HomeMy WebLinkAboutPC Meeting 05-05-11 (Reso 2707-2011) - ECR - Chestnut Entitlements RESOLUTION NO. 2707-2011
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE
CITY COUNCIL APPROVE THE EL CAMINO REAL/CHESTNUT
AVENUE AREA PLAN (SP08-0001), AND THE RELATED GENERAL PLAN
AMENDMENT (GPA11-0002), REZONE (RZ11-0002), AND ZONING TEXT
AMENDMENT (ZA11-0004), TO COLLECTIVELY ALLOW AND
ESTABLISH REGULATIONS FOR MIXED-USE DEVELOPMENT IN THE
EL CAMINO REAL/CHESTNUT AVENUE PLANNING AREA
WHEREAS, the City of South San Francisco (“City”) Planning Division staff and the
City’s consultant, Dyett and Bhatia, have prepared the El Camino Real/Chestnut Avenue Area
Plan, to guide and facilitate future growth and development of an the approximately 98-acre
planning area in the El Camino Real corridor, between Southwood Drive to just north of Sequoia
Avenue, with a focus on creating pedestrian-oriented, high density mixed-use development, with
a range of commercial, residential, and civic uses, including parks, plazas, and gathering spaces
for the community, which Area Plan includes specific proposed amendments to the South San
Francisco General Plan, amendments to the South San Francisco Zoning Map (Rezone), and
amendments to the South San Francisco Zoning Ordinance (Zoning Ordinance Amendments)
(collectively, “Area Plan” or “Plan”);
WHEREAS, the City prepared an Environmental Impact Report (EIR) in accordance with the
provision of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq.,
“CEQA”) and CEQA Guidelines, which discloses and analyzes the potential environmental impacts
of the Plan; and,
WHEREAS, Draft EIR (“DEIR”) was prepared and circulated for a 45-day public/agency
review period from February 25, 2011 through April 11, 2011, and a Final EIR (“FEIR”) was
prepared, which includes written responses to comments received on the DEIR and minor revisions
to the DEIR (collectively, “EIR”); and
WHEREAS, by separate Resolution, the Planning Commission recommended that the City
Council make findings and certify the EIR, as an objective and accurate document that reflects the
independent judgment of the City in the identification, discussion and mitigation of the Plan’s
environmental impacts; and
WHEREAS, on May 5, 2011, the Planning Commission conducted a properly noticed
public hearing to consider making a recommendation on the EIR and the Plan, including all
related amendments to the General Plan, Zoning Map, and Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it,
which includes without limitation, 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 draft El Camino
Real / Chestnut Avenue Area Plan, prepared by Dyett & Bhatia, dated February 2011; the draft El
Camino Real / Chestnut Avenue Area Plan General Plan Amendment, prepared by Dyett & Bhatia,
dated February 2011; the draft El Camino Real / Chestnut Avenue Area Plan Zoning Ordinance
Amendment, prepared by Dyett & Bhatia, dated February 2011; 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 City Council and Planning Commission Joint
Study Session on September 16, 2009; all reports, minutes, and public testimony submitted as part of
the Planning Commission's study session on May 30, 2010; all reports, minutes, and public
testimony submitted as part of the Planning Commission’s meeting of April 7, 2011; all reports,
minutes, and public testimony submitted as part of the Planning Commission’s meeting of May 5,
2011; and any other evidence (within the meaning of Public Resources Code §21080(e) and
§21082.2) (“Record”), the City of South San Francisco Planning Commission hereby finds as
follows:
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 El Camino Real/Chestnut
Avenue Area Plan (Exhibit A), proposed El Camino Real/Chestnut Avenue Area Plan
General Plan Amendment (Exhibit B); and the proposed El Camino Real/Chestnut Avenue
Area Plan Zoning Ordinance Amendment which includes the proposed rezone (Exhibit C),
are each 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 Chief Planner, Susy Kalkin.
4. By separate Resolution, the Planning Commission, exercising its independent judgment
and analysis, has found that an EIR was prepared for the Plan in accordance with CEQA,
which EIR adequately discloses and analyzes the proposed Plan's potentially significant
environmental impacts, its growth inducing impacts, and its cumulative impacts, and
analyzed alternatives to the proposed Plan; the Planning Commission has further found
that the benefits of approving the Plan outweigh the Plan's significant and unavoidable
impact; accordingly, the Planning Commission has recommended that the City Council
certify the EIR for the Plan and adopt a statement of overriding considerations, in
accordance with CEQA.
II. General Plan Amendment
1. As described in more detail in Exhibits A and B, adoption of the proposed Plan will include
amendments to the Land Use, Planning Sub-Areas, Transportation, and Parks, Facilities, and
Services Elements of the South San Francisco General Plan. The General Plan High Density
Residential land use classification would be amended to allow higher density development under the
High Density Residential land use classification within the Planning Area. In addition, the proposed
Plan introduces two new land use classifications: (i) El Camino Real Mixed Use North, High
Intensity and (ii) El Camino Real Mixed Use North, Medium Intensity. In addition to these, the Plan
applies the existing General Plan Public, and Park and Recreation land use classifications to sites in
the Planning Area. In addition to land use classifications and designations, amendments will also be
made to the General Plan to allow for increased building height within the Planning Area. Tables and
text throughout these Elements of the General Plan have been updated to incorporate the changes in
the Area Plan.
2. As required under State law, the South San Francisco General Plan, and the South San
Francisco Municipal Code, in support of the General Plan Amendment (GPA11-0002), the Planning
Commission finds that the proposed El Camino Real / Chestnut Avenue Area Plan General Plan
Amendment, replacing the land use designations and establishing a new maximum FAR and related
amendments consistent with the Area Plan, as described in more detail in Exhibits A and B, is
consistent with the South San Francisco General Plan as proposed for amendment, and furthers a
number of important Guiding and Implementing Policies currently in the General Plan, including
without limitation:
3.4-G-1 Develop El Camino Real as a boulevard, that accommodates its role as a regional
corridor but with streetscape and development that provide identity to the street.
3.4-G-2 Encourage development of a mix of uses, with pockets of concentrated activity that
provide focii and identity to the different parts of El Camino Real.
3.4-G-6 (Renumbered as 3.4-G-7) Develop the South El Camino area as a vibrant
corridor with a variety of residential and non-residential uses to foster a walkable and
pedestrian-scaled environment.
3.4-1-1 Develop, and in coordination with CalTrans, implement a streetscape plan for El
Camino Real for its entire stretch through South San Francisco.
3.4-1-2 Prepare and implement an El Camino Real overlay district in the City’s Zoning
Ordinance that provides development standards that further El Camino’s development as a
mixed-use use boulevard, accommodating the need for both auto-oriented uses as well as
designated pedestrian-oriented centers.
The El Camino Real / Chestnut Avenue Area Plan, including the General Plan Amendment furthers
these policies by setting forth a development plan for the south El Camino Real corridor that
accommodates a variety of residential and commercial land uses, at a pedestrian–oriented scale.
III. Zoning Map and Zoning Ordinance Amendments
1. As described in more detail in Exhibit C and as illustrated on pages 30-31 of Exhibit C,
adoption of the proposed Plan will include amendments to the South San Francisco Zoning Map and
Title 20 of the South San Francisco Municipal Code, to ensure consistency between the General Plan
and the Zoning Map Zoning Ordinance, and to implement the Area Plan. The Zoning Map will be
amended to add the El Camino Real/Chestnut (ECR/C) Zoning District, and the following three sub-
districts: (i) El Camino Real/Chestnut Mixed Use, High Density (ECR/C-MXH); (ii) El Camino
Real/Chestnut Mixed Use, Medium Density (ECR/C-MXM); and (iii) El Camino Real/Chestnut
Residential, High Density (ECR/C-RH). The Zoning Ordinance will be amended to identify
allowable land uses and establish standards for development of property within these sub-districts.
2. As required under State law, the South San Francisco General Plan, and the South San
Francisco Municipal Code including Sections 20.530.012 (Specific Plan Required Findings) and
20.550.008 (Criteria for Zoning Amendments), in support of the Rezone (RZ11-0002) creating
the new El Camino Real/Chestnut Zoning District, and Zoning Ordinance Amendment (ZA11-
0004) establishing the zoning, land use, and development regulations for the El Camino
Real/Chestnut Zoning District, the Planning Commission finds as follows:
(a) The proposed Rezone and Zoning Ordinance Amendment are consistent with the City
of South San Francisco General Plan (as proposed for amendment), in that the new El Camino
Real/Chestnut Zoning District would further a number of existing and proposed General Plan
policies, including facilitating mixed-use residential, retail, and office development in the El Camino
Real corridor (Policies 2-G-7, 3.4-G-2), and establish standards to further El Camino Real’s
development as a mixed-use use boulevard (Policy 3.4-1-2) as further described in Section II, above.
The proposed Rezone and Zoning Ordinance Amendment are also internally consistent with the
City’s Zoning Ordinance (San Francisco Municipal Code, Title 20), as proposed for amendment,
since the Rezone and Zoning Ordinance Amendment meet the requirements and standards of the
Zoning Ordinance, including the procedural requirements of Chapter 20.550.
(b) The subject site, i.e., the Plan Area, is physically suitable for the type and intensity of
the land use types being proposed as part of the Rezone and Zoning Ordinance Amendment. The
General Plan specifically contemplates higher density, mixed-use land uses in the Plan Area, and the
suitability of the Plan Area for the types of uses was analyzed thoroughly in the Environmental
Impact Report prepared for the Plan. The suitability of particular sites for specific development
proposals and projects will be analyzed at the time such proposal and projects seek approval.
(c) The proposed Rezone and Zoning Ordinance Amendment will not be detrimental to
the public interest, health, safety, convenience, or welfare of the City, or surrounding properties
including those in adjacent zoning districts, because the new El Camino Real/Chestnut Zoning
District will allow for redevelopment of underutilized properties, with a higher intensity of uses in an
area that is already well served by schools, transportation, transit, and existing infrastructure.
Additionally, the new zoning district will create a more pedestrian-oriented community and
minimize reliance on vehicle use, thereby helping to address the City’s climate change and public
health objectives. Finally, the Area Plan is intended to integrate with and complement the City’s
planning regulations for the surrounding area, as set forth in both the General Plan, and more
specific planning documents, including without limitation, the South El Camino Real General Plan
Amendment, the South San Francisco BART Transit Village Zoning District.
(d) The Plan will facilitate development superior to what would otherwise be
allowed under existing zoning classifications, as the Plan facilitates pedestrian-oriented, high
density mixed-use development at a level not currently achievable under the Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission hereby
recommends that the South San Francisco City Council approve the El Camino Real / Chestnut
Avenue Area Plan attached as Exhibit A, the El Camino Real / Chestnut Avenue Area Plan General
Plan Amendment attached as Exhibit B, and the El Camino Real / Chestnut Avenue Area Plan
Zoning Amendment attached as Exhibit C, including Rezone.
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 the regular meeting held on the 5th day of May , 2011 by the
following vote:
AYES: Commissioner Martin, Commissioner Ochsenhirt, Commissioner Sim, Vice
Chairperson Zemke and Chairperson Gupta
NOES: None
ABSTAIN: None
ABSENT: Commissioner Giusti and Commissioner Prouty
Attest: /s/ Susy Kalkin
Commission Secretary
Susy Kalkin
Secretary to the Planning Commission
Exhibit A
El Camino Real/Chestnut Avenue Area Plan
Exhibit B
El Camino Real / Chestnut Avenue Area Plan — General Plan Amendment
Exhibit C
El Camino Real/Chestnut Avenue Area Plan — Zoning Ordinance Amendment
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