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Report regarding a request for approval of a Parking Management and Monitoring Plan (PMMP) for Celeste Apartments, an existing multi-family residential development located at 401 Cypress Avenue in the Downtown Transit Core Zoning District (DTC) in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), and that the project is categorically exempt from CEQA per CEQA Guidelines section 15301 (Christy Usher, Senior Planner)
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MOTION TO ADOPT STAFF RECOMMENDATIONS
1. Move to determine the project is exempt from CEQA.
2. Move to approve the entitlements subject to the attached Conditions of Approval.
RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission take the following action:
1. Determine the proposed Parking Management and Monitoring Plan (PMMP) is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 1, Section 15301 Existing Facilities, and
2. Approval of the PMMP subject to the attached Conditions of Approval.
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BACKGROUND AND PROJECT OVERVIEW
In the fall of 2018, the Planning Commission (September 2018) and City Council (November 2018) respectively recommended approval for and approved the entitlements for a new seven to eight-story, 195 unit multi-family residential development located at 401 Cypress Avenue at the corner of Miller Avenue and Cypress Avenue (aka Cadance Phase 2, now renamed “Celeste” Apartments). Construction was completed earlier this year, and the units are currently for rent.
The multi-family development is within the Downtown Station Area Specific Plan (DSASP) Area and was designed and constructed as the second phase of the Cadence Project, which was originally approved in 2016. Both residential projects were designed as transit-oriented development and include pedestrian and bicycle amenities to encourage residents to utilize the Caltrain station and other multi-modal transportation options.
Project Description
The applicant, Sares Regis Group of Northern California, has submitted a proposal a Parking Management and Monitoring Plan (PMMP) for Celeste Apartments, requesting a 100% unbundled parking ratio. Specifically, the Celeste project was approved in 2018 with a maximum of 50% unbundled parking ratio, which was consistent with the City’s zoning code at the time. Unbundled parking allows for parking spaces to be rented to tenants of the apartments separately from their respective residential units. In 2022, when the City adopted the Shape SSF General Plan, the implementing Zoning Ordinance Amendment included a modification to South San Francisco Municipal Code (SSFMC) Section 20.330.005(B)(2) to allow up to 100% of parking spaces for market-rate units to be unbundled, subject to approval of a PMMP by the Planning Commission. Parking for deed-restricted rental units may be unbundled at the same prorated cost as the units (i.e., a 50% unbundling discount for a unit at 50% area median income).
The applicant is proposing to unbundle parking for all of the market rate units, and has submitted a parking management and monitoring plan for Planning Commission review (Attachment 3 to this staff report). Celeste Apartments was approved prior to the City’s inclusionary housing ordinance for rental units; therefore, the project was approved in 2018 without the requirement for affordable units. Since 2018, the City has adopted affordable housing requirements for rental units.
Unbundled parking means separating the cost of parking from residential leases and allowing residents to choose whether or not to lease a parking space. With this approach those tenants without a vehicle would not be required to pay for parking that they do not want or need. This approach would free up parking for those tenants that require a space and are willing to pay for it. Unbundling residential parking costs from the cost of housing can reduce tenant vehicle ownership and parking demand and can be implemented on a month-to-month lease basis. With a lease, residents receive a monthly bill showing how much they are spending on a parking space and have the option to give up the space if they no longer need it.
Circulation and Parking
Celeste Apartments includes two levels of parking within a parking structure, with a total of 231 parking spaces for residents. The first garage level contains 97 parking spaces, including three spaces accessible per Americans with Disabilities Act (ADA) and Building Code requirements, and the second garage level includes 128 spaces, including an additional two accessible spaces. The project parking also includes 18 electric vehicle (EV) parking spaces, with the ability to provide more as need increases. The residential parking levels are secure, accessed with a card or key fob. A designated space for loading for residential deliveries and move-in/move-out is located on Miller Avenue. Garbage removal and recycling pick-up service is provided from Tamarack Lane. Also provided for tenants are two bike rooms for bike parking (total of 70 spaces), and a charging station for electric bikes. The project provides 24 publicly-accessible spaces in bike racks located on both Cypress and Miller Avenues.
Entitlements Request
The entitlements request for this project includes:
• A Parking Management and Monitoring Plan (PMMP)
ZONING CONSISTENCY ANALYSIS
The project site is located within the Downtown Transit Core Zoning District (DTC). Section 20.090.001 of the Zoning Ordinance contains this description and purpose of the district:
• Support the revitalization of Downtown South San Francisco and the area around the South San Francisco Caltrain Station to a vibrant and successful community resource and a source of local pride;
• Promote new residential, mixed-use and employment uses so as to add a "critical mass" of business patrons and residents in close proximity to the Downtown, while maintaining a consistent scale and character;
• Offer the opportunity for locating high intensity residential and employment uses in immediate proximity to the Caltrain Station;
• Focus new improvements on Grand Avenue to return this historic corridor to once again being the focus of the community;
• Encourage retention of existing and local businesses to the Downtown and protect existing historic building fabric;
• Support pedestrian and bicycle throughout the Downtown, to transit, and to nearby employment and mixed-use areas; and
• Provide a framework for community benefits that address the needs of existing and future Downtown residents.
This project is providing flexibility in parking options for an existing high-density transit-oriented development, and is consistent with the uses and intent of the DTC zoning district.
Parking Requirements
The number of required parking spaces for different land uses is regulated by SSFMC Section 20.330.004 (Required On-Site Parking Spaces); no off-street parking is required for any use located within a Transit Station Area. A Transit Station Area is a half-mile radius from any of the following: (a) Major transit stops; (b) Major transit stops included in an applicable regional transportation plan; (c) A transit corridor with a fixed route bus service with service intervals no longer than 15 minutes during peak commute hours. The project site is located in a Transit Station Area (including but not limited to the Caltrain station), therefore, no minimum parking is required. However, the applicant constructed a total of 231 residential parking spaces, 1.18 spaces per residential unit, within the parking garage.
Per SSFMC Section 20.330.005(B)(2) (Unbundled Parking from Residential Uses, Rental Apartment Developments), all the provided parking for units that are not deed-restricted affordable units may be unbundled, subject to approval of a parking management and monitoring plan by the Planning Commission. The applicant is proposing to unbundle parking for all of the market rate units, and has submitted a parking management and monitoring plan for Planning Commission review (Attachment 3 to this staff report).
GENERAL PLAN CONSISTENCY ANALYSIS
The General Plan Land Use Designation for the project site is Downtown Transit Core, which is consistent with the DTC zoning district. The Downtown Transit Core land use designation is envisioned as higher-density residential area with a variety of multifamily housing choices (maximum density of 180 dwelling units / acre). The unbundled parking application at Celeste Apartments is consistent with the Downtown Transit Core land use designation, and implements many General Plan goals and policies:
GOAL LU-1 Create complete neighborhoods, where residents can access most of their every day needs within a short walk, bike or transit trip. To encourage residents to live healthy lifestyle reduce dependance on automobiles, and bolster pedestrian activity and community vibrancy by providing walkable access to services and amenities.
The project site is located within the Downtown Sub-Area, which promotes new residential, mixed use and employment uses in order to support a sustainable and thriving downtown. The project is consistent with, and implements the following Downtown Sub-Area goals and policies:
• GOAL SA-3: The City promotes new residential, mixed use, and employment uses to add business and patrons and residents to create a sustainable and thriving Downtown, while maintaining a scale and character that is complimentary to existing uses.
• Policy SA-3.1: Implement the Downtown Station Area Specific Plan
• Policy SA-3.3: Balance parking needs and impacts in Downtown
• Policy SA-3.4 Focus housing growth Downtown
The applicant’s proposal is designed to be consistent with the vision for the Downtown Transit Core land use designation, and the General Plan goals and policy direction to create vibrant, mixed-use areas near high-quality transit, with a focus on pedestrian and bicycle connections and linkages.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt under the provisions of CEQA, Class 1, Section 15301, Existing Facilities. The project site is an existing developed multi family development of 195 rental units completed in 2024. The property is surrounded by existing commercial and residential multi-family units. The proposed project is an operational change only to its parking space management and does not include any new construction or physical alterations to the existing residential development.
CONCLUSION
The proposed Parking Management and Monitoring Plan is designed to be consistent with the General Plan goals and the Zoning Ordinance requirements. The Plan would support operations and flexibility for existing residential units in a transit-oriented location.
Therefore, it is recommended that the Planning Commission approve the proposed Parking Management and Monitoring Plan (PMMP) subject to the attached Conditions of Approval.
Attachments
1. Conditions of Approval
2. Parking Garage Floor Plans
3. Parking Management and Monitoring Plan