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Home My WebLink AboutPC Meeting (Reso 2551-1999) - OakmontRESOLUTION NO. 2551-1999 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 CITY COUNCIL APPROVE NEGATIVE DECLARATION NO. 98-054, PUD-98-054, SA-98-054 AND PM-98-054 TO ALLOW DEVELOPMENT OF A 33-UNIT SINGLE FAMILY RESIDENTIAL SUBDIVISION, AND ONE SINGLE FAMILY LOT ON A 10- ACRE PARCEL LOCATED AT THE SOUTHWESTERLY CORNER OF OAKMONT DRIVE AND WESTBOROUGH BOULEVARD IN THE R-1-E-P SINGLE FAMILY RESIDENTIAL ZONE DISTRICT, AND FAILING TO RECOMMEND APPROVAL OF GP-98-054, ZA-98-054, RZ-98-054, AND UP-98-054 ALLOWING A FIVE ACRE MINI-STORAGE FACILITY WITH A RESIDENT CARETAKER UNIT. WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearing on November 18, 1999 and December 16, 1999; and WHEREAS, the Planning Commission by a 3-2 vote, constituting a majority of the quorum that voted on this matter, supported a motion to approve all of the elements of the application including the General Plan Amendment, and WHEREAS, California Government Code section 65354 provides that a recommendation for approval [of a general plan amendment] shall be made by the affirmative vote of not less than a majority of the total membership of the commission; and WHEREAS, the effect of the vote therefore was to recommend approval of the single family subdivision portion of the application and to simultaneously fail to recommend approval of the requested mini-storage facility, which was dependent on the General Plan Amendment; and WHEREAS, the Planning Commission recommends approval of a Zoning Ordinance Amendment and Rezoning to create a new Zone District, C-FZ, Commercial  Fault Zone District, and to rezone the northerly five acres of the subject Oakmont/Westborough property due to the unique site constraints existing on the property related to existence of active earthquake fault traces. However, since the Planning Commission failed to recommend approval of the General Plan amendment, the Zoning Ordinance Amendment and Rezoning cannot be approved or recommended because a Zoning Ordinance Amendment and Rezone which create zoning inconsistent with the General Plan are impermissible; and WHEREAS, as required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the Planning Commission makes the following findings regarding the request for approval of a 5- acre mini storage facility with resident caretaker=s unit at the southeasterly corner of Oakmont and Westborough Boulevard, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: building plans dated September 24, 1999 prepared by The Paul Davis Partnership and landscape plans dated 8/2/99 prepared by Rose Associates; Initial Study and Mitigated Negative Declaration No. 98-054; minutes of the October 1999 Design Review Board meeting; Planning Commission staff reports dated November 18, 1999 and December 16, 1999; and testimony received at the November 18, 1999 and December 16, 1999 Planning Commission meetings: 1. The project is inconsistent with the current General Plan designation of Low Density Residential and specifically with General Plan Policy 3.11-I-1, and the Commission failed to recommend approval of the proposed General Plan Amendment as further described above. 2. The project is inconsistent with the standards and requirements of the City=s Zoning Ordinance and with the uses allowed within the R-1-E-P Single Family Zone District, which allow only residential development on the site. Personal Storage would be a permitted use within the proposed C-FZ Commercial-Earthquake Fault Zone District zone subject to obtaining a use permit. The Commission, however, failed to recommend approval of the General Plan Amendment, and the proposed zoning amendment and rezoning cannot be adopted unless and until the General Plan is amended. 3. A Negative Declaration has been prepared for the project in accordance with the provisions of CEQA. Mitigation measures have been incorporated into the project which will reduce identified impacts to a less that significant level. 4. Subject to minor modifications, included as conditions of approval, the proposal complies with the City's Design Guidelines. WHEREAS, as required by the "Planned Unit Development Procedures" (SSFMC Chapter 20.84) the Planning Commission makes the following findings in support of the request to approve a 33-unit single family residential subdivision with private streets, including requested exceptions for lot size, setbacks, and driveway apron lengths, and on a vacant 5 acre site located at the westerly terminus of Shannon Drive, near the corner of Oakmont Drive and Westborough Boulevard. These findings are based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site plans, floor plans and elevations dated 7-21-99 prepared by Bassenian Lagoni Architects; Vesting Tentative Map dated January 12, 1999 (Rev. 3) prepared by Tronoff Engineers; Landscape Plans dated 8/2/99 prepared by Rose Associates; Initial Study and Mitigated Negative Declaration No. 98-054; minutes of the July 20 and September 21, 1999 Design Review Board meetings; Planning Commission staff reports dated November 18, 1999 and December 16, 1999; and testimony received at the November 18, 1999 and December 16, 1999 Planning Commission meetings: 1. The project is consistent with the General Plan which designates the property for Low Density Residential use at a maximum density of 8 units per acre. The proposed project of 33 units on a 5-acre parcel yields a density of 6.6 units per acre. 2. The proposed project is generally consistent with the standards and requirements of the City=s Zoning Ordinance which designates the site for R-1 Single Family Residential. The project includes requested exceptions for lot size, setbacks and driveway apron lengths which are warranted based on the following: a. The site has unique constraints including earthquake fault traces and steep slopes. b. The Design Review Board found the proposed building and landscape design proposals exceptional. c. The project has been creatively developed to work with the steep grades and geologic constraints on the site, provide a subdivision which is compatible with the existing single family neighborhood, retain large usable open space areas for recreational use of homeowners and to work as a buffer between the project and the neighboring homes along Oakmont Drive, and to optimize view corridors within the development without blocking any neighboring views. 3. The development will result in an intensity of land utilization on higher than that permitted or required for similar development in this Zone and Land Use category. The General Plan and Zoning Ordinance would allow more units than included in the project request. 4. The site is physically suited for the proposed development. The suitability of the site for development was analyzed thoroughly in the environmental document prepared for the project. 5. A Negative Declaration has been prepared for the project in accordance with the provisions of CEQA. Mitigation measures have been incorporated into the project which will reduce identified impacts to a less that significant level. 6. The proposal will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. 7. Subject to minor modifications, included as conditions of approval, the proposal complies with the City's Design Guidelines. WHEREAS, the Planning Commission makes the following findings in support of the request for approval of the Vesting Tentative Subdivision Map: 1. Subject to acceptance of the exceptions requested under the Planned Unit Development permit, the tentative map is consistent with the requirements of the City=s Zoning Ordinance. 2. The tentative map complies with the requirements of the State Map Act and with the City=s Subdivision Ordinance (Title 19) WHEREAS, the Planning Commission makes the following findings in support of the request for approval of the Tentative Parcel Map to create three separate parcels from the existing 10 acre parcel: 1. The tentative parcel map is consistent with the requirements of the City=s Zoning Ordinance. 2. The tentative parcel map complies with the requirements of the State Map Act and with the City=s Subdivision Ordinance (Title 19) NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council approve Negative Declaration No. 98- 054, PUD-98-054, SA-98-054 AND PM-98-054 subject to the Conditions of Approval contained in Exhibit C. BE IT FURTHER RESOLVED that the Planning Commission hereby does not recommend that the South San Francisco City Council approve GP-98-054, ZA-98-054, RZ-98- 054, UP-98-054 which pertain to the proposed self storage for the reasons set forth above. 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 ___________ day of ________, 1999 by the following vote: AYES: Commissioner Baldocchi , Commissioner Meloni Commissioner Teglia NOES: Commissioner D'Angelo and Chairperson Honan ABSTAIN: Vice Chairperson Sim ABSENT: Commissioner Romero Attest: Thomas C. Sparks Secretary to the Planning Commission