HomeMy WebLinkAboutPC Meeting 02-01-18 (Reso 2818-2018) - DTC - two RESOLUTION NO. 2818-2018
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION RECOMMENDING THAT THE CITY COUNCIL CONSIDER AND
ADOPT AN ORDINANCE AMENDING THE SOUTH SAN FRANCISCO MUNICIPAL
CODE CHAPTER 20.280 (“DOWNTOWN STATION AREA SPECIFIC PLAN
DISTRICT”) TO MAKE CHANGES TO THE DOWNTOWN TRANSIT CORE SUB-
DISTRICT DEVELOPMENT STANDARDS, INCREASING THE MAXIMUM DENSITY
WITH INCENTIVES FROM 120 DWELLING UNITS PER ACRE TO 180 DWELLING
UNITS PER ACRE, AND ASSOCIATED GENERAL PLAN AMENDMENT AND
DOWNTOWN STATION AREA SPECIFIC PLAN AMENDMENT
WHEREAS, in January of 2015, the City Council for the City of South San Francisco considered
and adopted the Downtown Station Area Specific Plan (“DSASP”) and associated Draft and
Final Environmental Impact Reports (“EIR”); and
WHEREAS, the Downtown Transit Core (“DTC”) Sub-District is identified in the DSASP as the
area within 1/4 mile of the Caltrain station that is the most suitable location for the highest
intensity transit-oriented development in the Downtown; and
WHEREAS, the DSASP contains provisions increased density and floor area ratio beyond the
maximum base density with the approval of a Conditional Use Permit by City Council under the
“Maximum Density with Incentives Program,” with the provision of public benefits
demonstrated to be above and beyond the minimum required impact fees and other requirements
of a particular project; and
WHEREAS, since the time of adoption, the City has approved entitlements for five multi-family
residential projects within the DTC Sub-District resulting in 633 new residential units; and
WHERAS, one of the projects in the DTC Sub-District has been approved for a higher density
under the “Maximum Density with Incentives Program,” resulting in few public benefits being
realized in the Downtown; and
WHEREAS, the City desires to incentivize the development of high-density residential housing
adjacent to transit and realize additional public benefits for residents; and
WHEREAS, the City and PlaceWorks, Inc. prepared a 2018 Addendum to the 2015 DSASP EIR
in accordance with the provision of the California Environmental Quality Act (“CEQA”) and
CEQA Guidelines; and
WHEREAS, by separate Resolution, the Planning Commission has made findings and
recommended approval of the 2018 Addendum as the appropriate environmental document for
the Project; and
WHEREAS, on February 1, 2018, the Planning Commission conducted a property noticed public
hearing to consider making a recommendation to the City Council on Zoning Text Amendments,
General Plan Amendments, and Downtown Station Area Specific 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
Downtown Station Area Specific Plan, prepared by BMS Design Group, dated February 2015;
the draft Zoning Text Amendments, prepared by City staff and PlaceWorks Inc; the draft
General Plan Amendments, prepared by City staff and PlaceWorks Inc; the draft Downtown
Station Area Specific Plan Amendments, prepared by City staff and PlaceWorks Inc.; the 2018
Addendum to the 2015 DSASP EIR; all reports, minutes, and public testimony submitted as part
of the Planning Commission meeting on February 1, 2018; 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 on February 1, 2018 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 Zoning Text Amendments,
General Plan Amendments, and Downtown Station Area Specific Plan Amendments 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 DSASP EIR, IS/MND prepared for the Zoning
Ordinance, or 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. Zoning Text Amendment Findings
1. The proposed Zoning Text Amendment is consistent with the adopted General Plan because
the Zoning Text Amendment will reinforce the General Plan policies promoting high-density
residential development adjacent to transit. With minor revisions as a General Plan
Amendment, the Zoning Text Amendment will be consistent with the General Plan. None of
the revisions to the Zoning Ordinance will conflict with or impede achievement of any of the
goals, policies, or land use designations established in the General Plan.
2. The Zoning Text Amendment applies to property that is entirely 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 proposed revisions will
further promote high-density development in close proximity to transit with the provision of
community benefits.
3. The proposed Zoning Text Amendment does not change any zoning districts as already
identified in the Zoning Ordinance and therefore will not be detrimental to the use of land in
any adjacent zone.
III. General Plan Amendment Findings
1. The proposed General Plan Amendment for the Project will modify the Land Use Chapter
Table 2.2-1 (“Standards for Density and Development Intensity”), and Housing Element
Table 4.1-1 (“Land Use Designation, South San Francisco General Plan, 2015) to reflect the
increased density in the Downtown Transit Core Land Use Designation per the Maximum
Density with Incentives. These amendments are intended as minor alterations to the General
Plan related to implementation of the Downtown Station Area Specific Plan.
2. The proposed General Plan Amendment for the Project will require an amendment to other
plans that the City Council has adopted, namely the Downtown Station Area Specific Plan,
and this is being done in tandem through resolution to ensure internal consistency with all
City adopted documents.
3. The 2018 Addendum to the 2015 Downtown Station Area Specific Plan EIR is the
appropriate environmental clearance for the proposed density increase since the changes to
not alter any of the previous EIR assumptions and no new significant impacts are identified.
IV. Downtown Station Area Plan Amendment Findings
1. The DSASP Amendment will modify development regulations but otherwise keeps the
DSASP entirely intact and consistent with the previously adopted document in January of
2015. With minor revisions as a General Plan Amendment, the DSASP Amendment will be
consistent with the General Plan.
2. The DSASP Amendment will not be detrimental to the public interest, health, safety,
convenience, or welfare of the City as it makes modifications to the Maximum Density with
Incentives Program in the Downtown Transit Core District, but does not amend any of the
other development standards or other districts within the Plan Area.
3. The DSASP Amendment area is physically suitable for the proposed land use designation(s)
and the anticipated development since the revision increases the Maximum Density with
Incentives Program in areas that are most accessible to transit, and does not amend any of the
other development standards.
SECTION II. AMENDMENTS.
The Planning Commission recommends that the City Council introduce an Ordinance to adopt
the Zoning Text Amendment (Exhibit A); adopt the General Plan Amendment (Exhibit B); and
adopt the Downtown Station Area Specific Plan 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 2 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 an Ordinance amending the South
San Francisco Municipal Code Chapter 20.280 attached as Exhibit A, adopt the General Plan
Amendment attached as Exhibit B, and adopt the Downtown Station Area Specific Plan
Amendment attached as 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 1st day of February, 2018 by the
following vote:
AYES: Chairperson Faria, Vice Chairperson Nagales, Commissioner Wong, Commissioner
Murphy, Commissioner Tzang
NOES:
ABSTENTIONS:__Commissioner Shihadeh____________________
ABSENT:
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission