HomeMy WebLinkAboutPC Meeting 01-19-17 (Reso 2798-2017) - 150 Airport RESOLUTION NO. 2798-2017
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION MAKING FINDINGS AND APPROVING THE ENTITLEMENTS
REQUEST (P16-0021, UP16-0001, AND DR16-0012) TO CONSTRUCT A NEW SEVEN-
STORY BUILDING WITH A TOTAL OF 157 MULTI-FAMILY RESIDENTIAL UNITS
AT 150, 178, AND 190 AIRPORT BOULEVARD (COLLECTIVELY REFERRED TO AS
“150 AIRPORT BOULEVARD” OR “PROJECT”) AND MAKE A DETERMINATION
THAT THE ENVIRONMENTAL EFFECTS OF THE PROJECT WERE
SUFFICIENTLY ANALYZED UNDER THE DOWNTOWN STATION AREA SPECIFIC
PLAN (DSASP) PROGRAM ENVIRONMENTAL IMPACT REPORT (EIR), PER THE
REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA)
WHEREAS, the applicant has proposed construction of a high-density residential development,
consisting of 157 residential apartments and 183 parking spaces (“Project”) over 1.57 acres at the
following addresses: 150 Airport, 178 Airport, and 190 Airport Boulevard (collectively referred
to as “Project Site”) in the City; and
WHEREAS, the proposed Project is located within the western portion of the Down Station
Areas Specific Plan (“DSASP”) area; and
WHEREAS, the applicant seeks approval of a Conditional Use Permit (UP16-0001) and Design
Review (DR16-0012) 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, the City Council certified an Environmental Impact Report (“EIR”) on January 28,
2015 (State Clearinghouse number 2013102001) in accordance with the provisions of the
California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., “CEQA”) and
CEQA Guidelines, which analyzed the potential environmental impacts of the development of
the DSASP; and
WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”)
on January 28, 2015 in accordance with the provisions of the California Environmental Quality
Act (Public Resources Code, §§ 21000, et seq., “CEQA”) and CEQA Guidelines, which
carefully considered each significant and unavoidable impact identified in the EIR and found that
the significant environmental impacts are acceptable in light of the project’s economic, legal,
social, technological and other benefits; and
WHEREAS, the City prepared an Environmental Consistency Analysis for the Project pursuant
to CEQA Guidelines § 15158(c)(2) and concluded that in accordance with the requirements of
CEQA Guidelines § 15162, the Project would not result in any new significant environmental
effects or a substantial increase in the severity of any previously identified effects beyond those
disclosed and analyzed in the DSASP EIR certified by City Council nor would new mitigation be
required; and
WHEREAS, on January 19, 2017, the Planning Commission for the City of South San Francisco
held a lawfully noticed public hearing to solicit public comment and consider the proposed
entitlements and environmental effects of the Project and take public testimony.
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 DNA
Architects, dated October 28, 2016; the Environmental Consistency Analysis, as prepared by
City staff dated January 19, 2017, including all appendices thereto; all site plans, and all reports,
minutes, and public testimony submitted as part of the Planning Commission’s duly noticed
January 19, 2017 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 the 150 Airport Boulevard
Entitlement Submittal Set Project Plans (Exhibit A), the Downtown Development
Conformance Checklist (Exhibit B), the Conditions of Approval (Exhibit C), the
Environmental Consistency Analysis, as prepared by City staff, dated January 19, 2017
(Exhibit D), and Environmental Consistency Analysis Supporting Documents (Exhibits
E-J) 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 Planning Manager, Sailesh
Mehra.
4. For the reasons stated in this Resolution, there is not substantial evidence in the record to
support a fair argument that approval of the Project will result in significant
environmental effects beyond those adequately evaluated and addressed by the DSASP
EIR nor would the Project require any new mitigation measures because:
i. The Project does not propose substantial changes to the DSASP Project, which
will require major revisions of the DSASP EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
ii. No substantial changes have occurred with respect to the circumstances under
which the DSASP Project is undertaken which will require major revisions of the
DSASP EIR due to the involvement of new significant effects or a substantial
increase in the severity of previously identified significant effects;
iii. No new information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the
DSASP Program EIR was certified as complete, shows any of the following:
i. The Project will have one or more significant effects not discussed in the
DSASP EIR;
ii. Significant effects previously examined will be substantially more severe
than shown in the previous EIR;
iii. Mitigation measures or alternatives previously found not to be feasible
would in fact be feasible and would substantially reduce one or more
significant effects of the Project, but the Project proponents decline to adopt
the mitigation measure or alternative; or
iv. Mitigation measures or alternatives which are considerably different from
those analyzed in the DSASP EIR would substantially reduce one or more
significant effects on the environment, but the Project proponents decline to
adopt the mitigation measure or alternative;
5. Based upon the testimony and information presented at the hearing and upon review and
consideration of the environmental documentation provided, including but not limited to
the Environmental Consistency Analysis, as prepared by City staff, dated January 19,
2017 attached hereto as Exhibit D, the Planning Commission, exercising its independent
judgment and analysis, finds that pursuant to CEQA Guidelines § 15168(c), the Project
falls within the environmental parameters analyzed in the DSASP EIR, and further finds
that the Project would not result in any new significant environmental effects or a
substantial increase in the severity of any previously identified effects beyond those
disclosed and analyzed in the DSASP EIR certified by City Council nor would new
mitigation be required by the Project. These findings are supported by the fact that,
consistent with the DSASP EIR Mitigation Monitoring and Reporting Program, the
Project prepared an Air Quality, Greenhouse Gas (GHG) Emissions Assessment and
Health Risk Assessment (HRA), an Historic Resources Analysis, a Shadow Analysis, a
Noise and Vibration Analysis, and a Traffic and Circulation Analysis, all of which
determined that the Project would not result in any new impacts not adequately evaluated
and addressed by the DSASP EIR and Statement of Overriding Considerations.
Conditional Use Permit
1. The proposed use is allowed within the Downtown Transit Core (DTC) Zoning District
and complies with all other applicable provisions of this Ordinance and all other titles of
the South San Francisco Municipal Code.
2. The proposed Project is consistent with the General Plan and the Downtown Station Area
Specific Plan by creating a high-density residential environment that emphasizes
pedestrian-activity with buildings built up to the property line and providing a well-
articulated and visually engaging development that implements the goals of the
Downtown Station Area Specific Plan, and is consistent with the City’s Design
Guidelines as they relate to building design, form and articulation.
3. The proposed residential use will not be adverse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or improvements,
because the proposed use is consistent with the approved uses in both the General Plan
and Downtown Station Area Specific Plan. The Project proposes high-density residential
uses located in the City’s Downtown Station Area Specific Plan District, which is
intended for this type of use, and would be redeveloping underutilized and vacant parcels.
The General Plan has analyzed this type of use and concluded that such residential uses
are not adverse to the public health, safety, or welfare. As the proposed Project is
consistent with other residential land uses in the Downtown Transit Core Zoning District,
approval of the Project will not be detrimental to nearby properties. Further, the proposed
use is well suited to the site, and would improve the property for surrounding users and
the City. In addition, the Environmental Consistency Analysis prepared for the Project
concludes that the as a result of the Project no new environmental effects would result
from the Project beyond those previously analyzed and addressed in the DSASP EIR and
MMRP .
4. The design, location, size, and operating characteristics of the proposed Project are
compatible with the existing and reasonably foreseeable future land uses in the vicinity
because the Project proposes residential uses in the Downtown Transit Core Zoning
District, which is specifically intended for such uses.
5. With the exception of the parking standards, as discussed below, the proposed project
complies with any design or development standards applicable to the zoning district or
the use in question and has been vetted and recommended for approval by the City’s
Design Review Board at their meeting on November 15, 2016.
6. The site is physically suitable for the type of development and density proposed, as the
residential use will benefit from being located in close proximity to the South San
Francisco Caltrain Station, Grand Avenue and the overall Downtown Station Area
Specific Plan Area, and the size and development is appropriate for the location and
meets the City’s land use and zoning standards, as amended by the Conditional Use
Permit process. Access to the site via existing roadways is sufficient as the project is
within a built-out urban environment, utilities are provided on-site or proposed for minor
upgrades, and no physical constraints such as topography or lack of facilities exists that
would prevent suitable development.
7. Per South San Francisco Municipal Code Section 20.330.007, Downtown Parking, the
Planning Commission shall review any request for a reduction in the number of required
parking spaces and make a determination whether there is sufficient parking within the
District to accommodate the proposed use. The proposed residential development will be
adequately served by the 183 on-site parking spaces to serve the 157 units. The site is
adjacent to the Caltrain station, is served by several bus lines, and provides adequate
bicycle parking and pedestrian access to encourage alternative modes of transportation,
and is walkable to Downtown and employment centers. The proposed Conditions of
Approval to require parking signage and assign parking to tenants will manage on-site
parking. Thus, there is sufficient parking within the site and surrounding District to
accommodate the proposed use.
8. An environmental determination has been prepared for the Project in accordance with
CEQA as the City prepared an Environmental Consistency Analysis in accordance with
the requirements of CEQA Guidelines § 15168(c), which concluded that the Project
would not result in any new significant environmental effects or a substantial increase in
the severity of any previously identified effects beyond those disclosed and analyzed in
the DSASP EIR certified by City Council nor would any new mitigation be required.
Design Review
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
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 Downtown
Station Area Specific Plan Design Guidelines, as evaluated in the Zoning Ordinance
Compliance analysis for the Project.
4. The Project is consistent with the Use Permit for the reasons stated in the section 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 November 15, 2016, and
found to be consistent with each of the eight design review criteria included in the
Design Review Criteria” section of the Ordinance.
SECTION 2 DETERMINATION
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, approves the
entitlements request for 150 Airport Boulevard (P16-0021, UP16-0001, and DR16-0012), and
makes a determination that the environmental effects of the Project were sufficiently analyzed
under the Downtown Station Area Specific Plan (DSASP) Program Environmental Impact
Report (EIR), per the requirements of the California Environmental Quality Act (CEQA) as
analyzed in the Environmental Consistency Analysis subject to the attached Conditions of
Approval.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its
passage and adoption.
* * * * * * *
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 19th day of January, 2017 by the
following vote:
AYES: Chairperson Khalfin, Vice Chairperson Faria, Commissioner Ruiz, Commissioner Wong,
Commissioner Nagales, Commissioner Yip
NOES: Commissioner Martin________________________
ABSTENTIONS:_______________________________________________________________
ABSENT:
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission