HomeMy WebLinkAboutPC Meeting 06-07-18 (Reso 2822-2018) - Entitlement Billboard RESOLUTION NO. 2822-2018
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE EAST
OF 101 AREA PLAN, A ZONING TEXT AMENDMENT, A DEVELOPMENT
AGREEMENT, A RELOCATION AGREEMENT TO ALLOW FOR THE
INSTALLATION OF A 65 FOOT TALL, DOUBLE FACED, DIGITAL BILLBOARD ON
PROPERTY LOCATED AT 180 S AIRPORT IN EXCHANGE FOR REMOVAL OF
ONE DOUBLE-SIDED BILLBOARD ALONG SAN MATEO AVE (AT LOWRIE AVE)
AND ONE SINGLE-SIDED BILLBOARD ON EL CAMINO REAL NORTH OF
ARROYO BLVD, TOGETHER WITH OTHER CONSIDERATIONS.
WHEREAS, Outfront Media (“Applicant”) owns or has a legal equitable interest in a property
located at 180 South Airport (APN 015-122-050) (“Property”); and,
WHEREAS, Applicant has submitted a development proposal to construct, operate and maintain
an off-premise digital message center display (“Digital Billboard”) at the Property (“Project”);
and,
WHEREAS, in order to construct and operate the Project, Applicant seeks approval of an Area
Plan Amendment, a Zoning Text Amendment, Development Agreement, and Relocation
Agreement; 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 adopted an Initial Study / Mitigated Negative Declaration
(“IS/MND”) on August 26, 2015 (State Clearinghouse number 2013062062) in accordance with
the provision of CEQA and CEQA Guidelines, which analyzed the potential environmental
impacts of billboards along the west side of U.S. Highway 101; and,
WHEREAS, pursuant to CEQA Guidelines Section 15164, an addendum to the IS/MND was
prepared for the Project (“2018 Addendum”) which analyzed the potential environmental
impacts of billboards along the east side of U.S. Highway 101 and was presented to the Planning
Commission for recommendation to the City Council for approval by a separate resolution of the
Planning Commission; and
WHEREAS, the Planning Commission held a properly noticed public hearing on June 7, 2018, at
which time interested parties had the opportunity to be heard, to review the Project and the 2018
Addendum, as well as supporting documents, prior to the Planning Commission making its
decision 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 San
Francisco Municipal Code; the Project applications; the Project Plans, as prepared by RMG
Outdoor Inc., dated March 29, 2017; the Clear Channel Billboard Project and Related Zoning
Amendment Initial Study/Mitigated Negative Declaration, including all appendices thereto; the
2018 Addendum to Initial Study/Mitigated Negative Declaration; all site plans, and all reports,
minutes, and public testimony submitted as part of the Planning Commission’s duly noticed June
7, 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:
A. General Findings
1. The foregoing recitals are true and correct.
2. The Exhibits attached to this Resolution, including the Conditions of Project Approval
(Exhibit A), the East of 101 Area Plan Amendment (Exhibit B), Zoning Ordinance Chapter
20.360 Amendments (Exhibit C), the Project Plans (Exhibit D), and the Development
Agreement (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 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.
B. East of 101 Area Plan Amendment
1. The Area Plan, as proposed for amendment, implements and is consistent with the General
Plan. The 1999 General Plan includes policies encouraging the City to consider opportunities
for enhancement of financing tools in order to fund various economic development initiatives
and to actively market South San Francisco. The Project would amend the East of 101 Area
Plan to allow for the installation of new digital off-site billboards in the U.S. Highway 101
corridor subject to the removal of existing static billboards in other areas of the City, and
includes provisions for additional revenue for a period of 30 years, subject to the terms of the
Project entitlements including the proposed Development Agreement and Relocation
Agreement. Further, approval of the Project, including the proposed Development
Agreement and Relocation Agreement, will not impede achievement of, and is consistent
with, applicable General Plan policies.
2. The Area Plan, as proposed for amendment, implements and is consistent with other
provisions of the East of 101 Area Plan, which the General Plan identifies as the guide for
detailed implementation of General Plan policies. Policy LU-1 states that developments
should be evaluated based on their merits and the net benefits they will provide to the East of
101 Area and the City as a whole. The Project requires an amendment to the East of 101
Area Plan to allow for the installation of new digital off-site billboards in the U.S. Highway
101 corridor subject to the removal of existing static billboards in other areas of the City, and
includes provisions for additional revenue to the City for a period of 30 years, subject to the
terms of the Project entitlements including the proposed Development Agreement and
Relocation Agreement. In addition, the proposed Project is consistent with the Design
Policies of the East of 101 Area Plan.
3. The Area Plan, as proposed for amendment, will not be detrimental to the public interest,
health, safety, convenience, or welfare of the City, because the amendments would allow for
new off-site digital commercial billboards only on parcels immediately adjacent to Highway
101, only upon approval of a relocation agreement, and would not otherwise revise the
prohibition on new static billboards in the East of 101 area. Any revisions to existing
billboard signage would continue to be required to be developed in conformance with the
applicable standards included in Chapter 20.110 (Employment Districts) and Chapter 20.360
(Signs).
4. The Area Plan, as proposed for amendment, is physically suitable for the type and intensity
of the land use being proposed, because the amendments would allow for new off-site digital
commercial billboards only on parcels immediately adjacent to Highway 101, upon approval
of a relocation agreement. The presence of a billboard on such parcels would not preclude
the allowance of land uses permitted within any of the respective zoning districts.
C. Zoning Text Amendment
1. The proposed zoning amendments are consistent with the adopted General Plan because they
establish regulations that balance the need of different users for adequate identification,
communication and advertising with the objectives of protecting the public and promoting a
visually attractive community. By allowing the installation of digital billboards subject to a
relocation agreement and sign permit, the proposed zoning amendments will assist the City in
removing existing static billboards from unwanted locations and replacing with digital
signage that provide more timely messaging, strengthen and promote economic development
objectives and actively market South San Francisco. The proposed text amendments related
to the regulation of digital billboards will remain consistent with the City’s General Plan
vision for community and economic development by promoting economic development
within the City, expanding the communication of community services, and providing an
additional source of revenue for the City. The proposed text amendments will not impede
achievement of any of the goals, policies, or land use designations established in the General
Plan is consistent with the General Plan, including the East of 101 Area Plan (as proposed for
amendment).
2. The proposed zoning amendments related to digital billboards would only affect properties in
non-residential districts east of and adjacent to U.S. Highway 101 and have been designed to
be appropriate for surrounding uses. The existing standards ensure that proposed projects are
suitable in terms of architectural compatibility, consistency with area character, legibility,
readability, finish and visibility, and other considerations deemed relevant by the Planning
Commission and City Council because the performance standards for digital billboards,
including operational limitations related to static messages, maximum lighting levels, a
requirement for a light sensing device that adjusts the sign brightness as ambient light
conditions change, and location limitations, are included in the existing standards and would
be applied to proposed Project to minimize visual impacts. The suitability for the potential
digital billboard sites was analyzed in the environmental document prepared for the Project.
3. The proposed zoning amendments related to digital billboards would not result in any change
of zoning districts and therefore would not be detrimental to the use of land in any adjacent
zone.
D. Development Agreement
1. The Owner and City have negotiated a Development Agreement pursuant to Government
Code section 65864 et seq. The Development Agreement, attached hereto as Exhibit F, sets
for the duration, property, project criteria, and other required information identified in
Government Code section 65865.2. Based on the findings in support of the Project, the
Planning Commission finds that the Development Agreement, vesting a project for a new
digital billboard, is consistent with the objectives, policies, general land uses and programs
specified in the South San Francisco General Plan, the East of 101 Area Plan as proposed for
amendment, and any applicable zoning regulations.
2. The Development Agreement is compatible with the uses authorized in, and the regulations
prescribed for the land use district in which the real property is located. The subject site is
suitable for the type and intensity of the land use being proposed. The General Plan
specifically contemplates the proposed type of project and the suitability of the site for
development was analyzed thoroughly in the environmental document prepared for the
Project.
3. The Development Agreement is in conformity with public convenience, general welfare and
good land use practice in that the project will implement guidelines set forth in the General
Plan and the East of 101 Area Plan, which encourage the City to consider opportunities for
enhancement of financing tools in order to fund various economic development initiatives
and to actively market South San Francisco.
4. The Development Agreement will not be detrimental to the health, safety and general welfare
because the project will proceed in compliance with all of the policies and programs
specified in the General Plan and the East of 101 Area Plan and in compliance with all
applicable zoning, subdivision, and building regulations of the City of South San Francisco.
5. The Development Agreement will not adversely affect the orderly development of property
or the preservation of property values in that the project will be consistent with the General
Plan and the East of 101 Area Plan, as proposed for amendment.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, the Planning Commission of the City of South
San Francisco hereby makes the findings contained in this Resolution, and recommends that the
City Council adopt a resolution approving the East of 101 Area Plan Amendment (attached as
Exhibit B).
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt an ordinance adopting the Zoning Ordinance Chapter 20.360 Signs Amendments
(attached as Exhibit C).
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt an ordinance approving the Development Agreement between the City of South
San Francisco and Outfront Media, LLC (attached as Exhibit E).
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 7th day of June, 2018 by the
following vote:
AYES: Chairperson Nagales, Vice Chairperson Murphy, Commissioner Wong, Commissioner
Evans, Commissioner Tzang Commissioner Faria, Commissioner Shihadeh
NOES:
ABSTENTIONS:__
ABSENT:
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission