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4.6 LAND USE AND PLANNING
4.6.1 Introduction
This section describes the existing and surrounding land uses at the project site.
Regulations and policies affecting land use are described, and the consistency of
the proposed project is evaluated in accordance with California Environmental
Quality Act (CEQA) Guidelines Section 15125(b). Existing land use information
was obtained from an on-site reconnaissance, a review of applicable plans and
policies, and telephone conversations with City planning staff.
4.6.2 Existing Conditions
4.6.2.1
Regional Land Uses
The project site is located within the East of 101Area, in the City of South San
Francisco. Historically, this area has been used for light industry and research
and development, and as a result there are no residential land uses within the
project area. San Francisco International Airport is located approximately
2 miles to the south. Figure 4.6-1, Land Use Plan, illustrates the various land use
designations for the city and the project area.
4.6.2.2
Surrounding Land Uses
The approximately 7.48-acre project site is located on the southwest corner of the
intersection of Forbes Boulevard and Allerton Avenue and is currently
undeveloped. The relatively flat site is approximately 1 mile east of Highway
101, north of San Francisco International Airport (SFO), southeast of the San
Bruno Mountain State Park, and west of the San Francisco Bay.
The majority of the surrounding area is developed with a mix of bioscience
research and development, industry, warehouses, retail, offices, marinas, and
hotels. The project site is located directly south of a proposed and approved
children's day care facility at the old See's Candy site. The day care facility
would accommodate up to 500 children.
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4.6.2.3
On-Site Land Use Conditions
A concrete building was demolished in May 2006 and no other structures are
currently located on the site. However, the site currently includes various
mature trees and landscaping, as well as a paved parking lot.
4.6.3 Regulatory Considerations
There are no federal or state land use regulations applicable to the proposed
proj ect.
4.6.3.1
South San Francisco General Plan (1999)
The City of South San Francisco General Plan (1999) provides long-term
guidance and policies for maintaining and improving the quality of life and the
resources of the community. The General Plan provides direction for the City's
growth and development, and a guide to the adoption of laws necessary to
execute its intent.
Under the General Plan, the site is zoned as Business and Technology Park. This
designation accommodates campus-like environments for corporate
headquarters, research and development facilities, and offices. All development
under the General Plan is subject to high design and landscape standards.
Under the General Plan, the maximum Floor Area Ratio is 0.5. However,
increases may be permitted, up to a total FAR of 1.0 for uses such as research and
development establishments. Increases may also be granted for development
which meets specific transportation demand management (TDM), off-site
improvement, or design standards.
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4.6 Land Use and Planning
4.6.3.2
4.6.3.3
City of South San Francisco General Plan Amendment, East of 101 Area
Transportation Improvement Plan and Transportation Demand Management
Ordinance (2001)
The 1999 General Plan identified the need to study the traffic in the East of 101
Area and to implement a TDM ordinance. In April of 2001, a traffic study of the
East of 101 Area was completed. Results concluded that both physical
improvements and a TDM program would need to be implemented to reduce
congestion during peak periods and improve mobility in the East of 101 Area.
The results were consolidated in a 2001 General Plan Amendment which
contains policies that implement the East of 101 Area traffic study and TDM
ordinance. The TDM ordinance is incorporated into the South San Francisco
Municipal Code (SSFMC).
East of 101 Area Plan
The East of 101 Area Plan, adopted in 1994, was prepared to maximize the
potential of undeveloped or underused properties in the city's traditional
industrial area east of u.s. 101. Upgrading of existing uses and provisions for
quality design are important components of the plan. In addition to policies
relating to land use dispersion, intensities, and transportation, the Plan includes
a Design Element to help achieve high-standard development.
Polices which guide development in the area include:
. Directly and actively participating in shaping the design and urban
character of the East of 101 Area;
. Promoting campus-style biotechnology, high-technology, and research
and development uses; and
. Using the East of 101 Area Plan as a guide for detailed implementation
of General Plan policies.
Floor Area Ratios - Density/Intensity Standards
The General Plan governs the maximum amount of floor area that can be
developed in each land use classification, and is expressed as the Floor Area
Ratio (FAR). The gross square footage of non-residential building area that can
be constructed on a given site is calculated as the ratio of gross floor area to site
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4.6 Land Use and Planning
area. While the General Plan defines the maximum Floor Area Ratio as 0.5, the
proposed project site has been approved for a FAR of 1.0.
4.6.3.4 County of San Mateo Airport Land Use Commission and Federal Aviation
Administration Building Height/Noise Regulations
The State Aeronautics Act, Public Utilities Code Section 21670 et seq., provides
for the establishment of airport land use commissions in counties with one or
more airports and requires that each commission develop a comprehensive
airport land use plan. The San Mateo County Airport Land Use Commission
(ALUC) consists of members representing 10 cities, the County of San Mateo,
and the aviation community. The ALUC does not have authority over airport
operations, but does have the authority to conduct land use planning for areas
around airports located within the County.
The ALUC is required to make a determination that general plans, zoning
regulations, and any proposed new development in its planning area are in
conformance with its Airport Land Use Plan. The 1981 San Mateo Airport Land
Use Plan incorporates all cites affected by San Francisco International Airport.
Of primary importance to the ALUC is the intensity of land uses under the flight
paths, building heights, the compatibility of projects under consideration by
public agencies with current and future airport operations, and the adequacy of
construction materials used for noise mitigation.
Projects normally require review by the ALUC and City/County Association of
Governments (C/CAG) for a determination of consistency with the 1998 San
Mateo County Comprehensive Airport Land Use Plan (CLUP) for San Francisco
International Airport. However, since the proposed project does not involve any
general plan amendment or zone change, and the site is not within any airport
noise contours, the project would not require approval by the ALUC.
Height Limits/FAR Part 77 Criteria
Height limits of structures located near aircraft operations at airports are set by
Federal Aviation Regulations (F AR) Part 77. The Federal Aviation
Administration (FAA) stipulates the maximum height of office buildings and
hotels. The General Plan (Land Use Policy 23 LU-23) stipulates that "Maximum
heights of buildings in the East of 101 Area shall not exceed the maximum
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4.6 Land Use and Planning
heights established by the Airport Land Use Commission based on Federal
Aviation Regulations Part 77 Criteria." Office and R&D structures are not subject
to a height limit other than those outlined in the East of 101 Area Plan Policy
LU-23.
The project site is located within the Airport Special Use Zone (SUZ) for San
Francisco International Airport. This area is defined as an area of frequent
overflights, but has relatively low accident risk. Pursuant to the ALUC's 1998
CLUP, the project applicant may be required to notify the FAA of the proposed
construction in this zone.
4.6.3.5
City of San Francisco Municipal Code
Policies set forth the General Plan and East of 101 Area Plan are implemented
through enforcement of the City's zoning regulations. Zoning regulations
prescribe the allowable uses within specified zoning designations. Currently, the
subject property is located within the Planned Industrial (PI) District, which
includes Office and R&D as permitted uses.
4.6.4 Consistency with Applicable Regulations
City of South San Francisco General Plan
Land Use Chapter
Policy 2-G-2
Maintain a balanced land use program that provides
opportunities for continued economic growth, and building
intensities that reflect South San Francisco's prominent inner bay
location and excellent regional access.
The proposed project would provide additional professional
research and development offices, to stimulate new
development and economic growth, which would therefore
contribute revenue to the City. The building intensity would not
exceed the building intensities for the East 101 Area Plan. The
project site is located within one mile of US 101 and is within
close proximity to surrounding regional transportation systems
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using a variety of transit modes providing regional access to the
site. The proposed project is consistent with Policy 2-G-2.
Policy 2-G-3
Provide land use designations that maximize benefits of
increased accessibility that will result from BART extension to
the City and adjacent locations.
The proposed project identifies future research and development
growth opportunities to the area. The creation of future research
and development buildings will provide a large employment
center near transit routes including the existing and future
BART, Caltrain, and SamTrans service routes. This would help
improve mobility access, bridge the geographic distance
between housing and jobs, and support compatible land uses
within the East of 101 Area. The proposed project is consistent
with Policy 2-G-3.
East of 101 Area Plan Sub-Area Chapter
In addition to overarching citywide policies that direct planning and
development decisions within several sub-areas of the City, policies for sub-areas
are designed to complement citywide policies included in the Land Use Element.
The following guiding and implementing polices pertaining to land use for the
proposed project are articulated in South San Francisco General Plan Sub-Area
Chapter for the East of 101 Area Plan:
Policy 3.5-G-1 Provide appropriate settings for a diverse range of non-
residential uses.
The proposed project guides development of a research and
development office complex within a campus-style environment
and does not include a residential land use component. The
proposed development within the project will be
complementary to the existing and planned uses in the area. The
proposed project is consistent with Policy 3.5-G-1.
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Policy 3.5-G-3 Promote campus-style biotechnology, high-technology, and
research and development uses.
The proposed project includes research and development offices
within a campus-style setting, including amenities appropriate
for this use. The proposed project is consistent with Policy
3.5-G-3.
Policy 3.5-1-4 Unless otherwise stated in a specific plan, allow building heights
in the East of 101 Area to the maximum limits permissible under
Federal Aviation Regulation Part 77.
The development within the proposed project is consistent with
Policy 3.5-1-4. Proposed Building A will have a maximum height
of 105'6" above grade within a five-story building and Building
B will have a maximum height of 88' 6" above grade within a
four-story building. The San Mateo County Airport Land Use
Commission height contours for structures located in the East of
101 Area range from 160.9 to 360.9 feet above sea level within the
proposed project area. Building heights within the proposed
project area would be below these maximum height limits.
Policy 3.5-1-5
Do not vary permitted maximum development intensities based
on lot size.
As discussed previously in this section, under the City's General
Plan, the maximum Floor Area Ratio is 0.5 but increases may be
permitted, up to a total FAR of 1.0 for uses such as research and
development uses with low employment intensity, or other uses
that provide supporting facilities, such as structured parking.
Increases may also be granted for development which meets
specific transportation demand management, off-site
improvement, or design standards.
As proposed, the buildings will not exceed 1.0 FAR, with an
overall building FAR of 1.0. The gross floor area for both
buildings is 326,020 square feet on an approximately 7.48-acre
proj ect site.
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4.6 Land Use and Planning
To offset the project's increased FAR, a preliminary
Transportation Demand Management Plan has been prepared
for the project, in compliance with the City's Transportation
Demand Management Ordinance. This plan is designed to
achieve an aggressive 35 percent alternative mode-use that
addresses both traffic and air quality concerns in South San
Francisco.
The plan assumes occupancy based on a speculative tenant and
two buildings totaling 326,020 square feet with a 1.0 FAR. Total
garage and surface parking is estimated at 1,036 spaces. The
proposed parking ratio for the development is 3.2/1,000 square
feet. City code for parking is 3.3/1,000 square feet. As described
in Chapter 3.0, Project Description, a multi-level parking
structure has been proposed as part of the project.
The plan includes City ordinance-required TDM measures,
additional TDM measures and elements, annual shuttle funding,
annual survey monitoring and triennial reporting. The plan has
a variety of infrastructure and incentive-based measures which
encourage all forms of alternative mode-use, such as car and
vanpool, transit and shuttles, bicycling, walking, and
telecommuting.
The plan is performance based and is required to achieve a 35
percent alternative mode-use by tenant employees. The mode-
use will be monitored annually with the first employee commute
survey to be conducted one year after occupancy. An alternative
mode-use summary report will be submitted to the City after the
annual employee commute survey has been conducted. Every
three years thereafter, a triennial report will be prepared for the
City to document the mode-use rate of the project.
Because the proposed project would not exceed a 1.0 FAR, the
project is therefore consistent with Policy 3.5-1-5.
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4.6 Land Use and Planning
4.6.5 Impact Analysis
4.6.5.1
4.6.5.2
Significance Thresholds
According to the CEQA Guidelines (Appendix G), impacts related to land use
would be considered significant if the project would:
. Physically divide an established community;
. Conflict with City of South San Francisco General Plan, Zoning Ordinance,
and/or other applicable plan policies or ordinances that are intended to
protect the environment; and/or
. Conflict with any applicable habitat conservation plan or natural community
conservation plan.
Impacts Not Discussed Further
Physically Divide an Established Community. Zoning for the project includes
research and development activities. The proposed use is consistent with
existing land uses in the surrounding area. No residential uses currently occupy
the site and it is not adjacent to urbanized residential development. Residential
development is prohibited in the East of 101 Area. Thus, the project would not
divide an established community and the project would not impact an
established community. No existing businesses or residential community would
be displaced by the proposed project. As a result, this issue is not discussed
further.
Conflict with Applicable Plans and Policies. Project consistency with
applicable planning documents and land use controls is discussed in Section
4.6.4, Consistency with Applicable Plans and Policies. The analysis finds the
project to be largely consistent with the policies and goals of all applicable plans
and policies. The project would, therefore, not conflict with plans protecting the
environment, and this issue is not discussed further.
Conflict with Applicable Habitat or Natural Community Conservation Plan.
South San Francisco contains two areas set aside as habitat for the conservation
of threatened and endangered species: the southern base of San Bruno Mountain
within the city limits, and the portion of Sign Hill currently designated parkland
by the City. Because the project site is not located within either of these two
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conservation areas, the project would not be subject to any habitat conservation
plans or natural community conservation plans. As a result, the project would
not conflict with any such plans.
4.6.6 Cumulative Impacts
Development of the project, in combination with other planned and/or proposed
development projects (e.g., Genentech), would result in a change in the intensity
of development in the East of 101 Area. However, when combined with other
approved projects and probable future projects in the area, it would not
compound or increase impacts, or contribute to the conversion of land from one
land use to another. A list of probable future projects has been provided by the
City of South San Francisco and is included in Chapter 4.8, Transportation and
Circulation.
The proposed project is located completely within the East of 101 Area, which
has been slated for build-out under the East of 101 Area Plan. Development
policies for this area include build-out of the utilities and transportation
infrastructure necessary to accommodate development of the area. Additionally,
the City's East of 101 Transportation Improvements Plan and TDM ordinance
require projects in the area to contribute their fair share of the costs of
transportation improvements and projects required to mitigate cumulative traffic
impacts. As a result, no significant cumulative land use impacts would be
expected.
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