The URL can be used to link to this page

Home My WebLink AboutPC Meeting 05-04-17 (Reso 2802-2017) - 1600 El Camino - Costco RESOLUTION NO. 2802-2017 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA RESOLUTION MAKING FINDINGS AND ADOPTING THE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION (ND16-0006) AND APPROVING ENTITLEMENTS REQUEST (P16-0016, UPM 16-0001 AND DR16-0010) FOR RELOCATING THE GAS STATION, EXPANDING THE PARKING LOT, AND CONSTRUCTING ADDITIONS TO THE EXISTING COSTCO WHOLESALE USE AT 1600 EL CAMINO REAL WHEREAS, the applicant has requested a use permit modification to relocate the existing gas station, expand the parking lot, and construct additions to the existing Costco Wholesale building at 1600 El Camino Real (“Project”); and WHEREAS, the City of South San Francisco (“City”) certified an Environmental Impact Report (State Clearinghouse # 99032047) and adopted a Statement of Overriding Considerations in connection with the original project; and WHEREAS, in accordance with the California Environmental Quality Act, Public Resources Code, sections 21000, et seq. (“CEQA”), the City prepared an Initial Study/Mitigated Negative Declaration (“IS/MND”) for the Project with assistance from WRA Inc., attached hereto and incorporated herein as Exhibit A; and WHEREAS, the IS/MND was circulated for the required 30-day public comment period on December 12, 2016, which ended on January 13, 2017, at 4:30 p.m.; and WHEREAS, one comment letter was received during the comment period from the San Mateo County Flood Control District (“SMFCD”); a response and revisions to address the comments were included in the IS/MND attached in Exhibit A; and WHEREAS, two additional comment letters were received outside of the comment period from the San Francisco Public Utilities Commission (“SFPUC”) and the Treasure Island Mobile Home Park; responses to these letters are attached and incorporated herein as Exhibit B; and WHEREAS, the IS/MND concludes that the following resources could be impacted by the Project: Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, and Noise, but that those potential impacts would all be reduced to a less than significant level with mitigation; and WHEREAS, the Project also requires entitlement approval for a Use Permit Modification and Design Review; and WHEREAS, on May 4, 2017, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the IS/MND (ND16- 0006), and related entitlements (P16-0016, UPM 16-0001 and DR16-0010), take public testimony, and make 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, including all amendments and updates thereto; the South San Francisco Municipal Code; the Environmental Impact Report and Statement of Overriding Considerations for the original project approvals, and the IS/MND prepared by WRA, Inc., and all appendices thereto; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed May 4, 2017 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 and attachments, including the IS/MND (attached as Exhibit A), Additional Public Comments (Exhibit B), draft Conditions of Approval (Exhibit C), Architectural, Landscape and Engineering Plans (Exhibit D), Project Narrative (Exhibit E), Colma Creek Hydraulic and FEMA Analysis (Exhibit F) are incorporated by reference as 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, Sailesh Mehra. Use Permit Modification 1. The proposed Project is allowed within the Transit Village-Commercial (TV-C) District, which allows the Costco warehouse as a conditional use, with the gas station considered to be an ancillary use. The warehouse and existing fuel facility were approved under Use Permit UP-98- 084, Environmental Impact Report EIR 98-084, and Statement of Overriding Considerations SC 98-084. The Project will not add any new uses, and uses and operations will remain consistent with the previous land use approvals. The proposed Project complies with all applicable provisions of the Zoning Ordinance and the Municipal Code. 2. The proposed Project is consistent with the General Plan, as the site is designated as Community Commercial, and the warehouse and fuel facility are consistent with this designation. The proposed Project would improve the site’s circulation patterns, landscaping, and pedestrian access. 3. The proposed Project has been designed to achieve compliance with the development standards of the Transit Village-Commercial (TV-C) District, since the Project would meet height, floor area ratio, lot coverage, landscaping, and parking standards. Consequently, the proposed Project complies with the design and development standards applicable to its zoning district. 4. The proposed Project will not introduce any new uses to the site, and the existing uses will continue to operate in a way that will not be adverse to the public health, safety, or general welfare of the surrounding uses. The new gas station will include additional dispensers and utilize equipment of the latest technology and safety features in accordance with local, state, and federal requirements, and all applicable permits will be obtained prior to operation. The parking lot expansion will include the installation of a box culvert for a portion of Colma Creek, which will be designed in accordance with the San Mateo County Flood Control District standards for peak events. 5. The design, location, size, and operating characteristics of the proposed use would be compatible with the existing and reasonably foreseeable future land uses in the vicinity, because the site has historically operated as a retail use with a fueling facility, and will include adequate parking and circulation areas to minimize impacts to the surrounding uses and streets. 6. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints in that the existing site includes an existing retail use and gas station. 7. An environmental determination has been prepared in accordance with the California Environmental Quality Act and approved by resolution of the Planning Commission. Design Review 1. The Project is consistent with the applicable standards and requirements of the Zoning Ordinance because as submitted and modified through the Design Review Process, this Project meets or complies with the applicable standards included in the Transit Village Plan District (Chapter 20.250); including: • The gas station relocation and warehouse expansion will be completed with high quality exterior building materials that will match existing site architecture and design; • The Project design has been vetted by the Design Review Board; and • The Project design increases site landscaping and improves the pedestrian path through the site. 2. The site is currently designated Community Commercial. The Project is consistent with the General Plan because the proposed fuel facility relocation and warehouse expansion is consistent with the policies and design direction provided in the South San Francisco General Plan for the Community Commercial land use designation. 3. The Project is consistent with the design guidelines adopted by the City Council in that the proposed use is consistent with the Transit Village District Regulations and Standards included in Section 20.250.004. 4. The proposed Project is subject to approval of a Use Permit Modification, and those findings have been made in the above section. 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 against, and found to be consistent with, each of the eight design review criteria included in the “Design Review Criteria” section of the Zoning Ordinance. 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 (1) adopts the Initial Study/Mitigated Negative Declaration (ND16-0006), attached hereto and incorporated herein as Exhibit A, and (2) approves the related entitlements request for 1600 El Camino Real P16-0016, UPM 16-0001 and DR16-0010), subject to the attached Conditions of Approval (Exhibit C). 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 4th day of May, 2017 by the following vote: AYES: Chairperson Faria, Vice Chairperson Nagales, Commissioner Wong, Commissioner Shihadeh, Commissioner Tzang NOES: ABSTENTIONS:_______________________________________________________________ ABSENT: Commissioner Ruiz Attest_/s/Sailesh Mehra__________ Secretary to the Planning Commission