HomeMy WebLinkAboutReso 13-2012 RESOLUTION NO. 13 -2012
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION MAKING FINDINGS AND ADOPTING A
GENERAL PLAN AMENDMENT, AND APPROVING A USE
PERMIT, TENTATIVE SUBDIVISION MAP AND DESIGN
REVIEW FOR A MIXED -USE DEVELOPMENT AT 418
LINDEN AVENUE
WHEREAS, the City of South San Francisco ( "Owner ") and Brookwood Group
("Applicant ") have proposed construction of a four -story mixed -use residential and commercial
development, consisting of 25 residential condominiums above approximately 6,200 square feet
of ground -floor commercial space and 27 below grade parking spaces ( "Project ") on an
approximately 14,000 square foot site, which is currently a temporary public parking lot, located
at 418 Linden Avenue, between Lux Avenue and Linden Lane ( "Project Site ") in the City of
South San Francisco ( "City "); and,
WHEREAS, Applicant seeks approval of a General Plan Amendment, Zoning Map
Amendment, Use Permit, Tentative Subdivision Map and Design Review for the Project; and,
WHEREAS, approval of the Applicant's proposal is considered a "project" for purposes
of the California Environmental Quality Act, Pub. Resources Code, §§ 21000, et seq. ( "CEQA "),
and in accordance with CEQA, an Initial Study /Mitigated Negative Declaration ( "IS /MND ") was
prepared, analyzing the Project; and,
WHEREAS, the City Council reviewed and carefully considered the information in the
IS /MND, and by separate resolution, adopts the IS /MND, as an objective and accurate document
that reflects the independent judgment and analysis of the City in the discussion of the Project's
environmental impacts; and,
WHEREAS, the Planning Commission held a duly noticed public hearing on January 19,
2012, to consider the IS /MND, the proposed General Plan Amendment, Zoning Map
Amendment, Use Permit, Tentative Subdivision Map and Design Review for the Project and take
public testimony, at the conclusion of which, the Planning Commission recommended that the
City Council adopt the IS /MND and approve the Project; and,
WHEREAS, the City Council held a duly noticed public hearing on February 22, 2012, to
consider the IS /MND, the General Plan Amendment, Zoning Map Amendment, Use Permit,
Tentative Subdivision Map and Design Review and take public testimony.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before
it, which includes without limitation, the California Environmental Quality Act, Public
Resources Code §§ 21000, et seq. ( "CEQA ") and the CEQA Guidelines, 14 California Code of
Regulations § 15000, et seq.; the South San Francisco 1999 General Plan and General Plan
Environmental Impact Report, including the 2001 updates to the General Plan and 2001
Supplemental Environmental Impact Report; the South San Francisco Municipal Code; the
Initial Study and Mitigated Negative Declaration prepared for the Project; all reports, minutes,
and public testimony submitted as part of the Design Review Board meetings held on September
21, 2010 and September 20, 2011; all reports, minutes, and public testimony submitted as part of
the Parking Place Commission meeting held on August 9, 2011; all reports, minutes, and public
testimony submitted as part of the Planning Commission's meeting held on January 19, 2012; all
reports, minutes, and public testimony submitted as part of the City Council's duly noticed
public hearing on February 22, 2012; and any other evidence (within the meaning of Public
Resources Code § 21080(e) and § 21082.2), the City Council of the City of South San Francisco
hereby finds as follows:
I. General Findings
A. The foregoing recitals are true and correct and made a part of this Resolution.
B. The Exhibits attached to this Resolution, including the proposed General Plan
Amendment (Exhibit A), the proposed Tentative Subdivision Map (Exhibit B) are each
incorporated by reference as part of this Resolution, as if each were set forth fully herein.
C. The documents and other material constituting the record for these proceedings
are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue,
South San Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin.
D. The proposed Project, including the General Plan Amendment, Zoning Map
Amendment, Use Permit, Tentative Subdivision Map and Design Review, are consistent and
compatible with all elements in the City of South San Francisco General Plan (as proposed for
amendment). The General Plan includes policies and programs that are designed to encourage
the development of the downtown as a pedestrian - friendly mixed use activity center with retail
and visitor - oriented uses. Further, the land uses, development standards, densities and
intensities, buildings and structures proposed are compatible with the goals, policies, and land
use designations established in the General Plan (see Gov't Code, § 65860), and none of the land
uses, development standards, densities and intensities, buildings and structures will operate to
conflict with or impede achievement of the any of the goals, policies, or land use designations
established in the General Plan.
E. The proposed Project, including the General Plan Amendment, Zoning Map
Amendment, Use Permit, Tentative Subdivision Map and Design Review, is consistent with the
standards and requirements of the City's Zoning Ordinance (as proposed for amendment) and
with the provisions of the Downtown Core District. The parcelization and development of the
Project Site would result in a 25 residential condominiums above approximately 6,200 square
feet of ground -floor commercial space, and would meet minimum design standards.
F. The site is physically suitable for the type of development and density proposed,
as the mixed -use development will benefit from being located in the downtown area, and the size
of the retail and the number of residential units is appropriate for the location and meets the
City's land use and zoning standards.
G. The environmental impacts of the proposed Project have been fully analyzed in
accordance with CEQA and the IS /MND is proposed to be adopted as part of the Project.
II. General Plan Amendment
A. The proposed Project is consistent with the South San Francisco Municipal Code,
including specifically, Chapter 20.540 ( "Amendments to the General Plan ") and its purposes,
because as further documented in the Record, the Project has complied with the application and
review procedures, has been considered at a noticed public hearing of the Planning Commission,
and is proposed to be considered for action at a noticed public hearing of the City Council.
B. The proposed Project, including the General Plan Amendment, Zoning Map
Amendment, Use Permit, Tentative Subdivision Map and Design Review, are consistent and
compatible with all elements in the City of South San Francisco General Plan (as proposed for
amendment) because the proposed project will further a number of Guiding and Implementing
Policies in the General Plan. Specifically, by expanding the Downtown Commercial Land Use
Designation boundary to include the Project Site, the proposed Project is consistent with Guiding
Policy 3.1 -G -2: "Encourage development of Downtown as a pedestrian- friendly mixed -use
activity center with retail and visitor - oriented uses, business and personal services, government
and professional offices, civic uses, and a variety of residential types and densities." The
proposed Project's General Plan Amendment is also consistent Guiding Policy 3.1 -G -3, which
provides, "Promote infill development, intensification, and reuse of currently underutilized
sites."
III. Use Permit
A. The proposed Project, a commercial /residential mixed -use development is
allowed within the Downtown Core ( "DC ") zoning district, and reduced rear yard setbacks are
allowed within the DC through the approval of a Use Permit. Additionally, the Project complies
with all applicable provisions of Title 20 of the South San Francisco Municipal Code, and all
other titles of the South San Francisco Municipal Code. Further, the proposed development is in
general compliance with current City development standards, such as floor area ratio, lot
coverage, setbacks, building height, and landscaping. The Applicant has obtained approval of a
parking exception, consistent with the procedures set forth in the Zoning Ordinance.
B. The Project, including the proposed depressed parking ramp is consistent with the
General Plan for the reasons set forth in Findings I.D and II.B, above, and further, it will provide
access to off - street, below grade parking for residential units as part of an infill development and
high density, mixed -use project within the Downtown Core.
C. The proposed use will not be adverse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or improvements because
the Project is consistent with the General Plan and Zoning Ordinance, as well as development
standards for the zoning district in which it will be located, and the City's General Plan, Zoning
Ordinance and development standards are designed to avoid incompatibility of uses and protect
and preserve the public health, safety, and general welfare. Further, the Project includes a
depressed parking ramp that will be located below grade and provide access to off - street
residential parking for a new high density, commercial /residential mixed -use project located in
an existing commercial /residential neighborhood.
D. The proposed use complies with the Downtown Core Zoning District, and the
development standards established therein, because the Project would not violate minimum or
maximum thresholds of development for the district. The architectural design, circulation
pattern, and site layout will provide for a significant improvement over the existing and historic
uses on -site. Further, the Design Review Board reviewed and recommended approval of the
proposed project at the September 21, 2010 and September 20, 2011 meetings.
E. The design, location, size, and operating characteristics of the proposed
commercial /residential mixed -use project would be compatible with the existing and reasonably
foreseeable future land uses in the vicinity because the project consists of the redevelopment of
an existing surface parking lot with a commercial /residential mixed -use building which will be
consistent with the existing commercial and residential development in the surrounding
neighborhood in an area of the City that is planned for pedestrian and transit oriented mixed -use
development.
F. The Project site is physically suitable for the type, density, and intensity of use
being proposed, including access, utilities, and the absence of physical constraints in that the
proposed mixed -use development project will redevelop an underutilized Downtown site that
was historically developed with a commercial use and is currently developed as a temporary
surface parking lot.
G. An Initial Study and Mitigated Negative Declaration has been prepared for the
project in accordance with CEQA.
IV. Tentative Subdivision Map
A. The proposed tentative subdivision map, including the proposed designs and
improvements, are consistent with the City's General Plan (as proposed for amendment) as set
forth in Findings I.D and II.B, above, and because the tentative subdivision map would facilitate
the development of a mixed use retail and residential development that would not conflict with
the Downtown Commercial Land Use designation.
B. The proposed tentative subdivision map is consistent with the standards and
requirements of the City's Zoning Ordinance (as proposed for amendment) and with the
provisions of the Downtown Core Zoning District.
C. The tentative subdivision map complies with and meets all of the requirements of
Title 19 of the South San Francisco Municipal Code ( "Subdivisions ") and with the requirements
of the State Subdivision Map Act.
D. The Project site is physically suitable for the type of development and density
proposed, as the mixed -use development will be located in the Downtown area, and the size of
the retail and the number of residential units is appropriate for the location and meets the City's
land use and zoning standards (as proposed for amendment).
E. The Project, including the proposed designs and improvements, are not likely to
cause substantial environmental damage, or serious public health problems, since such impacts
have been thoroughly evaluated as part of the CEQA process and determined not to exceed
thresholds of significance.
F. The design and improvements of the tentative subdivision map are not in conflict
with any existing public easements.
G. The property is located in a developed, urban setting, and is not subject to a
Williamson Act contract, an open space easement, a conservation easement, or an agricultural
conservation easement. The surrounding land uses and resulting parcels would not support
agricultural uses; the resulting parcels would result in residential development not incidental to
commercial agricultural use of the land.
V. Design Review
A. The Project, including Design Review, is consistent with Title 20 of the South
San Francisco Municipal Code for the reasons set forth in Finding III.A, above.
B. The Project, including Design Review, is consistent with the General Plan for the
reasons set forth in Findings I.D and II.B, above.
C. The Project, including Design Review, is consistent with the design guidelines
adopted by the City Council in that the proposed mixed use project is consistent with the
Downtown Development Standards and Supplemental Regulations included in Sections
20.100.003 & 20.100.004.
D. The Project, including Design Review, is consistent with the General Plan
Amendment, the proposed tentative map and the Use Permit proposed for the Project, for the
reasons set forth in Findings II.A through II.B, IV.A through IV.G, and III.A through III.G,
above.
E. The Project is consistent with the Design Review Criteria, because the Project
was reviewed by the Design Review Board at two separate Design Review Board meetings, and
the Applicant has revised site plans in order to incorporate the comments of the Design Review
Board.
BE IT FURTHER RESOLVED that the City Council of the City of South San Francisco
hereby makes the findings contained in this Resolution, and hereby approves the General Plan
Amendment (Exhibit A), Use Permit, Tentative Subdivision Map (Exhibit B) and Design Review
for the Project.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately
upon its passage and adoption.
I hereby certify that the foregoing Resolution was regularly introduced and adopted by
the City Council of the City of South San Francisco at a regular meeting held on the 22 day of
February, 2012 by the following vote:
AYES: Councilmembers Mark Addiego, Karyl Matsumoto, and Kevin Mullin,
Vice Mayor Pedro Gonzalez and Mayor Richard A. Garbarino
NOES: None
ABSTAIN: None
ABSENT: None
ATT ST:
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Exhibit A
General Plan Amendment
Exhibit A — General Plan Land Use Amendment
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