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HomeMy WebLinkAboutOrd. 1553-2018 (18-251)City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA City Council Ordinance: ORD 1553 -2018 File Number: 18 -251 Enactment Number: ORD 1553 -2018 ORDINANCE AMENDING THE SOUTH SAN FRANCISCO ZONING ORDINANCE, RELATED TO THE DOWNTOWN STATION AREA SPECIFIC PLAN DISTRICT, IN ACCORDANCE WITH SOUTH SAN FRANCISCO MUNICIPAL CODE CHAPTER 20.550 ( "AMENDMENTS TO ZONING ORDINANCE AND MAP ") WHEREAS, in July of 2010, the City Council for the City of South San Francisco ( "City ") adopted a comprehensive update to the City's zoning ordinance, which repealed the then - existing Title 20 of the South San Francisco Municipal Code, and replaced it with an entirely new Title 20 that, among other actions, established new zoning districts, revised and reformatted many then - existing zoning provisions, eliminated inconsistent and outdated provisions, and codified entirely new zoning provisions, including new land use regulations and development standards ( "Zoning Ordinance "); and WHEREAS, in January of 2015, the City adopted the Downtown Station Area Specific Plan ( "DSASP ") and companion land use and development regulations in Chapter 20.280 of the Zoning Ordinance, which details the purpose, land use and development standards for the DSASP; and WHEREAS, the proposed revisions to the Zoning Ordinance are intended to provide incentives for high- density residential development adjacent to transit with the provision of public benefits and encourage family - friendly housing; and WHEREAS, the City has prepared a Zoning Amendment ( "Amendment ") to the City's Zoning Ordinance, including refinements to Chapter 20.280 of the Zoning Ordinance; and WHEREAS, the Zoning Ordinance was adopted after preparation, circulation, consideration, and adoption of an Initial Study /Mitigated Negative Declaration ( "IS /MND ") in accordance with the California Environmental Quality Act, Public Resources Code Sections 21000, et seq. ( "CEQA "), in which the IS /MND analyzed the environmental impacts of adopting the Zoning Ordinance and concluded that adoption of the Zoning Ordinance could not have a significant effect on the environment because none of the impacts required to be analyzed under CEQA would exceed established thresholds of significance; and WHEREAS, the City and consultant P1aceWorks Inc. prepared a 2018 Addendum to the 2015 DSASP Environmental Impact Report (" EIR "), which is the appropriate environmental clearance for the proposed revisions to the Zoning Ordinance, since the proposed revision is within the scope of the certified EIR; and City of South San Francisco Page 1 File Number: 18 -251 Enactment Number: ORD 1553 -2018 WHEREAS, the Planning Commission reviewed and carefully considered the information in the 2018 Addendum, at a duly noticed public hearing held on February 1, 2018, made the findings and recommended approval of the Addendum, since the changes do not alter any of the previous EIR assumptions and no new significant impacts are identified; and as an objective and accurate document that reflects the independent judgement of the City in the identification, discussion and mitigation of the Project's environmental impacts; and WHEREAS, the refinements, clarifications, and/or corrections set forth in this Amendment, as they relate to the Downtown Station Area Specific Plan District in Chapter 20.280 are minor in nature, the adoption of which would not result in any new significant environmental effects or a substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in the IS /MND prepared for the Zoning Ordinance, the 2015 DSASP EIR, or the 2018 Addendum prepared for the Project, nor do the refinements, clarifications, and/or corrections constitute a change in the project or change in circumstances that would require additional environmental review; and WHEREAS, on February 1, 2018, the Planning Commission for the City of South San Francisco held a properly noticed public hearing to solicit public comment and consider the proposed Amendment, take public testimony, and make a recommendation to the City Council on the project; and WHEREAS, on February 28, 2018, the City Council for the City of South San Francisco held a properly noticed public hearing to solicit public comment, take public testimony, consider the proposed Amendment, and take action on the proposed Amendment. NOW, THEREFORE, BE IT ORDAINED that based on the entirety of the record before it, as described below, the City Council of the City of South San Francisco does hereby ORDAIN as follows: SECTION I. FINDINGS. Based on the entirety of the record as described above, the City Council for the City of South San Francisco hereby makes the following findings: A. General Findings. The foregoing recitals are true and correct and made a part of this Ordinance. The record for these proceedings, and upon which this Ordinance is based, includes without limitation, Federal and State law; 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 City of South San Francisco Page 2 File Number., 18 -251 Enactment Number: ORD 1553 -2018 th San Francisco General Plan and General Plan EIR, including all amendments and updates thereto; the South San Francisco Municipal Code; all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed February 1, 2018 meeting; all reports, minutes, and public testimony submitted as part of the City Council's duly noticed February 28, 2018 meeting; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2). The refinements, clarifications, and/or corrections set forth in this Amendment, as they relate to the Downtown Station Area Specific Plan District in Chapter 20.280 are minor in nature, the adoption of which would not result in any new significant environmental effects or a substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in the IS /MND prepared for the Zoning Ordinance, the 2015 DSASP EIR, or the 2018 Addendum prepared for the Project, nor do the refinements, clarifications, and/or corrections constitute a change in the project or change in circumstances that would require additional environmental review; and 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, Sailesh Mehra. B. Zoninp- Amendment Findings The proposed Zoning Text Amendment is consistent with the adopted General Plan because the Zoning Text Amendment will reinforce the General Plan policies promoting high- density residential development adjacent to transit. With minor revisions as a General Plan Amendment, the Zoning Text Amendment will be consistent with the General Plan. None of the revisions to the Zoning Ordinance will conflict with or impede achievement of any of the goals, policies, or land use designations established in the General Plan. Fhe Zoning Text Amendment applies to property that is entirely suitable in terms of access, size of parcel, relationship to similar or related uses, and other considerations as deemed relevant by the Planning Commission and City Council because the proposed revisions will further promote high- density development in close proximity to transit with the provision of community benefits. The proposed Zoning Text Amendment does not change any zoning districts as already identified in the Zoning Ordinance and therefore will not be detrimental to the use of land in any adjacent zone. SECTION II. AMENDMENTS. The City Council hereby makes the findings contained in this Ordinance and amends the sections attached as Exhibit A with additions in double - underline and deletions in stf:ikethfeugh. Sections and subsections that are not amended by this Ordinance in Exhibit A shall remain in full force and effect. City of South San Francisco Page 3 File Number: 18 -251 Enactment Number. ORD 1553 -2018 SECTION III. SEVERABILITY. If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid or unconstitutional, the remainder of this Ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable. The City Council of the City of South San Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. SECTION IV. PUBLICATION AND EFFECTIVE DATE. Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City Clerk's Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from and after its adoption. Introduced at a regular meeting of the City Council of the City of South San Francisco, held the 28th day of February, 2018. At a meeting of the City Council on 3/28/2018, a motion was made by Mark Addiego, seconded by Pradeep Gupta, that this Ordinance be adopted. The motion passed. Yes: 3 Councilmember Garbarino, Councilmember Gupta, and Councilmember Addiego No: 2 Mayor Normandy, and Mayor Pro Tem Matsumoto �1 Attest by sta M inelli Liza Normandy, Mayor City of South San Francisco Page 4 Exhibit A Draft Zoning Ordinance to Modify Chapter 20.280: Downtown Station Area Specific Plan District A. Revise Section 20.280.004, Development Standards, to revise the Maximum Density with Incentives in the Downtown Transit Core sub - district. 20.280.004 Development Standards Tables 20.280.004 -1 through 3 prescribe the development standards for the Downtown Station Area sub - districts. Additional regulations are denoted in the right -hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that follow the tables, under Section 20.280.005 "Additional Development Standards." Table 20.280.004 -1 Lot, Density, and FAR Standards - Downtown Station Area Specific Plan Sub - Districts Standard DTC GAC DRC TO /RD LCC LNC Additional Standards Minimum Lot Size (sq. ft.) 5,000 5,000 5,000 10,000 5,000 5,000 Minimum Lot Width (sq. ft.) 50 50 50 50 50 50 Minimum Lot Depth (sq. ft.) n/a n/a 80 n/a 80 n/a Minimum FAR 2.0 1.5 n/a 1.5 n/a 2.0 Maximum FAR 6.0 3.0 3.0 2.5 n/a 3.0 Exclusive of structure parking Maximum FAR with 8.0 4.0 3.25 3.5 n/a n/a Exclusive of, Incentive Program g (1) structured parking Residential Density (units per acre, included within FAR above) Minimum Density 80 14 40 n/a 20.1 40 Maximum Density 100 60 80 n/a 40 60 Maximum Density with Incentive Program. Does not 42-9 100 include density 180 80 (A) / (A) / n/a n/a 80 (A) bonuses allowed per (A) 100 (2)(A) 125 Chapter 20.390, (1)(A) Bonus Residential Density uinnauons. 1. For qualifying affordable Senior Housing Projects 2. For developments on corner parcels or lots greater than one acre Table 20.280.004 -2 Building Form and Location Standards — Downtown Station Area Specific Plan Sub - Districts Additional Standard DTC GAC DRC TO /RD LCC LNC Standards Height (ft) 85 45 -65 65 FAA 50 85 See Section Maximum (1)(2) allowed 20.300.006 Building Heights and Height Height Exceptions Minimum Ground Floor See above Height for 15; 12 min 15; 12 15-,12 min 15; 12 min 15; 12 min 15-112 min and Section non- clearance min clearance clearance clearance clearance 20.280.005(B) residential clearance (1) uses Maximum 5 n/a 5 n/a 5 5 See above Finished Floor Height (residential) Yards (ft) Grand n/a 0 n/a 0 n/a n/a n/a Avenue (east and west) Frontage At n/a At n/a At At Pedestrian property property property property line or 10 line or 10 line or 9 line or 9 Priority Zone feet from feet from feet from feet from Street curb curb curb curb Frontage (whichever (whichever (whichever (whichever is greater) is greater) is greater) is greater) Eastern n/a n/a n/a 20 n/a n/a Neighborhood Streets except Grand Avenue Frontage 0; 10 0 0; 10 n/a _ 0 0 when when Interior Side abutting abutting residential residential district district 1. Height break would occur a minimum of 30 feet from the front of the building. 2. Corner properties may be exempt from this requirement, subject to evaluation by the decision - making authority in the review process and consistent with the Downtown Station Area Specific Plan design guidelines. Figure 20.280.004 -2 Building Height 0, 10 when 0 20 10 for the first 0, 10 when 0, 10 when Additional Standards Rear abutting an R 100 (E) two stories, 15 abutting an R abutting an R L.'. Space (sq. ft. per res. unit) district (E) thereafter (C) district (E) district (E) Maximum 100 100 90 85 75 90 See Ch. Lot 20.040 Rules Coverage n/a n/a n/a 15 n/a 10 of Landscaping (% of site) Measurement 1. Height break would occur a minimum of 30 feet from the front of the building. 2. Corner properties may be exempt from this requirement, subject to evaluation by the decision - making authority in the review process and consistent with the Downtown Station Area Specific Plan design guidelines. Figure 20.280.004 -2 Building Height Table 20.280.004 -3 Open Space and Landscaping Standards — Downtown Station Area Specific Plan Sub - Districts Standard DTC GAC DRC TO /RD r� L._ Additional Standards Minimum Usable Open 100 100 lug i 100 150 L.'. Space (sq. ft. per res. unit) Table 20.280.004 -3 Open Space and Landscaping Standards — Downtown Station Area Specific Plan Sub - Districts Standard DTC GAC DRC TO /RD LCC LNC Additional Standards Minimum Usable Open 100 100 100 Refer to 100 150 See Supplemental Space (sq. ft. per res. unit) Section 20.280.007(K) Regulations 20.100.004(D) (10) Minimum Amount of n/a n/a n/a 15 n/a 10 See Section 20.300.007 Landscaping (% of site) Landscaping B. Revise Section 20.280.005(A), DSASP Additional Development Standards, Increased Density and FAR Incentive Program, to include Family- friendly Units as a public benefit: A. Increased Density and FAR Incentive Program. An increase to the maximum FAR or maximum density as referenced in Table 20.280.004 -1 may be permitted for buildings with the approval of a Conditional Use Permit by the City Council through the satisfaction of a combination of the following public benefits: 1. To be eligible for an increase to the maximum FAR or density incentives under this subsection, the public benefits that are included as part of a development project must demonstrate a positive contribution that is above and beyond the minimum required impact fees and other requirements of the particular project. The following preferences for public benefits to the Downtown community and the City may be considered as eligible to allow increased density and FAR standards for a project pursuant to this subsection: a) Local Hire Program; b) Public art; c) Funding or construction of local streetscape enhancements as identified in the Downtown Station Area Specific Plan; d) Funding for enhanced public spaces; e) Funding for public safety facilities, community meeting rooms, child care or similar; f) Tenant space for local businesses or existing businesses in need of relocation; g) Provision of green building measures over and above the applicable green building compliance threshold required pursuant to Title 15 ( "Building and Construction ") of the South San Francisco Municipal Code; h) Transit subsidy or other incentives for residents and /or employees; apA i) Family-friendly (two- and three - bedroom units): and j) Other developer proposed incentives achieving a similar public benefit. 2. For projects seeking either an increase to the maximum FAR or maximum density pursuant to this subsection, the following shall apply: a) Applicant shall submit financial evaluation and analysis, information, and evidence to allow for a reasonable assessment of the value of the benefits offered relative to the incentives being sought, including the proposed public benefits as outlined above. b) Applicant shall provide an assessment of the economic and /or intrinsic value of the proposed public benefit as compared with the economic value of the proposed development incentives requested by the applicant. The City may request an independent third party review, by a qualified appraisal expert, hired by the City at the applicant's expense, to validate the valuation submitted by the applicant. This requirement is not intended to imply a need for the applicant to provide or disclose a complete project pro forma. Only the marginal costs of the proposed public benefit and incentive are required to be disclosed in the analysis. c) Applicant shall provide an explanation as to the way in which the proposed amenities will further the City's goals and objectives as outlined in the SSF Downtown Station Specific Plan, and conformance of the proposed project with the General Plan, Specific Plan provisions and Zoning Ordinance, and that a reasonable nexus exists between the public benefit provided and the incentive granted.