HomeMy WebLinkAboutPC Meeting 02-01-18 (Reso 2816-2018) - 988 Summerhill RESOLUTION NO. 2816-2018
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE CITY
COUNCIL APPROVE THE ENTITLEMENTS REQUEST (P17-0060, UP17-0013, DR17-
0049, TDM17-0006, AND PM17-0004) TO CONSTRUCT A NEW SIX-STORY MIXED-
USE BUILDING WITH A TOTAL OF 172 RESIDENTIAL UNITS AND
APPROXIMATELY 10,900 SQUARE FEET OF RETAIL AT 988 EL CAMINO REAL
(COLLECTIVELY REFERRED TO AS “988 EL CAMINO REAL” OR “PROJECT”)
AND MAKE A DETERMINATION THAT THE PROJECT IS EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA
GUIDELINES SECTIONS 15332 AND 15183, AND PER PUBLIC RESOURCES CODE
SECTION 21155.4, AND THAT THE PROJECT IS WITHIN THE SCOPE OF THE EL
CAMINO REAL/CHESTNUT AVENUE AREA PLAN (“ECR/C PLAN”) PURSUANT
TO CEQA GUIDELINE SECTION 15168.
WHEREAS, the applicant has proposed construction of a high-density mixed-use residential
development, consisting of 172 residential units, 10,900 sq. ft. of retail space, and 259 parking
spaces over 1.67 acres at 988 El Camino Real, APNs 011-325-030, 011-325-070, 011-325-260,
and 011-014-280 (collectively referred to as “Project Site”) in the City; and
WHEREAS, the proposed Project is located within the El Camino Real / Chestnut Area Plan
(“ECR/C”) area; and
WHEREAS, the applicant seeks approval of a Conditional Use Permit (UP17-0013), Design
Review (DR17-0049), Transportation Demand Management Plan (TDM17-0006), and Vesting
Tentative Parcel Map (PM17-0004) for the Project; and
WHEREAS, the applicant has submitted a separate request for vacation of the Mission Road
Public Utilities Easement, which is consistent with the City’s General Plan and ECR/C Area Plan
policies, and will enable development of a mixed-use, residential building at this site; 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 number 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/C 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 ECR/C Area Plan’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 number 1996032052) 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
amendments to the ECR/C Area Plan and adopted a Mitigation Monitoring and Reporting
Program;
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 consistent with the General Plan and the ECR/C Area Plan and would have no
environmental impacts that would be peculiar to the Project; and
WHEREAS, the Project is also exempt from CEQA pursuant to Public Resources Code section
per Public Resources Code section 21155.4 as the project is a mixed-use development project
that meets three specific criteria and has no new or more significant impacts than disclosed in the
EIR and applicable portions of the SEIR (“EIRs”), and is statutorily exempt from CEQA review;
and
WHEREAS, the City and applicant prepared an Environmental Consistency Analysis for the
Project pursuant to CEQA Guidelines § 15183 and an Environmental Checklist pursuant to
CEQA Guidelines § 15168(c)(4) that concluded that even if the Project was not exempt from
CEQA pursuant to the above-listed exemptions, in accordance with the requirements of CEQA
Guidelines § 15168, the Project is within the scope of the ECR/C Area Plan 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 ECR/C EIRs certified by
City Council nor would new mitigation be required; and
WHEREAS, on February 1, 2018, 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 /
Chestnut Area Plan and Area Plan Program EIR; the SEIR; the South San Francisco Municipal
Code; the Project applications; the Project Plans, as prepared by KTGY Architects, dated
December 1, 2017; 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 February 1, 2018
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 988 El Camino Real Entitlement
Plan Set Submittal (Exhibit A), Applicant Support Statement (Exhibit B), the Draft
Conditions of Approval (Exhibit C), The Draft Transportation Demand Management Plan
(Exhibit D), the GreenPoint Scorecard (Exhibit E), The Development Conformance
Checklist (Exhibit F), the Environmental Consistency Analysis, as prepared by the
applicant and City staff (Exhibit G), and Environmental Consistency Analysis Supporting
Documents (Exhibits H-M) 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.
CEQA Findings
1. For the reasons stated in this Resolution, the Project is exempt from CEQA pursuant to
CEQA Guidelines § 15332: Class 32 as an infill development project because:
a. As described in the record, the Project is consistent with the City’s General Plan,
all applicable General Plan policies and zoning designations and regulations.
b. The Project will be located within the City’s limits, on a site of less than 5 acres
and will be surrounded by urban uses in a built-out environment.
c. The Project site no value as habitat for endangered, rare or threatened species as it
is in a built-out environment and is currently disturbed as the site of an existing
carwash and parking areas.
d. As supported by the findings of the ECA, approval of the Project would not result
in any significant effects relating to traffic, noise, air quality or water quality.
e. The Project can be adequately serviced by all required utilities and public
services.
2. For the reasons stated in this Resolution, the Project is exempt from CEQA pursuant to
CEQA Guidelines § 15183 as the Project is consistent with a Community Plan, General
Plan or Zoning because as supported by the findings of the ECA:
a. The Project is consistent with the development density established by existing
ECR/C zoning, Area Plan, and General Plan policies for which the ECR/C Area
Plan Program EIR was certified.
b. There are no project-specific effects which are peculiar to the project or its site.
c. There are no project-specific impacts which the ECR/C Area Plan Program EIR
failed to analyze as significant effects.
d. There are no potentially significant off-site and/or cumulative impacts which the
ECR/C Area Plan Program EIR failed to evaluate.
e. There is no substantial new information which results in more severe impacts than
anticipated by the ECR/C Program EIR
3. 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/C
Program EIRs nor would the Project require any new mitigation measures and therefore
the Project is within the scope of the ECR/C Area Plan pursuant to CEQA Guidelines
section 15168 because:
a. The Project does not propose substantial changes to the ECR/C Area Plan Project,
which will require major revisions of the ECR/C Program EIRs due to the
involvement of new significant environmental effects or a substantial increase in
the severity of previously identified significant effects;
b. No substantial changes have occurred with respect to the circumstances under
which the ECR/C Project is undertaken which will require major revisions of the
ECR/C Program EIRs 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/C Program EIRs was certified as complete, shows any of the following:
i. The Project will have one or more significant effects not discussed in the
ECR/C Program EIRs;
ii. Significant effects previously examined will be substantially more severe
than shown in the previous EIRs;
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/C Program EIRs would substantially reduce one
or more significant effects on the environment, but the Project proponents
decline to adopt the mitigation measure or alternative.
4. For reasons stated in this Resolution, the project is statutorily exempt from CEQA per
Public Resources Code section 21155.4 as it is a mixed-use transit priority project as
defined by SB 375, and meets the following criteria:
a. The project is proposed within a transit priority area, as it is within one-half mile
of an existing major transit stop that is served by at least two major bus routes
with a frequency of service interval of 15 minutes or less during the morning and
afternoon peak commute periods; and
b. The project implements and is consistent with the ECR/C Chestnut Area Plan,
which was approved pursuant to a certified Program EIR; and
c. The project is consistent is with the general use designation, density, building
intensity, and applicable policies for the ECR/C Area in Plan Bay Area 2040,
which is the Bay Area Sustainable Communities Strategy.
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 and the applicant,
attached hereto as Exhibit G, the Planning Commission, exercising its independent
judgment and analysis, finds that the Project is statutorily and categorically exempt from
CEQA pursuant to CEQA Guidelines § 15332: Class 32, pursuant to CEQA Guidelines §
15183, and pursuant to Public Resources Code § 21155.4, the Project falls within the
environmental parameters analyzed in the ECR/C EIRs, and further finds that the Project
is within the scope of the ECR/C Area Plan pursuant to CEQA Guidelines § 15168
because 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/C Program EIRs certified by City Council nor would
new mitigation be required by the Project. These findings are supported by the fact that,
the project implements the policies of the ECR/C Area Plan, and the Project prepared an
Historic Resources Analysis, an Archaeological Report, a Geotechnical Investigation, a
Solar Study, a Noise Assessment, a Traffic and Circulation Analysis, and a Sewer
Analysis, all of which determined that the Project would not result in any new impacts
not adequately evaluated and addressed by the ECR/C Program EIR and Statement of
Overriding Considerations.
Conditional Use Permit
1. The proposed use is allowed within the El Camino Real/Chestnut Mixed-Use High
Density (ECR/C-MXH) 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 Area Plan by creating a high-density residential mixed-use project that
emphasizes active retail storefronts, pedestrian and bicycle improvements, connection to
transit, and that implements the goals of the El Camino Real/Chestnut Area 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 El Camino Real/Chestnut Area Plan. The Project proposes high-density mixed-uses
located in the City’s El Camino Real/Chestnut Area plan area, which is intended for this
type of use, and would be redeveloping underutilized parcels that are adjacent to the
future City Civic Center. 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/Chestnut Mixed-Use High Density 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/C EIR.
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 El Camino Real/Chestnut
Mixed-Use High Density District, which is specifically intended for such uses.
5. With the exception of the commercial frontage and location of parking exceptions, 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 meetings on
August 15, 2017 and December 19, 2017.
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 BART Station, future Civic Center and mixed-use sites on El Camino Real,
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 20.270.004, El Camino Real/Chestnut
Additional Development Standards, an increase in FAR and density may be achieved in
the ECR/C-MXH District through a combination of the following elements: a
Transportation Demand Management (TDM) measures, projects that include high
quality, innovative design and product type, and maximum provision for pedestrian and
bicycle use, provision of off-site improvements, and provision of green building
measures over and above SSFMC requirements. The City Council shall review any
request for an increased Density and FAR, subject to a Conditional Use Permit. The
proposed mixed-use development has provided robust TDM program intended to reduce
peak-hour vehicle trips, high-quality architectural design and materials, bicycle amenities
including private and public and private bike parking spaces, a bike repair area, and direct
linkages to the Centennial Way Trail, pedestrian improvements to the sidewalks on El
Camino Real and Chestnut Avenues, off-site improvements in the form of publicly
accessible open space on private property and extending to Centennial Way Trail, an
improved intersection at Chestnut Avenue and Antoinette Lane, and a Green Building
plan beyond what is required by the SSFMC. Thus, the project is meeting the
requirements for the requested FAR and density.
8. Per South San Francisco Municipal Code Section 20.270.005 (C), El Camino
Real/Chestnut Avenue Area Plan Supplemental Regulations, Depth of Required
Commercial Frontage, the minimum average depth of the required commercial frontage
shall be 65 feet for parcels less than 100 feet in depth, and a reduced average depth of 55
feet for parcels less than 100 feet in depth may be approved to allow for efficient site
layout and site configuration. The proposed commercial depth of 56 feet and 8 inches is
appropriate, given the site’s irregular size and site constraints, and will help to provide
active commercial street frontages on both El Camino Real and Chestnut Avenue. Thus,
the project is meeting the exception requirements for Required Commercial Frontage.
9. Per South San Francisco Municipal Code Section 20.270.005 (I) Limitations on Location
of Parking, above-ground parking may not be located within 40 feet of a street-facing
property line or BART right-of-way. The project proposes twelve surface commercial
and visitor parking spaces approximately 30 feet from the property line that is adjacent to
the BART right-of-way. The PG&E easement constrains the site, and prevents this
parking from being located within the structure. The parking area will be screened by
trees and landscaping, which will buffer the pedestrian right-of-way. Thus, the project is
meeting the exception requirements for Limitations on Location of Parking.
10. The Project is statutorily and categorically exempt from CEQA pursuant CEQA
Guidelines § 15332: Class 32 and § 15183, and Public Resources Code § 21155.4. 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/C EIRs 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 and the ECR/C
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 El Camino Real/Chestnut Mixed-Use, High Density land use designation by
encouraging the development of new residential units within close proximity to the
BART Station and within the ECR/C plan area, by activating the streetscape on Chestnut
Avenue and El Camino Real, and by providing ground-floor retail and 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/Chestnut 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 August 15, 2017 and
December 19, 2017, and found to be consistent with each of the eight design review
criteria included in the Design Review Criteria” section of the Ordinance.
Vesting Tentative Parcel Map
1. The proposed vesting tentative parcel map, prepared by CBG Engineering and dated
December 1, 2017, including the proposed designs and improvements, is consistent with
the City’s General Plan and El Camino Real / Chestnut Sub-Area because the tentative
map would facilitate the infill and development of a mixed-use residential project which
would implement the goals of the ECR/C Area Plan.
2. The proposed vesting tentative parcel map is consistent with the standards and
requirements of the City’s Zoning Ordinance and with the provisions of the ECR/C Area
Plan.
3. The vesting tentative parcel 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 on El Camino
Real which calls for a mix of vibrant commercial and residential uses, active frontages,
and open space connections in the ECR/C plan area.
5. The vesting tentative parcel map is consistent with the analysis included in the already
certified ECR/C EIR, 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/C EIR
certified by City Council, nor does the vesting tentative parcel 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 parcel 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.
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, size, and
hours of operation.
2. The proposed performance guarantees will ensure that the target alternative mode use
established for the project by Section 20.400 and the ECR/C Area Plan will be achieved
and maintained.
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
City Council approval of entitlements request for 988 El Camino Real (P17-0060, UP17-0013,
DR17-0049, TDM17-006, and PM17-0004), and a determination that the Project is statutorily
and categorically exempt from CEQA pursuant to CEQA Guidelines § 15332: Class 32, Public
Resources Code § 21155.4, and CEQA Guidelines §15183 and the Project is within the scope of
the ECR/C Area Plan under CEQA Guidelines § 15168 because the environmental effects of the
Project were sufficiently analyzed under the El Camino Real/Chestnut Area Plan (ECR/C)
Program Environmental Impact Report and Subsequent Environmental Impact Report (EIRs),
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 1st day of February, 2018 by the
following vote:
AYES: Chairperson Faria Commissioner Shihadeh, Commissioner Wong, Commissioner
Murphy, Commissioner Tzang
NOES: Vice Chairperson Nagales
ABSTENTIONS______________________
ABSENT:
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission