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Home My WebLink AboutPC Meeting 12-17-15 (Reso 2781-2015) - DSASP and ECR RevisionsRESOLUTION NO._2781-2015_ PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE SOUTH SAN FRANCISCO MUNICIPAL CODE CHAPTER 20.270 (“EL CAMINO REAL/CHESTNUT AVENUE AREA PLAN DISTRICT”) TO MAKE CHANGES TO THE LAND USE REGULATIONS; CHAPTER 20.280 (“DOWNTOWN STATION AREA SPECIFIC PLAN DISTRICT”) TO MAKE CHANGES TO THE LAND USE REGULATIONS AND DEVELOPMENT STANDARDS; CHAPTER 20.490 (“USE PERMITS”) TO CLARIFY CONDITIONAL USE PERMIT REVIEW AUTHORITY; AND CHAPTER 20.570 (“APPEALS AND CALLS FOR REVIEW”) TO MODIFY CALL FOR REVIEW AUTHORITY FOR THE CITY COUNCIL FOR PLANNING COMMISSION REVIEWED PROJECTS. 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 discretionary review authority for 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 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 20.270 for the El Camino Real/Chestnut Avenue Area Plan District, 20.280 for the Downtown Station Area Specific Plan District, clarifications to Chapter 20.490 for Use Permit authority, and modifications to Chapter 20.570 to provide the City Council with revised call for review authority for Planning Commission reviewed projects; and WHEREAS, these Amendments are consistent with the previous preparation, circulation, consideration, and adoption of the ECR/CH Plan EIR and DSASP 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 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 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 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 review authority for the City Council in the ECR/CH and DSASP Plan, , and broader City Council call for review authority over Planning Commission reviewed projects 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 ECR/CH and DSASP 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 December 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 South San Francisco Downtown Station Area Specific Plan EIR, including the Draft and Final EIR, and all appendices thereto; 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; all reports, minutes, and public testimony submitted as part of the City Council’s duly noticed October 28, 2015 study session meeting; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed December 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), modify the land use regulations for new development projects within the Downtown Station Area Specific Plan District and El Camino Real/Chestnut Avenue Area Plan District (SSFMC 20.270), clarify Use Permit authority (SSFMC 20.490), and modify the appeals and call up process for development projects (SSFMC 20.570). 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 the proposed uses. The Zoning Ordinance Amendments will allow for clarification of development regulations throughout the DSASP area 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. Modifications to the Use Permits and Appeals and Calls for Review chapters would not affect or change land use citywide and no land use impact is expected. 4. The proposed Zoning Ordinance Amendments are not detrimental to the use of land in any adjacent zone because the 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, modifications to storage requirements for new residential development projects, clarify Use Permit authority, and provide modified appeal 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 Chapters 20.270, 20.280, 20.490 and 20.570, 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 December, 2015 by the following vote: AYES:___Chairperson Wong , Vice-Chairperson Khalfin, Commission Faria, Commissioner Lujan, Commissioner Nagales, Commissioner Ruiz ______________________ NOES:________________________________________________________________ ABSTENTIONS:________________________________________________________ ABSENT:______________________________________________________________ Attest:___/s/Sailesh Mehra_____________ Sailesh Mehra Secretary to the Planning Commission EXHIBIT A PROPOSED ZONING TEXT AMENDMENT ZA15-0009 2561466.1