HomeMy WebLinkAboutPC Meeting 10-17-19 (Reso 2845-2019) - PUC RESOLUTION NO. 2845-2019
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION DETERMINING THAT THE PROPOSED CONSTRUCTION OF 800
RESIDENTIAL UNITS, AN APPROXIMATELY 8,307 SF CHILDCARE FACILITY, AN
APPROXIMATELY 12,992 SF COMMERCIAL RETAIL SPACE, APPROXIMATELY
ONE-ACRE PUBLIC PARK, AND RELATED INFRASTRUCTURE AT THE 5.9-ACRE
FORMER SAN FRANCISCO PUBLIC UTILITIES COMMISSION (“PUC”)
OPPORTUNITY SITE, LOCATED AT 1051 MISSION ROAD, IS CONSISTENT WITH
AN ADOPTED PROGRAM ENVIRONMENTAL IMPACT REPORT FOR THE EL
CAMINO REAL/CHESTNUT AVENUE AREA PLAN AS UPDATED BY THE
COMMUNITY CIVIC CAMPUS PROJECT SUBSEQUENT ENVIRONMENTAL
IMPACT REPORT AND, BASED ON AN ENVIRONMENTAL CONSISTENCY
ANALYSIS DATED OCTOBER 2019, WOULD NOT NECESSITATE THE NEED FOR
PREPARING A SUBSEQUENT ENVIRONMENTAL DOCUMENT PURSUANT TO THE
CRITERIA OF SECTION 15162 OF THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT GUIDELINES; MAKING A GENERAL PLAN CONSISTENCY DETERMINATION
IN ACCORDANCE WITH GOVERNMENT CODE SECTION 65402; AND MAKING
FINDINGS AND RECOMMENDATION THAT THE CITY COUNCIL APPROVE A USE
PERMIT, DESIGN REVIEW, TRANSPORTATION DEMAND MANAGEMENT PLAN,
DENSITY BONUS, WAIVERS AND MODIFICATIONS REQUEST, PARKING
MANAGEMENT AND MONITORING PLAN, VESTING TENTATIVE TRACT MAP,
AND DEVELOPMENT AGREEMENT TO CONSTRUCT THE PROJECT
DEVELOPMENTS.
WHEREAS, the applicant has proposed construction of a high-density mixed-use residential
development, consisting of 800 rental units, an approximately 8,307 SF childcare facility,
approximately 12,992 SF of retail space (market hall), 1 acre of public open space, and 800
parking spaces over 5.9 acres on 1051 Mission Road (APNs: 093312050 and 093312060)
collectively referred to as “Project Site” in the City; and
WHEREAS, the proposed Project (P18-0081) is located within the El Camino Real/Chestnut
Avenue Area Plan (“ECR/Ch Area Plan”) area; and
WHEREAS, the applicant seeks approval of a Conditional Use Permit (UP19-0008), Design
Review (DR19-0028), Transportation Demand Management Plan (TDM19-0004), Density Bonus
(DB19-0003), Waivers and Modifications Request (WM19-0002), Parking Management and
Monitoring Plan (PMMP19-0001), Vesting Tentative Tract Map (SA19-0001) and Development
Agreement (DA19-0002) 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 July 27, 2011
(State Clearinghouse #2010072015), 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
ECR/Ch Area Plan; and
WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) on
July 27, 2011, 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 Council certified a Supplemental Environmental Impact Report (“SEIR”) on
December 13, 2017 (State Clearinghouse #2010072015), 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 a new civic center that
would include a library, recreation center, new police station, new fire station and make minor
edits to the ECR/Ch Area Plan; and
WHEREAS, the City and applicant prepared an Environmental Consistency Analysis for the
Project pursuant to CEQA Guidelines § 15162 and determined 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 ECR/Ch EIR and SEIR certified by
City Council nor would new mitigation be required; and
WHEREAS, on October 17, 2019, 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 El Camino Real/Chestnut
Avenue Area Plan and associated EIR and SEIR; the South San Francisco Municipal Code; the
Project applications; the Project Plans, as prepared by BAR Architects, dated September 17, 2019;
the Environmental Consistency Analysis, as prepared by the applicant and City staff dated October
2019, including all appendices thereto; all site plans, and all reports, minutes, and public testimony
submitted as part of the Planning Commission’s duly noticed October 17, 2019 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, as follows, are each incorporated by reference
and made a part of this Resolution, as if set forth fully herein.
A. Entitlement Submittal Set Project Plans (Exhibit A)
B. Draft Conditions of Approval (Exhibit B)
C. Environmental Consistency Analysis and supporting documents (Exhibit C):
a. Air Quality Assessment
b. Arborist Report and Tree Assessment
c. Geotechnical Report and Environmental Soils Report
d. Phase I Environmental Site Assessment
e. Noise and Vibration Assessment
f. Wind Effects Assessment
g. Shadow Analysis extracted from Submittal Set Project Plans
h. Traffic Assessment
i. Water Supply Assessment
j. Kimley Horn Transportation Impact Analysis
k. Preliminary TDM Plan
l. ECR/Ch SEIR Mitigation Monitoring and Reporting Program
D. Parking Management and Monitoring Plan (Exhibit D)
E. State Density Bonus Law Request and Waiver Letter (Exhibit E)
F. Applicant Support Statement for Waivers (Exhibit F)
G. Draft Development Agreement (Exhibit G)
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.
CEQA Findings
1. 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 ECR/Ch EIR and SEIR
nor would the Project require any new mitigation measures because:
a. The Project does not propose substantial changes to the ECR/Ch Area Plan Project,
which will require major revisions of the ECR/Ch EIR and SEIR due to the
involvement of new significant environmental effects or a substantial increase in
the severity of previously identified significant effects; the Project also includes
previously identified mitigation measures set forth in the EIR and SEIR and would
not create additional traffic impacts;
b. No substantial changes have occurred with respect to the circumstances under
which the ECR/Ch Area Plan Project is undertaken which will require major
revisions of the ECR/Ch EIR and SEIR due to the involvement of new significant
effects or a substantial increase in the severity of previously identified significant
effects;
c. 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 ECR/Ch
program EIR and SEIR were certified as complete, shows any of the following:
i. The Project will have one or more significant effects not discussed in the
ECR/Ch EIR and SEIR;
ii. Significant effects previously examined will be substantially more severe than
shown in the previous ECR/Ch EIR and SEIR;
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 ECR/Ch EIR and SEIR would substantially reduce one
or more significant effects on the environment, but the Project proponents
decline to adopt the mitigation measure or alternative.
2. 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 dated October 2019, as prepared by City staff and
the applicant and attached hereto as Exhibit C, the Planning Commission, exercising its
independent judgment and analysis, finds that the Project falls within the environmental
parameters analyzed in the ECR/Ch EIR and SEIR, 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
ECR/Ch EIR and SEIR certified by City Council nor would new mitigation be required by
the Project. These findings are supported by the fact that, consistent with the ECR/Ch SEIR
Mitigation Monitoring and Reporting Program, the Project prepared an Air Quality
Assessment, Arborist Report and Tree Assessment, Geotechnical Report and
Environmental Soils Report, Noise and Vibration Assessment, Wind Analysis, Shadow
Analysis, Traffic Assessment, Water Supply Assessment, Kimley Horn Transportation
Impact Analysis, and Preliminary TDM Plan, all of which determined that the Project
would not result in any new impacts not adequately evaluated and addressed by the
ECR/Ch EIR and Statement of Overriding Considerations or ECR/Ch SEIR.
Conditional Use Permit Findings
1. The proposed multi-family use is conditionally allowed and the additional proposed uses
are permitted within the El Camino Real/Chestnut High Density Residential (ECR/C-RH)
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 El Camino Real/Chestnut
Avenue Area Plan (ECR/Ch Area Plan) by creating a high-density residential mixed-use
project that emphasizes active retail storefronts and pedestrian improvements that
implements the goals of the ECR/Ch Area Plan, and is consistent with the adopted Design
Guidelines as they relate to building design, form and articulation. The General Plan and
the El Camino Real/Chestnut Area Plan both identify the property as appropriate for High
Intensity Mixed Use Residential development. The proposed project density, as authorized
by the State Density Bonus law, is consistent with the General Plan and El Camino Real
Chestnut Area Plan in that the noted density for the adopted General Plan and Area Plan
of 110 du/ac and the following proposed density of 138 du/ac for the proposed building on
Parcel B is a result of a constrained, irregular shaped parcel. The Project is entitled to
receive a state density bonus based on the number of affordable units and income level that
are set aside, and thus utilizing the additional units granted under state density bonus law
makes the project consistent and compliant ensures consistency and compliance with the
General Plan, El Camino Real/Chestnut Avenue Area Plan, and associated zoning
standards since the adopted zoning for the parcels permits up to 180 du/ac and these parcels
were always envisioned as dense opportunity sites.
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
ECR/Ch Area Plan. The Project proposes high-density mixed-uses located in the City’s
ECR/C-RH Zoning District, which is intended for this type of use, and would be
redeveloping vacant parcels. 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 ECR/C-
RH 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 ECR/Ch EIR and SEIR 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 and mixed-uses in the ECR/C-RH Zoning District,
which is specifically intended for such uses.
5. With the exception of specific site density waivers requested through the State Density
Bonus Law or waivers and modification request, 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
meetings on July 16, 2019 and August 20, 2019.
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 Bay Area Rapid Transit (BART) system, rapid bus service by SamTrans along
the El Camino Real Corridor and Grand Avenue connecting to the South San Francisco
Caltrain Station, and the size and development is appropriate for the location and meets the
City’s land use and zoning standards. 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 upgrades, and no major physical constraints such as topography or lack of
facilities exists that would prevent suitable development.
7. The Project is statutorily and categorically exempt from CEQA pursuant to Government
Code §65457(a), Public Resources Code §21166. 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 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 ECR/Ch EIR and
SEIR certified by City Council nor would any new mitigation be required.
8. Per 20.270.004.A, the applicant is seeking an increase in the applicable density and height
standards through a combination of the following, subject to Conditional Use Permit
approval by the City Council:
1. 0.5 FAR, up to 30 units per acre and/or 20 feet of height for the incorporation of
Transportation Demand Management (TDM) measures specified in Chapter 20.400,
Transportation Demand Management, or as deemed appropriate by the Chief Planner for
residential projects. The draft TDM plan includes appropriate measures to attain the goal
TDM rate for the project and they are all attainable. Reporting and monitoring will be a
condition of approval.
2. 0.5 FAR, up to 30 units per acre and/or 20 feet of height for the following subject to
Planning Commission approval:
a. Projects that include high quality, innovative design and product type, and maximum
provisions for pedestrian and bicycle use. The project proposes improvements to the
Centennial Trail multi-use pathway for pedestrians and bicyclists, bicycle parking, a new
public plaza adjacent to the market hall and Community Civic Campus, and a connection
between Antoinette Lane and El Camino Real for pedestrians and bicyclists.
b. Provision of Off-Site Improvements. This may include off-site amenities and/or
infrastructure (other than standards requirements and improvements) such as funding for
public safety facilities, libraries, senior centers, community meeting rooms, child care or
recreation, or new or enhanced public spaces. The project proposes an on-site child care
facility for up to 100 children with subsidized tuition, and the following publically
accessible spaces:
• Two new paseos allowing access from Mission Road to Colma Creek and the
Centennial Trail;
• Play structure and area for children;
• Sculpture lawn;
• Outdoor workout station;
• Improved lighting and landscaping along Centennial Trail; and
• Results in a total of approximately 4 acres of publically accessible open space,
pathway and facilities.
c. Provision of green building measures over and above the applicable green building
compliance threshold required pursuant to Title 15 (“Building and Construction”) of the
South San Francisco Municipal Code.
Design Review Findings
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 ECR/Ch
Area Plan 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
ECR/C-RH Zoning District land use designation by encouraging the development of new
residential units within close proximity to the South San Francisco BART, SamTrans and
within the ECR/Ch Area Plan 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 El Camino
Real/Chestnut Avenue Area 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 July 16, 2019 and August 20, 2019, 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 Findings
1. The proposed trip reduction measures are feasible and appropriate for the project,
considering the proposed high density residential use or commercial retail, the project’s
location adjacent to the South San Francisco BART and SamTrans service, and mix of
recreational and childcare uses that will reduce single occupant vehicle use; and
2. The proposed performance guarantees will ensure that the target alternative mode use
established for the project by this chapter will be achieved and maintained and made a
condition of approval for the project.
Density Bonus Request Finding
1. The Project seeks a 35% density bonus under state density bonus law. Building B on Parcel
3 proposes 138 dwelling units per acre, and seeks two development standard waivers from
the floor area ratio (FAR) standard in the General Plan and Area Plan and from the rear
yard setback requirements set forth in South San Francisco Municipal Code Section
20.270.004(D)(1-4) for Buildings Parcels B, C1 and C2 fronting BART and Colma Creek.
The Project will provide 800 residential units, including 13 flex units. Of the non-flex
residential units, 158 will be affordable to low-income households. The total percentage of
affordable housing set aside for low income households constitutes twenty percent (20%)
of the total number of Project residential units. Therefore, the Project is entitled to receive
a thirty-five percent (35%) density bonus or a floor area ratio bonus under Government
Code sections 65915 and 65917.2. In conjunction with state density bonus eligibility, the
Project is also entitled to receive two concessions/incentives and an unlimited number of
development standard waivers. No concessions/incentives have been requested by the
Project.
Waivers and Modifications Request from Chapter 20.270 Zoning Requirements
1. Per 20.270.004.C, Build-To Line. Buildings shall be constructed at the required setback
for at least 65 percent of linear street frontage. The area between the building and property
line shall be paved so that it functions as a wider public sidewalk. This requirement may
be modified or waived by the Planning Commission if:
a. The established street wall along El Camino Real and Chestnut Avenue is not
interrupted;
b. Substantial landscaping is located between the build-to line and ground floor
residential units to soften visual impact of buildings;
c. Entry courtyards, plazas, entries, or outdoor eating and display areas are located
between the build-to line and building, provided that the buildings are built to the
edge of the courtyard, plaza, or dining area; or
d. The building incorporates an alternative entrance design that creates a welcoming
entry feature facing the street.
The applicant requests a waiver of the build-to line requirement for the Oak Avenue
extension constructed at grade from Antoinette Lane since this is a shared space plaza,
walkway and surface parking lot rather than a right-of-way road similar to El Camino
Real, Chestnut Avenue and Mission Road. Requiring a 10’-0” setback from the property
line along the Oak Avenue frontage eliminates efficient use of Site B since it is irregularly
shaped and would reduce the sizing of the proposed Market Hall. The intent of the
requirement is to create an inviting pedestrian experience and the proposed landscaping,
outdoor seating and entry to the Market Hall Plaza is an appropriate alternative entrance
design.
2. Per 20.270.005.B(3), Required Active Frontage for Oak Avenue - A minimum of 65
percent of the frontage of a site along Oak Avenue shall be devoted to active uses.
Exceptions. The Chief Planner may approve a reduced frontage of 50 percent to allow for
fire access, driveways, and for efficient site layout and site configuration. Exceptions
beyond that are subject to Planning Commission approval.
The project has been designed to meet the 50% requirement to preserve the ability to
complete Oak Avenue Phase 2 that will require an elevated roadway across a portion of
the proposed Building B that fronts Oak Avenue Phase 1. This design and active
requirement satisfies the zoning requirements.
3. Per 20.270.005.G(5), all ground floor residential units shall have the primary entrance,
either individual or shared, facing the public street, BART right-of-way, or a pedestrian
connection and shall incorporate a projection (e.g., porch or stoop) or recess at least 40
square feet in area, with a minimum depth of 5 feet.
Exceptions. Alternative designs that create a welcoming entry feature facing the street,
such as a trellis or landscaped courtyard entry, may be approved by the Chief Planner or
Design Review Board.
The project has been designed to meet the intent of ground floor activity and primary
entrances with the live work terrace along Buildings C1 and C2 facing BART right of way
and Colma Creek and this design satisfies the zoning intent per Chief Planner
determination.
Vesting Tentative Tract Map Findings
1. The proposed vesting tentative map, prepared by Sandis and dated September 17, 2019 ,
including the proposed designs and improvements, is consistent with the City’s General
Plan and ECR/Ch Area Plan because the tentative map would facilitate the infill and
development of a mixed-use residential project which would create additional residential
units and retail uses in the geographic center of South San Francisco as highlighted by the
ECR/Ch Area Plan policies and goals.
2. The proposed vesting tentative map is consistent with the standards and requirements of
the City’s Zoning Ordinance and with the provisions of the ECR/Ch Area Plan.
3. The vesting tentative map complies and meets all of the requirements of Title 19 of the
South San Francisco Municipal Code (“Subdivisions”) and with the requirements of the
State Subdivision Map Act.
4. The Project Site is physically suitable for the type of development and density proposed,
as the mixed-use residential project will be located on underutilized parcels in the
geographic center of South San Francisco which calls for a mix of vibrant commercial and
residential uses in the ECR/Ch Area Plan.
5. The vesting tentative map is consistent with the analysis included in the already certified
ECR/Ch EIR and SEIR, and the approval of this vesting tentative map 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 ECR/Ch EIR and
SEIR certified by City Council, nor does the vesting tentative map constitute a change in
the Project or change in circumstances that would require additional environmental review.
6. The design and improvements of the vesting tentative map are not in conflict with any
existing public easements.
7. The property is located in a developed, urban setting, and is not subject to a Williamson
Act contract, on open space easement, a conservation easement, or an agricultural
conservation easement. The surrounding land uses and resulting parcels would not support
agricultural uses; the resulting parcels would result in mixed-use development not
incidental to commercial agricultural use of the land.
Development Agreement (DA) Findings
1. Is consistent with the objectives, policies, general land uses and programs specified in the
General Plan and ECR/Ch Area Plan since the DA proposes to enact the vision of the
General Plan and Area Plan;
2. Is compatible with the uses authorized in, and the regulations prescribed for the land use
district in which the real property is located since the DA proposes a project that will be
mixed-use, high density residential consistent with the adopted zoning district;
3. Is in conformity with public convenience, general welfare and good land use practice since
the DA proposes a project that will be located adjacent to major transit and focus necessary
housing on vacant land with amenities and open space benefits to the wider community;
4. Will not be detrimental to the health, safety and general welfare since the DA proposes a
project that will follow all local, state and federal regulations for construction and
environmental compliance;
5. Will not adversely affect the orderly development of property or the preservation of
property valued since the DA proposes a project that is entirely located on vacant land and
dictates specific site and area improvements that will benefit surrounding properties and
not preclude future redevelopment on surrounding properties; and
6. The Planning Commission, as stated in Findings 1-5, recommends that the City Council
approve the Development Agreement, as put forth in this Resolution and associated
exhibits.
General Plan Consistency Findings Pursuant to Government Code section 65402
1. The Project is consistent with the General Plan and the ECR/Ch Area Plan because the
General Plan and the Area Plan both identify the project site as appropriate for High
Intensity Mixed Use Residential development. The proposed high-density residential
development is consistent with the policies and design direction provided in the South San
Francisco General Plan for the ECR/C-RH Zoning District land use designation by
encouraging the development of new residential units within close proximity to the South
San Francisco BART, SamTrans and within the ECR/Ch Area Plan area. Further, The
proposed project density, as authorized by the State Density Bonus law and for which the
project is entitled to receive based on the number and income levels of affordable units set
aside, is consistent with the General Plan and Area Plan. The noted density for the adopted
General Plan and Area Plan of 110 du/ac and the following proposed density of 138 du/ac
for the proposed building on Parcel B is a result of a constrained, irregular shaped parcel.
Further, the proposed Oak Avenue extension concept proposed by the project is consistent
with the recommendations of the Area Plan with no additional impact as analyzed by the
traffic study prepared. Thus, the proposed project serves the visions and goals of the
General Plan and is consistent with the guidelines therein.
SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City
of South San Francisco hereby makes a determination that the project is consistent with an adopted
Program Environmental Impact Report for the El Camino Real/Chestnut Avenue Area Plan as
updated by the Community Civic Campus Project Subsequent Environmental Impact Report and,
based on the Environmental Consistency Analysis dated October 2019, would not necessitate the
need for preparing a subsequent environmental document pursuant to the criteria of the California
Environmental Quality Act (CEQA) Guidelines Section 15162 as analyzed in the Environmental
Consistency Analysis and subject to the attached Conditions of Approval, makes a determination
that the project is consistent with the adopted South San Francisco General Plan in accordance
with Government Code section 65402, and recommends that the City Council make the findings
contained in this Resolution and approve the entitlements request, the Density Bonus request, and
Development Agreement request for 1051 Mission Road and surrounding associated parcels (P18-
0081, UP19-0008, DR19-0028, TDM19-0004, DB19-0003, WM19-0002, PMMP19-0001, SA19-
0001 and DA19-0002).
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 October, 2019 by the following
vote:
AYES: Chair Murphy, Vice-Chair Wong, Commissioner Faria, Commissioner Shihadeh,
Commissioner Evans, Commissioner Tzang, Commissioner Bernardo
NOES:
ABSTENTIONS:
ABSENT:
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission