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HomeMy WebLinkAboutReso 114-2016 (16-718) ��x 5q� City of South San Francisco cc .vt`;io � P.O. Box 711 (City Hall, 400 Grand Avenue) —' South San Francisco,CA _4 o ter' (9L°R-IP Resolution: RES 114-2016 File Number: 16-718 Enactment Number: RES 114-2016 RESOLUTION MODIFYING THE EXISTING MINOR USE PERMIT (MUP15-0001) TO ALLOW AN EXPANDED VEHICLE RENTAL OPERATION AT 1440 SAN MATEO AVENUE SUBJECT TO THE DRAFT REVISED CONDITIONS OF APPROVAL. WHEREAS, on June 19, 2015, the property identified as 1440 San Mateo Avenue received approval from the Zoning Administrator for a Minor Use Permit(MUP 15-0001)to operate a vehicle rental facility on two vacant parcels(APNs 015-114-470 and 015-114-460) in the Mixed Industrial zoning district; and WHEREAS, since that time the applicant has requested that the City consider rezoning three adjoining parcels (APNs 015-114-420, 015-114-480, and 015-114-490) from the Freeway Commercial to the Mixed Industrial zoning district to permit the vehicle rental facility to expand ("Project"); and WHEREAS, all of the parcels associated with the approved vehicle rental facility and the proposed amendment to the Zoning Map and Zoning Ordinance ("Zoning Map and Ordinance Amendment" or "Amendment")are under common ownership; and WHEREAS, City staff has evaluated the request and determined that the proposed Project and associated Amendment would be consistent with the surrounding land uses and operation; and WHEREAS, the City has prepared the Zoning Map and Zoning Ordinance Amendment to rezone the three adjoining parcels (APNs 015-114-420, 015-114-480, and 015-114-490) from the Freeway Commercial to the Mixed Industrial; and WHEREAS, the proposed Amendment is consistent with the General Plan, as certain industrial uses are permitted under the Community Commercial/Regional Commercial General Plan designation; and WHEREAS, cumulatively, the Amendment provides flexibility for the applicant and property owner to fully utilize the parcels, which are otherwise inaccessible to a separate user and are unlikely to redevelop with a use permitted under the Freeway Commercial zoning district, which prioritizes large format retail development; and Page 1 File Number: 16-718 Enactment Number: RES 114-2016 WHEREAS, the City prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for the Project; and WHEREAS, on July 21, 2016, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the IS/MND (ND16-0001), Zoning Map and Ordinance Amendment (RZ15-0001, ZA15-0011), and modifications to Minor Use Permit(MUP 15-0001); and WHEREAS, the City Council for the City of South San Francisco, by separate resolution, adopted the IS/MND. 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 General Plan and General Plan EIR, including all amendments and updates thereto; the South San Francisco Municipal Code; the draft Zoning Map Amendment, the IS MND and the Mitigation Monitoring and Reporting Program prepared by Raney Planning & Management, Inc., and all appendices thereto; revised Conditions of Approval for Minor Use Permit MUP15-0001; Applicant statement letter and submitted plans, dated November 18, 2015; Zoning Administrator Staff Report dated June 19, 2015; all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed July 21, 2016 meeting; all reports, minutes, and public testimony submitted as part of the City Council's duly noticed September 28, 2016 meeting 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: SECTION 1 FINDINGS I. General Findings The foregoing recitals are true and correct and made a part of this Resolution. The Exhibits attached to this Resolution, including the draft revised Conditions of Approval for Minor Use Permit (MUP15-0001) (Exhibit A), and applicant letter and submitted plans (Exhibit B) are each incorporated by reference and made a part of this Resolution, as if set forth fully herein. 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 Planning Manager, Sailesh Mehra. By separate Resolution, the City Council, exercising its independent judgment and analysis, Page 2 File Number: 16-718 Enactment Number: RES 114-2016 found that an IS/MND was prepared for the Project in accordance with CEQA, which adequately discloses, analyzes and mitigates the proposed Project's potentially significant environmental impacts; accordingly,the City Council has adopted the IS/MND for the Project in accordance with CEQA. nor Use Permit Modification Findings The proposed Project to expand automobile/vehicle rental use is allowed within the Mixed Industrial (MI) zoning district, as proposed for rezoning from the current Freeway Commercial (FC) zoning district, with approval of a Minor Use Permit, and complies with all other applicable provisions of the Zoning Ordinance and all other titles of the South San Francisco Municipal Code. The proposed use, with approval of the Zoning Map and Ordinance Amendment to rezone to MI from the current FC Zoning District, is consistent with the General Plan in that the Project site would be designated Community Commercial, which allows for a wide range of uses, including service commercial uses. Further, the proposed use is well suited to the vacant parcels, which have adequate storage area for rental vehicles. The proposed use would complement the previously approved vehicle rental operation, and would not preclude the site from other conforming uses in the future. Further, the proposed use does not conflict with any specific plans. 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 proposal involves reuse of vacant parcels for a vehicle rental use. The site is surrounded by other similar vehicle rental uses and based on staff analysis and the IS/MND, the use would not produce any adverse effects on the surrounding area. The proposed use complies with design or development standards applicable to the zoning district, as proposed for rezoning to MI from the current FC zoning district, and the existing parking configuration meets applicable standards. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and reasonably foreseeable future land uses in the vicinity because the proposed use will support a previously approved vehicle rental use; and the parcels will not be altered in a way as to preclude future compatible uses. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints. In accordance with the California Environmental Quality Act (CEQA), the City Council, exercising its independent judgment and analysis, has found that an IS MND was prepared for the Project, which adequately discloses, analyzes and mitigates the proposed Project's potentially significant environmental impacts; accordingly, the City Council has adopted the IS/MIND for the project in accordance with CEQA. SECTION 2 APPROVAL Page 3 File Number: 16-718 Enactment Number: RES 114-2016 Now, therefore, Be it Further Resolved that the City Council of the City of South San Francisco hereby makes the findings contained in this Resolution, and takes the following actions: Approves the modification of the existing Minor Use Permit (MUP15-0001) to allow an expanded vehicle rental operation subject to the draft Revised Conditions of Approval for the Minor Use Permit attached as Exhibit A and applicant statement and submitted plans attached as Exhibit B. Be it further resolved that this Resolution shall become effective immediately upon its passage and adoption. At a meeting of the City Council on 9/28/2016, a motion was made by Liza Normandy, seconded by Pradeep Gupta, that this Resolution be approved. The motion passed. Yes: 4 Councilmember Normandy, Councilmember Matsumoto, Vice Mayor Gupta, and Mayor Addiego Absent: 1 Councilmember arbarino Atte t by Ai 4 Kr' . well' Page 4 DRAFT CONDITIONS OF APPROVAL P15-0025: MUP15-0001, DR15-0024 1440 SAN MATEO AVENUE (As recommended for revision in double underline or strikethrough by City Staff on September 28, 2016) A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial Industrial Projects. 2. The business shall be operated substantially as outlined in the submitted plans, as part of the Planning Application dated April 7, 2015 and November 18, 2015. Consistent with the City’s Use Classification definitions (SSFMC Chapter 20.620), the business shall be operated as an Automobile/Vehicle Rental use and not as a Rental Car Storage use. A failure to operate as an Automobile/Vehicle Rental use will be grounds for revocation of the Minor Use Permit. 3. Based on the reporting schedules of the City’s third party vendor for sales tax collection, the Zoning Administrator will confirm that point-of-sale transactions and related sales tax contribution occurs at APNs 015-114-420, 015-114-480, 015-114-490, 015-114-470 and 015- 114-460 consistent with the operation of an Automobile/Vehicle Rental use. 4. No rental vehicles associated with the operation of the proposed facility or related businesses under the same company Avis Budget Group shall be stored on surrounding streets or public right-of-way. 5. No major maintenance or repair of rental vehicles on site is allowed; these actions will require a modification to this Minor Use Permit and compliance with other applicable regulations. 6. No portion of parcels APN 015-114-480 and APN 015-114-490 shall be used in coordination with the proposed vehicle rental facility without an approved rezoning application. At the determination of the Zoning Administrator, and pending adequate analysis to confirm no unmitigated traffic, air quality or other related impacts to the surrounding area, Minor Use Permit MUP15-0001 could be modified to allow incorporation of APN 015-114-480 and APN 015-114-490 for vehicle rental facility use. 7. Provide way-finding signs in the lot, directing drivers to vehicle return stalls, exit driveway, and major destinations (e.g. US-101) per Fehr + Peers transportation assessment, dated February 3, 2015. 8. Maintain landscaping along San Mateo Avenue, adjacent to the Project driveways, to avoid sight distance conflicts (shrubs should not be higher than approximately 30 inches and tree canopies should be approximately six feet from the ground), per Fehr + Peers transportation assessment, dated February 3, 2015. 9. On-street parking should be restricted on San Mateo Avenue on either side of the egress Project driveway to limit sight distance issues; approximately 60 feet to the north and 20 feet to the south, per Fehr + Peers transportation assessment, dated February 3, 2015. Revised Conditions of Approval – Payless Vehicle Rental Facility Page 2 of 3 10. Conformance with the adopted Mitigation, Monitoring, and Reporting Program associated with the completed Initial Study/Mitigated Negative Declaration ND16-0001 shall be required prior to Building Division permit issuance. (Planning Division contact: Tony Rozzi, 650-877-8535) B) Building Division requirements shall be as follows: 1. The property is in a flood zone. The finish floor of the structure must be certified by a registered civil engineer to be above the known flood elevation. (Building Division at 650-829-6670) C) Water Quality requirements shall be as follows: 1. If new fire sprinklers are installed, fire sprinkler test drain must be connected to the sanitary sewer. 2. No vehicle washing/rinsing is permitted to discharge water to the storm drain system. If vehicles are to be washed on-site, an appropriate wash pad/area must be installed and plumbed through a sand/oil interceptor and into the sanitary sewer system. (Water Quality contact: Andrew Wemmer at 650-829-3883) D) Fire Department requirements shall be as follows: 1. Show all existing and proposed hydrants. 2. All buildings shall provide premise identification in accordance with SSF Municipal Code Section 15.24.100. 3. The South San Francisco Fire Department reserves the right to make additional comments in the future. (Fire Department contact: Luis Da Silva at 650-829-6645) E) Engineering Division requirements shall be as follows: 1. The building permit application plans shall conform to the standards of the Engineering Division’s “Building Permit Typical Plan Check Submittals” requirements, copies of which are available from the Engineering Division. 2. The owner shall, at his/her expense, replace any broken sidewalk, curb, and gutter fronting the property. The City of SSF shall be the sole judge of whether any such replacement is necessary. 3. For any work performed in the City’s right-of-way, the Owner shall apply for and obtain an encroachment permit, and shall be responsible for all fees and deposits for the permit. Revised Conditions of Approval – Payless Vehicle Rental Facility Page 3 of 3 4. Pay sewer lateral connection fee and show sewer lateral from building to existing City main line. 5. Prepare Traffic study including sight distance for exit driveway from the facility. May require some parallel parking be removed along San Mateo Ave to enhance safety of vehicles leaving the facility. 6. Fee Calculations a. Oyster Point Interchange Impact Fee: Not applicable. b. East of 101 Sewer Impact Fee: Not applicable. c. East of 101 Traffic Impact Fee (TIF): Not applicable F) Police Department requirements shall be as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. (Police Department contact: Sgt. Adam Plank, 650-877-8927) IStantec November 20, 2015 RE: Letter of Justification Zoning Amendment and MUP Modification and General Plan Amendment Proposed Payless Rental Car Facility San Mateo Ave. South San Francisco, CA 94080 The subject site currently consists of two legal parcels/lots. Each of these two lots has the unusual condition of being located in two different City zones. The western portion of each lot is zoned Mixed Industrial (MI);while the eastern portion of each lot is zoned Freeway Commercial (FC). Avis Budget Group (ABG) recently received our Minor Use Permit (MUP 15-0001)and Design Review (DR 15-0024) approvals for the Rental Car Facilty with sales building and car wash located on the western portion of the parcels in mid-2015. The eastern FC-zoned sections do not permit automobile/vehicle rental uses. To be able to fully utilitze these lots, ABG requests to rezone the eastern portions of these lots to match the western MI zone. Upon approval of the rezoning to MI, ABG also requests to modify our recently approved MUP to encompass the eastern portions of these lots. The entire project was designed as one facility to incorporate the landscaping, lighting and fencing zoning requirments. We have included the previously approved exhibit drawings as reference. The scope of work associated with the proposed MUP modification includes: 1. Restripe the vacant parking lot. 2. Install additional landscaping on the south portion of the site. 3. Install additional yard lights to meet 3-5 Foot Candle level on the site. If you have any additional questions concerning our submittal, please feel free to contac me. Resepctfully, STANTEC ARCHITECTURE INC. Gary M. Semling, Architect, NCA B, AIA Managing Associate Phone: (707) 658-4717 Fax: (707) 765-9908 Gary.Semling @stantec.com Demu;-n wflh a:,unniunfly uu) i,.nii.,id i a I f DRAWING INDEX .rwozwc v.µon nacn ox oim t z 3 S CAR RENTAL ®RtlP Payless m CAR RENTAL FACILITY SAN MATEO AVE. G SOUTH SAN FRANCISCO, CA 94080 PRIOR APPROVED PROJECT: SHEET PROVIDED FOR ••. INFORMATIONAL PURPOSES AEBRE ATKJNB GENERAL NOTES BUILDING CLUE INF MATKJN PROJECT TERM vaaawaee kxaa,m.. M W- WTIMI ae. ux MUIN mxeze U „. SCOPE OF WIXiK 'Z"-7 w�x�ce�o,z.xa n.ay.,a.xa aeeux ago.�e.ea we r.xsrreuixxew,�eso sa�r.Douses mo<.nuew xOP.0 xsxPU cw a A ..eo io.�oe ..ex ax:. a..ee mw,ae.va.ue�m rm wzewe xewmna..ew P.wvw.wa o�merva"z �i ST SLI.1111 ..z.ax c" a naa z„z..uaxz z..vPC aaawa zsau,v R„cec a..esµa.�c�. 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T _p n T m� VICINITY MAP 11-IT �LwnQ. x = S NOTES a�nu es: a s. a F .I +.urs. � s: . r, aw.mxrn r.:��rry.uo cc =I T , I� LEGAL DESCRIPTION �g I F� a F un I.OWk1L SSFbik.' a IF n0k"" BASIS OF BEARING r me a ,^ RECORD REFERENCES a CA.STA r6-TT5 ,� _ unnro va�vs ec� h' ouuA.a om.. BENCHMARK •� ter, Tom,. TITLE REPORT vu` 11 111 1-1.,,..r., mrmur-v,..,me - - SURVEYORS STATEMENT rp ro O. j 1z 552 I�- I � � . TOPOGRAPHIC & BOUNDARY SURVEY P CITY—OF SCULL]SAN FRANCIISCO HC SAN MATED COUNTY-CALIFORNIA RSITUI rVL�V LUK AND ASSOCIATES GRADING LEGEND: 43 gg rere s KEY NOTES: N � r' m r O I �o" a+ O .re.�..re. aU9sENDE VS n recall `,rw� o FF �REETJ �oafie q s Yp „ n n.. m. �� onFOR o R � v '� t �n � o� nrerereoE E re P re„ "n „ nn 9, R� h ro. AREA CALCULATION: w coo � r r P�ICR A°PROaED =ROJECT SHEET PPOVICED FOR "' F INF RMATICkc PJRFOSES e° i Ga _F_ N m�, , a Drell x - - 3 , KEYNOTES 1 � SCORE OF WORK , �� ��' II II II II IIIIg g o0 F C", oc /i 0 a z % ar, N— a"sP,�. Guoo OVERALL SITE PLAN 7 _ aore KEYNOTES o 111— 1 1-1 PEI 1r °e F R.� m , o�F„wER o p ,REP �K sa a W o0 ZLI�l Z11-11, a a, N P o. o � m A Ja ax �= @e / s—e. ,-so—o NORTH SNEOER PRROVIDED FOR JECT: n,Nl SP1 1" wuuoo INFORMATIONAL PURPOSES OVERALL SITE PLAN u : <� ■a d �R. = A �«9uy �#md\ � � 2 :---: � . . - � 1 ER .yam \ . � <\/ » ,/ w . \ \ . : . . >' , ® \ / M' » PRIOR APPROVED PROJECT: \ y am I,A l\ ^ ; PROPOSED zzv FLOOR P PRIOR APPROVED PROJECT: _ SHEET PROVIDED FOR V INEORMAT I ONAL PURPOSES " OXAN- N h_aP_�tr` ❑0 ��o� ❑❑ II III �l�a=w. I I I�I�I wESTELEVATION 3 EAST ELEVATION 4 EAST ELEVATION 5 as AIAIAIJA El ❑❑ ❑❑ 4 I SOUTH ELEVATION = 2 w� ,sir 4 �' Guoo apA2 NORTH ELEVATION FLAMING LECEND v , wucoLS" COMMON u HEOHT NAME BERM. NAME TREES N 4J P ,s cA<. T 60 (aee A INN IA EPA 'DEEON PLANE =g's SA Dox z 'TA ATaD°eM L CRAPE MrRT<E }r ==a LACERS R D ,ti.'.. EIIATINI h LEE TO REMAIN e° T M'R' "POP,AND PEPENNIALI -I-; ^,.., GIATTI„, o s CAL, AT T EURIOPS MPSIA CHONDROPETALUM A D RONEX O A GAL ss a ccsOT s�DUS L WHITE LocuROSF ��,�j� rT” - s CAL IG i2 po RUSH HOPAEE OM M,OAPP APANTHUS O ,RAL a T so°��R�°ao�PNDS RF M LLA RF THEN �I�IILILI° GAL 28 30 DE5YIAMPSA CAESP TOSA M NAFREGRASS GE�L ° A s�MASS T ' ETAwM cnaE Rusr 5MA LANTANA c ry \ o'TEO UM o EosPELMUM FELT THE LAN Da sA L c "a.,xxxyx,Mx.w.xa r�kL.oxrx. .� .._� ,. BRIGHTSIDE L 2,2 224"LANTANA OHTEV L LOATHING LaNTaNA � A PLATANU c sTS,MuTAn cRE EOLUM L O x sF ATE TEXTILES T,PXAL �y wmxxxx = axo as i.a �� SN21N ARPEa: N Es CURES RT RE °°MS;PL OR P E R . �x �° BUILDINGS,RL PAVEMENT �IR S ���,�s ���. °�°� ,RR„HIPPER XIALADL�D�COPPER ME�, CLOTH gym. FIRM HOMARD MRE TOTAL ON SITE LANDSCAPED AREA „RE,ST s PLAN c REDS TO WARN I OT EACH PLANTED SHLUR D D �. y ©.._.°flo AxOwN N ExRUR e a�aLTSH`;He`spnc NCONTRA ® j[[ p �l 6FFP E1 r E + R gr" 1 CRY REQUIREMENTS DEIGN so IL E THEE'FORT s 11FA'E oo OOroN D AT THE RERUEST RF d,. DILED M DEPTH Rr " TR SF PROVIDED R DEPTH �v TLEEA A,s s SEES Al EDI LED,THEE PROADED 3 HIGH SCREEN IF PARKING LOT PROVIDED � E GENERLI NOTES re x TREE PROVIDED N CUSTOMER PARKING AREA a ED z us,OMER PARU NC SPACES �TREE REaDIRE MAx259.TURFALLOWED. o%FUEL PROVDED. rj 4 uuvr� /� µo.�ox6sow,xo-T uxuu�o�u war "a s �� � 4��tD���)u �° �w ax.xsr�o-x. 'uxu o-xo.v�a�o-xs raa osswa.axsas�su�x.s xa.ow.r�o DLECTws. E AREAS MEET MN I DIMENSION IN ALL r- X ALL LANDStA ,o �.o- ^x x r n - xxr<x^.Msµx xx=mxx s ,, NOT FOR SIUUING GRPCONSTRUCTIGN xanxK,x�,w wx.a G M L ,« `°+ �� ��o e �avu,ws wo auun,ss arww s,xo uxosemE Uo-,axus ws maxis Gra'c xa�xs PRIOR APPROVED PROJECT: 5- N SHEET PROVIDED FOR 7_ s:ol< =TO-o NOFTR INFORMATIONAL PURPOSES xmL uuoo ` PRELIMINARY 1-41EDSCAPE PLAN F "�"•,�"`°","""x°`E"ass�"w`"�"`""a``°`xaw°x�"�`•,`° clDP Color Legend: air • C-101t,Wood Ll k Payless u