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HomeMy WebLinkAboutPC Meeting 09-20-07 (Reso 2665-2007) - 111 Chestnut PCA07-0002 RESOLUTION NO. 2665-2007 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO RECOMMENDING THAT THE SOUTH SAN FRANCISCO CITY COUNCIL APPROVE A THREE (3) MONTH TIME EXTENSION NO. PCA 07-0002 OF A RESIDENTIAL PLANNED UNIT DEVELOPMENT, TENTATIVE SUBDIVISION MAP, AND DESIGN REVIEW ON AN 0.52 ACRE SITE SITUATED AT 111 CHESTNUT AVENUE. WHEREAS, the South San Francisco Planning Commission held duly noticed public hearing on September 20, 2007; WHEREAS, as required by the SSFMC Title 20 (Zoning Regulations) and SSFMC Title 19 (Subdivision Ordinance), the Planning Commission makes the following findings in support of three (3) Month Time Extension of a Residential Planned Unit Development, Tentative Subdivision Map, and Design Review on a 0.52 acre site situated at 111 Chestnut Avenue, owned by Ng’s Chestnut LLC, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to a Housing Agreement dated November 22, 2005; Architectural and Landscape Plans, dated September 2007, prepared by Best Designs and Construction Company; September 20, 2007 Planning Commission staff report; and the September 20, 2007 Planning Commission meeting. 1. The project is consistent with the provisions of the City’s General Plan that support residential development, and specifically with the Housing Element that supports provision of additional market rate and affordable housing in the community to meet on- going demand. The proposed density of 15.39 units per acre for the 0.52 acres to be developed with dwellings is well within the overall density of 37.5 units per acre for the High Density Residential category provided in the City’s General Plan. 2. The 0.52 acre site is physically suited for the proposed townhouse subdivision. 3. The development will create a residential environment of sustained desirability and stability and will result in an intensity of land use similar to adjacent multi-family and single-family neighborhoods. The proposed density of 15.39 units per acre and the general style and quality of the new residences and site improvements is substantially similar to or superior to recently approved subdivisions in the City. 5. A Mitigated Negative Declaration was previously adopted by the City Council on July 13, 2005 in accordance with the provisions of the California Environmental Quality Act (CEQA). The Mitigated Negative Declaration No.02-0020 identifies a couple of potential adverse impacts attributable to the development of eight (8) new residences. The impacts can be reduced to a less than significant level through the implementation of mitigation measures. A mitigation monitoring program is established to ensure that impacts are reduced to a less than significant level. Mitigation measures including a mitigation monitoring program have been incorporated into the project or made conditions of approval which will reduce identified impacts to a less than a significant level. 6. The Subdivision of the 0.52 acre lot allowing the development of eight (8) townhouses and common area will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. The use is compatible with the existing neighboring residential uses. Site improvements including the provision of upgrades to the public infrastructure, and landscaping of all of the yards of each new lot and common area will reduce potential adverse impacts to the public infrastructure, circulation conflicts and provide a streetscape that is comparable to the surrounding neighborhoods. 7. The eight (8) new town houses and site landscaping comply with the City's Design Guidelines. 8. The residences comply with the requirements of South San Francisco Municipal Code Title 20 Zoning Regulations. The design and improvements are not in conflict with any known existing public easements. 9. Therefore, on the basis of (a) the foregoing Recitals which are incorporated herein, (b) the City of South San Francisco’s General Plan, (c) the Mitigated Negative Declaration, (d) the Staff Report, and on the basis of the specific conclusions set forth below, the Planning Commission finds and determines that the Time Extension is necessary to allow the development to proceed and is consistent with the objectives, policies, general land uses and programs specified and contained in the City’s General Plan in that (a) the General Plan designation for the site is High Density Residential and the proposed subdivision and townhouse development is consistent with those land use designations, (b) the project is consistent with the fiscal policies of the General Plan with respect to provision of public infrastructure and services, and housing. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council approve the Time Extension of Residential Planned Unit Development 02-0020, Tentative Subdivision Map 02-0020, Design Review 02-0020 subject to the Conditions of Approval contained in Exhibit B. 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 20th day of September 2007 by the following vote: AYES: Commissioner Honan, Commissioner Moore, Commissioner Sim, Commissioner Zemke, Vice Chairperson Giusti and Chairperson Prouty NOES: None ABSTAIN: Commissioner Teglia ABSENT: None Attest: Susy Kalkin Secretary to the Planning Commission