HomeMy WebLinkAboutPC Meeting 08-07-08 (Reso 2674-2008) - Home Depot Reso - sk rev1
RESOLUTION NO. 2674-2008
PLANNING COMMISSION
CITY OF SOUTH SAN FRANCISCO,
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING THAT THE SOUTH SAN FRANCISCO CITY
COUNCIL APPROVE A SIX-MONTH TIME EXTENSION NO. PCA08-0004 OF A
COMMERCIAL PLANNED UNIT DEVELOPMENT PERMIT, USE PERMIT, DESIGN
REVIEW, TRANSPORTATION DEMAND MANAGEMENT PLAN, AND TYPE C SIGN
PERMIT FOR A NEW 101,579 SQUARE FOOT HOME DEPOT FACILITY, 24,215
SQUARE FOOT GARDEN CENTER, AND A TWO-LEVEL PARKING STRUCTURE
SITUATED AT 900 DUBUQUE AVENUE
WHEREAS, on July 26, 2006, by Resolution No. 59-2006, the City Council of the City
of South San Francisco approved a Planned Unit Development Permit, Use Permit, Design
review, Transportation Demand Management Plan, and a Type "C" Sign Permit for a new
101,579 square-foot Home Depot facility, 24,215 square-foot garden center, and a two-level
parking structure, situated at 900 Dubuque Avenue ("Project"); and
WHEREAS, building permits have not yet been issued for the Project; and
WHEREAS, under South San Francisco Municipal Code sections 20.81.090 and
20.85.090, unless extended, the Use Permit and Design Review will expire, effective July 25,
2008; and
WHEREAS, the South San Francisco Planning Commission held a duly noticed public
hearing on August 7, 2008; and
WHEREAS, as required by SSFMC Title 20 (Zoning Regulations), and based on the
entirety of the record before it, which includes without limitation, the South San Francisco
General Plan and Municipal Code, the Final Environmental Impact Report certified for the
Project, all reports, testimony, and minutes for the July 26, 2006 City Council meeting, all
reports testimony, and minutes for the August 7, 2008 Planning Commission meeting, the
Planning Commission hereby makes the following findings in support of a Six-Month Time
Extension of a Commercial Planned Unit Development Permit, a Use Permit, a Transportation
Demand Management Plan, a Design Review, and a Type C Sign Permit situated at 900
Dubuque Avenue:
1. General Findings. The findings made by the City Council pursuant to Resolution
No. 59-2006, incorporated herein by reference, still apply to the Project and
support approval of the one-year time extension.
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2. Environmental Impact Report. As required by the California Environmental
Quality Act (CEQA) [Pub. Res. Code §§ 21000 et seq.], a Final Environmental
Impact Report (FEIR) and Statement of Overriding Considerations and Mitigation
Measures was certified by the South San Francisco City Council at a public
meeting on July 26, 2006. Mitigation measures were adopted to reduce many of
the identified impacts to a less than significant level. However, significant
cumulative traffic impacts attributable to the development cannot be feasibly
mitigated. The project proponent revised the site plan to reduce some of the
impacts, improve circulation, and increase the amount of parking. Granting a one-
year extension of for the planned unit development, use permit, design review,
transportation demand management plan, and Type C sign permit does not require
any changes, revisions, or additions to the previously certified FEIR, nor does it
result in any new or more severe significant impacts. Accordingly, pursuant to
CEQA Guidelines sections 15162, 15163, and 15164 no further environmental
review is required to approve the one-year time extension.
(a) A Statement of Overriding Considerations was adopted for those
significant impacts which are unavoidable. The Statement of
Overriding Considerations concludes that significant and unavoidable
impacts resulting from the development, specifically, traffic impacts,
are outweighed by the benefits of the Home Depot development.
Approval of the project will generate a new source of significant tax
revenue for the City. The Home Depot store is estimated to generate
gross sales upwards of $40 million per year, resulting in a revenue
stream of approximately $400,000 per year to the City. The Project is
expected to employ an estimated 150 to 175 full-time and part-time
employees, primarily derived from local communities. The Project will
provide retail sales of building supplies, lumber, hardware and
associated items for construction, landscaping, and home improvement
projects in the area. Additionally the project will provide rental tools
and equipment to be leased for such projects. Finally, the Project is
generally consistent with objectives and requirements of the City’s
General Plan and the Zoning Code.
3. Commercial Planned Unit Development Permit. As required by the Planned Unit
Development Procedures [SSFMC Chapter 20.84], the following findings are
made in approval of a Planned Unit Development (PUD05-0003):
(a) The site is physically suitable for a home improvement center. The
development is similar in style to existing adjacent buildings and
shares a similar floor area ratio and will reinforce a commercial
environment of sustained desirability and stability by matching the
development quality and design. Adopted conditions of approval
require that the new building and site improvements conform to the
City’s development standards.
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(b) The exception allowing a reduction in part of the front setback
adjacent to the open at-grade parking lot is acceptable in that the
planned development will be of general benefit to the community by
providing a service and diversity of products not otherwise available in
the City or in any one location. The exception will not unreasonably be
detrimental to the health, safety , welfare, comfort or convenience of
persons working vicinity of the property in that the development
provides for improved access and circulation and is of a design that is
a significant improvement over the existing building and site
improvements and is a better fit with the existing nearby buildings.
(c) The project complies with the provisions of the California
Environmental Quality Act. An Environmental Impact Report was
certified by the South San Francisco City Council. Mitigation
measures were adopted to reduce impacts to a level less than
significant. A Statement of Overriding Concerns was adopted due to
cumulative traffic impacts associated with the development. A
Mitigation Monitoring Program was adopted to ensure that all
mitigation measures are implemented.
(d) The retail development is consistent with the General Plan Land Use
Element designation of the site as Business Commercial. The proposed
project is consistent with the General Plan which designates the
property Business Commercial and the East of 101 Area Plan.
Retention of existing retail development is a key principle of the plan.
Policy LU-4a supports development of retail use in areas designated
“Planned Commercial”. The proposed development’s floor area ratio
(FAR) of 0.38 is well below the maximum FAR of 0.5 allowed in the
Business Commercial land use designation.
(e) The retail development will not be adverse to the public health, safety
or general welfare of the community, or unreasonably detrimental to
surrounding properties or improvements. The development is designed
to comply with the City’s Design Guidelines and the architectural
theme of the surrounding commercial developments. Conditions of
approval are attached which will ensure that the development complies
with local development standards and requirements.
(f) The City’s Design Review Board determined that the proposed
building design and site improvements comply with the City’s Design
Guidelines and recommended approval of the proposed development.
4. Use Permit. As required by the “Use Permit Procedure” (SSFMC Chapter 20.81),
the Planning Commission makes the following findings in support of the request
to approve a Use Permit (UP05-0010):
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(a) The retail development will not be adverse to the public health, safety,
or general welfare of the community, or unreasonably detrimental to
surrounding properties or improvements. The site is physically suitable
for the type and intensity of the land use being proposed, and the
compatibility with adjacent developments was thoroughly analyzed in
the Environmental Impact Report. Conditions of approval and
mitigation measures were adopted to ensure protection of public
safety, reduce traffic, reduce parking demand and ensure compliance
with Federal, State and City development and environmental
standards.
(b) The retail development is consistent with the General Plan which
designates the property Business Commercial and the East of 101 Area
Plan. Retention of existing retail development is a key principle of the
plan. Policy LU-4a supports development of retail use in areas
designated “Planned Commercial”. The development’s floor area ratio
(FAR) of 0.38 is well below the maximum FAR of 0.5 allowed in the
Business Commercial land use designation.
(c) The retail development meets or exceeds the minimum standards and
requirements of the City’s Zoning Ordinance which designates the site
Planned Commercial. Retail use is allowed subject to an approved Use
Permit. Conditions of approval were adopted to ensure compliance
with the City’s development standards, reduce parking demand,
provide security and ensure that the site is well maintained.
(d) The development is consistent with the goals and objectives of the
Redevelopment Program for the Downtown/Central Redevelopment
Project Area, and specifically with the following:
i. To create and develop local job opportunities and to
preserve the area’s existing employment base.
ii. To replan, redesign and develop areas which are stagnant or
improperly used.
(e) An Environmental Impact Report for the project was certified by the
South San Francisco City Council in accordance with the provisions of
CEQA. Mitigation measures were adopted which will reduce all
identified impacts to a level less than significant. A Mitigation
Monitoring Program was adopted to ensure that all mitigation
measures are implemented. A Statement of Overriding Consideration
was adopted required because of cumulative traffic impacts associated
with the development.
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5. Type C Sign Permit. As required by the “Sign Permit Procedures” (SSFMC
Chapter 20.86), the following findings are made in approval of a Type C Sign
Permit (Signs05-0044):
(a) The master sign program is consistent with the City’s General Plan
Land Use Element, which designates this site for Business
Commercial and the City Design Guidelines, which encourages master
sign programs.
(b) The master sign program is consistent with the requirements of
SSFMC Chapters 20.76 and 20.86, which requires an approved Type
C Sign Permit. The size, materials, colors, graphic style, illumination
and other sign features are in keeping with the visual character of the
area and are reflective of the building design and exterior finishes. The
signs are of a straight forward design and are clear and readable.
(c) The master sign program will not be adverse to the public health,
safety or general welfare of the community, nor detrimental to
surrounding properties or improvements. The large sign area is needed
due to the unique nature of the use and site and orientation to the
regional traveler.
6. Transportation Demand Management Plan. As required by the Transportation
Demand Management Procedures [SSFMC Section 20.120.070], the following
findings are made in approval of the Preliminary Transportation Demand
Management Plan:
(a) The Transportation Demand Management Plan measures are feasible
and appropriate for the retail development located at 900 Dubuque
Avenue in the Planned Commercial Zone District adjacent to other
commercial uses.
(b) The performance guarantees, consisting of an Annual and Triennial
Reviews, will ensure that the target alternative mode use established
for the project of 28% based on a Floor Area Ratio of 0.38 [SSFMC
20.120.030 (C)] will be achieved and maintained.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
South San Francisco does hereby recommend that the South San Francisco City Council approve
the Six-Month Time Extension of the Commercial Planned Unit Development Permit, Use
Permit, Transportation Demand Management Plan, Type C Sign Permit and Design Review for
the subject project situated at 900 Dubuque Avenue, in the Planned Commercial Zone District.
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 7th day of August, 2008, by the
following vote:
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Ayes: Commissioner Zemke, Commissioner Moore, Commissioner Oborne, Commissioner
Sim, Commissioner Prouty, Vice Chairperson Teglia and Chairperson Giusti
Noes: None
Abstain: None
Absent: None
Attest: _____________________
Susy Kalkin
Secretary to the Planning Commission
1130304.1