City of South San Francisco
Resolution 2891-2022
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE CITY COUNCIL ADOPT THE SUSTAINABLE COMMUNITIES ENVIRONMENTAL ASSESSMENT CONSISTENT WITH THE 2040 PLAN BAY AREA ENVIRONMENTAL IMPACT REPORT IN ACCORDANCE WITH SECTION 21155.2 OF THE CALIFORNIA PUBLIC RESOURCES CODE.
WHEREAS, the applicant has proposed construction of an eight-story multi-family residential building, consisting of 292 units, and 308 parking spaces (“Project”) located at 40 Airport Boulevard (APN 015-126-010 and approximately 1.63 acres), herein referred to as “Project Site” in the City; and WHEREAS, the applicant seeks adoption of an ordinance amending the Zoning Map (RZ20-0001) to rezone the project parcel as a Planned Development and adoption of a resolution approving a General Plan Amendment (GPA20-0003), Downtown Station Area Specific Plan Amendment (SP21-0001), Transportation Demand Management Plan (TDM22-0005), and Design Review (DR20-0037) 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 WHEREAS, the Association of Bay Area Governments (“ABAG”) adopted a regional transportation plan/sustainable communities strategy entitled Plan Bay Area One and associated Environmental Impact Report (“Plan Bay Area EIR”) on July 26, 2017; and
WHEREAS, the Project Site and immediate area of the Project Site was assumed as part of the study area and analyzed as part of the cumulative conditions in the Plan Bay Area EIR; and WHEREAS, Section 21155 et seq. of the California Public Resources Code provides that “transit priority projects” that are consistent with the general use designation, density, building intensity, and applicable policies specified for the applicable project area in either a “sustainable communities strategy” or an “alternative planning strategy” may utilize streamlined environmental review procedures; and WHEREAS, the Project meets the criteria for eligible transit priority projects pursuant to Section 21155(a) of the Public Resources Code because the Project Site is located within a designated Transit Priority Area that is part of the land use growth footprint for Plan Bay Area One and is therefore, consistent with the land use and development assumptions within the Plan; and
WHEREAS, the Project meets the criteria for an eligible transit priority project pursuant to Section 21155(b) of the Public Resources Code because the Project (1) contains 100 percent residential uses, (2) provides a net density of 179 dwelling units per acre (292 total unit/1.63 total acres), and (3) is located within one-half (0.5) File #: 22-476, Version: 1
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density of 179 dwelling units per acre (292 total unit/1.63 total acres), and (3) is located within one-half (0.5) mile of the existing South San Francisco Caltrain Station, which is a major transit stop; and WHEREAS, the City has determined that the Project complies with the requirements for use of a Sustainable Communities Environmental Assessment (“SCEA”) pursuant to California Public Resources Code Section 21155.2(b) because:
i. The Project is consistent with the density, building intensity, and applicable policies specified for the project area in the Plan Bay Area prepared by the Metropolitan Transportation Commission and Association of Bay Area Governments (MTC/ABAG); ii. The Project qualifies as a transit priority project pursuant to Public Resources Code Section 21155(b);
iii. The Project is a residential or mixed-use project as defined by Public Resources Code Section 21159.28 (d);
iv. The Project incorporates all relevant and feasible mitigation measures, performance standards, and/or criteria set forth in both the Plan Bay Area EIR and the South San Francisco General Plan EIR, and changes or alterations have been required in, or incorporated into, the Project which mitigate or avoid any potentially significant and/or significant effects on the environment; v. All potentially significant or significant effects required to be identified and analyzed pursuant to CEQA have been identified and analyzed in an initial study; and vi. The Project, as mitigated, either avoids or mitigates to a level of insignificance all potentially significant or significant effects of the Project required to be analyzed pursuant to CEQA; and WHEREAS, on behalf of the City, Raney Planning & Management, Inc., prepared a Sustainable Communities Environmental Assessment Initial Study (“SCEA-IS”) pursuant to California Public Resources Code Section 21155.2(b) analyzing the potential environmental effects of the Project, which was submitted to the State Clearinghouse (SCH No. 2022050014) and the San Mateo County Clerk and was circulated for a 30-day public review period, beginning on May 2, 2022, and ending on May 31, 2022; and WHEREAS, the City received no comments on the SCEA-IS during the applicable comment period; and WHEREAS, the SCEA-IS concluded that, although the Project could have a potentially significant effect on the environment, there will not be a significant effect in this case because the SCEA-IS identifies measures that have already been implemented or will be incorporated into the Project, which will either avoid or mitigate to a level of insignificance all potentially significant or significant effects of the Project; and WHEREAS, on June 16, 2022, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the proposed entitlements and environmental City of South San Francisco Page 2 of 5 Printed on 6/21/2022 powered by Legistar™
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effects of the Project 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 General Plan and General Plan EIR; the Downtown Station Area Specific Plan and the Downtown Station Area Specific Plan EIR; the South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by Architecture Design Collaborative, dated April 2, 2021; the Sustainable Communities Environmental Assessment, as prepared by Raney Planning & Management, Inc., dated June 2022; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed June 16, 2022 meeting; and any other evidence (within the meaning of Public Resources Code §21080 (e) and §21082.2), the Planning Commission of the City of South San Francisco, based on substantial evidence in the record, hereby finds as follows:
SECTION 1 FINDINGS
General
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. Exhibit A attached to this Resolution, the Sustainable Communities Environmental Assessment and all appendices prepared by Raney Planning & Management, Inc., dated June 2022, and Exhibit B, the Mitigation Monitoring and Reporting Program, are incorporated by reference and made a part of this Resolution, as if set forth fully herein.
3. 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 the Chief Planner, Tony Rozzi.
CEQA Findings
As confirmed by the analysis in the SCEA-IS:
1. Pursuant to Section 21155(a) of the California Public Resources Code, the Project meets the criteria for eligible transit priority projects because the Project Site is located within a designated Transit Priority Area that is part of the land use growth footprint for Plan Bay Area One and is therefore, consistent with the land use and development assumptions within the Plan.
2. Pursuant to Section 21155(b) of the California Public Resources Code, the Project meets the criteria for an eligible transit priority because the Project (1) contains 100 percent residential uses, (2) provides a net density of 179 dwelling units per acre (292 total unit/1.63 total acres), and (3) is located within onehalf (0.5) mile of the existing South San Francisco Caltrain Station, which is a major transit stop.
3. Pursuant to Section 21081 of the California Public Resources Code, changes or alterations have been City of South San Francisco Page 3 of 5 Printed on 6/21/2022 powered by Legistar™
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3. Pursuant to Section 21081 of the California Public Resources Code, changes or alterations have been required in, or incorporated into, the Project which mitigate or avoid any potentially significant and/or significant effects on the environment.
4. Pursuant to Section 21155.2(a) of the California Public Resources Code, the Project incorporates all relevant and feasible mitigation measures, performance standards, and/or criteria set forth in both the Plan Bay Area EIR and the South San Francisco General Plan EIR, and changes or alterations have been required in, or incorporated into, the Project which mitigate or avoid any potentially significant and/or significant effects on the environment.
5. Pursuant to Section 21155.2(b) of the California Public Resources Code:
A. All potentially significant or significant effects required to be identified in the SCEA-IS have been identified and analyzed.
B. With respect to each significant effect on the environment required to be identified in the SCEAIS, changes or alterations have been required in or incorporated into the Project that avoid or mitigate the significant effects to a level of insignificance.
6. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, including but not limited to, the Sustainable Communities Environmental Assessment - Initial Study, as prepared by Raney Planning & Management, Inc., dated June 2022 attached hereto as Exhibit A, and the Mitigation Monitoring and Reporting Program, as prepared by Raney Planning & Management, Inc., dated June 2022, the Planning Commission, exercising its independent judgment and analysis, finds that the Project satisfies the criteria for eligible transit priority projects pursuant to Section 21155 of the Public Resources Code, the Project satisfies the criteria for environmental review pursuant to a sustainable communities environmental assessment pursuant to Section 21155.2(a) and (b) of the Public Resources Code, and the SCEA-IS satisfies the criteria for approval pursuant to Section 21155.2(b)(5) of the Public Resources Code. These findings are supported by the fact that, the analysis in the SCEA-IS determined that although the Project could have a potentially significant effect on the environment, there will not be a significant effect in this case, because the SCEA-IS identifies measures that either avoid or mitigate to a level of insignificance all potentially significant or significant effects of the Project.
SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby recommends that the City Council makes the findings contained in this Resolution, and adopt the Sustainable Communities Environmental Assessment (ND20-0002), consistent with the 2040 Plan Bay Area Environmental Impact Report, in accordance with Section 21155.2 of the California Public Resources Code as the environmental document for the Project and conclude that no further environmental review is required.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and City of South San Francisco Page 4 of 5 Printed on 6/21/2022 powered by Legistar™
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BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption.
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Resolution #: 2891-2022
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I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at a regular meeting held on the 16th day of June by the following vote:
AYES: Chair Shihadeh, Vice Chair Tzang, Faria, Funes, Murphy, De Paz Fernandez, Evans NOES: ____________________________________________________________________ ABSTENTIONS: ____________________________________________________________ ABSENT: __________________________________________________________________ City of South San Francisco
Attest: _________________________________
Tony Rozzi
Secretary to the Planning Commission
City of South San Francisco
Resolution 2892-2022
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE CITY COUNCIL APPROVE A
GENERAL PLAN AMENDMENT, DOWNTOWN STATION AREA SPECIFIC PLAN AMENDMENT,
REZONING MAP ORDINANCE TO CREATE A PLANNED DEVELOPMENT DISTRICT, DESIGN
REVIEW, AND TRANSPORTATION DEMAND MANAGEMENT PLAN TO ALLOW A MULTI-FAMILY RESIDENTIAL DEVELOPMENT CONSISTING OF 292 UNITS AT 40 AIRPORT BOULEVARD WHEREAS, the applicant has proposed construction of a high-density mixed-use residential development, consisting of 292 units, and 308 parking spaces (“Project”) located at 40 Airport Boulevard (APN 015-126-010 and approximately 1.63 acres), herein referred to as “Project Site” in the City; and WHEREAS, the proposed Project is located partially within the southwestern portion of the Downtown Station Areas Specific Plan (“DSASP”) area; and
WHEREAS, the applicant seeks adoption of an ordinance amending the Zoning Map (RZ20-0001) to rezone the project parcel as a Planned Development and adoption of a resolution approving a General Plan Amendment (GPA20-0003), Downtown Station Area Specific Plan Amendment (SP21-0001), Transportation Demand Management Plan (TDM22-0005), and Design Review (DR20-0037) 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 WHEREAS, on June 16, 2022, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Sustainable Communities Environmental Assessment (“SCEA”)(ND20-0002) and the proposed entitlements, take public testimony, and recommend that the City Council approve the Project; and,
WHEREAS, the Planning Commission reviewed and carefully considered the information in the SCEA (ND20- 0002), and by separate resolution, recommends the City Council adopt the SCEA (ND20-0002), as an objective and accurate document that reflects the independent judgment and analysis of the City in relation to the Project’s environmental impacts, and find that the SCEA satisfies the requirements of the California Environmental Quality Act and no further environmental review is necessary.
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; the Downtown Station Area Specific Plan and the Downtown Station Area Specific Plan EIR; the South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by Architecture Design Collaborative, dated April 2, 2021; the Sustainable Communities Environmental Assessment, as prepared by Raney Planning & Management, Inc., dated June 2022; all site File #: 22-477, Version: 1
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Environmental Assessment, as prepared by Raney Planning & Management, Inc., dated June 2022; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed June 16, 2022 meeting; and any other evidence (within the meaning of Public Resources Code §21080 (e) and §21082.2), the Planning Commission of the City of South San Francisco hereby finds as follows:
SECTION 1 FINDINGS
General
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits attached to this Resolution, including the General Plan Amendment (Exhibit A), Downtown Station Area Specific Plan Amendment (Exhibit B), Draft Ordinance Adopting the Rezoning Map to designate the site Planned Development (Exhibit C), Entitlement Plan Set for Design Review (Exhibit D), Preliminary Transportation Demand Management Plan (Exhibit E), and Draft Conditions of Approval (Exhibit F) are each incorporated by reference and made a part of this Resolution, as if set forth fully herein.
3. 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 the Chief Planner.
General Plan Amendment
1. The proposed amendment meets the purposes of the General Plan;
2. The proposed amendment is compatible with other provisions of the General Plan and any applicable specific plan; and
3. The Commission has made any changes to the amendment that the Commission deems necessary to comply with other adopted Plans and ordinances or to reduce environmental impacts.
Downtown Station Area Specific Plan Amendment
1. The Specific Plan Amendment implements and is consistent with the General Plan;
2. The Specific Plan Amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
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3. The Specific Plan Amendment area is physically suitable for the proposed land use designation(s) and the anticipated development; and
4. The proposed development pursuant to the Specific Plan Amendment will be superior to development otherwise allowed under conventional zoning classifications.
Rezoning Map to Planned Development
1. The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply;
2. The subject property is physically suitable for the type and intensity of the land use being proposed in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the Planning Commission and City Council; and
3. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;
4. The proposed development is not detrimental to the use of land in any adjacent zone and will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;
5. The development generally complies with applicable adopted design guidelines;
6. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the Planning Commission considered the following factors:
(a) Appropriateness of the use(s) at the proposed location. (b) The mix of uses, housing types, and housing price levels. (c) Provision of units affordable to persons and families of low and moderate income or to lower income households.
(d) Provision of infrastructure improvements.
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(e) Provision of open space.
(f) Compatibility of uses within the development area.
(g) Quality of design, and adequacy of light and air to the interior spaces of the buildings. (h) Overall contribution to the enhancement of neighborhood character and the environment of South San Francisco in the long term.
(i) Creativity in design and use of land.
Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as a high-density mixed-use and residential project which will provide a pedestrian-friendly, transit-oriented environment with sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan and the PLUS because the proposed high-density residential development is consistent with the policies and design direction provided in the South San Francisco General Plan for the Downtown Transit Core land use designation and the PLUS by encouraging the development of new residential units within close proximity to the South San Francisco Caltrain Station.
3. The Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the Design Guidelines for the Downtown Station Area Specific Plan.
4. The Project, including Design Review, is consistent with any approved tentative map, Use Permit, variance, or other planning or zoning approval that the project requires;
5. The Project is consistent with the applicable design review criteria in South San Francisco Municipal Code Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated by the Design Review Board on March 16, 2021, and found to be consistent with each of the eight design review criteria included in the Design Review Criteria” section of the Ordinance.
Transportation Demand Management Plan
1. Consistent with South San Francisco Municipal Code Section 20.400.006, the proposed trip reduction measures are feasible and appropriate for the project, considering the proposed use and the project’s location, size, and hours of operation; and
2. Consistent with South San Francisco Municipal Code Section 20.400.006, the proposed performance guarantees will ensure that the target alternative mode use established for the project by this chapter will be achieved and maintained.
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SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby recommends that the City Council makes the findings contained in this Resolution, approves the entitlements request for 40 Airport Boulevard (P20-0082: GPA20-0003, SP21-0001, RZ20-0001, DR20- 0037, TDM22-0005), including adoption of ordinance amending the Zoning Map, and makes a determination by separate resolution that the Project, through its design features, as well as the mitigation measures proposed in the SCEA-IS and included in the MMRP, would operate to ensure the impacts of the proposed Project will not exceed established CEQA thresholds of significance and no additional environmental review is necessary.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption.
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Resolution #: 2892-2022
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I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at a regular meeting held on the 16th day of June by the following vote:
AYES: Chair Shihadeh, Vice Chair Tzang, Faria, Funes, Murphy, De Paz Fernandez, Evans NOES: ____________________________________________________________________ ABSTENTIONS: ____________________________________________________________ ABSENT: __________________________________________________________________ City of South San Francisco
Attest: _________________________________
Tony Rozzi
Secretary to the Planning Commission