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HomeMy WebLinkAboutPC Meeting 10-04-18 (Reso 2829-2018) - 180 Tentative Map RESOLUTION NO. 2829-2018 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA RESOLUTION MAKING FINDINGS AND APPROVING A REQUEST FOR A USE PERMIT, DESIGN REVIEW, TENTATIVE PARCEL MAP AND TRANSPORTATION DEMAND MANAGEMENT PLAN TO SUBDIVIDE THE PROPERTY TO CREATE A TOTAL OF FOUR PARCELS, TO CONSTRUCT FOUR NEW COMMERCIAL BUILDINGS AND TO ALLOW A PARKING REDUCTION AT 180 EL CAMINO REAL IN THE EL CAMINO REAL MIXED USE ZONING DISTRICT. WHEREAS, Shamaim, the property owner (“Applicant”), has submitted an application to subdivide the property to create three new small parcels fronting on El Camino Real and South Spruce Avenue and construct four new commercial buildings totaling approximately 40,000 square feet of commercial/retail space at 180 El Camino Real (“Project”); and, WHEREAS, Applicant seeks approval of a Use Permit (UP18-0011), Design Review (DR18- 0011), Transportation Demand Management Plan (TDM18-0004), and Tentative Parcel Map (PM18-0002); 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, pursuant to CEQA, on March 12, 2014, the City Council adopted an Initial Study/Mitigated Negative Declaration (“IS/MND”), with a Mitigation Monitoring and Reporting Program (“MMRP”), as an objective and accurate document that reflects the independent judgment and analysis of the City in the discussion of the a project at the subject site, comprised of approximately 220,000 square feet of commercial/retail space and 284 residential units; and, WHEREAS, pursuant to CEQA, changes to projects for which an IS/MND has been certified do not require additional analysis unless the lead agency determines that the new Project will result in significant impacts or mitigation measures, or substantially more severe impacts than those analyzed in the previous IS/MND; and, WHEREAS, the intensity and density of the Project will be less than the previously analyzed project, the land uses will remain the same for commercial/retail uses, the location of the four new commercial buildings will remain the same, therefore there will be no new or increased impacts associated with the new buildings or tentative parcel map; and, WHEREAS, the prior certified adopted 2014 IS/MND fully analyzed all potentially significant impacts and proposed mitigation for said impacts; and, WHEREAS, the City Council previously adopted a MMRP for the previous project, which remain in full force and effect for the proposed Project; and, WHEREAS, South San Francisco Municipal Code (“SSFMC”) Section 19.48 requires the Planning Commission to consider the City Engineer and staff’s evaluation of the Tentative Parcel Map and to make a determination as to whether the Tentative Parcel Map is in conformity with the Subdivision Map Act and the SSFMC; and, WHEREAS, the City Engineer and other relevant City staff have reviewed and analyzed the Tentative Map and determined that it complies with the requirements of SSFMC Title 19 and the Subdivision Map Act and recommend that the Planning Commission approve the Tentative Parcel Map; and, WHEREAS, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing on October 4, 2018 to solicit public comment and consider the proposed entitlements 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, General Plan EIR and South El Camino Real General Plan Amendment EIR; the 180 El Camino Real IS/MND, including the Draft and Final MND and all appendices hereto; the South San Francisco Municipal Code; the Project applications; the 180 ECR Project Plans, as prepared by Johnson Lyman Architects, dated September 13, 2018; the Tentative Parcel Map plans, as prepared by Sage Consulting Engineers, Inc., dated August 21, 2018; the Preliminary Transportation Demand Management Plan, as prepared by TJKM Transportation Consultants, dated May 31, 2018; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s meeting held on October 4, 2018, and Planning Commission deliberations; 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 Conditions of Project Approval (Exhibit A), the Preliminary Transportation Demand Management (TDM) Plan (attached as Exhibit B), the 180 El Camino Real Project Plans (attached as Exhibit C) and the 180 El Camino Real Tentative Parcel Map Plans (attached as Exhibit D) 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 Chief Planner, Sailesh Mehra. 4. 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 Centennial Village IS/MND nor would the Project require any new mitigation measures and therefore the Project is within the scope of the Centennial Village IS/MND pursuant to CEQA Guidelines section 15168 because: i. The Project does not propose substantial changes to the Centennial Village IS/MND Project, which will require major revisions of the IS/MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. ii. 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 Centennial Village IS/MND was adopted, shows any of the following: i. The Project will have one or more significant effects not discussed in the Centennial Village IS/MND; 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 Centennial Village IS/MND would substantially reduce one or more significant effects on the environment, but the Project proponents decline to adopt the mitigation measure or alternative 5. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, the Planning Commission, exercising its independent judgment and analysis, finds that the Project falls within the environmental parameters analyzed in the Centennial Village IS/MND 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 Centennial Village IS/MND adopted by City Council nor would new mitigation be required by the Project. Use Permit 1. The proposed Project is consistent with the standards and requirements of the City’s Zoning Ordinance and with the provisions of the El Camino Real Mixed Use Zone District. The Project meets or exceeds all of the general development standards of the El Camino Real Mixed Use Zone District, with the exception of the minimum El Camino Real setback, the depth of required commercial frontage, and parking requirements. The stated exceptions are permissible and warranted by the City’s Zoning Ordinance. 2. The proposed Project is consistent with the General Plan by creating a mixed-use environment that emphasizes pedestrian-activity with buildings built up to the sidewalk along El Camino Real and South Spruce Ave, provides a well-articulated and visually engaging development that implements the goals of the Grand Boulevard Initiative and the El Camino Real Master Plan and locates parking in a way that is not visually dominant, is consistent with the City’s Design Guidelines as they relate to building design, form and articulation and provides commercial uses along both El Camino Real and South Spruce Avenue. 3. The proposed 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 existing uses in the vicinity of the site. The project proposes Commercial uses on a site located in the City’s El Camino Real corridor, on a parcel which has historically been developed with this type of use. The General Plan has analyzed this type of use in the South El Camino Real corridor, and concluded that commercial uses are not adverse to the public health, safety, or welfare. As the proposed Project is consistent with surrounding land uses, approval of the Project will not be detrimental to the nearby properties. 4. The proposed Project complies with applicable standards and requirements of the City’s Zoning Ordinance, with the exception of the minimum El Camino Real setback, the depth of required commercial frontage, and the parking requirements. The stated exceptions are permissible and warranted by the City’s Zoning Ordinance. The proposed Project is located in the El Camino Real Mixed Use District and, subject to the exceptions discussed above in Section B.1, which are permissible and warranted by the City’s Zoning Ordinance, meets the minimum standards and requirements for that district. The exception for the number of parking spaces is allowable under the City’s Municipal Code Section 20.330.006(D), and warranted based on the following findings: i. The parking reduction will serve to support and promote the Project’s TDM program. ii. The Project provides 96% of the required parking spaces and is required, through the TDM program, to achieve an alternative mode use of 28%. The site is not anticipated to result in a shortfall of on-site parking or create the need for overflow parking off-site. iii. The proposed parking standard of 4.33 spaces per 1,000 square feet will be adequate for the proposed use because of the offered alternative solutions for providing and managing parking. The Project is required to implement a TDM Program on an on-going basis over the life of the Project with a required alternative mode shift of 28%. The TDM requirements applicable to the Project, the fact that similar reduced standards have been accepted and/or successfully applied within several large developments in the City, including both commercial and biotech campuses, and the studies from the Institute of Transportation Engineers (ITE), all support a reduced parking standard. iv. The reduced parking rate reinforces the overall efforts of the City’s General Plan and the TDM Ordinance, which encourage reduced parking standards as an effective tool in encouraging use of alternative modes of transportation other than single occupancy vehicles. v. The number of parking spaces provided by the reduced standard will serve all existing, proposed and potential uses as effectively and conveniently as would the standard number of parking spaces required by Chapter 20.210 and Chapter 20.330. As described above, there is ample evidence to support the proposed parking reduction, and there is added concern that an overabundance of parking could have a deleterious effect on the goals and objectives of the City’s TDM efforts since such would serve as a disincentive to use of alternative modes of transportation. 5. 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 commercial uses in the El Camino Real corridor, which is specifically intended for such uses. 6. The site is physically suitable for the type of development and density proposed, as the commercial uses will benefit from being located in the El Camino Real corridor, and the size and development is appropriate for the location and meets the City’s land use and zoning standards. 7. The Project is consistent with CEQA for the reasons stated in Finding A.4 above. 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 commercial campus which will provide a pedestrian-friendly environment with extensive landscaping and sustainability elements incorporated. 2. The Project, including Design Review, is consistent with the General Plan because the proposed commercial development is consistent with the policies and design direction provided in the South San Francisco General Plan for the El Camino Real Mixed Use land use designation by encouraging the development of an environment that emphasizes pedestrian-activity in the El Camino Real corridor. 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 Mixed Use District Standards included in Chapter 20.090. 4. The Project is consistent with the Use Permit, as proposed for modification, for the reasons stated in Section B, above. 5. The Project is consistent with the applicable design review criteria in Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated by the Design Review Board on April 17, 2018 and found to be consistent with each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance, and the Design Review Board. Tentative Parcel Map 1. The proposed vesting tentative parcel map, prepared by Sage Consulting Engineers, Inc. and dated August 21, 2018, including the proposed designs and improvements, is consistent with the City’s General Plan and South El Camino Real Sub-Area because the tentative map would facilitate the development of a pedestrian-oriented commercial project which would implement the goals of the South El Camino Real Sub-Area. 2. The proposed vesting tentative parcel map is consistent with the standards and requirements of the City’s Zoning Ordinance. 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 commercial project will be located on underutilized parcels on El Camino Real which calls for pedestrian-oriented high intensity active use along El Camino Real. 5. The vesting tentative parcel map is consistent with the analysis included in the already adopted Centennial Village IS/MND, 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 Centennial Village IS/MND adopted 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 commercial development not incidental to commercial agricultural use of the land. Transportation Demand Management (TDM) Plan 1. The proposed trip reduction measures contained in the TDM (attached hereto as Exhibit B) 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. Appropriate and feasible measures have been included in the TDM plan to achieve a projected 28% alternative mode usage, as required. The TDM provides incentives for employees to use modes of transportation other than single-occupancy vehicle trips, such as secure bicycle storage, shower facilities, preferential parking for carpools and vanpools, and an employee TDM contact, among others. Further, pedestrian walkways linking the Project to adjacent BART and bus stops will help encourage alternative forms of transportation. 2. The proposed performance guarantees will ensure that the target 28% alternative mode use established for the Project by Chapter 20.400 will be achieved and maintained. Conditions of approval have been included to require that the Final TDM Plan, which must be submitted for review and approval prior to issuance of a building permit, shall outline the required process for on-going monitoring including annual surveys. SECTION 2 DETERMINATION 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 approves Design Review (DR18-0018), Transportation Demand Management Plan (TDM18-0004) and Tentative Parcel Map (SA18-0001) for the Project, and a determination that the Project is within the scope of the Centennial Village IS/MND under CEQA Guidelines 15168 because the 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 Centennial Village IS/MND adopted by City Council nor would new mitigation be required by the Project. 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 4th day of October, 2018 by the following vote: AYES: Chairperson Nagales, Vice Chairperson Murphy, Commissioner Wong, Commissioner Evans, Commissioner Tzang Commissioner Faria, NOES: ABSTENTIONS:_ ABSENT: Commissioner Shihadeh Attest_/s/Sailesh Mehra__________ Secretary to the Planning Commission