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HomeMy WebLinkAboutPC Meeting 06-17-04 (Reso 2636-2004) - PUD01-012 Stonegate Estates 698559-1 RESOLUTION NO. 2636-2004 PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING APPROVAL OF A MITIGATED NEGATIVE DECLARATION, PLANNED UNIT DEVELOPMENT, TENTATIVE SUBDIVISION MAP AND AFFORDABLE HOUSING AGREEMENT FOR THE PROPERTY LOCATED AT THE INTERSECTION OF HILLSIDE AVENUE AND STONEGATE DRIVE AND AS SUBMITTED BY HILLSIDE LAND L.L.C. SOUTH SAN FRANCISCO WHEREAS, in November of 2002, the Applicant applied to the City to proceed with development of six detached three-story single family dwellings and ten attached three story town homes on an 1.4 acre site comprised of two separate and vacant parcels within the City of South San Francisco. The application is for: 1) a Mitigated Negative Declaration; 2) a PUD permit; 3) a Tentative Subdivision Map; and 4) an Affordable Housing Agreement; and, WHEREAS, the entitlements provide for a 16 unit single family residential development on a 1.4 acre site, with 3.2 units offsite reserved for persons and families of low and moderate income; and, WHEREAS, the Planning Commission last reviewed the proposed project at a study session in December of 2002, at which several modifications and changes to the project were requested to accommodate community and Planning Commission concerns; and, WHEREAS, the project has been revised to reflect the changes requested by the Planning Commission; and, WHEREAS, on June 17th, 2004, the Planning Commission held a properly noticed public hearing to consider the project application and associated land use entitlements; and WHEREAS, the Planning Commission has determined that construction of single family dwellings and town homes and subdivisions of the site are consistent with the City’s General Plan and with all applicable requirements of the City’s Zoning and Subdivision Ordinances NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of South San Francisco hereby adopts the following findings based upon the entire record for the Stonegate Estates development, including without limitation, the South San Francisco General Plan, and General Plan Environmental Impact Report, the proposed Planned Unit Development Permit, the Development Standards, the Draft Conditions of Approval, the Draft Planned Unit Development Findings, the Draft Tentative Parcel Map Findings, the Draft Affordable Housing Agreement, the Design Review Board Meeting Minutes of February 20, 2001, July 17, 2001, November 20, 2001 and November 19, 2002, Planning Commission Minutes of December 6, 2001 and December 19, 2002, the Neighborhood Meeting Notice, Notes and Attendance, the Draft Affordable Housing Agreement, the Applicant’s Project Narrative, Plans, the Mitigated Negative Declaration, the Planning Commission staff report dated June 17, 2004, and testimony 698559-1 and materials submitted at the Planning Commission meeting on June 17, 2004: 1. Mitigated Negative Declaration. City Staff prepared and circulated a Mitigated Negative Declaration for twenty days in accordance with the California Environmental Quality Act (CEQA). The public comments period started on April 4, 2003 and ended on April 24, 2003. No substantive comments were received. The Mitigated Negative Declaration adequately describes the impacts of the project, most of which relate to storm water runoff, construction impacts, traffic, and aesthetics. As reflected in the Mitigated Negative Declaration, the proposed mitigation measures are included as conditions of approval to reduce these impacts to a less than significant level, and include dust suppression, storm water pollution prevention program, acoustic insulation of dwellings, a construction noise reduction program, and landscaping restrictions to ensure traffic sight lines at the western project entry. Project specific environmental effects have been analyzed in the Initial Study/Mitigated Negative Declaration which determined that the project will not have a significant effect on the environment with the application of mitigation measures identified in the Mitigated Negative Declaration. There is no substantial evidence in light of the whole record before the City that the project as mitigated will have a significant effect on the environment. The Mitigated Negative Declaration has been completed in compliance with CEQA and the CEQA Guidelines. The Mitigated Negative Declaration is complete and adequate and reflects the City’s independent judgment and analysis as to the environmental effects of the proposed land use amendments 2. 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 Modification of a Residential Planned Unit Development 01-012, to approve a residential Planned Unit Development allowing a new residential development consisting of 6 detached single family dwellings and 10 town homes with common area: 1. A. The 1.4 acre site is physically suitable for a new 16 unit residential development with common area. Exceptions for the development include reduced lot size, increased lot coverage and reduced building setbacks are similar to those allowed for other area residential developments. The new dwellings are of similar style to existing adjacent dwellings and shares similar floor area ratios. The new development is in conformity to the area in that the development closely mimics the lot area of the surrounding dwellings, general architecture and landscaping. A Geologic and Geotechnical Report has been prepared by the applicant’s consultant. The report has determined that the site is suitable for development if the report recommendations are implemented. The City’s Design Review Board recommended approval of the proposed development. Conditions of approval require that the development of the site follow the recommendations contained in the reports and conform to the City’s development standards B. The new residential development has been reviewed and recommended for approval by the City’s Design Review Board to be in accordance with the City of South San Francisco Design Guidelines and to provide a high 698559-1 quality of fit with the existing neighborhood. The new dwellings with exceptions are similar in design, floor area ratios and lot configuration as many of the existing neighborhood dwellings. The new lots will reinforce a residential environment of sustained desirability and stability by matching the development quality and design. C. The new residential development with a resulting density of 11.43 units per net acre will result in a land use intensity no higher than that permitted by the General Plan Land Use Element designation of the site of Medium Density Residential with a maximum density of 18.0 units per net acre and the maximum density of 15.0 units per net acre allowed by the site’s Zoning of Medium Density Residential Zone District [R-2-H-P]. D. The proposed development is consistent with the General Plan Land Use Element designation of the site of Medium Density Residential and the Housing Element that encourages the development of housing to meet the City’s fair share housing need. E. The new residential 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 design guidelines and the architectural theme of the surrounding residential enclave. Conditions of approval are attached which will ensure that the development complies with local development standards and requirements. Payment of childcare impact fees will help to improve childcare services Provision of the equivalent of 3.2 affordable dwellings will assist the City in meeting the need for affordable housing. 2. 3. Tentative Subdivision Map. As required by the Tentative Subdivision Map Procedures [SSFMC Title 19], the following findings are made in approval of P01-0012, to approve a Tentative Subdivision Map allowing a new residential subdivision consisting of 6 single family dwellings, 10 town homes, and common area with exceptions for smaller lots, increased lot coverage and reduced building setbacks: 3. A. The proposed lots generally conform with the requirements of the State Subdivision Map Act and with the requirements of the City of South San Francisco Title 19 Subdivision Code. The map conforms to City standards with regards to design, drainage, utilities, and road improvements. No offers of dedication are required. The lots, which vary in size and dimension, are equivalent or larger than the sizes and configuration of residential lots in the immediate project vicinity, but are less than the City’s minimum lot size requirements. The Planned Unit Development associated with the proposed development allows exceptions to the City’s minimum lot size and configuration. Conditions of approval will ensure that the development complies with the Planned Unit Development and other City development standards. B. The proposed 16 lot subdivision with a density of 11.43 dwellings per net acre complies with the General Plan Land Use Element designation of the site of Medium Density Residential. The provision of affordable housing will help the City meet its fair share allocation requirements and is consistent with the Housing Element policies regarding affordable 698559-1 housing. The Planned Unit Development associated with the proposed development allows exceptions to the minimum lot size, increased lot coverage and building setback requirements delineated in SSFMC Title 20 Zoning Regulations. 4. 4. Affordable Housing Agreement. In accordance with SSFMC Chapter 20.125, twenty percent of the total number of project units, or 3.2 dwellings, are required to be restricted as affordable units. The project owner and city staff have developed an affordable housing plan that allows the creation of affordable units off-site, but obligates the developer to fulfill the obligation prior to the final inspection of units on the project site. SSFMC 20.125.080 provides that an affordable housing requirement under that chapter may be satisfied with offsite construction when it can be demonstrated that the chapter’s goals and the City’s housing element would be better served by allowing some or all of the inclusionary units to be produced and operated at an alternative site. Factors to be weighed in this determination include the feasibility of the onsite option including project size and site constraints. City staff have determined the construction of below market rate units on the site of the Project Property would be infeasible in light of the project size and site constraints and agreed that providing the below market rate rental units offsite at the designated location will be sufficient to meet the requirements of the Inclusionary Housing Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco does hereby: A. Recommends approval of the Mitigated Negative Declaration assessing environmental impacts of this new sixteen unit residential subdivision, in accordance with the California Environmental Quality Act. B. Recommends approval of the Planned Unit Development allowing six detached single family dwellings and ten attached town homes, and common area with exceptions for smaller lots, increased lot coverage and reduced building setbacks. C. Recommends approval of the Tentative Subdivision Map creating sixteen residential lots and common area. D. Recommends approval of the Affordable Housing Agreement between the applicant and the City for the construction or rehabilitation of the equivalent of 3.2 dwellings as affordable housing units, subject to making the required findings and adopting the conditions of approval. 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 17th day of June , 2004, by the following vote: AYES: Commissioner Giusti, Commissioner Honan, Commissioner Romero, Commissioner Sim, Commissioner Zemke and Chairperson Ochsenhirt NOES: None 698559-1 ABSENT: Vice Chairperson Teglia ABSTAIN : None ATTEST: Commission Secretary Thomas C. Sparks