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Home My WebLink AboutPC Meeting 11-03-11 (Reso 2713-2011) - to adopt ZO changesRESOLUTION NO. 2713-2011 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE MAKING CHANGES TO THE SOUTH SAN FRANCISCO ZONING ORDINANCE WHEREAS, in July of 2010, after over two years of preparation and public hearings, the City Council for the City of South San Francisco adopted a comprehensive updated to the City’s zoning ordinance, which repealed the then-existing Title 20 of the South San Francisco Municipal Code, and replaced it with an entirely new Title that, among other actions, established new zoning district, revised and reformatted many then- existing zoning provisions, eliminated inconsistent and outdated provisions, and codified entirely new zoning provisions, including new land use regulations and development standards; and, WHEREAS, in 2008, the City Council made a determination that an outpatient medical surgery center was a conforming use in the Downtown Commercial land use district, and could be allowed in a ground floor tenant space and directed staff to develop appropriate criteria/limitations that would provide for such uses while protecting the overall active commercial retail intent of the street level within the District; and WHEREAS, the City has identified areas related to Shopping Center Parking Regulations and Clinic uses in the Downtown Core, as further set forth in the Ordinance attached as Exhibit A; 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 proposed amendments set forth in the Ordinance attached as Exhibit A, 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. 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 1999 General Plan and General Plan Environmental Impact Report, including the 2001 updates to the General Plan and 2001 Supplemental Environmental Impact Report; the South San Francisco Municipal Code; the Initial Study and Negative Declaration prepared for the Zoning Ordinance Update, including all written comments received; all reports, minutes, and public testimony submitted as part of the City Council and Planning Commission's joint study sessions held on February 20, 2008 and April 19, 2008; all reports, minutes, and public testimony submitted as part of the Planning Commission's study sessions held on September 18, 2008, November 6, 2008, February 19, 2009, April 16, 2009, August 20, 2009, September 17, 2009, and November 5, 2009; all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed public hearings on February 18, 2010, March 18, 2010, and June 17, 2010; all reports, minutes, and public testimony submitted as part of the City Council’s duly notice public hearing on April 28, 2010, May 26, 2010, and July 14, 2010; all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed public hearing on May 5, 2011; all reports, minutes, and public testimony submitted as part of the City Council’s duly noticed public hearings on June 22, 2011; all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed public hearing on October 6, 2011; all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed public hearing on November 3, 2011; all reports, minutes, and public testimony submitted as part of the City Council’s duly noticed public hearings on November 9, 2011; 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 does hereby find as follows: 1. The foregoing recitals are true and correct and made a part of this Ordinance. 2. 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. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council adopt an ordinance making the changes set forth in Exhibit A, in substantially the form set forth in Exhibit A. 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 3rd day of November, 2011 by the following vote: AYES: Commissioner Giusti, Commissioner Martin, Commissioner Ochsenhirt, Commissioner Prouty, Commissioner Sim, Vice Chairperson Zemke and Chairperson Gupta NOES: None ABSTAIN: None ABSENT: None ATTEST: Commission Secretary Susy Kalkin Exhibit A Amendments to Chapters 20.100 (“Downtown Districts”), 20.330 (“Onsite Parking and Loading”), 20.350 (“Standards and Requirements for Specific Uses and Activities”), 20.620 (“Use Classifications”) A. On-Site Parking and Loading (1) Amend Section 20.620.005 to add definition of “Shopping Center” as follows: Employment Use Classifications Shopping Center. Cluster of retail stores that provide off-street parking. Shopping Centers are classified as Neighborhood, Community and Regional centers. (a) “Neighborhood Shopping Center” means a shopping center generally between thirty-thousand (30,000) and less than one-hundred thousand (100,000) square feet of gross floor area, typically anchored by a grocery store, providing goods for day-to-day living and personal services. May include food, drug, laundry and dry cleaner, beauty parlor and shoe repair. (b) "Community Shopping Center" means a shopping center greater than or equal to one-hundred thousand (100,000) and less than four-hundred thousand (400,000) square feet of gross floor area, capable of supporting two or more retail or commercial businesses. May include anchor tenants such as a discount department store and other outlets such as grocery, clothing, or furniture stores. Larger than a neighborhood center, but smaller than a regional center. (c) “Regional Shopping Center” means a shopping center generally totaling four- hundred thousand (400,000) square feet or more of gross floor area, typically anchored by three or more anchor stores and a number of retail outlets. May include full-line department stores, supermarket, a bank and a pharmacy. (2) Amend “Table 20.330.004: Required On-Site Parking Spaces – Commercial Use Classifications” to include the parking regulations for the “Shopping Center” use classification, as follows: TABLE 20.330.004: REQUIRED ON-SITE PARKING SPACES Land Use Classification Required Parking Spaces Commercial Use Classifications Retail Sales Shopping Center - Neighborhood - Community 4 spaces per 1,000 sq. ft. 4.5 spaces per 1,000 sq. ft. 5 spaces per 1,000 sq. ft. - Regional B. Downtown Land Use Regulations (1) Amend “Table 20.100.002: Land Use Regulations – Downtown Districts” to modify limitation #7 and clarify when a Use Permit is required as it pertain to clinics on the ground floor in the Downtown Core District as follows: TABLE 20.100.002: DEVELOPMENT STANDARDS – DOWNTOWN DISTRICTS Land Use Classification DC DMX DRL DRM DRH Additional Regulations Public and Semi-Public Uses Hospitals and Clinics See sub-classifications below Clinics MUP(7) MUP(7) _ _ _ See Section 20.350.012 Clinics in Downtown Core Limitations: 7. Clinic uses may not occupy the ground floor, except along Grand Avenue, west of Maple Avenue, which are subject to the approval of a Conditional Use Permit C. Section 20.350 Standards and Requirements for Specific Uses and Activities (1) Amend Section 20.350 to add 20.350.012 – Clinics Downtown, as follows: 20.350.012 Downtown Clinics Clinics located on the ground floor in the Downtown Core (DC) Zoning District shall be located and developed in compliance with the following standards: A. Location. 1. Ground floor clinics in the DC Zoning District may be permitted only along Grand Avenue, west of Maple Avenue. B. Building Criteria. 1. Ground floor clinics in the DC Zoning District shall be located in buildings that were originally constructed and have been maintained as commercial or medical office buildings with no retail store fronts, Chapter 20.350: Standards and Requirements for Specific Uses and Activities Sections: 20.350.001 Purpose 20.350.002 Applicability 20.350.003 Adult Oriented Businesses 20.350.004 Animal Keeping 20.350.005 Animal Care, Sales, and Services 20.350.006 Automobile Rental Facilities in Hotels 20.350.007 Automobile/Vehicle Service Stations and Washing 20.350.008 Automobile/Vehicle Sales and Leasing 20.350.009 Automobile/Vehicle Service and Repair, Major and Minor 20.350.010 Bed and Breakfast Lodging 20.350.011 Check Cashing Businesses 20.350.012 Clinics Downtown 20.350.012013 Community Assembly Facilities 20.350.013014 Convenience Markets 20.350.014015 Day Care Centers 20.350.015016 Domestic Violence Shelter 20.350.016017 Drive In and Drive Through Facilities 20.350.017018 Emergency Shelters 20.350.018019 Family Day Care, Large 20.350.019020 Freight/Truck Terminal and Warehouses 20.350.020021 Group Residential Facilities 20.350.021022 Home Occupations 20.350.022023 Large Format Retail 20.350.023024 Live-Work Units 20.350.024025 Manufactured Housing 20.350.025026 Mobile Home Parks 20.350.026027 Mobile Vendor Services 20.350.027028 Outdoor Retail Sales 20.350.028029 Outdoor Seating 20.350.029030 Outdoor Storage 20.350.030031 Personal Services 20.350.031032 Personal Storage 20.350.032033 Recycling Facilities 20.350.033034 Second Dwelling Units 20.350.034035 Social Service Facilities 20.350.035036 Tattoo and Piercing Facilities 20.350.036037 Taxi and Limousine Services