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HomeMy WebLinkAboutPC Meeting 01-07-99 (Reso 2532-1999) - PP,MND,GPAZAPP-96-079 and RZ97-079 010799PC RESOLUTION NO. 2532-1999 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 SOUTH SAN FRANCISCO CITY COUNCIL APPROVE MITIGATED NEGATIVE DECLARATION NO. 96-079, SPA 96- 079 OYSTER POINT MARINA SPECIFIC PLAN AMENDMENT ALLOWING SHARED USE OF PUBLIC PARKING ON PARCEL 5 AND ALLOWING REDUCED SIDE AND REAR SETBACKS ON PARCELS 1, 2, AND 4, AND AMENDING THE OYSTER POINT MARINA SPECIFIC PLAN LAND USE DIAGRAM RE- DESIGNATING A PORTION OF PARCEL 5 FROM PUBLIC PARK USES TO COMMERCIAL USES, ZONING AMENDMENT 96-079 TO THE OYSTER POINT MARINA SPECIFIC PLAN DISTRICT SSFMC CHAPTER 20.59 ALLOWING SHARED USE OF PUBLIC PARKING ON PARCEL 5 AND ALLOWING REDUCED SIDE AND REAR SETBACKS ON PARCELS 1, 2 AND 4, REZONING 096-079 OF THE OYSTER POINT MARINA SPECIFIC PLAN DISTRICT ZONING MAP REDESIGNATING A PORTION OF PARCEL 5 DESIGNATED FOR PUBLIC PARK USES TO COMMERCIAL USES AND REFLECTING THE WIDENING OF OYSTER POINT BOULEVARD AND MARINA WAY. WHEREAS, the South San Francisco Planning Commission held a duly noticed study session on August 20, 1998; and, WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearings on November 19, 1998, December 17, 1998 and January 7, 1999; and, WHEREAS, as required by the “Amendment Procedures” (SSFMC Chapter 20.87), the Planning Commission makes the following findings: Mitigated Negative Declaration No. 96- 079, Specific Plan Amendment 96-079 of Oyster Point Marina Specific Plan allowing shared use of public parking on parcel 5 for the abutting commercial office, hotels and restaurants on Parcels 1 and 2, and allowing reduced side and rear setbacks on parcels 1, 2, and 4, an of the Oyster Point Marina Specific Plan Land Use Diagram redesignating a portion of Parcel 5 from public park uses to commercial uses, Zoning Amendment 96-079 of SSFMC Chapter 20.59 Oyster Point Marina Specific Plan District allowing access and shared use of public parking spaces on Parcel 5 and allowing reduced side and rear setbacks on Parcels 1, 2 and 4, Rezoning 096-079 of the Oyster Point Marina Specific Plan District Zoning Map redesignating a portion of Parcel 5 from public park uses to commercial uses and reflecting the widening of Oyster Point Boulevard and Marina Way on Parcel 2, on a 7.97 acre site located at Oyster Point Boulevard and Marina Way, owned by City of South San Francisco, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: 1. The project with approval of the proposed Specific Plan and Zoning Amendments, is consistent with the provisions of the City’s General Plan which supports commercial development, and specifically with the Land Use Element and the Oyster Point Marina Specific Plan, which supports provision of additional office, hotel and restaurant development in the community to meet on-going demand. The proposed development intensity of Floor Area Ratio of 0.60 on a 7.97 acre site to be developed with office, hotels and restaurants is well within the overall maximum Floor Area Ratio of 0.60 provided in the City’s General Plan and proposed for the site. 2. The reduction of minimum required side and rear setbacks are appropriate based on the following: a. The resulting project will be a well designed hotel and restaurant project with usable on-site and off-site outdoor space and amenities, meeting the general intent of the proposed land use designation and zoning. Conditions of approval are required to ensure that the project meets all other development standards and requirements. b. The proposed “project enhancements” including on-site landscaping, re- landscaping of the adjacent public park and the extension of the Bay Trail to will benefit the surrounding neighborhood and overall community. 3. The 7.97 acre site is physically suited for the proposed office, hotel and restaurant development. 4. The development will create a commercial environment of sustained desirability and stability and will result in an intensity of land use similar to adjacent commercial and recreational developments and the Floor Area Ratio of 0.60 and the general style and quality of the new buildings and site improvements is substantially similar to recently approved commercial developments in the City. 5. Use of thirty-two public parking spaces on Parcel 5 by the new office, hotel and restaurants on Parcels 1 and 2 will not adversely affect the supply of public parking at the Oyster Point Marina. The thirty-two parking spaces, which represent less than 12% of the total parking available at the Oyster Point Marina, will be available for public use during the week day. All thirty-two spaces are likely to be available on weekends and most holidays since the existing office uses on the abutting Parcel 2 observe normal business hours. 6. A Mitigated Negative Declaration has been prepared for the project in accordance with the provisions of the California Environmental Quality Act (CEQA).The Mitigated Negative Declaration No. 96-079 identifies several potential adverse impacts attributable to the development of new office, hotels and restaurants. 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 have been incorporated into the project or made conditions of approval which will reduce identified impacts to a less than significant level. Mitigation measures appearing in the Conditions of Approval have been reworded for brevity and clarity. The revisions do not diminish the scope or intent of the mitigation measures. 7. The subdivision of the site allowing the development of 20, square feet of new office area, 79 new hotel rooms and 6,700 square feet of restaurant and reducing the public park area by 0.47 acres 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 uses. Site improvements including the provision of upgrades to the public infrastructure, and landscaping of each lot and the bayfront will reduce potential adverse impacts to the public infrastructure, circulation conflicts and provide a street scape that is comparable to the surrounding developments. 8. The development and landscaping comply with the City's Design Guidelines and the Bay Trail extension and landscaping will comply with the design standards and requirements of the Bay Conservation and Development Commission. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council approve Mitigated Negative Declaration No. 96-079, SPA 96-079, ZA 96-079 and RZ 96-079, 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 7th day of January, 1999 by the following vote: AYES: Vice Chariman Teglia, Commission Baldocchi, Commissioner Honan, Commissioner Masuda, Commissioner Romero, and Commissioner Sim NOES: ABSTAIN: ABSENT: Chairman Barnett Attest: Jim Harnish Secretary to the Planning Commission RESOLUTION NO. 2533 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 PRECISE PLAN 96-079 ALLOWING OFFICE, HOTEL AND RESTAURANT FACILITIES ON SITES 1, 2, AND 4 OF THE OYSTER POINT MARINA SPECIFIC PLAN DISTRICT DIAGRAM, AND TENTATIVE PARCEL MAP 96-079 ALLOWING A RE-SUBDIVISION OF PARCELS 1, 2, 4 AND 5 INTO SIX PARCELS FOR OFFICE, HOTELS AND RESTAURANTS ON AN 7.97 ACRE SITE LOCATED AT OYSTER POINT BOULEVARD AND MARINA WAY. WHEREAS, the South San Francisco Planning Commission held a duly noticed study session on August 20, 1998; and, WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearings on November 19, 1998, December 17, 1998 and January 7, 1999; and, WHEREAS, as required by Title 19 (Subdivision Ordinance), the Planning Commission makes the following findings are made in support of the Precise Plan 096-079, and Tentative Parcel Map 096-079 on a 7.97 acre site located at Oyster Point Boulevard and Marina Way, owned by City of South San Francisco based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Tentative Parcel Map, dated January 29, 1998, prepared by Mark Thomas and Company, Inc.; Architectural Plans, dated May 4, 1998, prepared by The Robert Richmond Company; Landscape Plans, dated January 28, 1998, prepared by Firma; minutes of the January 20, 1997 Design Review Board meeting; Design Review Board meeting of January 20, 1997; June 18, 1998 Planning Commission staff report; November 19, 1998 Planning Commission staff report; December 17, 1998 Planning Commission staff report; January 7, 1999 Planning Commission staff report; June 18, 1998 Planning Commission Study Session; November 19, 1998 Planning Commission meeting; December 17, 1998 Planning Commission meeting; and the January 7, 1999 Planning Commission meeting: 1. The project is consistent with the provisions of the City’s General Plan which supports commercial development, and specifically with the Land Use Element and the Oyster Point Marina Specific Plan which support provision of additional offices, hotels, and restaurants in the Oyster Point Marina area. The proposed intensity of Floor Area Ratio of 0.60 for the portion of the 7.97 acres to be developed with hotel and restaurants is well within the overall intensity of Floor Area Ratio of 0.60 for the Oyster Point Marina Specific Plan provided in the City’s General Plan Land Use Element and proposed for the site. 2. The requested amendments to the general development standards for setbacks are appropriate based on the following: a. The resulting project will be a well designed commercial area, with setbacks and usable open space, meeting the general intent of the proposed commercial land use designation and zoning. Usable outdoor areas will be provided on all lots, and subject to the conditions of approval. b. The proposed “project enhancements” to Oyster Point Marina Park and the extension of the Bay Trail will benefit employees of the surrounding area and overall community. 3. The 7.97 acre site is physically suited for the proposed commercial development. 4. The office, hotel and restaurant development will create a commercial environment of sustained desirability and stability and will result in an intensity of land use similar to adjacent commercial office, hotel, recreational and industrial uses. The proposed intensity of Floor Area Ratio of 0.60 and the general style and quality of the new commercial buildings and recreational uses and site improvements is substantially similar to recently approved developments in the City. 5.A Mitigated Negative Declaration has been prepared for the project in accordance with the provisions of the California Environmental Quality Act (CEQA).The Mitigated Negative Declaration No. 96-070 identifies several potential adverse impacts attributable to the development of offices, hotels and restaurants. 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 have been incorporated into the project or made conditions of approval which will reduce identified impacts to a less than significant level. Mitigation measures appearing in the Conditions of Approval have been reworded for brevity and clarity. The revisions do not diminish the scope or intent of the mitigation measures. 6. The subdivision of the site allowing the development of offices, hotels and restaurants, 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 uses. Site improvements including the provision of upgrades to the public infrastructure, and landscaping the site will reduce potential adverse impacts to the public infrastructure, circulation conflicts and provide a streetscape that is comparable to the surrounding area. 7. The new commercial development and landscaping comply with the City's Design Guidelines. 8. The Tentative Parcel Map comply with the requirements of South San Francisco Municipal Code Title 20 Zoning Regulations and Title 19 Subdivision Ordinance and the 2 requirements of the State Subdivision Map Act. The design and improvements of the Tentative Parcel Map 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: a. The development 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 sited is Open Space, Coastal Commercial and Oyster Point Marina Specific Plan and the proposed project consists of offices, hotels, and restaurants consistent with those land use designations, (b) the project is consistent with the fiscal policies of the General Plan with respect to provision of infrastructure and public services, and (c) the development includes provisions relating to financing and construction of public facilities. b. The development is compatible with the uses authorized in, and the regulations prescribed for, the zoning district in which the real property is located in that the project approvals include a General Plan Amendment to the Oyster Point Marina Specific Plan and zoning reclassification adopted specifically for the King Ventures project. c. The development will not be detrimental to the health, safety, and general welfare in that the project will proceed in compliance with all the policies and programs of the General Plan and in compliance with all applicable zoning, subdivision, and building regulations of the City of South San Francisco. d. The development is in conformity with public convenience, general welfare and good land use policies in that the King Ventures project will implement land use guidelines set forth in the General Plan which have planned for residential uses at this location. e. The development will not adversely affect the orderly development of property or the preservation of property values in that the project will be consistent with the General Plan. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council approve PP 96-079, and PM 96-079 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 7th day of January, 1999 by the following vote: AYES: Vice Chariman Teglia, Commission Baldocchi, Commissioner Honan, 4 Commissioner Masuda, Commissioner Romero, and Commissioner Sim NOES: ABSTAIN: ABSENT: Chairman Barnett Attest: Jim Harnish Secretary to the Planning Commission