HomeMy WebLinkAboutPC Meeting 12-21-17 (Reso 2815-2017) - 560 Eccles RESOLUTION NO. 2815-2017
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION MAKING FINDINGS AND APPROVING THE INITIAL
STUDY/MITIGATED NEGATIVE DECLARATION (ND17-0001) AND
ENTITLEMENTS REQUEST FOR A TENTATIVE PARCEL MAP, DESIGN REVIEW
AND TRANSPORTATION DEMAND MANAGEMENT PLAN TO CONSTRUCT A
21,807 SQUARE FOOT OFFICE/RESEARCH & DEVELOPMENT (R&D) FACILITY
AT 560 ECCLES AVENUE
WHEREAS, the applicant has proposed to construct a 21,807 square foot (sq. ft.) office/ R&D
facility and 62 parking spaces (“Project”) on a vacant 3.65-acre parcel located at 560 Eccles
Avenue (APN: 015-082-210); and
WHEREAS, the City of South San Francisco (“City”) prepared an Initial Study/Mitigated
Negative Declaration (“IS/MND”) and associated Mitigation Monitoring and Reporting Program
(“MMRP”) for the Project with the assistance of Lamphier-Gregory, Inc.; and
WHEREAS, the IS/MND was circulated for the required 30-day public comment period on
September 28, 2017, and ended on October 27, 2017, at 5:00 p.m.; and
WHEREAS, one comment letter was received on the document, which did not question the
validity of the environmental analysis and regarded trash management operations which was
included as a condition of approval; and
WHEREAS, the Project also requires entitlement approval for a Tentative Parcel Map, Design
Review, and Transportation Demand Management Program; and
WHEREAS, on December 7,2017 and December 21, 2017, the Planning Commission for the
City of South San Francisco held lawfully noticed public hearings to solicit public comment and
consider the IS/MND (ND17-0001) and associated MMRP, and related entitlements (P17-0029,
DR17-0027, PM17-0001, & TDM17-0004)), take public testimony, and make a determination on
the Project.
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, including all
amendments and updates thereto; the South San Francisco Municipal Code; and the IS/MND and
MMRP prepared by Lamphier-Gregory, and all appendices thereto; all reports, minutes, and
public testimony submitted as part of the Planning Commission’s duly noticed December 7, 2017
and December 21, 2017 meetings 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 and attachments, including the IS/MND and associated Mitigation
Monitoring and Reporting Program for the Project (attached as Exhibit A and B),
IS/MND received comments (attached as Exhibit C), and draft Conditions of Approval
(Exhibit D) are incorporated by reference as part of this Resolution, as if set forth fully
herein.
3. The IS/MND was prepared in accordance with CEQA, Public Resources Code sections
21000-21178, and the CEQA Guidelines, California Code of Regulations, title 14,
sections 15000-15387, to address the environmental impacts associated with the project
described above. The City is the lead agency for the environmental review of the Project
and the IS/MND was prepared under the direction and supervision of the City.
4. 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, Sailesh
Mehra.
Design Review
1. The Project is consistent with the applicable standards and requirements of this
Ordinance because as submitted and modified through the Design Review Process, this
Project meets or complies with the applicable standards included in the Business and
Technology Park (BTP) zoning district; including:
• the approximately 3.6-acre western parcel will be redeveloped with a new building
and new landscaping; and
• the building will be composed of cement plaster over metal framing pilasters, with
metal accent panels and concrete tilt-up wall panels on all four sides.
2. The General Plan Land Use Designation for the site is Business and Technology Park and
the proposed Project is consistent with the General Plan and East of 101 Area Plan.
3. The Project is consistent with the design guidelines adopted by the City Council in that
the proposed use is consistent with the Business and Technology Park (BTP) zoning
district.
4. 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.
Vesting Tentative Map
1. The proposed tentative parcel map, prepared by Kier & Wright and dated March, 2017,
including the proposed designs and improvements, is consistent with the City’s General
Plan and Business and Technology Park (BTP) zoning district because the tentative map
would facilitate the infill and development of a vacant and underutilized parcel for
employment uses as highlighted in the policies and goals of the General Plan.
2. The proposed tentative parcel map is consistent with the standards and requirements of
the City’s Zoning Ordinance and with the provisions of East of 101 Area Plan.
3. The tentative parcel map complies and meets all of the requirements of Title 19 of the
South San Francisco Municipal Code (“Subdivisions”) and with the requirements of the
State Subdivision Map Act.
4. The Project site is physically suitable for the type of development and density proposed,
as the office/ R&D facility will be located on a vacant and underutilized parcel in the
Business and Technology Park (BTP) zoning district.
5. The tentative parcel map is consistent with the analysis included in the Initial Study/
Mitigated Negative Declaration (IS/MND) (State Clearinghouse #2017092083), and the
approval of this parcel map 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 IS/MND, nor does the tentative parcel map constitute a
change in the Project or change in circumstances that would require additional
environmental review.
6. The design and improvements of the tentative parcel map are not in conflict with any
existing public easements.
7. The property is located in a developed, urban setting, and is not subject to a Williamson
Act contract, on open space easement, a conservation easement, or an agricultural
conservation easement. The surrounding land uses and resulting parcels would not
support agricultural uses; the resulting parcels would result in office and R&D
developments not incidental to commercial agricultural use of the land.
Transportation Demand Management Program
1. The proposed trip reduction measures are feasible and appropriate for the Project,
considering the proposed use and the Project’s location, size, employee roster, and hours
of operation based on a review of the preliminary Transportation Demand Management
plan. The preliminary TDM plan complies with the City’s ordinance, and in addition,
includes transit subsidies, flex schedules, a shuttle program, secure bicycle storage, and
employee showers.
2. The proposed performance guarantees will ensure that the target alternative mode use
established for the Project by this chapter will be achieved and maintained as this will be
monitored on a yearly basis as part of the annual reporting requirements; the applicant
has proposed required measures that will ensure a minimum 28 percent diversion rate.
SECTION 2 DETERMINATION
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
Initial Study/Mitigated Negative Declaration (ND17-0004) and associated Mitigation Monitoring
and Reporting Program, both attached as Exhibit A and B, and related entitlements for 560
Eccles Avenue (P17-0029, DR17-0027, PM17-0001, & TDM17-0004).
BE IT FURTHER RESOLVED that the 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 21st day of December, 2017 by
the following vote:
AYES: Chairperson Faria, Vice Chairperson Nagales, Commissioner Shihadeh, Commissioner
Wong, Commissioner Murphy
NOES:
ABSTENTIONS______________________
ABSENT: Commissioner Tzang
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission