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Resolution making findings and approving a Minor Use Permit, Design Review, Transportation Demand Management Plan, and Density Bonus to allow a residential development consisting of 262 units with residential amenities, open space uses, and podium garage parking within the Transit Corridor (T5C) Zoning District at 1477 Huntington Avenue.
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WHEREAS, the applicant has proposed construction of a high-density residential development, consisting of 262 rental units, residential amenities and open space uses, and 288 residential parking spaces on a 1.98-acre parcel, 1477 Huntington Avenue (APN: 014-184-120), referred to as “Project Site” in the City; and
WHEREAS, the applicant seeks approval of a Minor Use Permit (MUP23-0001), Transportation Demand Management Plan (TDM21-0001), Design Review (DR21-0004) and Density Bonus (DB23-0001) 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 July 20, 2021 and November 16, 2021, the Design Review Board for the City of South San Francisco considered the proposed project, and recommended approval to the Planning Commission; and
WHEREAS, on April 20, 2023, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Infill Checklist and the proposed entitlements and environmental effects of the Project and take public testimony; and
WHEREAS, on April 20, 2023, the Planning Commission for the City of South San Francisco reviewed and carefully considered the information in the Infill Checklist, and by separate resolution determined that the Infill Checklist is 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 Infill Checklist satisfies the requirements of CEQA and Project is consistent with an adopted Program Environmental Impact Report for the General Plan and, based on the Infill Checklist, would not necessitate the need for preparing a subsequent environmental document pursuant to the criteria of CEQA Guidelines Sections 15162 and 15168, is subject to CEQA streamlining per CEQA Guidelines Section 15183 and 15183.3 and based on that analysis is also categorically exempt from CEQA and CEQA Guidelines Sections 15332; and
WHEREAS, on April 20, 2023, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Minor Use Permit (MUP23-0001), Transportation Demand Management Plan (TDM21-0001), Design Review (DR21-0004) and Density Bonus (DB23-0001) and related evidence and 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 South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by KTGY Architects, dated March 29, 2023; the Infill Checklist, as prepared by Raney Planning and Management, dated March 2023, including all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed April 20, 2023 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 Draft Conditions of Approval (Exhibit A), Project Plans (Exhibit B), Transportation Demand Management (TDM) Plan (Exhibit C), Applicant’s Incentive/Waiver Justification (Exhibit D), and Density Bonus & BMR Unit Information Request Form (Exhibit E) 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.
Minor Use Permit
1. The proposed residential use is permitted by-right within the T5C zoning district, and is permitted on the ground floor with a Minor Use Permit, and complies with all other applicable provisions of the South San Francisco Municipal Code.
2. The proposed project is consistent with the Urban Residential General Plan designation and all applicable General Plan policies.
3. The proposed project will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements, as it is a residential project proposed for a developed site, surrounded by existing and future commercial and residential uses.
4. The proposed project complies with the design or development standards applicable to the T5C district and applicable citywide, with the exception of minor waivers requested from development standards, per the State Density Bonus Law.
5. The design, location, size, and operating characteristics of the proposed residential use would be compatible with the existing and reasonably foreseeable future land uses in the vicinity, the site is surrounded by existing commercial uses, with additional commercial and residential uses proposed or under construction in the immediate vicinity, and the project includes a 15-foot buffer zone to create a transition to the Centennial Way Trail to the east.
6. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints, as the project is designed to City standards regarding access, is served by utilities, and the site does not contain any constraints to the proposed residential development.
7. An Infill Checklist (which also serves as an environmental consistency checklist) has been prepared for the project per the requirements of CEQA and the has determined that the Project is consistent with an adopted Program Environmental Impact Report for the General Plan and would not necessitate the need for preparing a subsequent environmental document pursuant to the criteria of CEQA Guidelines Sections 15162 and 15168, is subject to CEQA streamlining per CEQA Guidelines Section 15183 and 15183.3 and based on that analysis is also categorically exempt from CEQA and CEQA Guidelines Sections 15332.
Density Bonus and Waiver Requests Findings
1. The proposed project seeks development standard waivers under state density bonus law. Under State Density Bonus Law (Gov. Code section 65915), the Project provides 5% of the base density units as housing for very low income units. Consequently, the proposed project would be entitled to receive a 20% density bonus under state law. In conjunction with state density bonus eligibility, the Project is also entitled to receive one concession/incentive and an unlimited number of development standard waivers. No concession/incentive has been requested by the project, and the project is requesting three waivers.
2. The proposed project seeks the following development standard waivers pursuant to State Density Bonus Law:
• SSFMC Section 20.135.020.H (3) (T5 Corridor Zoning District (T5C)): Buildings shall be constructed at the required setback for at least 75 percent of the width of the build-to area (in this case, ten feet or less). The proposed design has the majority of the building set back 13 feet from Huntington Avenue.
The Airport Land Use Compatibility Plan (ALUCP) 70dB Noise Contour Line restricts the corner of the property, which determines the location of the building since residential uses cannot be located within this contour. Thus, the setback requirement waiver facilitates the construction of the project. In addition, the additional setback provides a wider sidewalk and outdoor amenity, activating the street frontage and creating an open space plaza outside of the main building entrance.
• SSFMC Section 20.310.004 (B)(3) (Site and Building Design Standards - Building Modulation/Articulation): When a building façade is 300 feet or greater in length along a right-of-way, it must be separated into volume by: (a) Recesses a minimum of 40 feet in width and 40 feet depth that extend the full height of the building; and (b) A change in building height with a minimum of eight-foot difference.
The 1477 Huntington project meets the requirements of (a) and is requesting a waiver from (b). The project generally meets the spirit of this requirement by having roof decks providing a height difference of more than 12 ft. In addition, the project provides a difference in building height with the seventh-floor setback and provides a massing change from the sixth floor on a portion of the building. For the entire building to have a change in building height of 8 feet it would significantly reduce the number of units in the project, as it would require the loss of a portion of the top story of the building.
• SSFMC Section 20.310.004 (D) (Site and Building Design Standards - Windows): Trim at least two inches in width and one inch in depth must be provided around all windows, or windows must be recessed at least three inches from the plane of the surrounding exterior wall.
A portion of the windows in the project include windows with trim meeting the code requirements. No trim was provided on a portion of the windows to meet the Contemporary design intent on a portion of the building. These windows are proposed to be recessed by two inches (instead of three), since a three-inch differential would impact the framing of the building, and significantly increase the project costs.
Under State Density Bonus Law, a city cannot apply any development standard which physically precludes the construction of the project at its permitted density and with any granted concessions/incentives. The above requested waivers are to minor design standards under the City’s code requirements, which are waivable development standards. These waivers would also allow the proposed project to provide residential units at the permitted density that are of high-quality and comfortable sizes for potential families, as well as provide substantial amenity space, interior and exterior, for future residents, within a high-quality building design and site plan.
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 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 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 Urban Residential land use designation by encouraging the development of new transit-oriented high-density residential units.
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 Development Standards for the T5C Zoning District, and with the Citywide Development standards found in SSFMC Section 20.310 (Site and Building Design Standards). .
4. The Project, including Design Review, is consistent with the Minor Use Permit or other planning or zoning approval that the project requires for the reasons stated above.
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 July 20, 2021 and November 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. The proposed trip reduction measures contained in the TDM Plan (attached hereto as Exhibit C) are feasible and appropriate for the Project, considering the proposed use and the project’s location, size, and hours of operation. Appropriate and feasible measures have been included in the TDM Plan to achieve the 20-point minimum in trip reduction measures for Tier 1 development. The TDM Plan provides measures such as a Transportation Coordinator, subsidized transit passes for each residential unit, access to ridesharing and car share programs, and ample bicycle parking and support facilities on-site to encourage alternative forms of transportation.
2. The proposed performance guarantees will ensure that the target alternative mode use established for the Project by SSFMC Chapter 20.400 will be achieved and maintained. Conditions of approval have been included to require that the Final TDM Plan, which must be submitted for review and approval prior to issuance of a building permit, shall outline the required process for on-going monitoring including annual surveys and triennial reports.
SECTION 2 DECISION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution, and approves the entitlements request for 1477 Huntington Avenue subject to the attached Conditions of Approval.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption.