of Alteration authorizing
alteration, demolition or construction affecting designated historic
resources.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
The Design Review Board is established and organized to conduct design review of proposed development pursuant to the requirements of Chapter 20.480 (“Design Review”). It is organized and has the powers and responsibilities as follows:
A.
Membership and Terms of Office. 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 and until a successor
is appointed and qualified. Terms shall be staggered and shall expire
in even-numbered years. Following the effective date, the next two
Design Review Board appointments shall be made for less than a full
four-year term to assure that the Design Review Board has staggered
terms.
B.
Officers. At least two members shall be architects licensed
by the State. At least two members shall be either a landscape architect,
designer, contractor, horticulturist, or person with equivalent landscaping
expertise or background. No more than one member may be a building
or engineering contractor. At least one of the members shall also
be a resident and elector of the City.
C.
Powers and Duties. 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 Chapter 20.480 (“Design Review”) and the design review guidelines.
D.
Compensation. The Design Review Board members shall be compensated
according to the schedule adopted by the City Council.
(Ord. 1646 § 2, 2022)
The powers and duties of the Chief Planner under this Ordinance
include the following. In the absence of the Chief Planner, the Director
of Economic and Community Development may assume the Chief Planner’s
responsibilities and authority and/or delegate the same to a City
Planner.
A.
Maintain
and administer the Zoning Ordinance including processing of applications,
abatements and other enforcement actions.
B.
Prepare
and effect rules and procedures necessary or convenient for the conduct
of the Chief Planner’s business. The rules and procedures must
be as approved by a resolution of the City Council with the prior
review and recommendation of the Planning Commission. The rules and
procedures may include the administrative details of hearings officiated
by the Chief Planner including their schedules, rules of procedure,
and recordkeeping.
C.
Approve, conditionally approve, modify or deny Minor Use Permits pursuant to the provisions of Chapter 20.490 (“Use Permits”).
D.
Hear and decide applications for modifications to conditions of approved Minor Use Permits and minor modifications to other approved permits pursuant to the provisions of Section 20.450.012 (“Modification").
E.
Conduct
design review for additions to one-, two- and three-unit residential
structures and sign permits less than 300 square feet in total sign
area.
F.
Issue
administrative regulations for the submission and review of applications
subject to the requirements of this Ordinance.
G.
Review
applications for permits and licenses for conformance with this Ordinance
and issue a Site Clearance when the proposed use or building is allowed
as a matter of right and conforms to all applicable development and
use standards.
H.
Review
applications for discretionary permits and approvals under this Ordinance
for conformance with applicable submission requirements.
I.
Review
applications for discretionary permits and approvals that have been
deemed complete in conformance with the requirements of this Ordinance
and determine whether the application is exempt from review under
CEQA and the City’s environmental review requirements.
J.
Review
applications that are subject to review under CEQA and the City’s
environmental review requirements and notify the applicant if any
additional information is necessary to conduct review in compliance
with applicable requirements.
K.
Grant
time extensions of Use Permits for no more than one year provided
that the circumstances of the application are found to be unchanged.
L.
Issue
interpretations of the requirements of this Ordinance subject to appeal
to the Planning Commission.
M.
Determine whether design review is required for additions, repairs, and other improvements based on the criteria of Chapter 20.480 (“Design Review”).
N.
Appoint a member of the Planning Division staff to serve as Zoning Administrator with responsibilities detailed in Section 20.440.006 ("Zoning Administrator").
O.
Approve, conditionally approve, modify or deny Substitution of Nonconforming Uses pursuant to the provisions of Chapter 20.320 ("Nonconforming Uses, Structures, and Lots").
P.
Other duties and powers as may be assigned by the City Council or
established by legislation.
(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023; Ord. 1656, 6/12/2024)
The Chief Planner may appoint a Zoning Administrator to carry
out any of the powers and duties assigned to the Chief Planner including,
the following:
A.
Review
applications for permits and licenses for conformance with this Ordinance
and issues a Site Clearance when the proposed use or building is allowed
as a matter of right and conforms to all applicable development and
use standards.
B.
Approve, conditionally approve, modify or deny Minor Use Permits pursuant to the provisions of Chapter 20.490 (“Use Permits”).
C.
Approve, conditionally approve, modify or deny Temporary Use Permits pursuant to the provisions of Chapter 20.490 (“Use Permits”).
D.
Other
duties and powers as may be assigned by the Chief Planner.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
This section designates the Chief Building Official as the official
responsible for enforcing zoning regulations pertaining to the construction
and alteration of buildings and structures.
(Ord. 1646 § 2, 2022)
Unless provided in any other provision of this Ordinance, whenever
an application filed pursuant to this section, seeks multiple entitlements,
if any of the entitlements require review and action by different
decision makers, all of the associated entitlements shall be reviewed
and acted upon by the highest approval body with authority over any
of the entitlements. When an application seeking multiple entitlements
is transferred to a higher approval body for determination, the lower
approval body shall serve as an advisory body on those entitlements
that it would typically review and act upon.
(Ord. 1646 § 2, 2022)
Table 20.440.009 lists the approvals and permits addressed in
this chapter and the Review Authority responsible for making a recommendation,
final decision, or in the event of an appeal, the final appeal body.
|
Table 20.440.009: Review Authority
| ||||
|---|---|---|---|---|
|
Application or Action Type
|
Found in Chapter
|
Advisory Body
|
Decision Maker
|
Appeal Body
|
|
Type One: Ministerial Actions
| ||||
|
Site Clearance
|
20.470
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Sign Permit
|
20.360
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Interpretations
|
20.030
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Minor Changes to an Approved Permit
|
20.440
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Type Two: Discretionary Quasi-Judicial Actions
| ||||
|
Substitution of Nonconforming Use
|
20.320
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Waiver from Dimensional Standards
|
20.510
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Permit Modifications
|
20.450
|
Chief Planner
|
Chief Planner or Planning Commission
|
Planning Commission or City Council
|
|
Parking District Parking Exceptions
|
20.330
|
N/A
|
Planning Commission
|
City Council
|
|
Short-Term Rental Permit
|
20.350
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Outdoor Seating Area (Public ROW)
|
20.350
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Temporary Use Permits
|
20.490
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Design Review
|
20.480
|
Design Review Board
|
Chief Planner or Planning Commission
|
Planning Commission or City Council
|
|
Minor Use Permits
|
20.490
|
N/A
|
Chief Planner
|
Planning Commission
|
|
Conditional Use Permits
|
20.490
|
Chief Planner
|
Planning Commission
|
City Council
|
|
Variances
|
20.500
|
Chief Planner
|
Planning Commission
|
City Council
|
|
Certificates of Alteration
|
2.56
|
N/A
|
Planning Commission
|
City Council
|
|
Master Sign Program
|
20.360
|
Design Review Board
|
Planning Commission at the minimum, or the Review Authority
of Associated Project Permit
|
Appeal Body of Associated Project Permit
|
|
Precise Plans
|
20.210
20.220
20.230
|
Chief Planner
|
Planning Commission
|
City Council
|
|
Transportation Demand Management Plan
|
20.400
|
Advisory Body of Associated Project Permit
|
Review Authority of Associated Project Permit
|
Appeal Body of Associated Project Permit
|
|
Affordable Housing Agreement
|
20.380
|
Department of Economic and Community Development
|
City Manager (where agreement is by right); City Council (where
agreement is not by right)
|
City Council (where agreement is by right); Superior Court (where
agreement is not by right)
|
|
Type Three: Discretionary Legislative Actions
| ||||
|
Specific Plans and Plan Amendments
|
20.530
|
Planning Commission
|
City Council
|
Superior Court
|
|
General Plan Text and Map Amendments
|
20.540
|
Planning Commission
|
City Council
|
Superior Court
|
|
Zoning Ordinance and Map Amendments
|
20.550
|
Planning Commission
|
City Council
|
Superior Court
|
|
Prezoning
|
20.560
|
Planning Commission
|
City Council
|
Superior Court
|
|
Notes:
| |
|---|---|
|
1.
|
For the review authority for applications seeking multiple entitlements from different decision makers, see Section 20.440.008, Concurrent Processing.
|
(Ord. 1646 § 2, 2022; Ord. 1649, 10/11/2023; Ord. 1656, 6/12/2024)
