HomeMy WebLinkAboutPC Meeting 12-02-10 (Reso 2700-2010) - Entitlements - 1309 MissionRESOLUTION NO. 2700-2010
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION MAKING FINDINGS AND
RECOMMENDING THAT THE CITY COUNCIL ADOPT
ZONING TEXT AND MAP AMENDMENTS, AND APPROVE
A TENTATIVE SUBDIVISION MAP, USE PERMIT, DESIGN
REVIEW AND AN AFFORDABLE HOUSING AGREEMENT
FOR A MIXED-USE DEVELOPMENT AT 1309 MISSION
WHEREAS, Metron, PTP (Owner) and Stuart Welte, AIA (Applicant) have proposed
construction of a four-story mixed-use residential and commercial development, consisting of 20
residential condominiums above approximately 5,200 square feet of ground-floor commercial
space and 35 on-site and six on-street parking spaces (“Project”) on an approximately 17,582
square foot (0.41 acre) site, which is currently vacant, located at the northwest corner of
McLellan Drive and Mission Road (“Project Site”) in the City of South San Francisco (“City”);
and,
WHEREAS, Applicant seeks approval of Zoning Amendments, Use Permit, Design
Review, Tentative Subdivision Map, and Affordable Housing Agreement for the Project; and,
WHEREAS, approval of the Applicant’s proposal is considered a “project” for purposes
of the California Environmental Quality Act, Pub. Resources Code, §§ 21000, et seq. (CEQA),
and in accordance with CEQA, an Addendum to the Supplemental Environment Impact Report
for the 2000 El Camino Corridor Redevelopment Plan Amendment (2000 SEIR) was prepared,
analyzing the Project and explaining why a subsequent EIR was not required; and,
WHEREAS, the Planning Commission reviewed and carefully considered the
information in the Addendum and the Final 2000 SEIR, and by separate resolution, recommends
that the City Council adopt the Addendum, as an objective and accurate document that reflects
the independent judgment and analysis of the City in the discussion of the Project’s
environmental impacts; and,
WHEREAS, on December 2, 2010, the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the
Addendum to the 2000 SEIR, the proposed Zoning Amendments, Use Permit, Design Review,
Tentative Subdivision Map, and Affordable Housing Agreement for 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 1999 General Plan and General Plan
Environmental Impact Report, including the 2001 updates to the General Plan and 2001
Supplemental Environmental Impact Report; the El Camino Corridor Redevelopment Plan, and
the 1993 Environmental Impact Report, including all attachments and technical reports thereto;
the 2000 El Camino Corridor Redevelopment Plan Amendment, and the 2000 Supplemental
Environmental Impact Report, including all attachments and technical reports thereto; the
Addendum to the 2000 SEIR prepared for the Project; all reports, minutes, and public testimony
submitted as part of the Design Review Board meetings held on July 21, 2009 and May 18,
2010; all reports, minutes, and public testimony submitted as part of the Planning Commission’s
meeting held on December 2, 2010; 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:
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 Map
Amendment (Exhibit A), the proposed Zoning Text Amendments (Exhibit B), the proposed
Tentative Subdivision Map (Exhibit C), and proposed Affordable Housing Agreement (Exhibit
D), are each incorporated by reference as part of this Resolution, as if each were 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. The proposed Project, including the Zoning Amendment, Use Permit, Design
Review, Tentative Subdivision Map, and Affordable Housing Agreement are consistent and
compatible with all elements in the City of South San Francisco General Plan. The 1999 General
Plan includes policies and programs that are designed to encourage the pedestrian and transit
oriented mixed-use development in the El Camino Real corridor. Further, the land uses,
development standards, densities and intensities, buildings and structures proposed are
compatible with the goals, policies, and land use designations established in the General Plan
(see Gov’t Code, § 65860), and none of the land uses, development standards, densities and
intensities, buildings and structures will operate to conflict with or impede achievement of the
any of the goals, policies, or land use designations established in the General Plan.
5. The proposed Project is consistent with the standards and requirements of the
City's Zoning Ordinance (as proposed for amendment) and with the provisions of the Transit
Village Commercial and Transit Village High Density Residential Districts. The parcelization
and development of the Project Site would result in 20 residential condominiums above
approximately 5,200 square feet of ground-floor commercial space, and would meet minimum
design standards.
6. The site is physically suitable for the type of development and density proposed,
as the mixed-use development will benefit from being located on a major thoroughfare, and the
size of the retail and the number of residential units is appropriate for the location and meets the
City’s land use and zoning standards.
7. The environmental impacts of the proposed Zoning Amendment have been fully
analyzed in accordance with CEQA in the 2000 SEIR and Addendum to the 2000 SEIR, and
mitigation measures proposed in the 2000 SEIR are proposed to be readopted as part of the
Project.
II. Zoning Amendment
1. The proposed Zoning Amendment consists of amendments to: (i) the City’s
Zoning Map to correct an inadvertent omission from the Zoning Ordinance Update identifying a
portion of the Project Site as Transit Village Commercial (TV-C) and to reclassify the remainder
of the Project Site from Transit Village Medium Density Residential (TV-RM) to Transit Village
High Density Residential (TV-RH); (ii) Zoning Ordinance Figure 20.250.004(D) “Maximum
Buildng Height” to reclassify the Project Site’s maximum allowable building height from 35 feet
to 55 feet; and (iii) Zoning Ordinance Figure 20.250.004(E) “Setback Requirements” to
reclassify the Project Site’s Mission Road frontage setback requirement from C-1-60 to C-1-80.
2. As required under State law, the South San Francisco General Plan, and the South
San Francisco Municipal Code, in support of the requested Zoning Amendment, the Planning
Commission finds as follows:
(a) The proposed Zoning Amendment is consistent with the General Plan.
(b) The proposed Zoning Amendment is internally consistent with the City’s Zoning
Ordinance, as proposed for amendment, since the amendment meets the requirements and
standards of the Zoning Ordinance, and the procedural requirements of Chapter 20.550
(“Amendment to Zoning Ordinance and Map”).
III. Tentative Subdivision Map
1. The tentative subdivision map complies with and meets all of the requirements of
SSFMC Title 19 (Subdivision Ordinance) and with the requirements of the State Subdivision
Map Act.
2. The Project, including the proposed designs and improvements, are not likely to
cause substantial environmental damage, or serious public health problems, since such impacts
have been thoroughly evaluated as part of the CEQA process and mitigated where feasible.
Where significant and unavoidable impacts may occur, the City has prepared and adopted a
Statement of Overriding Considerations explaining why the benefits of the Project outweigh any
significant and unavoidable environmental impacts.
3. The design and improvements of the tentative subdivision map are not in conflict
with any existing public easements.
4. The property is located in a developed, urban setting, and is not subject to a
Williamson Act contract, an open space easement, a conservation easement, or an agricultural
conservation easement. The surrounding land uses and resulting parcels would not support
agricultural uses; the resulting parcels would result in residential development not incidental to
commercial agricultural use of the land.
IV. Use Permit
1. The proposed use will not be adverse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or improvements, because
the Project is consistent with the General Plan and Zoning Ordinance, as well as development
standards for the zoning district in which it will be located, and the City’s General Plan, Zoning
Ordinance and development standards are designed to avoid incompatibility of uses and protect
and preserve the public health, safety, and general welfare.
2. The proposed use complies with the Transit Village Commercial (TV-C) and
Transit Village High Density Residential (TV-RH) zoning districts, and the development
standards established therein, because the Project would not violate minimum or maximum
thresholds of development for either district.
3. The design, location, size, and operating characteristics of the proposed Project
are compatible with the existing and reasonably foreseeable future land uses in the vicinity
because the Project proposes a mixed-use residential and retail development near other such
mixed-use development, in an area of the City that is planned for pedestrian and transit oriented
mixed-use development.
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 (i) adopt an ordinance approving the Zoning Amendments; and (ii) adopt a resolution
approving the Use Permit, Design Review, Tentative Subdivision Map, and Affordable Housing
Agreement for the Project
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 2nd day of December, 2010 by
the following vote:
AYES: Commissioner Giusti, Commissioner Gupta, Commissioner Ochsenhirt,
Commissioner Zemke and Chairperson Prouty
NOES: None
ABSTAIN: Vice Chairperson Bernardo
ABSENT: Commissioner Moore
ATTEST:
Commission Secretary
Susy Kalkin
Exhibit A
Zoning Map Amendment
Exhibit B
Zoning Text Amendments
Exhibit C
Tentative Subdivision Map
Exhibit D
Affordable Housing Agreement
1553336.1