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HomeMy WebLinkAboutPC Meeting 09-15-16 (Reso 2794-2016) - 550 Gateway RESOLUTION NO. 2794-2016 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA RESOLUTION MAKING FINDINGS AND APPROVING THE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION (ND16-0007) AND ENTITLEMENTS REQUEST (P15-0070, PP15-0003, DR15-0056, UP15-0013, SIGNS16- 0022, & TDM15-0003) FOR A PROPOSED 151 ROOM HOTEL AT 550 GATEWAY Boulevard WHEREAS, the applicant has proposed to construct a 151-room hotel (“Project”) located at the vacant 550 Gateway Boulevard parcel; and WHEREAS, the City of South San Francisco (“City”) prepared an Initial Study/Mitigated Negative Declaration (“IS/MND”) for the Project with assistance by Knapp Planning and Environmental Consulting; and WHEREAS, the IS/MND was circulated for the required 30-day public comment period on August 1, 2016 and ended on August 30, 2016 at 5:00pm; and WHEREAS, two comments was received on the document, neither of which questioned the validity of the environmental analysis and only requested clarifications that have since been incorporated into the Project as Conditions of Approval; and WHEREAS, the Project also requires entitlement approval for a Precise Plan, Design Review, Conditional Use Permit, Master Sign Program, and Transportation Demand Management Program; and WHEREAS, on September 15, 2016 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 (ND16-0001), and related entitlements (P15-0070, PP15-0003, DR15-0056, UP15-0013, SIGNS16-0022, & TDM15-0003), 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; and the IS/MND prepared by Knapp Planning and Environmental Consulting, and all appendices thereto; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed September 15, 2016 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 and associated Mitigation Monitoring and Reporting Program for the Project (attached as Exhibit A), IS/MND received comments (attached as Exhibit B), and draft Conditions of Approval (Exhibit C) 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. Precise Plan 1. The Project proposed in the precise plan is compatible with the intent and purpose of the Gateway specific plan, since it proposes a new hotel which is an identified permitted use under the Gateway Specific Plan. 2. The proposed development under the precise plan has been designed to achieve compliance with the development standards of the Gateway specific plan, since the Project would meet height, floor area ratio, lot coverage, setback and parking locational standards. 3. The Project proposed in the precise plan does not have an owner participation agreement or development agreement, so this required Finding is not applicable. 4. The Project proposed in the precise plan is consistent with the general plan, which designates the parcel as Business Commercial, which is intended for the commercial and hotel district along South Airport, Gateway, and Oyster Point Boulevards. Design Review 1. The Project is consistent with the applicable standards and requirements of this Ordinance because as submitted and modified through the Design Review Process, this Project meets or complies with the applicable standards included in the Gateway Specific Plan District (Chapter 20.220) and the Gateway Specific Plan; including: • the entire site will be redeveloped with a new building and new landscaping; • the buildings will be clad in high quality exterior building materials such as stone, spandrel and vision glass and cement plaster; • the exterior design has been vetted by the Design Review Board where a number of design and material changes were suggested and eventually incorporated into the plans; and • the exterior design is attractive on all four sides. 2. The General Plan Land Use Designation for the site is Business Commercial (BC) and the proposed Project is consistent with the General Plan and Gateway Specific Plan, which is intended for the commercial and hotel district along South Airport, Gateway, and Oyster Point Boulevard 3. The Project is consistent with the design guidelines adopted by the City Council in that the proposed use is consistent with the East of 101 Area Plan and the Gateway Specific Plan. 4. The proposed Project is subject to approval of a Conditional Use Permit, and those findings have been made in the section below. 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 Ordinance. Conditional Use Permit for Parking Reduction 1. The proposed use is allowed within the Gateway Specific Plan District and complies with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code. 2. The proposed use is consistent with the General Plan and the Gateway Specific Plan District as the proposed hotel use is a permitted use; 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 as the Project proposes to be self-parked consistent with other airport-oriented hotels. 4. The proposed use complies with any design or development standards applicable to the zoning district or the use in question and has been vetted and recommended for approval by the City’s Design Review Board. 5. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and reasonably foreseeable future land uses in the vicinity, which primarily includes airport-oriented hotel uses. 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, all of which were vetted and reviewed by staff and consultants through both a site plan analysis and specific environmental review of the potential impacts to the site. 7. An environmental determination has been prepared in accordance with the California Environmental Quality Act and approved by resolution of the Planning Commisison. Findings Required in addition to the Conditional Use Permit Findings (SSFMC 20.330.006): 8. Based on the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; and because the applicant has undertaken a transportation demand management program, parking demand will be reduced at the site and parking demand for the proposed use should not exceed the provided parking on-site. 9. The use will adequately be served by the proposed on-site parking since the applicant would offer adequate shuttle service and has a proven occupancy rate and performance record that suggests that an approximately 0.8 parking ratio for rooms will not result in spillover parking issues. 10. Parking demand generated by the Project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area, since there is no permitted on-street parking along Gateway Boulevard and surrounding parking lots are monitored by their respective property owners. Master Sign Program 1. The proposed signs are compatible in style and character with any building to which the signs are to be attached, any surrounding structures and any adjoining signage on the site since they will be made of high quality materials and use distinct shapes and sizing to brand the proposed hotel. 2. The proposed Project will not have future tenants so it is not necessary to determine the adequacy of opportunities to construct, erect or maintain a sign for identification. Consequently, this required Finding is not applicable to the Project 3. Directional signage and building addressing is adequate for pedestrian and vehicular circulation and emergency vehicle access, as proposed through a Condition of Approval that requires the applicant to provide a final circulation and pedestrian signage plan for review and approval by the Planning Manager, Fire Marshall and Police Department prior to building permit issuance. Transportation Demand Management Program 1. The proposed trip reduction measures are feasible and appropriate for the Project, considering the proposed use and the Project’s location, size, employee roster, and hours of operation based on a review of the preliminary Transportation Demand Management plan. 2. The proposed performance guarantees will ensure that the target alternative mode use established for the Project by this chapter will be achieved and maintained as this will be monitored on a yearly basis as part of the annual reporting requirements. 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 approves the the Initial Study/Mitigated Negative Declaration (ND16-0007) and associated Mitigation Monitoring and Reporting Program, both attached as Exhibit A, and related entitlements (P15-0070, PP15-0003, DR15-0056, UP15-0013, SIGNS16-0022, & TDM15-0003) attached as 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 15th day of September, 2016 by the following vote: AYES: Chairperson Khalfin, Vice Chairperson Faria, Commissioner Ruiz, and Commissioner Wong, Commissioner Yip, Commissioner, Martin NOES: _________________________ ABSTENTIONS:_______________________________________________________________ ABSENT: Commissioner Nagales_________________________________ Attest_/s/Sailesh Mehra__________ Secretary to the Planning Commission Exhibit A Exhibit B CEQA Findings Including Statement of Overriding Considerations Exhibit C Mitigation Monitoring and Reporting Program