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HomeMy WebLinkAboutPC Meeting 12-20-18 (Reso 2836-2018) - 380 S Aiport - Grosvenor RESOLUTION NO. 2836-2018 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA RESOLUTION RECOMMENDING APPROVAL OF A ZONING TEXT AMENDMENT, A TYPE C SIGN PERMIT AND DESIGN REVIEW TO ALLOW FOR AN ELECTRONIC CHANGEABLE COPY SIGN AT THE BEST WESTERN GROSVENOR HOTEL LOCATED AT 380 S AIRPORT BLVD IN THE FREEWAY COMMERCIAL (FC) ZONE DISTRICT IN ACCORDANCE WITH SSFMC CHAPTERS 20.110, 20.360 & 20.480 AND DETERMINATION THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA. WHEREAS, Grosvenor Airport Associates (“Applicant”) owns or has a legal equitable interest in a property located at 380 South Airport (APN 015-141-222) (“Property”); and, WHEREAS, Applicant has submitted a development proposal to construct, operate and maintain an electronic reader-board sign at the Property (“Project”); and, WHEREAS, in order to construct and operate the Project, Applicant seeks approval of a Zoning Text Amendment, Type C Sign Permit and Design Review; 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, in July of 2010, the City Council for the City of South San Francisco (“City”) adopted a comprehensive update to the City’s zoning ordinance, which repealed the then-existing Title 20 of the South San Francisco Municipal Code, and replaced it with an entirely new Title 20 that, among other actions, established new zoning districts, revised and reformatted many then-existing zoning provisions, eliminated inconsistent and outdated provisions, and codified entirely new zoning provisions, including new land use regulations and development standards (“Zoning Ordinance”); and WHEREAS, since adoption of the Zoning Ordinance in July 2010, the City has identified areas of the Zoning Ordinance that require refinement, clarification, and/or correction, including revisions to the City’s Chapter 20.360 regulating signs in order to provide standards to allow digital billboards and other minor modifications; and WHEREAS, the Zoning Ordinance was adopted after preparation, circulation, consideration, and adoption of an Initial Study/Negative Declaration (“Zoning Ordinance IS/ND”) in accordance with the California Environmental Quality Act, Public Resources Code Sections 21000, et seq. (“CEQA”), which IS/ND analyzed the environmental impacts of adopting the Zoning Ordinance and concluded that adoption of the Zoning Ordinance could not have a significant effect on the environment because none of the impacts required to be analyzed under CEQA would exceed established thresholds of significance; 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, the refinements, clarifications, and/or corrections to the Zoning Ordinance as they relate to signage 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 Zoning Ordinance IS/ND or IS/MND prepared and circulated for the siting of billboards along U.S. Highway 101, nor do the refinements, clarifications, and/or corrections constitute a change in the project or change in circumstances that would require additional environmental review; and, WHEREAS, the Planning Commission held a properly noticed public hearing on December 20, 2018, at which time interested parties had the opportunity to be heard, to review the Project 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 1999 General Plan and General Plan Environmental Impact Report, including the 2001 updates to the General Plan and 2001 Supplemental Environmental Impact Report; the South San Francisco Municipal Code; the 2010 Zoning Ordinance Initial Study/Negative Declaration; the 2015 Initial Study / Mitigated Negative Declaration prepared for the siting of billboards along the west side of U.S. Highway 101 (“101 Terminal Court Clear Channel Billboard Project”) and Related Zoning Amendment, including all written comments received; the Project applications; the Project Plans, as prepared by YESCO, dated April 26, 2017; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed December 20, 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), Zoning Ordinance Chapter 20.360 Amendments (Exhibit B) and the Project Plans (Exhibit C) 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. 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 electronic changeable copy signs, subject to a sign permit, the proposed zoning amendments will allow uses that typically have public messaging to incorporate 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 electronic changeable copy signs will remain consistent with the City’s General Plan vision for community and economic development by promoting economic development within the City and expanding the communication of community services. The proposed text amendments will not impede achievement of any of the goals, policies, or land use designations established in the General Plan. 2. The proposed zoning amendments related to electronic changeable copy signs would only affect properties located in the Freeway Commercial (FC) zoning district, which provides areas for regional-serving retail uses, commercial lodging, visitor services and similar uses that benefit from proximity to the Bayshore Freeway, and such signs will have been designed to be appropriate for surrounding uses. The affected properties in the FC zoning district are also in keeping with existing zoning ordinance language, including SSFMC Section 20.360.011(A)4., which allows signs in the Airport/South Airport Boulevard and Highway 101 corridor areas which have special sign needs due to the regional nature of the use, the traveler-oriented nature of the use, or other special requirements. 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 electronic changeable copy signs, 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 the proposed Project to minimize visual impacts. 3. The proposed zoning amendments related to electronic changeable copy signs would not result in any change of zoning districts and therefore would not be detrimental to the use of land in any adjacent zone. C. Design Review 1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because as submitted through the Design Review Process, the signage complies with the applicable standards included in Chapter 20.110 (Employment Districts) and Chapter 20.360 (Signs). 2. The Project, including Design Review, is consistent with the General Plan and the East of 101 Area Plan because the proposed signs are consistent with the design policies and design direction provided in the South San Francisco General Plan and East of 101 Area Plan. 3. The Project, including Design Review, complies with any applicable design guidelines adopted by the City Council in that the proposed signage is consistent with the Employment Development Standards and Supplemental Regulations included in Sections 20.110.003 & 20.110.004 and with the Design Principles in Section 20.360.003. 4. The Project is consistent with the applicable design review criteria in Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated against, and found to be consistent with, each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance. 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 an ordinance adopting the Zoning Ordinance Chapter 20.360 Signs Amendments (attached as Exhibit B). BE IT FURTHER RESOLVED that the Planning Commission hereby conditionally approves the Sign Permit and Design Review. BE IT FURTHER RESOLVED that the Planning Commission approvals stated herein are conditioned upon the City Council’s approval of the Zoning Ordinance Chapter 20.360 Signs Amendments. 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 20th day of December, 2018 by the following vote: AYES: Vice Chairperson Murphy, Commissioner Wong, Commissioner Faria, Commissioner Shihadeh NOES: ABSTENTIONS:_ _ ABSENT: Commissioner Tzang, Commissioner Evans Attest_/s/Sailesh Mehra__________ Secretary to the Planning Commission