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HomeMy WebLinkAbout4 6 Land Use 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. Impact Sciences, Inc. 868-01 4.6-1 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.6 Land Use and Planning 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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UJ I 0 0 0 0 0 ~ ~ Cl.. 0 i:j ff/)," Illllllllll- Illllllllll- D[ 0 UJ an C ~S', J 0 Q) u O'J ~ Q) ~ /' ---l 5l 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 Impact Sciences, Inc. 868-01 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.6-4 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 Impact Sciences, Inc. 868-01 4.6-5 494 Forbes Blvd. Office/R&D Project DEIR April 2007 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 Impact Sciences, Inc. 868-01 4.6-6 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.6 Land Use and Planning 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. Impact Sciences, Inc. 868-01 4.6-7 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.6 Land Use and Planning 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. Impact Sciences, Inc. 868-01 4.6-8 494 Forbes Blvd. Office/R&D Project DEIR April 2007 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. Impact Sciences, Inc. 868-01 4.6-9 494 Forbes Blvd. Office/R&D Project DEIR April 2007 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 Impact Sciences, Inc. 868-01 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.6-10 4.6 Land Use and Planning 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. Impact Sciences, Inc. 868-01 4.6-11 494 Forbes Blvd. Office/R&D Project DEIR April 2007