HomeMy WebLinkAboutPC Meeting 11-16-17 (Reso 2812-2017) - ECR-Chestnut Entitlement RESOLUTION NO. 2812-2017
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION RECOMMENDING THAT THE CITY COUNCIL CONSIDER AND
ADOPT A GENERAL PLAN AMENDMENT TO INCORPORATE THE COMMUNITY
CIVIC CAMPUS PROJECT, ADOPT THE EL CAMINO REAL/CHESTNUT AVENUE
AREA PLAN AMENDMENT, AND ADOPT AN ORDINANCE FOR THE ASSOCIATED
ZONING TEXT AMENDMENT
WHEREAS, the City of South San Francisco (“City”) adopted the El Camino Real/Chestnut
Avenue Area Plan (“ECR/C Plan”) in July of 2011, to guide and facilitate future growth and
development of the approximately 98-acre planning area in the El Camino Real Corridor,
between Southwood Drive to just north of Sequoia Avenue, with a focus on creating pedestrian-
oriented, high density mixed-use development with a range of commercial, residential, and civic
uses, including parks, plazas, and gathering spaces for the community; and
WHEREAS, City staff and the City’s consultant, Michael Baker International, have prepared
revisions to the ECR/C Plan (“ECR/C Plan Amendment”) to accommodate the Community Civic
Campus Project that will construct a new recreation and library facility, police station, fire
station, city offices, and associated parking within the El Camino Real/Chestnut Avenue Plan
District (“Project”); and
WHEREAS, the revisions to the ECR/C Plan to incorporate the Project requires amendments to
the South San Francisco Zoning Ordinance (“Zoning Text Amendment”) and amendments to the
South San Francisco General Plan (“General Plan Amendments”) to ensure consistency between
the revised ECR/C Plan and all other governing documents; and
WHEREAS, the City and Michael Baker International prepared a Subsequent Environmental
Impact Report (SEIR) in accordance with the provisions of the California Environmental Quality
Act (CEQA) and CEQA Guidelines, which discloses and analyzes the potential environmental
impacts of the Project; and
WHEREAS, the Draft SEIR (DSEIR) was prepared and circulated for a 45-day public/agency
review period from July 12, 2017 through August 28, 2017, and a Final SEIR (FSEIR) was
prepared which includes written responses to comments received on the DSEIR and minor
revisions to the DSEIR (collectively, “EIR”); and
WHEREAS, by separate resolution, the Planning Commission has made findings and
recommended certification of the EIR as an objective and accurate document that reflects the
independent judgement of the City in the identification, discussion and mitigation of the
Project’s environmental impacts; and
WHEREAS, on November 16, 2017, the Planning Commission conducted a property noticed
public hearing to consider making a recommendation to the City Council on the ECR/C Plan
Revisions, Zoning Text Amendments, and General Plan Amendments; and
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it,
which includes without limitation, CEQA and CEQA Guidelines, 14 California Code of
Regulations § 15000, et seq.; the South San Francisco General Plan and General Plan EIR,
including all amendments and updates thereto; the South San Francisco Municipal Code; the El
Camino Real/Chestnut Avenue Area Plan, prepared by Dyett & Bhatia, dated July 2011; the
associated Draft and Final Environmental Impact Report for the El Camino Real/Chestnut
Avenue Area Plan and all appendices thereto, dated 2011; the draft El Camino Real/Chestnut
Avenue Area Plan Revisions, prepared by City staff and Michael Baker International; the draft
Zoning Text Amendments, prepared by City staff and Michael Baker International; the draft
General Plan Amendments, prepared by City staff and Michael Baker International; the
Subsequent Environmental Impact Report for the Community Civic Campus Project, including
the Draft and Final SEIR and all appendices thereto; all reports, minutes, and public testimony
submitted as part of the Planning Commission meeting of August 17, 2017; all reports, minutes,
and public testimony submitted as part of the Planning Commission meeting of November 16,
2017; and any other evidence (within the meaning of Public Resources Code § 21080(e) and §
21082.2) (“Record”), the City of South San Francisco Planning Commission hereby finds as
follows:
SECTION 1 FINDINGS
I. General Findings
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Record for these proceedings, and upon which this Resolution is based, includes without
limitation, Federal and State law; 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, including all amendments and updates thereto; the South San Francisco Municipal
Code, all reports, minutes, and public testimony submitted as part of the Planning
Commission meeting of August 17, 2017; all reports, minutes, and public testimony
submitted as part of the Planning Commission meeting of November 16, 2017, and any other
evidence (within the meaning of Public Resources Code §21080(e) and §21082.2).
3. The refinements, clarifications, and/or corrections set forth in the ECR/C Area Revisions,
Zoning Text Amendments, and General Plan Amendments, as they relate to the Project are
minor in nature, the adoption of which 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 Subsequent Environmental Impact Report for the
Community Civic Campus Project, IS/MND prepared for the Zoning Ordinance, General
Plan EIR nor do the refinements, clarifications, and/or corrections constitute a change in the
project or change in circumstances that would require additional environmental review.
4. 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 Chief Planner, Sailesh Mehra.
II. El Camino Real/Chestnut Avenue Area Plan Amendment Findings
1. The ECR/C Plan Amendment will slightly modify definitions and land use development
regulations, but otherwise keeps the ECR/C Plan entirely intact and consistent with the
previously adopted document in July of 2011. With the minor revisions to the General Plan
through the associated General Plan Amendment, the ECR/C Amendment will be consistent
with the General Plan.
2. The ECR/C Plan Amendment will not be detrimental to the public interest, health, safety,
convenience, or welfare of the City as it only makes slight modifications to the definitions
and applicability of active uses on the ground floor of mixed use buildings and does not
otherwise change adopted land use or development standards.
3. The ECR/C Plan Amendment area is physically suitable for the proposed land use
designation(s) and the anticipated development since the revision only changes development
standards slightly but will not change height, density or floor area regulations that would
impact property development.
4. The ECR/C Plan Amendment will be superior to development otherwise allowed under
conventional zoning classifications since it provides additional flexibility and discretion to
permit projects that may be constrained due to parcel size, shape and/or encumbrances.
III. Zoning Text Amendment Findings
1. The proposed Zoning Amendment is consistent with the adopted General Plan because the
Zoning Amendment will reinforce the General Plan policies, is consistent with the relevant
ECR/C Plan, and is consistent with the City’s overall vision for the Community Civic
Campus project. None of the new or revised land use and development standards will conflict
with or impede achievement of any of the goals, policies, or land use designations established
in the General Plan.
2. The Zoning Amendments will ensure there is no conflict with the revisions to the ECR/C Plan
and the new land use and development standards are generally suitable in terms of access,
size of parcel, relationship to similar or related uses, and other considerations as deemed
relevant by the Planning Commission and City Council because the added flexibility will
accommodate special circumstances or encumbrances on parcels within the ECR/C Plan.
3. The proposed revisions will not be detrimental to the use of land in any adjacent zone
because the Amendment only refines existing development standards within the adopted
ECR/C Plan and the El Camino Real/Chestnut Avenue Area Plan District in Chapter 20.270,
but will not alter density, height or floor area ratio standards that could otherwise impact
adjacent properties.
IV. General Plan Amendment Findings
1. The proposed General Plan Amendment for the Project will modify the land use diagram in
Chapter 2 and Chapter 3 to align with the proposed ECR/C Plan Amendment that would
designate the existing Municipal Services Building from Public to El Camino Real Mixed
Use North. In doing this, the General Plan Amendment and the ECR/C Amendment will
remain consistent with the vision of the General Plan, meet the purposes of Chapter 20.540,
and continue to support the vision of dense, walkable mixed use developments close to
transit. Additionally, the General Plan Amendment will modify the Housing Element and
identified opportunity housing sites to comply with the State of California’s Housing and
Community Development Department requirements.
2. The proposed General Plan Amendment for the Project will remain compatible with other
provisions of the General Plan and the ECR/C Plan.
3. The proposed General Plan Amendment for the Project will require an amendment to other
plans that the City Council has adopted, namely the ECR/C Plan, and this is being done in
tandem through resolution to ensure internal consistency with all City adopted documents.
4. The proposed General Plan Amendment for the Project required a Subsequent Environmental
Impact Report in compliance with the California Environmental Quality Act.
SECTION 2 AMENDMENTS
The Planning Commission recommends that the City Council adopt the General Plan
Amendment (Exhibit A), adopt the ECR/C Plan Amendment (Exhibit B); adopt the ordinance for
associated Zoning Text Amendment (Exhibit C). All other sections, subsections, tables, figures,
graphics and text that are not amended by the proposed Amendments and draft Ordinance
attached shall remain in full force and effect.
SECTION 3 RECOMMENDATION
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 recommends
that the South San Francisco City Council adopt the General Plan Amendment (Exhibit A), adopt
the ECR/C Plan Amendment (Exhibit B); and adopt the ordinance amending SSFMC Chapter
20.270 (associated Zoning Text Amendment) (Exhibit C).
BE IT FURTHER RESOLVED that this 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 16th day of November, 2017 by
the following vote:
AYES: Chairperson Faria, Vice Chairperson Nagales, Commissioner Shihadeh, Commissioner
Wong
NOES:
ABSTENTIONS______________________
ABSENT: Commissioner Murphy, Commissioner Tzang
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission