HomeMy WebLinkAboutPC Meeting 09-18-14 (Reso 2748-2014) - ZA-Banks and Check Cashing BusinessesRESOLUTION NO. 2748-2014
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING MODIFICATIONS TO THE SOUTH SAN
FRANCISCO ZONING CODE, RELATED TO BANKS AND FINANCIAL
INSTITUTIONS USES CITYWIDE
WHEREAS, in July of 2010, the City Council for the City of South San Francisco
adopted a comprehensive update to the City’s zoning ordinance, which repealed the then-existing
Title 20 of the South San Francisco Municipal Code (“Zoning Ordinance”), and replaced it with
an entirely new Title 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reformatted many then-existing zoning provisions, eliminated inconsistent and outdated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; 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 regulating Banks and Financial Institutions uses Citywide, as
further set forth in the Ordinance; and,
WHEREAS, the City Council has expressed concern about the potential impact(s) that
certain financial institution uses might have on the City; and
WHEREAS, more specifically, Other Financial Institutions uses, as defined herein, which
include check cashing businesses, payday lenders, pawnbrokers and other alternative loan
products, may put financially vulnerable residents at risk with very high interest rates or fees;
and
WHEREAS, research has indicated that these Other Financial Institutions could trap
users in a cycle of debt that could contribute to increased rates of poverty in the City; and
WHEREAS, research identifies that Other Financial Institutions are more likely to target
low-income residents or minority communities by locating their business nearby; and
WHEREAS, these Other Financial Institutions are clustered near the City’s lower income
census tracts adjacent to the downtown zoning districts in the City; and
WHEREAS, this overconcentration of Other Financial Institutions can contribute to
blight and prevent high quality development and economic activity in the downtown zoning
districts; and
WHEREAS, the City Council now desires to amend the City’s land use regulations
applicable to Banks and Financial Institutions uses; and
WHEREAS, City staff prepared this Zoning Code text amendment (“Zoning
Amendment”) to limit the zoning districts where Other Financial Institutions such as alternative
loan businesses or pawnbrokers may locate, and strengthen the performance standards for these
uses; and
WHEREAS, said Zoning Amendment revises or adds definitions and regulations for
Banks and Financial Institution, including Banks and Credit Union, Alternative Loan Business,
and Pawnbroker uses to the City’s Zoning Code; 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”), 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 refinements, clarifications, and/or corrections set forth in this Zoning
Amendment, as they relate to Banks and Financial Institutions uses Citywide, 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 IS/ND prepared and circulated for the Zoning Ordinance, nor do the
refinements, clarifications, and/or corrections constitute a change in the project or change in
circumstances that would require additional environmental review.
WHEREAS, on September 18, 2014 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the
proposed amendments, 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; the
South San Francisco Municipal Code; the Zoning Ordinance Text Amendments; and all reports,
minutes, and public testimony submitted as part of the Planning Commission’s duly noticed
September 18, 2014 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 I FINDINGS
A. General Findings.
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. Exhibit A attached to this Resolution, is 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, Susy Kalkin.
B. Zoning Amendment Findings
1. The proposed Zoning Amendment is consistent with the adopted General Plan
because the Zoning Amendment will reinforce the General Plan policies, is consistent with the
relevant specific plans, and is consistent with the City’s overall vision for community
development, economic vitality, and protection of the downtown area as a center of commercial
activity and interaction without an overconcentration of Other Financial Services that could
contribute to blight as set forth in the General Plan. None of the new or revised use definitions
and modifications to allowable land uses will conflict with or impede achievement of any of the
goals, policies, or land use designations established in the General Plan.
2. The Zoning Amendment to revise the Banks and Financial Institutions definitions
and limit locations for Other Financial Services would protect future land uses in the downtown
zoning districts but would not affect any particular subject property. The zoning districts where
Other Financial Services would be permitted or conditionally permitted are generally suitable in
terms of access, size of parcel, relationship to similar or related uses, and other considerations as
deemed relevant by the Planning Commission and City Council because the proposed uses are
consistent with General Plan policies, specifically those policies related to maintaining a
balanced land use program with appropriate performance standards to prevent an
overconcentration of Other Financial Services.
3. The proposed change in permitted or conditionally permitted uses in certain
zoning districts will not be detrimental to the use of land in any adjacent zone because the
proposed Zoning Amendment will strengthen performance standards for Other Financial Uses
that pertain to overconcentration and safety, preserve the downtown zoning districts by removing
Other Financial Services such as alternative loan businesses and pawnbrokers as permitted uses,
and permit these uses on major arterial streets only that are not in close proximity to sensitive
uses.
SECTION II 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 City Council adopt an ordinance amending the Zoning Code, as attached
hereto 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 the regular meeting held on the 18th day of September, 2014 by
the following vote:
AYES: Chairperson Martin, Vice Chairperson Wong, Commissioner Giusti, Commissioner
Khalfin, Commissioner Ochsenhirt, Commissioner Ruiz and Commissioner Zemke
NOES:
ABSTENTIONS:
ABSENT:
Attest: /s/Susy Kalkin
Susy Kalkin
Secretary to the Planning Commission
Exhibit A
Zoning Ordinance Text Amendments to Modify Regulations Related to Banks and
Financial Institutions