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HomeMy WebLinkAboutReso 83-2005 RESOLUTION NO. 83-2005 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION OF THE CITY COUNCIL ADOPTING A MITIGATED NEGATIVE DECLARATION (ND02-0002), A PLANNED UNIT DEVELOPMENT (PUD02-0002), A TENTATIVE SUBDIVISION MAP (SA02-0002) AND AN AFFORDABLE HOUSING AGREEMENT (AHA02-0001) FOR A .52 ACRE SITE LOCATED AT 111 CHESTNUT A VENUE. WHEREAS, the South San Francisco Planning Commission held duly noticed study sessions on April 18 and September 19, 2002; and WHEREAS, the South San Francisco Planning Commission held duly noticed public hearings on January 20,2005 and March 17,2005; and WHEREAS, by Resolution adopted March 17, 2005, the Planning Commission recommended that the City Council approve the above-referenced land use entitlements; and WHEREAS, at its meeting of April 27, 2005, the City Council conducted a public hearing to consider the recommendation of the Planning Commission, and approved the applicant's request to rezone the site from Medium Density Residential Zoning District (R-2-H) to High Density Residential Zoning District (R-3-L). At the same meeting, the Council expressed some concerns regarding the project design's compatibility with the character of surrounding neighborhood, and established a Design Subcommittee consisting of Mayor Pro Tern Fernekes and Councilmember Garbarino to work with the applicant to revise the plans; and WHEREAS, the City Council Design Subcommittee met on May 4, 2005 and June 16, 2005. During the first meeting, the Subcommittee suggested revisions to the roof lines and enclosing exposed chimney flues. The applicant revised the plans, and at its second meeting, the Subcommittee endorsed the plans as revised; and WHEREAS, the property is designated as "High Density Residential" in the General Plan, as adopted in December 1999 and subsequently amended, and the requested rezoning of the property from its current designation from Medium Density Residential (R-2-H) to Multi-Family Residential (R-3-L) was introduced at the City Council meeting of April 27, 2005, and will receive its second reading on July 13,2005; and WHEREAS, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Housing Agreement prepared by the City of South San Francisco dated July 2004; Architectural and Landscape Plans, dated March 1, 2005, prepared by KDA Architects, Inc.; minutes of the Design Review Board meeting of June 19, 2001; April 18, 2002 Planning Commission staff report; September 19,2002 Planning Commission staff report; January 20,2005 Planning Commission staff report; March 17, 2005 Planning Commission staff report; April 18, 2002 Planning Commission Study Session; September 19, 2002 Planning Commission Study Session; January 20, 2005 Planning 1-- Commission hearing; the March 17, 2005 Planning Commission hearing; City Council Meeting April 27, 2005; Design Subcommittee meeting of May 4, 2005; Design Subcommittee meeting of June 16,2005; and the City Council staff report, July 13,2005. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco as follows: 1. Environmental Document. A Mitigated Negative Declaration has been prepared for the project in accordance with the provisions of the California Environmental Quality Act (CEQA). The Mitigated Negative Declaration No. 02-0002 identifies potential adverse impacts attributable to the development of eight (8) new residences. The impacts can be reduced to a less than significant level through the implementation of mitigation measures. A mitigation monitoring program is established to ensure that impacts are reduced to a less than significant level. Mitigation measures, including dust suppression measures during construction, preparation and submittal of a Storm Water Pollution Prevention Plan, retention of a qualified acoustic engineer to identify methods to achieve acceptable noise levels, and limitation of construction hours, along with monitoring of these mitigation measures, have been incorporated into the project or made conditions of approval which will reduce identified impacts to less than a significant level. 2. Proiect Density. The project is consistent with the provisions of the City's General Plan that support residential development, and specifically with the Housing Element that supports provision of additional market rate and affordable housing in the community to meet on-going demand. The project's proposed density of 15.39 units per acre falls slightly below the threshold range for High Density Residential (between 18.1 and 30.0 units per acre) as contained in the General Plan Land Use Element. However, various site constraints and the site's configuration support this accommodation. In order to comply with the majority of lot and setback requirements, lot sizes have been reduced in order that townhouses may be constructed on separate lots and sold separately. The site is situated on a busy thoroughfare, and 15.39 units per acre is the maximum density that will permit preservation of the neighborhood's existing residential character. Moreover, the project furthers Policy 2-G-6 of the General Plan, which encourages maximization of opportunities for residential development, including infill of underutilized sites, without impacting existing neighborhoods. The .523 acre site has previously been used for a single family dwelling. The proposed project provides for an additional seven residential units, while maintaining the existing character of the surrounding neighborhood. 3. Design Compatibility. The eight (8) new town houses and site landscaping comply with the City's Design Guidelines. 1-- 4. Zoning Compliance. A. The residences comply with the requirements of South San Francisco Municipal Code Title 20 Zoning Regulations, as amended by the accompanying zone change ordinance. 5. Tentative Subdivision Map. As required by the Tentative Subdivision Map Procedures [SSFMC Title 19], the following findings are made in approval of a Tentative Subdivision Map allowing a new residential subdivision consisting of 8 single family town homes, and common area with exceptions for smaller lots, increased lot coverage and reduced building setbacks: A. The proposed lots generally conform with the requirements of the State Subdivision Map Act and with the requirements of the City of South San Francisco Title 19 Subdivision Code. The map generally conforms to City standards with regards to design, drainage, utilities, and road improvements, and where these standards have not been fully met, conditions of approval have been added to assure that surroundings properties are not adversely affected. No offers of dedication are required. The lots, which vary in size and dimension, are equivalent or larger than the sizes and configuration of residential lots in the immediate project vicinity, but are less than the City's minimum lot size requirements. The Planned Unit Development associated with the proposed development allows exceptions to the City's minimum lot size and configuration. Conditions of approval will ensure that the development complies with the Planned Unit Development and other City development standards. B. The proposed 8 lot subdivision with a density of 15.39 dwellings per net acre generally complies with the General Plan Land Use Element designation of the site of High Density Residential even though the density does not meet the threshold of dwelling density per acre as expressed in the General Plan Land Use Element. The provision of affordable housing will help the City meet its fair share allocation requirements and is consistent with the Housing Element policies regarding affordable housing. The Planned Unit Development associated with the proposed development allows exceptions to the minimum lot size, increased lot coverage and building setback requirements delineated in SSFMC Title 20 Zoning Regulations. 6. Planned Unit Development Permit. As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84], the following findings are made in approval of a residential Planned Unit Development allowing a new residential development consisting of eight (8) detached single family town homes with common area: A. The 0.53 acre site is physically suitable for a new eight (8) unit residential town home development with common area. Exceptions for the development '1'-- include reduced lot size, increased lot coverage and reduced building setbacks, and are similar to those allowed for other area residential developments. The new dwellings are of similar style to existing adjacent dwellings and shares similar floor area ratios. The new development is in conformity to the area in that the development closely mimics the lot area of the surrounding dwellings, general architecture and landscaping. The City's Design Review Board recommended approval of the proposed development. The revised plans, incorporating wrap-around balconies, differing and variegated designs for each unit, and sloped roofs, will provide for a project of superior design which will be of benefit to the neighborhood and community. Conditions of approval require that the development of the site follow the recommendations contained in the reports and conform to the City's development standards. B. The new residential development has been reviewed and recommended for approval by the City's Design Review Board as consistent with the City of South San Francisco Design Guidelines and to provide a high quality of fit with the existing neighborhood. The new dwellings with exceptions are similar in design, floor area ratios and lot configuration as many of the existing neighborhood dwellings. The new lots will reinforce a residential environment of sustained desirability and stability by matching the development quality and design. C. The proposed development is consistent with the General Plan Land Use Element designation of the site of Medium Density Residential and the Housing Element that encourages the development of housing to meet the City's fair share housing need. D. The new residential development will not be adverse to the public health, safety or general welfare of the community, unreasonably detrimental to surrounding properties or improvements, or detrimental to the comfort or convenience of persons working or residing in the vicinity. The development is designed to comply with the City design guidelines and the architectural theme of the similar town home developments in the vicinity. Conditions of approval are attached which will ensure that the development complies with local development standards and requirements. Provision of two affordable dwellings will assist the City in meeting the need for affordable housing. 7. Public Benefit. The subdivision of the .52 acre lot allowing the development of eight (8) townhouses and common area, will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. The use is compatible with the existing neighboring residential uses. Site improvements including the provision of upgrades to the public infrastructure, and landscaping of all of the yards of each new lot and common area will reduce potential adverse impacts to the public infrastructure, circulation conflicts and provide a streetscape that is comparable to the surrounding neighborhoods. I'"" A. As required by SSFMC 20.84.045(B)( 4), the following findings are made in approval of a reduced rate of parking in accordance with SSFMC 20.84.070(B): 1. The proposed parking will provide three (3) spaces per dwelling unit which exceeds the applicable multi-family standard. SSFMC Chapter 20.74 requires as many as 4.25 spaces for townhouse developments (two garage spaces, two driveway apron spaces and 0.25 visitor parking spaces per dwelling). However, this requirement is generally predicated on large developments of substantially higher acreage that have sufficient lot coverage to provide private streets and driveway aprons (e.g. the newer portions of the Terrabay development or larger developments on the west side of Sign Hill). The smaller site size here justifies the lower parking ratio, as requiring a higher number would reduce project density, FAR ratios, and could additionally reduce the overall size of the development's common areas. Permitting the lower number of spaces will permit the project to retain the character of surrounding neighborhood properties in that more site coverage can be devoted to common areas and variegation of individual unit design. 11. Three parking spaces for each unit in the smaller infill site will provide adequate parking for these single family dwellings and will serve all existing, proposed and potential uses as effectively and conveniently as would the standard number required by Chapter 20.74. NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of South San Francisco does hereby: A. Adopt the Mitigated Negative Declaration assessing environmental impacts of a new eight (8) unit residential subdivision, in accordance with the California Environmental Quality Act and the Mitigation Monitoring and Reporting Program; and B. Approve the Planned Unit Development allowing eight (8) single family town homes and common area with exceptions for smaller lots, increased lot coverage, lots not fronting on a public right-of-way, and reduced building setbacks; and C. Approve the Tentative Subdivision Map allowing the subdivision creating eight (8) parcels and common area in accordance with SSFMC Title 19; and D. Approve the Affordable Housing Agreement restricting twenty percent (20%) of the eight (8) units as affordable dwellings in accordance with SSFMC Chapter 20.125. * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 13th day of July 2005 by the following vote: AYES: Councilmember Karyl Matsumoto, Mayor Pro Tern Joseph A. Fernekes and Mayor Raymond 1... Green NOES: Councilmember Pedro Gonzalez ABSTAIN: None. ABSENT: Councilmember Richard A. Garbarino ATTEST: 4~ld ';17. ~ City Clerk 1'--