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Resolution making findings and determining that the proposed 1477 Huntington 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, and based on that analysis is also subject to CEQA streamlining per CEQA Guidelines Section 15183 and 15183.3, and is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332.
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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 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, the City Council certified the General Plan Program Environmental Impact Report (“EIR”) and Mitigation, Monitoring and Reporting Program (“MMRP”) in October, 2022 (State Clearinghouse number 2021020064), in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., “CEQA”) and CEQA Guidelines, which analyzed the potential environmental impacts of the development citywide; attached hereto as Exhibit A; and
WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) in October, 2022, in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., “CEQA”) and CEQA Guidelines, which carefully considered each significant and unavoidable impact identified in the EIR and found that the significant environmental impacts are acceptable in light of the project’s economic, legal, social, technological and other benefits; and
WHEREAS, CEQA provides for limited environmental review of subsequent projects under a program EIR (CEQA Guidelines Sections 15162 and 15168), where components of a subsequent project must be examined in the light of the program EIR to determine whether any additional environmental analysis must be conducted; and
WHEREAS, the City, in conjunction with an environmental consultant, Raney Planning and Management, prepared an Infill Checklist to examine the proposed project regarding the need to conduct additional environmental analysis; in addition, the City examined whether any CEQA streamlining or exemptions would be applicable to the proposed project in addition to the analysis under Sections 15162 and 15168; and
WHEREAS, as demonstrated by the Infill Checklist and the record below, the project is subject to CEQA streamlining pursuant to CEQA Guidelines Section 15183 and 15183.3, which allows for streamlined review for infill projects consistent with the General Plan; and
WHEREAS, as demonstrated by the Infill Checklist and the record below, the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332 as it is a qualified in-fill development project; and
WHEREAS, as demonstrated by the Infill Checklist and the record below, even if the Project were not exempt from CEQA pursuant to the above-listed exemptions, in accordance with the requirements of CEQA Guidelines §15162, the Project 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 General Plan EIR certified by City Council nor would new mitigation be required; 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 proposed entitlements and environmental effects of the Project and take public testimony; and
WHEREAS, the Planning Commission has reviewed and carefully considered the information in the Infill Checklist, attached hereto as Exhibit B, at a duly noticed public hearing held on April 20, 2023, as objective and accurate documents that reflect the independent judgment of the City in the identification, discussion and mitigation of the Project’s environmental impacts, and considered all testimony and evidence presented at the hearing and in the record before it.
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 Environmental Consistency Analysis, 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. Exhibit A attached to this Resolution, the General Plan EIR, and Exhibit B, the Infill Checklist and supporting documents prepared by Raney Planning and Management, dated March, 2023, 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.
California Environmental Quality Act (CEQA)
1. For the reasons stated in this Resolution, the Project is subject to CEQA streamlining and does not require additional CEQA review pursuant to CEQA Guidelines Section 15183 and 15183.3 as the Project is consistent with a Community Plan, General Plan or Zoning because as supported by the findings of the Infill Checklist which also serves as an Environmental Consistency Checklist:
a. The Project is consistent with the development density established by existing zoning, General Plan designation, and General Plan policies for which the General Plan Program EIR was certified.
b. There are no project-specific effects which are peculiar to the Project or the Project Site.
c. There are no project-specific impacts, which the General Plan Program EIR failed to analyze as significant effects.
d. There are no potentially significant off-site and/or cumulative impacts which the General Plan Program EIR failed to evaluate.
e. There is no substantial new information which results in more severe impacts than anticipated by the General Plan Program EIR
2. For the reasons stated in this Resolution, the Project is also exempt from CEQA pursuant to CEQA Guidelines § 15332: Class 32 as an in-fill development project because:
a. As described in the record, the Project is designed to be consistent with the City’s General Plan, all applicable General Plan policies and zoning designations and regulations.
b. The Project will be located within the City’s limits, on a site of less than five acres and will be surrounded by urban uses in a built-out environment.
c. The Project Site has no value as habitat for endangered, rare, or threatened species as it is in a built-out environment and is currently disturbed as the site of an existing building and parking lot.
d. As supported by the findings of the Infill Checklist, approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e. The Project can be adequately serviced by all required utilities and public services.
3. For the reasons stated in this Resolution, there is not substantial evidence in the record to support a fair argument that approval of the Project will result in significant environmental effects beyond those adequately evaluated and addressed by the General Plan Program EIR nor would the Project require any new mitigation measures because:
a. The Project does not propose substantial changes to the General Plan, which will require major revisions of the General Plan EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
b. No substantial changes have occurred with respect to the circumstances under which the General Plan is undertaken which will require major revisions of the General Plan EIR due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects;
c. No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the General Plan Program EIR was certified as complete, shows any of the following:
i. The Project will have one or more significant effects not discussed in the General Plan EIR;
ii. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
iii. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the Project proponents decline to adopt the mitigation measure or alternative; or
iv. Mitigation measures or alternatives which are considerably different from those analyzed in the General Plan EIR would substantially reduce one or more significant effects on the environment, but the Project proponents decline to adopt the mitigation measure or alternative.
4. 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 Infill Checklist, as prepared by Raney Planning and Management, and attached hereto as Exhibit B, the Planning Commission, exercising its independent judgment and analysis, finds that the Project is statutorily and categorically exempt from CEQA pursuant CEQA Guidelines § 15332: Class 32 and subject to CEQA streamlining pursuant to CEQA Guidelines § 15183 and 15183.3 and pursuant to CEQA Guidelines § 15168(c), the Project falls within the environmental parameters analyzed in the General Plan EIR, and further finds that the Project 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 General Plan EIR certified by City Council nor would new mitigation be required by the Project. These findings are supported by the fact that the Infill Checklist analysis determined that the Project would not result in any new impacts not adequately evaluated and addressed by the General Plan EIR and Statement of Overriding Considerations.
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 determines that the Project is categorically exempt from CEQA pursuant to CEQA Guidelines § 15332: Class 32, the Project is subject to CEQA streamlining per CEQA Guidelines § 15183 and 15183.3 and the environmental effects of the Project were sufficiently analyzed under the General Plan Program Environmental Impact Report (EIR), per the requirements of the California Environmental Quality Act (CEQA) as analyzed in the Infill Checklist which also serves as the Environmental Consistency Analysis, and concludes that no further environmental review is required.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption.