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HomeMy WebLinkAboutPC Meeting 09-06-18 (Reso 2828-2018) - Cadence Entitlements RESOLUTION NO. 2828-2018 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA RESOLUTION MAKING FINDINGS AND APPROVING THE ENTITLEMENTS REQUEST (P17-0102, UP17-0019, DR17-0067, AND DAA18-0002) TO CONSTRUCT A NEW SEVEN- TO EIGHT-STORY BUILDING WITH A TOTAL OF 195 RESIDENTIAL UNITS AT 405 CYPRESS AVENUE, 204, 208, 212/214, AND 216 MILLER AVENUE (COLLECTIVELY REFERRED TO AS “CADENCE PHASE 2” OR “PROJECT”). WHEREAS, the applicant has proposed construction of a high-density residential development, consisting of 195 residential units, 225 parking spaces, and residential amenities at 405 Cypress Avenue, 204, 208, 212/214, and 216 Miller Avenue, APNs 012-314-220, 012-314-190, 012- 314-180, 012-314-110, and 011-014-100 (collectively referred to as “Project Site”) in the City; and WHEREAS, the proposed Project is located within the Downtown Station Area Specific Plan (“DSASP”) area; and WHEREAS, the applicant seeks approval of a Conditional Use Permit (UP17-0019), Design Review (DR17-0067), and Development Agreement Amendment (DAA18-0002) 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 January 28, 2015 (State Clearinghouse number 2013102001) 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 DSASP; and WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) on January 28, 2015 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 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 DSASP 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 multi-family residential development project that meets three specific criteria and has no new or more significant impacts than disclosed in the EIR, 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 DSASP 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 DSASP EIR certified by City Council nor would new mitigation be required; and WHEREAS, the Design Review Board reviewed the Project at its December 21, 2017 meeting, and recommended approval of the Project with the incorporation of recommended design and landscape changes; and WHEREAS, the Planning Commission held a lawfully noticed public hearing on September 6, 2018 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 Downtown Station Area Specific Plan 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 7, 2018; 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 6, 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 Cadence Phase 2 Project Plan Set (Exhibit A), Draft Conditions of Approval (Exhibit B), the Development Agreement Amendment (Exhibit C), the Downtown Development Conformance Checklist (Exhibit D), and the Transportation Demand Management Plan (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. A. Conditional Use Permit 1. The proposed project, as modified by the entitlement request, is consistent with the standards and requirements of the City’s Zoning Ordinance and with the provisions of the Downtown Transit Core (DTC) Zoning District is allowed within the Downtown Transit Core (DTC) Zoning District and complies with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code, with the exception of the requested increased density and reductions to the parking and private storage requirements. However, the requested increased density is permissible and warranted by the City’s Zoning Ordinance, subject to the provision of sufficient public benefits included as part of the project. Approval of reduction to the parking and private storage requirements is allowable through the Use Permit request (discussed later in this section). 2. The proposed Project is consistent with the General Plan and the Downtown Station Area Specific Plan by creating a high-density transit-oriented development project that provides residential units proximate to downtown businesses, employment uses, and the Caltrain station, that emphasizes pedestrian improvements, and that 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 Downtown Station Area Specific Plan. The Project proposes high-density residential development located in the City’s Downtown Station Specific Plan area which is intended for this type of use, and would be redeveloping vacant and underutilized parcels that are within the Downtown. 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 commercial and residential land uses in the Downtown Transit Core 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 Downtown Station Area Specific Plan Program 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 multi-family residential units in the Downtown Transit Core District, which is specifically intended for high-density residential development proximate to the Caltrain station. 5. With the exception of the requested parking and private storage space reduction, discussed below, 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, with the inclusion of landscape and design modifications, by the City’s Design Review Board at their meeting on December 21, 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 Caltrain station, commercial and retail uses in the Downtown, employment uses East of 101, 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 20.280.005 (F), Downtown Station Area Specific Plan Additional Development Standards, Private Storage Space, the total number of private storage spaces may be reduced up to 25 percent to address operational characteristics that are incompatible with the storage requirement; the total number of private storage spaces may be reduced up to 50 percent if the storage is located proximate to the residential unit. In an attempt to provide sufficient project parking the applicant is requesting a reduction of 36 percent of private storage spaces. The private storage spaces would be assigned to residents on a demand basis, and staff has recommended a Condition of Approval requiring that if the proposed reduction in the Private Storage requirements results in unfavorable conditions related to storage on balconies, common areas, or within approved on-site parking spaces, the applicant shall provide off-site storage options to residents, with prior approval by the Chief Planner. Thus, the project is meeting the requirements for the reduction in private storage units by 36 percent. 7. Per South San Francisco Municipal Code Section 20.330.007, Downtown Parking, the Planning Commission shall review any request for a reduction in the number of required parking spaces and make a determination whether there is sufficient parking within the District to accommodate the proposed use. The applicant is proposing to assign and manage parking across two adjacent phases of the Cadence development, and is requesting a 27 percent parking reduction. Based on the parking requirements for multi- family residential development outlined in South San Francisco Municipal Code Section 20.330.007, Cadence Phase 1 and Phase 2 combined requires a minimum of 545 parking spaces (319 for Phase 1, and 227 for Phase 2), to accommodate 455 total units. The applicant is proposing 522 parking spaces across both project phases. Of the 522 proposed parking spaces, 122 of them are compact parking spaces, which are not counted towards the project’s required parking. With the draft Conditions of Approval to require parking signage, unbundle up to 50 percent of parking, and manage the parking assignment for tenants, the Project will provide sufficient on-site parking. The proposed residential development use will be adequately be served by the proposed parking provided by 225 on-site parking spaces to serve the 195 units. The site is within one- quarter mile of the Caltrain station, is served by several bus lines, and provides adequate bicycle parking and pedestrian access to encourage alternative modes of transportation, and is walkable to Downtown and employment centers. Thus, there is sufficient parking within the site and surrounding District to accommodate the proposed use. 9. The Project is statutorily and categorically exempt from CEQA pursuant to 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. B. 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 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 Downtown Station Area Specific 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 Downtown Transit Core land use designation by developing new residential units within close proximity to the Caltrain Station and within the Downtown area, and by activating the streetscape on Miller and Cypress Avenues. 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 Downtown Station Area Specific 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 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. C. Development Agreement Amendment 1. The Owner and City have negotiated a Development Agreement Amendment pursuant to Government Code section 65864 et seq. The Development Agreement Amendment, attached hereto as Exhibit C, sets for the duration, property, project criteria, and other required information identified in Government Code section 65865.2. The Development Agreement Amendment, as proposed, is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Downtown Station Area Specific Plan, both of which envision a high-density residential project adjacent to the Caltrain commuter station that can revitalize underused parcels and support economic activity in the Downtown area. Further, the land uses, development standards, densities and intensities, buildings and structures proposed are compatible with the goals, policies, and land use designations established in the General Plan (see Gov’t Code, § 65860), and none of the land uses, development standards, densities and intensities, buildings and structures will operate to conflict with or impede achievement of the any of the goals, policies, or land use designations established in the General Plan. 2. The Development Agreement Amendment, as proposed, is compatible with the proposed high-density residential use authorized in and the regulations prescribed for the land use district (Downtown Transit Core) in which the real property is located and complies with all applicable zoning, subdivision, and building regulations and with the guiding policies of the General Plan and Downtown Station Area Specific Plan. 3. The Development Agreement Amendment, as proposed, remains in conformity with public convenience, general welfare and good land use practice, since the project would provide adequate parking, conform to the height, density, and floor area ratio (FAR) standards set forth in the Zoning Ordinance, and confirm the land use goals of both the General Plan and the Downtown Station Area Specific Plan that support new residential development proximate to the Caltrain commuter station. 4. The Development Agreement Amendment, as proposed, will not adversely affect the orderly development of property or the preservation of property values since the project must conform to the City’s development standards, new pedestrian improvements are proposed that will enhance the existing City infrastructure in the Downtown area, the Project will not preclude similar development from occurring on adjacent parcels, and the Project will enhance property values since long-term vacant and underutilized parcels will be redeveloped. 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 hereby makes the findings contained in this Resolution and approve the entitlements request for 405 Cypress Avenue, 204, 208, 212/214, and 216 Miller Avenue (P17- 0102, UP17-0019, DR17-0067, and DAA18-0002) 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 6th day of September, 2018 by the following vote: AYES: Chairperson Nagales, Vice Chairperson Murphy, Commissioner Wong, Commissioner Evans, Commissioner Tzang Commissioner Faria, NOES: ABSTENTIONS:_Commissioner Shihadeh_ ABSENT: Attest_/s/Sailesh Mehra__________ Secretary to the Planning Commission