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HomeMy WebLinkAboutPC 08-17-17 (Reso 2806-2017) - 249-279 E. Grand - 3rd DA Amend RESOLUTION NO. 2806-2017 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA RESOLUTION MAKING FINDINGS AND RECOMMENDING THAT THE CITY COUNCIL TAKE THE FOLLOWING ACTIONS: (1) ADOPT AN ORDINANCE APPROVING THE THIRD AMENDMENT TO THE DEVELOPMENT AGREEMENT (DAA17-0003) BETWEEN ARE-SAN FRANCISCO NO. 12, LLC (“ARE-SF 12”), ARE- SAN FRANCISCO NO.44, LLC, AND ARE-SAN FRANCISCO NO.46, LLC AND THE CITY OF SOUTH SAN FRANCISCO, AND (2) ADOPT A RESOLUTION APPROVING A USE PERMIT MODIFICATION (UPM17-0004), PARKING REDUCTION REQUEST, TRANSPORTATION DEMAND MANAGEMENT PLAN (TDM17-0003), AND DESIGN REVIEW (DR17-0024) AT 249-279 EAST GRAND AVENUE IN THE BUSINESS AND TECHNOLOGY PARK (BTP) ZONING DISTRICT SUBJECT TO THE DRAFT CONDITIONS OF APPROVAL WHEREAS, in 2006, the City of South San Francisco (“City”) adopted (1) Ordinance No. 1372- 2006 approving a Development Agreement with Alexandria Real Estate Equities, Inc. (“Applicant”), (2) Resolution No. 53-2006 approving a Use Permit, Design Review, and Transportation Demand Management (TDM) program, and certifying the 2005 Environmental Impact Report (“2005 EIR”) (State Clearinghouse No. 2005042121) for the construction of four Research & Development (R&D)/ Office buildings, a parking garage, surface parking, and related improvements on an approximately 15.75-acre site located at 249-279 East Grand Avenue ("Project" or "249 East Grand Avenue Project"); and WHEREAS, applicant proposes to increase Floor Area Ratio (FAR) for the Project from 0.75 to 0.85 by increasing the size of the fourth (4th) building by 69,059 square feet (sq. ft.) to a total building square footage of 202,260, and the height from four (4) to six (6) stories, and requests a parking reduction to 2.17 parking spaces/ 1,000 sq. ft. for the Project in the Business and Technology Park (BTP) Zoning District, which requires approval of a Development Agreement Amendment, Use Permit Modification, TDM, and Design Review; and WHEREAS, the Design Review Board reviewed the Project at its April 18, 2017 meeting, and strongly recommended approval of the Project; and WHEREAS, environmental analysis for the proposed Project was conducted, which concluded that the environmental effects associated with construction and operation of the Project are fully within the scope of the environmental analysis conducted in the 2005 EIR, such that the Project does not meet the criteria under California Environmental Quality Act (CEQA) Guidelines Sections 15164 or 15162 justifying preparation of a subsequent EIR and thus, an addendum is the appropriate environmental document for the Project; and WHEREAS, pursuant to CEQA Guidelines Section 15164, an addendum to the 2005 EIR was prepared for the Project (“2017 Addendum”) and recommended to the City Council for approval by a separate resolution of the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on August 17, 2017, at which time interested parties had the opportunity to be heard, to review the Project and the 2017 Addendum, as well as supporting documents, prior to the Planning Commission making its decision on the Project; and WHEREAS, the Planning Commission exercised its independent judgment and analysis, and considered all reports, recommendations and testimony before making a determination on the Project. NOW THEREFORE, based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco General Plan, and General Plan Environmental Impact Report; the South San Francisco Municipal Code; 2005 EIR, and associated Mitigation Monitoring and Reporting Programs and Statement of Overriding Considerations; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed August 17, 2017 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: A. General Findings 1. The foregoing recitals are true and correct and made a part of this Resolution. 2. The exhibits attached to this Resolution, including Exhibit A (Third Amendment to Development Agreement) and Exhibit B (Draft Conditions of Approval), are incorporated by reference as if they were each 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 Planning Manager. B. Conditional Use Permit Findings 1. The proposed Project is allowed within the applicable zoning district and complies with all applicable standards of the Zoning Ordinance and Municipal Code, including those in Chapter 20.110 (“Employment Districts”) as well as the implementing policies and guidelines found in the Business & Technology Park Zoning District because as proposed for revision, the Project remains a campus-style development that provides on-site amenities, such as a fitness center and cafeteria, which are consistent with the General Plan policies for the East of 101 area. 2. The proposed Project is consistent with the City’s General Plan because the building enhancements and associated amenities and landscaping are consistent with the policies and design direction provided in the South San Francisco General Plan for the Business & Technology Park land use designation. 3. The proposed use will not be adverse to the public health, safety or general welfare of the community, nor be detrimental to the surrounding properties or improvements because the proposed Project is located in the Business & Technology Park area of the community and will be transforming a parking lot into uses that are consistent with the General Plan designation and zoning regulations for the area; and because the Project continues a campus- style environment and remains consistent with the maximum FAR of 1.0 with implementation of a Transportation Demand Management Program. 4. The proposed Project complies with the City’s design guidelines which were used to evaluate the Project by staff and the City’s Design Review Board at their meeting on April 18, 2017. 5. The design, location, size and operating characteristics of the proposed activity would be compatible with the existing and reasonably foreseeable future land uses in the vicinity because the project is campus-oriented and provides similar amenities to surrounding office/ R&D sites. 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 because the project site is located directly adjacent to other office/ R&D sites with similar connections and physical and topographical characteristics. 7. An environmental determination has been prepared in accordance with the California Environmental Quality Act in that the 2017 Addendum was prepared, which concluded that the proposed Project is fully within the analysis of the 2005 certified EIR and no further environmental review is necessary because the Project will not result in any new or substantially more severe significant environmental effects than identified in the EIR. Findings Required in addition to the Conditional Use Permit Findings (SSFMC 20.330.006): 8. Based on the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; and because the applicant has undertaken a Transportation Demand Management program, parking demand for the proposed use will be reduced and parking demand should not exceed the provided parking on-site. 9. Based on the analysis contained in the Draft TDM plan and Transportation memo prepared for the Project, the use will adequately be served by the proposed on-site parking since the site will be more than adequately served by the proposed surface parking and four-story parking garage. 10. Parking demand generated by the Project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area since the Draft TDM outlines programs and strategies that substantially support a request for a parking reduction from 2.5 parking spaces/ 1,000 sq. ft. to 2.17 parking spaces/ 1,000 sq. ft. C. Design Review Findings 1. The Project is consistent with the applicable standards and requirements of the Zoning Ordinance because as submitted and modified through the Design Review process, this Project meets or complies with the applicable standards included in the Employment Districts (Chapter 20.110). 2. The General Plan Land Use Designation for the site is Business & Technology Park (BTP) and the proposed Project is consistent with the General Plan because the proposed R&D/ Office building use is consistent with the policies and design direction provided in the South San Francisco General Plan for the Business & Technology Park land use designation. 3. The Project is consistent with the design guidelines adopted by the City Council in that the proposed use is consistent with projects in the East of 101 area and remains a campus- style development that provides on-site amenities. 4. The proposed Project is subject to a Use Permit approval and those findings have adequately made in support of the Project. 5. The Project is consistent with the applicable design review criteria in Section 20.480.006 (“Design Review Criteria”) because the Project has been evaluated against, and found to be consistent with, each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance. D. Transportation Demand Management (TDM) Plan Findings 1. The proposed trip reduction measures are feasible and appropriate for the Project, considering the proposed use or mix of uses and the Project’s location, size, and hours of operation. 2. The proposed performance guarantees and conditions of approval will ensure that the target alternative mode use established for the Project by the Zoning Ordinance will be achieved and maintained since the conditions of approval require continuing ongoing developer support to the Project site. E. Development Agreement Findings 1. The proposed Amendment to the Development Agreement is consistent with the objectives, policies, general land uses and programs specified in the general plan and any applicable specific plan because the proposed project is an Office/ R&D facility that meets the Business and Technology Park general plan land use provisions and programs. 2. The proposed Amendment to the Development Agreement is compatible with the uses authorized in, and the regulations prescribed for the land use district in which the real property is located because the project provides an office/ R&D facility with a campus-style environment. 3. The proposed Amendment to the Development Agreement is in conformity with public convenience, general welfare and good land use practice because the amendment enhances the site plan and further improves the pedestrian environment from the public right-of-way. 4. The proposed Amendment to the Development Agreement will not be detrimental to the health, safety and general welfare because the amendment preserves a campus-like environment and creates a rails-to-trails connection for employees and visitors. 5. The proposed Amendment to the Development Agreement will not adversely affect the orderly development of property or the preservation of property valued because the amendment improves the property’s campus-like environment and is consistent with surrounding R&D and office uses. NOW, THEREFORE, BE IT FURTHER RESOLVED subject to the Conditions of Approval, attached as Exhibit B to this Resolution, the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution and recommends that the City Council take the following actions: (1) adopt an ordinance approving the Third Amendment to the Development Agreement (DAA17-0003) substantially in the form attached as Exhibit A, and (2) adopt a resolution approving a Use Permit Modification (UPM17-0004), Parking Reduction Request, Transportation Demand Management Plan (TDM17-0003), and Design Review (DR17- 0024) for the Project. BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption. * * * * * * * 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 17th day of August, 2017 by the following vote: AYES: Chairperson Faria, Vice Chairperson Nagales, Commissioner Wong, Commissioner Shihadeh, Commissioner Ruiz, Commissioner Murphy NOES: ABSTENTIONS:_______________________________________________________________ ABSENT: Commissioner Tzang Attest_/s/Sailesh Mehra__________ Secretary to the Planning Commission