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Home My WebLink AboutPC Meeting 12-15-22 (Reso 2909-2022) - 421 Cypress Ave EntitlementsCity of South San Francisco Resolution 2909-2022 P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:22-579 Agenda Date:12/15/2022 Version:1 Item #:3b. Resolution making findings and approving Design Review, Transportation Demand Management Plan, and Density Bonus to allow a mixed-use development consisting of 99 units with ground floor parking and a 1,500 sq. ft. restaurant within the Downtown Transit Core (DTC) Zoning District at 421 Cypress Avenue, 209 & 213 Lux Avenue. WHEREAS, the applicant has proposed construction of a high-density mixed-use residential development, consisting of 99 rental units, 1,500 sq. ft. of retail space, and 99 parking spaces over 0.583 acres on three parcels at 421 Cypress Avenue, 209 & 213 Lux Avenue (APNs: 012-314-070, 012-314-080, and 012-314-090) collectively referred to as “Project Site” in the City; and WHEREAS, the proposed Project is located within the Downtown Station Area Specific Plan (“DSASP”) area; and WHEREAS, the applicant seeks adoption of a resolution approving a Design Review (DR21-0005), Transportation Demand Management Plan (TDM21-0002), and Density Bonus (DB22-0001) for the Project; 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, on December 15, 2022, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Environmental Consistency Analysis (ECA) (ND21-0002) and the proposed entitlements and environmental effects of the Project and take public testimony; and WHEREAS, on December 15, 2022, the Planning Commission for the City of South San Francisco reviewed and carefully considered the information in the ECA (ND21-0002), and by separate resolution determined that the ECA (ND21-0002) is an objective and accurate document that reflects the independent judgment and analysis of the City in relation to the Project’s environmental impacts, and find that the ECA satisfies the requirements of CEQA and Project is consistent with an adopted Program Environmental Impact Report/Addendum for the Downtown Station Area Specific Plan and, based on the ECA, would not necessitate the need for preparing a subsequent environmental document pursuant to the criteria of CEQA Guidelines Sections 15162 and 15168, and based on that analysis is also statutorily and categorically exempt from CEQA pursuant to Government Code Section 65457, Public Resources Code Section 21166, and CEQA Guidelines Sections 15168 and 15332; and WHEREAS, on December 15, 2022, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Design Review (DR21-0005), Transportation Demand Management Plan (TDM21-0002), and Density Bonus (DB22-0001) and related evidence and testimony. City of South San Francisco Printed on 12/9/2022Page 1 of 6 powered by Legistar™ File #:22-579 Agenda Date:12/15/2022 Version:1 Item #:3b. NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco General Plan and General Plan EIR; the Downtown Station Area Specific Plan and the Downtown Station Area Specific Plan EIR; the South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by Studio T-Square, dated August 6, 2021; the Environmental Consistency Analysis, as prepared by Netto Planning Services LLC, dated November 16, 2022, including all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed December 15, 2022 meeting; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the Planning Commission of the City of South San Francisco hereby finds as follows: SECTION 1 FINDINGS General 1. The foregoing recitals are true and correct and made a part of this Resolution. 2. The Exhibits attached to this Resolution, including Draft Conditions of Approval (Exhibit A), Project Plans (Exhibit B), Transportation Demand Management (TDM) Plan (Exhibit C), Applicant’s Incentive/Waiver Justification (Exhibit D), and Density Bonus & BMR Unit Information Request Form (Exhibit E)are each incorporated by reference and made a part of this Resolution, as if set forth fully herein. 3. 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. Density Bonus and Waiver Requests Findings 1. The proposed project seeks development standard waivers under state density bonus law. Under State Density Bonus Law (Gov. Code section 65915), the Project provides 5% of the base density units as housing for very low income units. Consequently, the proposed project would be entitled to receive a 20% density bonus under state law. In conjunction with state density bonus eligibility, the Project is also entitled to receive one concession/incentive and an unlimited number of development standard waivers. No concession/incentive has been requested by the project. 2. The proposed project seeks the following development standard waivers pursuant to State Density Bonus Law: ·SSFMC Table 20.090.003 (Development Standards - Downtown Station Area Zoning Districts): Minimum usable open space provided shall be at minimum 100 sq. ft. per residential unit. Proposed: 95 sq. ft. per residential unit ·SSFMC Sections 20.090.003(E)(1) (Development Standards - Transitional Standards) and 20.310.004(B)(5) (Multi-Family Residential and Residential Mixed-Use Design - Transitional City of South San Francisco Printed on 12/9/2022Page 2 of 6 powered by Legistar™ File #:22-579 Agenda Date:12/15/2022 Version:1 Item #:3b. 20.310.004(B)(5) (Multi-Family Residential and Residential Mixed-Use Design - Transitional Standards): Where a development abuts another district with a lower maximum height, the following standards apply: (a) the maximum height within 40 feet of the abutting district is equal to that of the abutting district; (b) the maximum height within 50 feet of the abutting district is an addition 10 feet or the maximum allowed height for that district, whichever is lower. Proposed: Most of the new building will have a height of 85 feet, which is the maximum allowed height in the DTC district. The project site directly abuts the DRC district boundary at the interior side property line; the maximum allowed height in the DRC district is 65 feet (Table 20.090.003). ·SSFMC Section 20.090.003(E)(2) (Development Standards - Street Frontages): Buildings shall be constructed at the required setback for at least 65 percent of linear street frontage. Proposed: Most of the new building will have a build-to line of 8” from the Cypress and Lux Avenues property lines instead of at the required street frontage setback of 0’ or 10’ from curb, whichever is greater (Table 20.090.003). ·SSFMC Section 20.090.003(G) (Development Standards - Corner Build Area): Buildings must be located in accordance with the required setbacks within 30 feet of every corner. Public plazas may be at the street corner provided buildings are built to the edge of the public plaza. Proposal: The new plaza corner setback along Cypress Avenue is 14’-10” from the corner (of Cypress and Lux Avenues). ·SSFMC Section 20.310.004(E)(9)(a) (Development Standards - Roofline Form and Variation, Parapet): When used on the first floor or second floor, a parapet longer than 50 feet in length must include a step, curve, angle, or other motif to break up the length of the parapet. Proposed: Parapets for part of the first floor extend more than 50 feet without a break. ·SSFMC Section 20.310.005(G)(3) (Development Standards - Required Public Open Space): New buildings on lots greater than 15,000 square feet shall provide a plaza, widened sidewalk, or outdoor dining area, which provides public seating, is accessible from the public sidewalk, and is a minimum size of 600 square feet with minimum dimensions of 15 feet. Proposal: The new plaza located at the corner of Cypress and Lux Avenues is approximately 456 square feet with a maximum dimension of 14’-4” in width. Under State Density Bonus Law, the City is not permitted to apply any development standard which physically precludes the construction of the project at its permitted density and with any granted concessions/incentives. The applicant is entitled to receive an unlimited number of waivers of such development standards. The waivers requested by the project are to minor design standards under the City’s code requirements. These standards impact the physical construction of the project and it should be noted that with these proposed modifications, the waivers would actually provide a more refined design for the project. They would also allow the proposed project to provide residential units at the permitted density that are of high-quality and comfortable sizes for potential families, as well as provide substantial amenity space, interior and exterior, for future residents, within a building design that recognizes the historic significance of the project site to the City’s Downtown. Therefore, the requested waivers are necessary to enable the construction of the development project at the density permitted with bonus units. Design Review 1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal City of South San Francisco Printed on 12/9/2022Page 3 of 6 powered by Legistar™ File #:22-579 Agenda Date:12/15/2022 Version:1 Item #:3b. 1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as a high-density mixed-use and residential project which will provide a pedestrian-friendly, transit-oriented environment with sustainability elements incorporated. 2. The Project, including Design Review, is consistent with the General Plan and the DSASP because the proposed high-density residential development is consistent with the policies and design direction provided in the South San Francisco General Plan for the Downtown Transit Core land use designation by encouraging the development of new residential units within close proximity to the South San Francisco Caltrain Station and within the DSASP area. 3. The Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the Design Guidelines for the Downtown Station Area Specific Plan. 4. The Project, including Design Review, is consistent with the Use Permit or other planning or zoning approval that the project requires for the reasons stated above. 5. The Project is consistent with the applicable design review criteria in South San Francisco Municipal Code Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated by the Design Review Board on June 15, 2021, and found to be consistent with each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance. Transportation Demand Management Plan 1. The proposed trip reduction measures contained in the TDM Plan (attached hereto as Exhibit C) are feasible and appropriate for the Project, considering the proposed use and the project’s location, size, and hours of operation. Appropriate and feasible measures have been included in the TDM Plan to achieve the 20-point minimum in trip reduction measures for Tier 1 development. The TDM Plan provides measures such as a Transportation Coordinator, subsidized transit passes for each residential unit, access to ridesharing and car share programs, and ample bicycle support facilities on-site to encourage alternative forms of transportation. 2. The proposed performance guarantees will ensure that the target alternative mode use established for the Project by SSFMC Chapter 20.400 will be achieved and maintained. Conditions of approval have been included to require that the Final TDM Plan, which must be submitted for review and approval prior to issuance of a building permit, shall outline the required process for on-going monitoring including annual surveys and triennial reports. SECTION 2 DECISION NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution, and approves the entitlements request for 421 Cypress Avenue, 209 & 213 Lux Avenue (P21-0009: DR21-0005, TDM21-0002, and DB22-0001) subject to the attached Conditions of Approval. City of South San Francisco Printed on 12/9/2022Page 4 of 6 powered by Legistar™ File #:22-579 Agenda Date:12/15/2022 Version:1 Item #:3b. BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption. City of South San Francisco Printed on 12/9/2022Page 5 of 6 powered by Legistar™ Attest:__________________________________ Tony Rozzi Secretary to the Planning Commission I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at a regular meeting held on the 15th day of December, 2022 by the following vote:AYES: NOES: ABSTENTIONS: ABSENT: Chair Shihadeh, Vice Chair Tzang, Faria, Fernandez, Funes, Evans, Murphy ______________________________________________________________ ______________________________________________________________ ____________________________________________ * * * * * * * City of South San Francisco Page 6 of 6