HomeMy WebLinkAboutPC Meeting 09-17-15 (Reso 2779-2015) - DSASP Revisions - FINAL
RESOLUTION NO. 2779-2015
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE CITY
COUNCIL ADOPT AN ORDINANCE AMENDING CHAPTER 20.280 (“DOWNTOWN
STATION AREA SPECIFIC PLAN DISTRICT”) OF THE SOUTH SAN FRANCISCO
MUNICIPAL CODE TO MAKE MINOR CHANGES TO REGULATIONS IN THE
DOWNTOWN STATION AREA SPECIFIC PLAN DISTRICT AND AMENDING
CHAPTER 20.480 (“DESIGN REVIEW”) OF THE SOUTH SAN FRANCISCO
MUNICIPAL CODE TO PROVIDE NEW DESIGN REVIEW AUTHORITY FOR THE
CITY COUNCIL FOR NEW DEVELOPMENT PROJECTS IN THE DOWNTOWN
STATION AREA SPECIFIC PLAN DISTRICT AND THE EL CAMINO
REAL/CHESTNUT AVENUE AREA PLAN DISTRICT.
WHEREAS, on January 28, 2015 the City Council for the City of South San Francisco
considered and adopted the Downtown Station Area Specific Plan (“DSASP”) and associated
Draft and Final Environmental Impact Reports; and
WHEREAS, since the time of adoption, minor revisions to the adopted zoning to
implement the DSASP have been identified to clarify development regulations; and
WHEREAS, the City Council has also expressed a desire to have final design review
authority for certain types of new downtown development projects; and
WHEREAS, consistent with this new authority in the DSASP area, staff has
recommended that similar review authority also be provided for the El Camino Real/Chestnut
Avenue Area Plan District (“ECR/CH Plan”); and
WHEREAS, providing the City Council with final design review authority will assure
that new developments are consistent with the DSASP and ECR/CH Plan, community priorities,
and City Council preferences to ensure civic-wide benefits for existing and future residents; and
WHEREAS, the City has prepared a Zoning Amendment (“Amendment”) to the City’s
Zoning Ordinance, including refinements to Chapter 20.280 for the Downtown Station Area
Specific Plan District and modifications to Chapter 20.480 to provide the City Council with
design review authority for certain types of new developments in the Downtown Station Area
Specific Plan District and in the El Camino Real/Chestnut Avenue Plan District; and
WHEREAS, these Amendments are consistent with the previous preparation, circulation,
consideration, and adoption of the DSASP EIR and ECR/CH Plan EIR in accordance with the
California Environmental Quality Act, Public Resources Code Sections 21000, et seq.
(“CEQA”), in which both EIRs analyzed the environmental impacts of adopting the Plans and
associated Zoning Ordinance amendments and concluded that adoption of the Plans could have
significant effects on the environment because some of the impacts required to be analyzed under
CEQA would exceed established thresholds of significance; and
WHEREAS, the City Council adopted the DSASP EIR and a Statement of Overriding
Considerations that evaluated the benefits of the DSASP against its unavoidable impacts on
January 28, 2015; and
WHEREAS, the City Council adopted the ECR/CH Plan EIR and a Statement of
Overriding Considerations that evaluated the benefits of the ECR/CH Plan against its
unavoidable impacts on May 25, 2011; and
WHEREAS, the Zoning Ordinance was adopted after preparation, circulation,
consideration, and adoption of an Initial Study/Negative Declaration (“IS/ND”) in accordance
with the California Environmental Quality Act, Public Resources Code Sections 21000, et seq.
(“CEQA”), in which the 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 refinements, clarifications, and/or corrections set forth in this
Amendment, as they relate to development regulations within the DSASP area and design review
authority for the City Council in the DSASP and ECR/CH Plan, 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
EIRs adopted for both the DSASP and ECR/CH Plan or the IS/ND prepared for the Zoning
Ordinance Update, 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, on September 17, 2015 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the
proposed Amendment, take public testimony, and make a recommendation to the City Council
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
adopted South San Francisco Downtown Station Area Specific Plan, prepared by BMS Design
Group; the adopted El Camino Real/Chestnut Avenue Area Plan, prepared by Dyett and Bhatia;
the El Camino Real/Chestnut Avenue Area Plan EIR, including the Draft and Final EIR, and all
appendices thereto; all reports, minutes, and public testimony submitted as part of the Planning
Commission’s duly noticed September 17, 2015 meeting, the South San Francisco Downtown
Station Area Specific Plan EIR, including the Draft and Final EIR, and all appendices thereto; all
reports, minutes, and public testimony submitted as part of the Planning Commission’s duly
noticed September 17, 2015 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
I. General Findings
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits attached to this Resolution, including the proposed Zoning Text Amendments
(Exhibit A) 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.
II. Zoning Text Amendment Findings
1. As described in Section II and attached as Exhibit A, adoption of the proposed Zoning
Ordinance Amendments will include revisions to Title 20 of the South San Francisco
Municipal Code, to reflect minor changes to the Downtown Station Area Specific Plan
District (SSFMC 20.280) and modify the design review process (SSFMC 20.480) to provide
the City Council with design review authority for new development projects within the
Downtown Station Area Specific Plan District and El Camino Real/Chestnut Avenue Area
Plan District.
2. The proposed Zoning Ordinance Amendments are consistent with the General Plan because
the Ordinance Amendments will continue to reinforce many of the General Plan policies
related to land use, specifically pedestrian-friendly mixed-use, infill development, and
improved linkages to a transit center as defined in the General Plan. Further, the Zoning
Ordinance Amendments do not conflict with any specific plans, and will remain consistent
with the City’s overall vision for community development, economic vitality, and
redevelopment in the downtown and along the El Camino Real and Chestnut Avenue
corridors . None of the new or revised definitions, tables, figures and land uses will conflict
with or impede achievement of any of the goals, policies, or land use designations established
in the General Plan.
3. The areas of the City impacted by the proposed Zoning Ordinance Amendments are suitable
for proposed uses. The Zoning Ordinance Amendments will allow for clarification of
development regulations throughout the DSASP area and provide design review authority for
the City Council in the DSASP and ECR/CH Plan areas to provide consistency with the
DSASP and ECR/CH Plan , community priorities, and City Council preferences to ensure
civic-wide benefits for existing and future residents a more robust array of development and
land uses in the downtown and along the El Camino Real and Chestnut Avenue corridors.
Although specific parcels would be affected as part of the Zoning Ordinance Amendments,
the impact would be beneficial since property owners would have a wider set of standards to
improve or develop upon their property and new zoning regulations would guide the
development and performance of properties within the Downtown Station Area Specific
Plan. The Zoning Ordinance Amendments are consistent with General Plan policies,
specifically those policies related to community development, economic vitality, vibrant
walkability, and redevelopment in the downtown and along the El Camino Real and Chestnut
Avenue corridors..
4. The proposed Ordinance Amendments are not detrimental to the use of land in any adjacent
zone because the Zoning Ordinance Amendments would provide for sufficient development,
land use, and performance standards related to new development or alteration. More
specifically, the Zoning Ordinance Amendments include regulations to allow a wider array of
commercial and employment uses within the DSASP area, new development standards for
the Linden Community Commercial (LCC) and Linden Neighborhood Commercial (LNC)
zoning districts, and provide new design review authority for the City Council. The proposed
Ordinance Amendments will not be detrimental to the public interest, convenience, or
welfare of the City or land within the City; instead, the Ordinance amendments will bolster
the public interest by ensuring orderly and suitable infill development and design review, as
recommended in the General Plan’s land use element and Downtown and El Camino Real
planning sub-areas.
SECTION 2 RECOMMENDATION
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 South San Francisco City Council adopt an ordinance amending Chapter
20.280 and 20.480, attached as Exhibit A.
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 special meeting held on the 17th day of September, 2015 by the
following vote:
AYES: Chairperson Wong, Vice Chairperson Khalfin, Commissioner Faria, Comissioner
Nagales, Commissioner Ruiz_________
NOES: Commissioner Martin________________________________________
ABSTENTIONS:________________________________________________________
ABSENT: Commissioner Lujan_______________________________________
Attest:__________________________________
Sailesh Mehra
Secretary to the Planning Commission
EXHIBIT A
PROPOSED ZONING TEXT AMENDMENT
ZA15-0009
2525790.1