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HomeMy WebLinkAboutPC Meeting 09-17-20 (Reso 2864-2020) - 410 Noor - 3 RESOLUTION NO. 2864-2020 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE CITY COUNCIL APPROVE THE ENTITLEMENTS REQUEST (P18-0013, UP18-0006, DR18- 0006, TDM18-0003, AND WM20-0005) TO CONSTRUCT A HIGH DENSITY RESIDENTIAL DEVELOPMENT CONSISTING OF 338 UNITS ACROSS THREE BUILDINGS, 467 PARKING SPACES, A 955 SQUARE FOOT RETAIL SPACE, AND RESIDENTIAL AND OPEN SPACE AMENITIES AT 410 NOOR AVENUE (COLLECTIVELY REFERRED TO AS “410 NOOR” OR “PROJECT”). WHEREAS, the applicant has proposed construction of a high-density residential development, consisting of 338 residential units across three buildings, 955 sq. ft. of retail space, and 467 parking spaces at 410 Noor Avenue, APNs 014-183-270, 014-183-230, and 014-183-220 (collectively referred to as “Project Site”) in the City; and WHEREAS, the proposed Project is located within the El Camino Mixed-Use (ECRMX) Zoning District; and WHEREAS, the applicant seeks approval of a Conditional Use Permit (UP18-0006), Design Review (DR18-0006), Transportation Demand Management Plan (TDM18-0003), and Waiver Modification (WM20-0005), for the Project; and WHEREAS, approval of the applicant’s proposal is considered a “project” for purposes of the California Environmental Quality Act (Public Resources Code §21000, et seq.) (“CEQA”); and WHEREAS, the City Council certified an Environmental Impact Report (“EIR”) in January, 2010 (State Clearinghouse number 2009062070) in accordance with the provisions of CEQA and the CEQA Guidelines, which analyzed the potential environmental impacts of the development of the South El Camino area; and WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) in January, 2010 in accordance with the provisions of CEQA and the 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 Project is exempt from CEQA pursuant to CEQA Guidelines section 15332 as it is a qualified in-fill development project; and WHEREAS, the Project is also exempt from CEQA pursuant to CEQA Guidelines Section 15183, as it is a residential infill project that is consistent with the development density established by existing zoning policies or community plans for which an EIR was certified because it is consistent with the General Plan and applicable policies of San Francisco Bay Area’s Sustainable Communities Strategy, the Plan Bay Area 2040 (“Plan Bay Area”) and there are no Project-specific significant effects that require further environmental analysis; and WHEREAS, the Project qualifies for streamlining under CEQA Guidelines § 15183.3, as it is located on an infill site; will satisfy the performance standards contained in Appendix M to the CEQA Guidelines and is consistent with the general use designation, density, building intensity, and applicable policies of Plan Bay Area; and WHEREAS, the Project qualifies for streamlining under CEQA Guidelines § 15183.5(b) because the City adopted a Climate Action Plan (CAP) with a mitigated negative declaration, and the Project incorporates greenhouse gas-reducing strategies from the CAP. WHEREAS, the project also qualifies for streamlining pursuant to Public Resources Code § 21159.28 as it is an eligible residential infill project, is consistent with the general use designation, density, building intensity, and applicable policies of the Plan Bay Area; and will incorporate applicable mitigation measures required by prior EIR; and WHEREAS, the City and applicant prepared an Environmental Consistency Analysis for the Project pursuant to CEQA Guidelines Section 15183 and pursuant to CEQA Guidelines Section 15168(c)(4). Such ECA concluded that even if the Project was not exempt from CEQA pursuant to the above-listed exemption nor eligible for the above-listed streamlining provisions, the Project meets the requirements for use of a program EIR with later activities in accordance with CEQA Guidelines Section 15168 because pursuant to CEQA Guidelines 15162 the Project is within the scope of the South El Camino General Plan Amendment and 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 South El Camino General Plan Amendment EIR certified by City Council nor would new mitigation be required; and WHEREAS, the Design Review Board reviewed the Project at its December 19, 2018 meeting and recommended approval of the Project; and WHEREAS, the Planning Commission held a lawfully noticed public hearing on September 17, 2020 at which time interested parties had the opportunity to be heard, and to review the Project and supporting documents, prior to making its recommendation on the Project; and WHEREAS, the Planning Commission exercised its independent judgment and analysis, and considered all reports, recommendations and testimony before making a determination on the Project. 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 South El Camino General Plan Amendment and Program EIR and Statement of Overriding Considerations; the South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by BDE Architects, dated June 28, 2019; the Environmental Consistency Analysis, as prepared by the applicant and City staff, including all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed September 17, 2020 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 410 Noor Draft Conditions of Approval (Exhibit A), Entitlement Plan Set (Exhibit B), Affordable Housing Program (Exhibit C), Zoning Conformance Checklist (Exhibit D), and the Transportation Demand Management Program (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 materials 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. Conditional Use Permit 1. The proposed use is allowed within El Camino Real Mixed-Use (ECRMX) 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, as proposed for amendment, by creating a high-density residential mixed-use project that emphasizes ground-floor activation, pedestrian and bicycle improvements, connections to transit, that implements the goals of the General Plan for the South El Camino area, 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 in the General Plan and Zoning Ordinance. The Project proposes high-density mixed-uses located in the City’s South El Camino area, which is intended for this type of use, and would be redeveloping underutilized parcels that are proximate to transit, retail, and service uses. The General Plan has analyzed this type of use and concluded that such mixed uses are not adverse to the public health, safety, or welfare. As the proposed Project is consistent with other mixed- use and residential land uses in the El Camino Real Mixed Use 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 as a result of the Project no new environmental effects would result from the Project beyond those previously analyzed and addressed in the South El Camino General Plan Amendment EIR. Further, the Project has been designed to mitigate external noise, such that the Project’s proximity to the San Francisco International Airport will not result in adverse impacts to public health, safety or general welfare. 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 mixed-use residential development in the El Camino Real Mixed Use District, which is specifically intended for such uses. Further, the Project has been designed to mitigate external noise, such that the Project will be compatible with the existing and reasonably foreseeable land uses in the vicinity, including those uses associated with the San Francisco International Airport. 5. With the exception of the building dimension requirement, parking reduction, and glazing requirements, the proposed Project complies with any design or development standards applicable to the zoning district and the use in question and has been vetted and recommended for approval by the City’s Design Review Board at its meeting of December 19, 2018. 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 San Bruno BART station, surrounding retail and services uses, and pedestrian and bicycle amenities, 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 20.090.004(A), El Camino Mixed-Use Development Standards, an increase in FAR and density may be achieved in the ECRMX District through a combination of the following elements per an incentives program: a Transportation Demand Management (TDM) measures, projects that include high quality, innovative design and product type, and maximum provision for pedestrian and bicycle use, and provision of off-site improvements, which may include off-site amenities and or / infrastructure other than standard requirements and improvements. The 410 Noor project has provided a robust TDM program intended to reduce peak-hour vehicle trips, high- quality architectural design and materials, bicycle amenities including private and public bike parking spaces, a bike repair area, improvements to the sidewalks on Huntington Avenue and Noor Avenue, an improved intersection including bulb-outs at Huntington and Noor Avenues, a publicly-accessible community garden, and affordable housing units. Thus, the project is meeting the requirements for the requested FAR and density per the incentives program. 8. Per South San Francisco Municipal Code Section 20.090.006 (A), ECRMX Supplemental Regulations, Building Length and Separation, the maximum dimension of the portion of a building above 45’ from finished grade shall not exceed 125’, and must be separated from another building by 30’. Exceptions and modifications to this requirement may be granted, based on a finding that adequate design features have been incorporated to create visual variety and avoid a large-scale, bulky, or monolithic appearance. Building B is proposed with a building length of 210’ facing Huntington Avenue. The site is organized with building of varying heights and larger than required physical breaks between buildings with public and private open space amenities. The project also incorporates design features including varied materials and colors, landscaping, ground-floor transparency, and multiple building openings and stoops to prevent a monolithic and bulky appearance. Thus, this is an appropriate exception to the required building length for Building B. 9. Per South San Francisco Municipal Code Section 20.330.006 (D) Other Parking Reductions, a Conditional Use Permit may be granted for reduced parking if the following criterial are met: • Special conditions—including but not limited to the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program—exist that will reduce parking demand at the site; • The use will adequately be served by the proposed on-site parking; and • Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area. The site is proximate to the San Bruno BART station, several bus lines including the rapid bus service on El Camino Real, and is adjacent to several large commercial centers containing retail, restaurants and services. The site provides adequate bicycle parking and bicycle and pedestrian amenities. The proposed Conditions of Approval require parking signage, assigning parking to tenants, and prohibit tenant parking in neighboring commercial areas without a parking agreement. Thus, the project meets the criteria required for a parking reduction. 10. The Project is categorically exempt from CEQA pursuant to CEQA Guidelines § 15332: Class 32 and CEQA Guidelines § 15183. The Project qualifies for streamlining pursuant to CEQA Guidelines § 15183.3, § 15183.5 (b) and Public Resources Code § 21159.28. In addition, 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 meet the criteria for use of a program EIR for later activities because 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 South El Camino General Plan Amendment 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 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, as proposed for amendment, 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 El Camino Real Mixed Use land use designation by developing new residential units within close proximity to the BART Station, by activating the streetscapes on Huntington Avenue and Noor Avenue, and by providing active uses. 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 El Camino Real Mixed Use 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 December 19, 2018 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 Program 1. The project’s proposed trip reduction measures are feasible and appropriate for the project, considering the proposed use or mix of uses and the project’s location proximate to the San Bruno BART station and multiple SamTrans bus lines, and adjacency to retail and service uses that will encourage alternative transportation modes and reduce single occupant vehicle use; and 2. The proposed performance guarantees will ensure that the target alternative mode use established for the project by Section 20.400 and the ECRMX Zoning District will be achieved and maintained. Waiver and Modification Request from 20.090.006 (ECRMX Supplemental Regulations) 1. The Waiver and Modification request for a minor reduction (less than 10%) in the glazing area for two of the relevant building facades is necessary due to the amount of building frontage and the mix of ground floor uses contained in the north elevations of Buildings B and C. 2. The request for a minor reduction in glazing area for Buildings B and C will not cause a detriment to the surrounding owners, occupants, or to the general public since the proposed building design emphasizes transparency and openness to the street, including multiple building entrances and openings, and double-height storefront windows. The project design will activate this area, and significantly improve and enhance the pedestrian environment on the Huntington and Noor Street Frontages. 3. The granting of a minor reduction in glazing area for Buildings B and C would not be detrimental to the health and safety of the public or the occupants of the property or result in a change of land use or density. The proposed reduction in glazing in a minor design element, and the project site design, landscaping and building materials will significantly improve and activate the pedestrian environment and provide an attractive, high quality residential development. 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 and recommends that the City Council approval the entitlements request for 410 Noor Avenue (P18-0013, UP18- 0006, DR18-0006, TDM18-0003, and WM20-0005) 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 17th day of September, 2020 by the following vote: AYES: Chair Wong, Vice-Chair Evans, Commissioner Faria, Commissioner Shihadeh, Commissioner Murphy, Commissioner Bernardo, Commissioner Tzang NOES: ABSTENTIONS: ABSENT: RECUSE: Attest_/s/Sailesh Mehra__________ Secretary to the Planning Commission