HomeMy WebLinkAbout4.I._Land Use – Planning IV. ENVIRONMENTAL IMPACT ANALYSIS
I. LAND USE AND PLANNING
INTRODUCTION
This section of the Draft EIR describes existing land uses in the project area and the surrounding area and
evaluates the potential for land use impacts associated Nvith implementation of the Precise Plan and
subsequent phases of the Master Plan. Where appropriate, this section provides project level analysis for
the Phase 1 Precise Plan, and program level analysis for the remainder of development proposed by the
Gatewa-,T Business Park Master Plan. A regulatory frameNvork is also provided in this section describing
applicable agencies and regulations related to land use.
Preparation of this section used data from various sources. These sources include the Gatewa-,T Business
Park Master Plan, Gatewa-,T Business Park Phase 1 Precise Plan, the City of South San Francisco General
Plan(1999),the City of South San Francisco General Plan EIR Amendment(2001), the City of South San
Francisco East of 101 Area Plan (1994), the City of South San Francisco Municipal Code, Chapters 20.57
(Gatevmy Specific Plan District), San Francisco International Airport Master Plan, and photographs of the
project area.
No comment letters relating to land use and planning Nvere received in response to the June 16, 2008
Notice of Preparation (NOP) or the October 22, 2008 Revised NOP circulated for the project. The NOP
and comment letters are included in Appendix A of this Draft EIR.
ENVIRONMENTAL SETTING
Regional and Local Setting
The existing Gatewa-,T Business Park is located Nvithin the East of 101 Area, approximately 1.5 miles
north of San Francisco International Airport, approximately .75 mile from the South San Francisco
Caltrain station, and 10 miles south of doN-,ntoN-,n San Francisco. The project site is bounded by Oyster
Point Boulevard on the north, Gatewa-,T Boulevard on the Nvest, a narrow band of vacant land from the
northeast to the southNvest, and a hotel on the southNvest. The property is separated from Gateway
Boulevard by a Nvindrow of poplar trees and additional trees are located on the northern edge of the
property. The project site is located near the Nvestern shore of the central San Francisco Bay in the eastern
portion of the City. The City of South San Francisco is home to several of the Nvorld's largest
biotechnology companies.
Land uses in the area consist of hotels, biotechnology and pharmaceutical companies (Research &
Development [R&D] uses), and other light industrial uses. Hotels, including Larkspur Landing and the
Hilton Garden, are located directIv to the south of the project site. Several other hotels and the South San
Francisco Conference Center are located further south, although Nvithin the East of 101 Area.
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Several R&D uses are located directIv to the Nvest and as Nvell as to the south of the property including
Therevance, Acutate, Novacea, Limerick Biopharma, Anesiva, and Amgen. Land uses surrounding the
project site are generally housed in several-story buildings surrounded by parking lots. These properties
are also located Nvithin the Gatewa-,T Specific Plan District.
Land uses to the north side of Ouster Point Boulevard include R&D and Office uses. West of these uses
and separated by Veterans Boulevard is vacant land slated for development Nvith The Cove,
approximately 622,000 sf of Office and R&D uses on 16 acres.
The northern border of the site is bounded by 180 and 200 ONTster Point Boulevard. These buildings are
not Nvithin the Gatewa-,T Master Plan Area, but are considered critical pieces in the overall planning
context of the project area. The site is bounded to the east by an unused railroad easement. Several
single-story light industrial/warehouse buildings are located to the east of the railroad easement. Due to
topography,these buildings are located at a higher elevation than the project site.
Local access to the project site is currently available from Oyster Point and Gateway Boulevards (both are
designated as major arterial roadwa-,Ts). Regional access is primarily provided by U.S. 101 via the ONTster
Point Boulevard East exit as Nvell as the Grand Avenue/South San Francisco exit, which is connected to
Gatewa-,T Boulevard by Grand Avenue from the south. The South San Francisco Caltrain and San Bruno
BART Stations are located approximately 1.1 miles and approximately 3.7 miles southwest of the project
site, respectively. The project site is not directly accessible to transit, but is currently served by several
shuttle services to connect employees Nvith area BART and CalTrain stations. The San Francisco Bav
Area Water Transit Authority is expected to begin construction of a new ferry terminal at the Oyster Point
Marina.
No residential units Nvere located in the East of 101 area, consistent Nvith the Citv's planning goals and
policies for the East of 101 Area.
Project Site
The project site is composed of four legal parcels and is approximately 22.6 acres in size. The site is
currently developed Nvith the existing Gatewa-,T Business Park, which includes six, one-story buildings
housing research and development, office, light distribution, and daycare uses Nvith associated surface
parking, landscaping, and loading dock areas. Buildings on the site Nvere constructed in three phases over
a course of ten Nears from 1988 through 1998. Elan, a biopharmaceutical company is currently located on
the property, as Nvell as a Fed Ex Distribution Center and a daveare center for nearby-located
biopharmaceutical company, Genentech.
REGULATORY SETTING
Federal
There are no federal land use regulations applicable to the proposed project.
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State
There are no state land use regulations applicable to the proposed project.
Local
The South San Francisco General Plan
The City of South San Francisco General Plan (1999) provides a vision for the long-range physical and
economic development for the City, provides strategies and specific implementing actions, and
establishes a basis for judging Nvhether specific development proposals and public projects are consistent
Nvith the Citv's plans and policy standards. The South San Francisco General Plan contains the folloNving
chapters:
• Land Use
• Planning Sub-Areas Element
• Transportation
• Parks,Public Facilities, and Services
• Economic Development
• Open Space and Conservation
• Health and Safety
• Noise
These chapters include six of the seven elements required by state law and other optional elements that
address local concerns and regional requirements. The seventh required element is the Housing Element,
Nvhich is updated on a more regular basis than the General Plan and published under a separate volume.
According to the City's 1999 General Plan, South San Francisco is largely comprised of single-use areas,
Nvith industry in the eastern and southeastern portions of the city and single-family homes to the north and
Nvest. The City encompasses 4,298 acres of Nvhich single-family residences occupy approximately 33
percent of the land, industrial uses such as Nvarehouses and business parks occupy approximately 25
percent of the City's area, and parks and open space occupy approximately 10 percent of the land. The
General Plan noted that business parks for high-technology research and development is one of the City's
highest priority land uses. HoNvever, business parks occupy only 173 acres or 14 percent.' Commercial
areas in the City total approximately 8 percent. Limited vacant land in the city requires new gros th to
take the form of redevelopment and intensification.
The General Plan contains a Planning Sub-Area element. Policies in this element complement citywide
policies included in the Land Use and other elements. Some of these sub-areas have detailed area plans,
'All percentages are net arid do riot include streets, water, arid other rights of way.
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specific plans, or redevelopment plans. Where appropriate, the General Plan provides guidance as to hoNy
these plans may need to be changed in order to conform to the policy direction provided by the General
Plan. The sub-areas, 14 in all, Nyere collectively derived from analysis of land use and urban design
patterns and existing and needed planning efforts and activities. The project site is located Nyithin the East
of 101 Sub-Area.2 Figure III-5 (Project Description) shoNys land use regulations governing the project
area and the boundaries of the East of 101 Area Plan
The General Plan governs the amount and intensity of development Nyithin the East of 101 Sub-Area and
establishes specific policies and goals for the area,including the project site. The project site is designated
as Business Commercial District in the General Plan. As shos-,n in Figure IV.I-1, General Plan land use
designations surrounding the project site are also Business Commercial. General Plan land use
designations in the vicinity to the east of U.S. 101 include Business and Technology Park, Park and
Recreation, Coastal Commercial, and Transportation Center. General Plan land use designations to the
Nyest of U.S. 101 include Logy, Medium, and High Density Residential; Open Space, Community
Commercial, DoN-,-ntoN-,n Medium Density Residential, DoN-,ntoN-,n High Density Residential, and
DoN-,ntoN-,n Commercial.
Business Commercial
The Business Commercial land use category is designated for business and professional offices, visitor
service establishments, and retail. Permitted uses include administrative, financial, business, professional,
medical and public offices, and visitor-oriented and regional commercial activities. Regional commercial
centers, restaurants and related services are permitted subject to appropriate standards. This category is
intended for the emerging commercial and hotel district along South Airport, Gatevmy, and Oyster Point
Boulevards, and South Spruce corridor. The maximum Floor Area Ratio is 0.5, but increase may be
permitted up to a total FAR of 1.0 for uses such as research and development establishments, or for
development meeting specific transportation demand management (TDM), off-site improvement, or
specific design standards. Maximum FAR for hotel developments shall be 1.2 Nyith increase to a
maximum total FAR of 2.0 for development meeting specified criteria.
East of 101 Area Plan
The East 101 Area Plan is one level beloNy the General Plan in the South San Francisco land use hierarchy
and sets forth additional and more specific land use policies for the East 101 Area, in addition to those in
the General Plan. The East of 101 Area Plan, Nyhich Nyas adopted by the City Council in 1994, contains a
Land Use Element that designates the East of 101 area into Planned Commercial, Light Industrial, Coastal
Commercial, Airport-Related, Mixed-Use Categories, and Planned Industrial. The project site is
designated Planned Commercial in the East of 101 Area Plan. HoNvever, land use policies and
designations of the General Plan supersede those outlined in the East of 101 Area Plan. The City has,
The East of 101 area is (which is considered a single neighborhood because it corztairzs rzo residents) is further
divided into jour areas for calculations related to approved arzd future developnierzt. For calculations related to
approved arzd future developnierztpurposes, the project site is within the Gateway subarea.
3 00)of South Sari Francisco, South Sari Francisco General Plarz, Larzd Use Elenierzt(1999).
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hoNvever, retained the East of 101 Area Plan Design Element policies to be the design guideline for
development in the East of 101 Area.
The land use plan Nvithin the East of 101 Area Plan designates the majority- of the East of 101 Area as
Planned Industrial. As discussed above, the project site is designated as Business Commercial in the
City's General Plan. The East of 101 Area Plan Nvill need to be updated to become consistent Nvith the
General Plan but this action is not part of the proposed project.
The project is located in Gatevmy Specific Plan Redevelopment District Nvithin the East of 101 Area Plan.
The Gatevmy Specific Plan serves to refine and to implement the General Plan Nvith respect to the specific
plan area and to combine the concepts, procedures, and regulations of the General Plan, redevelopment
plan, zoning ordinance, and certain aspects of the subdivision ordinance.
City of South San Francisco Municipal Code (SSFMC)
Policies set forth Nvith the General Plan and East of 101 Area Plan are implemented through enforcement
of the City s Zoning Code. The Zoning Code prescribes the alloNvable uses Nvithin specified zoning
districts and imposes standards on those uses. Under the Citv's existing Zoning Code, the project site is
subject to the provisions of the South San Francisco Municipal Code (SSFMC), Chapter 20.57 (Gatevmy
Specific Plan District), Sections 20.57.060 through 20.57.670. As shos'n in Figure IV.I-2, zoning
designations immediately surrounding the project site are Gatevmy Specific Plan District, P-C-L
(Planned-Commercial District Nvith an L density alloNvance for residential uses), and Bay West Cove
Specific Plan District. Open Space (OS) and P-C-L zoning designations are located Nvest of the Caltrain
tracks. Zoning designations to the Nvest of U.S. 101 include OS, R-2-H (Medium Density Residential
District an H density alloNvance for residential uses), R-1-E (Single-Family Residential District an E
density alloNvance for residential uses), and D-C-L (DoN-,ntoN-,n Commercial Use District Nvith an L
density alloNvance for residential uses).
Gateway Specific Plan District
The Gatevmy Specific Plan District is a redevelopment district created to refine and implement the Citv's
General Plan for a specific area Nvithin the East of 101 Area Plan. The Gatevyay Specific Plan District is
intended to provide for various commercial and research and development standards. The Gatevmy
Specific Plan establishes the type, location, intensity, and character of development to take place in the
Specific Plan District. Uses categories are restricted to commercial and research and development.
HoNvever, retail, office, bank, theater, gas stations, restaurants, hotels, research and development, sales
and service, athletic clubs, and light distribution uses are permitted. Specific development standards and
requirements for development Nvithin the Gatevmy Specific Plan District include:
Building Height: Maximum building heights for main structures are 250 feet. Building heights in the
project site area are limited to 261 feet per airport-related height restrictions.
'Building heights in the project site area are limited to 261 feet per airport-related height restrictions.
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Lot Coverage: The maximum lot coverage is established as 50 percent of the total area.
Floor Area Ratio: Gross floor area of buildings shall not exceed 1.25 times the area of the site (FAR of
1.25).
Setback and Yard Requirement: Minimum setback for buildings shall be 40 feet from the property line on
any street. Parking shall be permitted Nvithin the required setback, but not Nvithin 20 feet from the property
line on anv street or any building. No yards are required except as required to satisA-the parking, setback,
and landscaping requirements in the District.
On-Street Parking Requirements: No parking is alloNved along Gateway-Boulevard.
Qt Parking Requirement: Off-street parking requirements are as follows: one space for each 300
square feet(sf) of gross floor area(business and professional offices, financial institutions); one space for
each 500 sf of gross floor area, one space for each 300 sf of gross office or non-storage areas or non-
laboratory area (research and development); and one space for each 300 sf of gross floor area
(office/sales/service).
Transportation Demand Management Program(Chapter 20.120)
The City of South San Francisco requires that all nonresidential development expected to generate 100 or
more average daily trips, based on the Institute of Traffic Engineers (ITE) trip generation rates or a
project seeking a floor area ratio (FAR) bonus implement Transportation Demand Management (TDM)
measures to reduce vehicle traffic (Chapter 20.120 Transportation Demand Management) (refer to the
Appendix). The purposes of the TDM ordinance are as follows:
• Implement a program designed to reduce the amount of traffic generated by new
nonresidential development, and the expansion of existing nonresidential development
pursuant to the City s police poNver and necessary in order to protect the public health, safety
and Nvelfare.
• Ensure that expected increases in traffic resulting from grossth in employment opportunities
in the City of South San Francisco Nvill be adequately mitigated.
• Reduce drive-alone commute trips during peals traffic periods by using a combination of
services,incentives, and facilities.
• Promote the more efficient utilization of existing transportation facilities and ensure that new
developments are designed in Nvays to maximize the potential for alternative transportation
usage.
• Establish minimum TDM requirements for all new nonresidential development.
• Allow reduced parking requirements for projects implementing the requirements of this
chapter.
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• Establish an ongoing monitoring and enforcement program to ensure that the measures are
implemented.
San Mateo County Airport Land Use Plan
Because the project site is located in an area of the City subject to flights from San Francisco International
Airport, the project site is also subject to airport-related height limitations of the San Mateo County
Airport Land Use Plan. The San Mateo County Airport Land Use Plan restricts building heights on the
project site to 261 feet.
Policy Consistency
Conflicts between a project and applicable policies do not constitute a significant physical environmental
impact in and of themselves; as such, the project's consistency Nvith applicable policies is discussed
separately from the physical land use impacts associated Nvith the project. A policy inconsistency is
considered to be a significant adverse environmental impact only when it conflicts Nvith a policy adopted
for the purpose of avoiding or mitigating an environmental effect and it is anticipated that the
inconsistenev would result in a significant adverse physical impact(based on the established significance
criteria).
Conflicts Nvith a General Plan do not inherentIv result in a significant effect on the environment Nvithin the
context of CEQA. As stated in Section 15358(b) of the CEQA Guidelines, "[e]ffects analyzed under
CEQA must be related to a physical change." Section 15125(d) of the Guidelines states that EIRs shall
discuss anv inconsistencies between the proposed project and applicable General Plans in the Setting
section of the document(not under Impacts).
Further, Appendix G of the Guidelines (Environmental Checklist Form) makes explicit the focus on
environmental policies and plans, asking if the project Nvould "conflict Nvith any applicable land use plan,
polio*, or regulation . . . adopted for the purpose of avoiding or mitigating an environmental effect"
(emphasis added). Even a response in the affirmative, hoNvever, does not necessarily indicate the project
Nvould have a significant effect,unless a physical change Nvould occur. To the extent that physical impacts
may result from such conflicts, such physical impacts are analyzed elsewhere in this EIR.
The General Plan contains many policies, which may in some cases address different goals, and thus
some policies may compete Nvith each other. The Planning Commission/City Council,in deciding Nvhether
to approve the proposed project,must decide Nvhether, on balance,the project is consistent(i.e.,in general
harmony)Nvith the General Plan.
A comparison of the project characteristics Nvith applicable regional and local plans and policies is
provided in Table IV.I-1.
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Table IV.I-1
Comparison of Project Characteristics to Applicable Regional and Local Plan Policies
Policy Consistency Analysis
GENERAL PLAN
LAND USE
Policy 2-G-2: Maintain a balanced land use program Consistent:Development of the proposed project would
that provides opportunities for continued economic result in the creation of a higher density life sciences
growth,and building intensities that reflect South San oriented campus,providing professional bio-technology,
Francisco's prominent inner bay location and excellent research and development,administrative.and
regional access. construction related employment opportunities. The
project will utilize the site's existing zoning potential by
increasing use from the existing.29 FAR to the site's
permitted 1.25 FAR capacity,allowing for more business
and employment opportunities. The proposed project also
plans to connect and foster the use of various modes of
transit such as Caltrain,BART and a future Fern- seivice.
Policy 2-G-3: Provide land use designations that Consistent: The proposed project will provide a large
maximize benefits of increased accessibility that will employment center near transit routes including the
result from BART extension to the City and adjacent existing and future BART, Caltrain, SamTrans(San
locations. Mateo County Transit Authority)seivice routes as well as
the proposed San Francisco Bay Area Water Authority
(WTA)ferry terminal. This would assist in improving
mobility access,bridge the geographic distance between
housing and jobs,and support compatible land uses
within the East of 101 area.
EAST OF 101 SUB AREA
Policy 3.5-G-1: Provide appropriate settings for a Consistent: The proposed project guides development
diverse range of non-residential uses. for biotechnology and research and development uses
within a life sciences oriented campus. It does not include
a residential land use component.
Policy 3.5-G-3: Promote campus-style biotechnology, Consistent: The proposed project includes the
high-technology,and research and development development of a higher density,contemporaiv,high
uses. quality,life sciences oriented campus,which will
promote biotechnology,high-technology,and research
and development uses.
Policy 3.5-I-4: Unless otherwise stated in a specific Consistent: The project proposes structures from four to
plan,allow building heights in the East of 101 Area to six stories in height(actual height in feet is undetermined
the maximum limits permissible under the Federal at this point).The San Mateo County Airport Land Use
Aviation Regulations Part 77. Commission height contours for structures located in the
project area allow for up to 261 feet above sea level.
Building heights within the proposed project area would
be within these maximum height limits.
Policy 3.5-I-5: Do not vary permitted maximum Consistent:Development intensities will not vary:they
development intensities based on lot size. are consistent to 1.25 FAR throughout the project site on
all four legal parcels.
Policy 3.5-I-8: Encourage the development of Consistent:Project amenities on the site would include
employee-seining amenities with restaurants,cafes, various employee amenities such as cafes,restaurants,
support commercial establishments such as dry and on-site fitness centers.
cleaners,to meet the need of the employees in the East
of 101 Area. Such uses could be located in
independent centers or integrated into office parks or
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Table IV.I-1
Comparison of Project Characteristics to Applicable Regional and Local Plan Policies
Policy Consistency Analysis
technology campuses.
PARKS AND RECREATION
Policy 5.I-G-3: Provide a comprehensive and Consistent: The parking structure and building
integrated network of parks and open space:improve placement strategy allow for the creation of a series of
access to existing facilities where feasible. outdoor spaces on the project site. The open space and
landscape zones would include a central commons, street
frontage,arrival areas,and parking structure frontage.
These open space areas would contain important outdoor
amenities,gathering spaces,passive use areas,and
landscape screens.
TRANSIT
Policy 4.2-G-5: Make efficient uses of existing Consistent: The East 101 area is not directly seii-ed by
transportation facilities and,through the arrangement transit,the area relies on supplementaiv shuttle seivices
of land uses,improved,alternative modes,and to connect employees to BART, Caltrain,and SamTrans.
enhanced integration of various transportation systems Shuttle seivices are operated by Peninsula Traffic
seining South San Francisco,strive to reduce the total Congestion Relief Alliance and include the Utah-Grand
vehicle miles traveled. and Oyster Point shuttles. The Gateway Express shuttle is
operated by Compass Transportation under the guidance
of Genentech in conjunction with the Gateway
Association and is available to non-Genentech
employees. An existing shuttle stop is located along
Gateway Bled at the southwestern end of the campus.
Two additional fixture stops are proposed along Gateway
and Oyster Point Boulevards. The existing and proposed
transit and shuttle stops provide employees with the
option to take alternative modes of transportation and
help to reduce the total vehicle miles traveled.
Policy 4.3-G-3: In partnership with employers, Consistent: The existing shuttle stop along Gateway
continue efforts to expand shuttle operations. Bled near the project site would be maintained under the
proposed project. In addition,the project would also
include the provision of two additional shuttle stops: one
along Gateway Bled near 1000 Gateway and another
around the corner along Oyster Point Bled.
Policy 4.3-I-3: Require provision of secure covered Consistent: A Transportation Demand Management
bicycle parking at all existing and fixture multifamily (TDM) study conducted for the Gateway Business Park
residential,commercial,industrial,and Master Plan area identified measures to be taken in order
office/institutional uses. to promote alternative modes of transportation and reduce
total vehicle miles traveled. The TDM specifies that on-
site bike storage including racks,cages,lockers and
inside storage be required as site design features for
development of the proposed project.
Policy 4.4-G-1: Promote local and regional public Consistent:Existing transit seivice in the East of 101
transit seining South San Francisco. area includes Caltrain,BART and SamTrans seivices. In
addition,the San Francisco Bai-Area Water Transit
Authority (WTA)has proposed a new feriv dock and
seivices that will be constructed on the Oi-ster Point
Marina Park area. Construction of the feriv dock is
scheduled to commence in 2009.
Policy 4.4-G-2: Explore mechanisms to integrate Consistent: The TDM has identified several strategies to
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Table IV.I-1
Comparison of Project Characteristics to Applicable Regional and Local Plan Policies
Policy Consistency Analysis
various forms of transit. promote the use of alternative modes of transportation
and reduce the total vehicle miles traveled. Some of these
strategies include provision of bicycle parking,direct
routes to transit,free parking for carpools and vanpools,
designated passenger loading zones,pedestrian
connections,preferential carpool and vanpool parking,
shower and locker facilities,expanded shuttle program,
installment of transportation information boards and
kiosks,designation of a TDM coordinator to promote
TDM strategies,carpoolA-anpool matching seixices,etc.
A complete list of TDM strategies can be referenced in
Appendix H of this Draft EIR.
EAST OF 101 AREA PLAN
LAND USE
Policy 1.1: Promote planned industrial,office,and Consistent: The project proposes office and research and
commercial uses in the East 101 Area,and development uses and would complement existing
discourage other uses that would be inconsistent with industrial,office,and commercial uses in the East of 101
these uses. area.
Policy 1.2: Encourage development that enhances net Consistent:Development of the Gateway Business Park
revenues to the City. Master Plan will stimulate the local economy-by
increasing the amount of high quality life science
oriented jobs in the East of 101 area.
Policy 1.3: Promote development that creates quality Consistent: The employment positions that will be
jobs for South San Francisco. provided through development of the proposed project
include a mixture of high quality scientific,office,and
research and development jobs. These positions will
likely pay upper or moderate income salaries with
benefits.
EAST OF 101 AREA PLAN
CIRCULATION
Policy 2.4: Provide for adequate amounts of parking Consistent: The project would include 3,100 parking
in the East of 101 Area. spaces upon completion of all five phases of
development. The project includes a TDM plan to reduce
vehicles on the site. The number of parking spaces
provided would be supportive of the recommendations of
the TDM plan and would be consistent with the City's
expectations for parking on the site.
Policy 2.5: Encourage and support transportation Consistent: The proposed project will provide a variety
modes other than single-occupancy automobiles of provisions,connections,and seixices to support
including ridesharing,bicycling,walking and transit. alternative modes of transportation such as transit,
bicycling,and walking. The proposed project includes a
TDM plan to promote and encourage alternative modes
of transportation other than single occupancy vehicles.
Policy 5.1:Promote high quality site,architectural and Consistent: The Gateway Business Park Master Plan
landscape design that increases a sense of identity in provides an Urban Design and Site Planning Chapter
the East of 101 Area. Which provides a framework for fixture development
within the master plan area.The urban Design and Site
Planning Chapter provides guidelines for the following
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Table IV.I-1
Comparison of Project Characteristics to Applicable Regional and Local Plan Policies
Policy Consistency Analysis
components: Site Planning and Organization,Building
Framework,Open Space Network,Pedestrian Circulation
and Amenities,and Vehicular Circulation and Parking.
The master plan also includes guidelines for architecture,
landscape,and greening concepts within the master plan
area.
Policy 5.2: Improve the streetscape quality of the East Consistent: The project would maintain the windrow of
of 101 Area through planting of street trees and poplar trees along Gateway Boulevard. In addition,the
provision of entry monuments. Gateway Boulevard frontage buildings at the corner of
Gateway and Oyster Point Boulevards would provide an
iconic gateway defining the campus.
Policy 5.3:Protect visually significant features of the Consistent: The project is located approximately .25
East of 101 Area,including views of the Bay and San miles from the Oyster Point inlet part of the Bay. Views
Bnnio Mountain. of this portion of the Bay are not aN-ailable to land uses to
the south(too distant):therefore,the project would not
block those views. Views of the Bai-from land uses to
the east of the project site are predominately to the east
and are of the main Bay:therefore the project would not
block views of the Bai-from land uses to the east.Land
uses to the east of the project site are at a higher elevation
than the project due to topography. Although the project
includes buildings from four to six stories in height due to
the higher elevation of these land uses to the east,views
of San Bnnio Mountain would still be aN-ailable.
TRANSPORTATIONDEMAND MANAGEMENT PROGRAM(SSFMC, CHAPTER 20.120)
Policy 2.6: Promote the use of public transit to and Consistent: The proposed project would promote and
within the East of 101 Area. provide transit seivice within the East of 101 Area.
Presently, Genentech provides supplementary shuttle
seivices connecting employees from BART, Caltrain,and
SamTrans,which are aN-ailable to non-Genentech
employees. The shuttles traN-el within the Genentech
Campus and also to existing transit stops or stations off-
campus. The proposed project would expand the existing
shuttle program by providing increased stop locations
along Gateway and Oyster Point Boulevards.
Source: Christopher.4.Joseph&Associates, 2009.
ENVIRONMENTAL IMPACTS
Methodology
The analysis in this section focuses on the compatibility* of land uses identified in the proposed project
v ith existing and planned land use adjacent to the master plan area, as s-wall as consistency* v ith any
applicable land use plans,policies, or regulations.
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Thresholds of Significance
The folloNving thresholds of significance are based on Appendix G of the 2006 CEQA Guidelines. For
purposes of this Draft EIR, implementation of the proposed project could result in potentially significant
impacts from land use and planning if the project Nvould result in any of the folloNving:
• Phvsicallv divide an established community.
• Conflict Nvith any applicable land use plan, policy, or regulation of an agency Nvith
jurisdiction over the project (including, but not limited to, the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating
an environmental effect.
• Conflict Nvith any applicable habitat conservation plan or natural community conservation
plan.
Project Impacts
Impact IV.I--1: The proposed project would not physically divide an established community.
The East of 101 Area has been previously developed and is reserved by the City for non-residential
development.No residential structures currently occupy the existing project site, and residential structures
are not permitted in the East of 101 Area. Existing and future uses developed Nvithin the Precise Plan and
subsequent phases of the Master Plan areas Nvould include office and research and development activities.
These uses are consistent Nvith existing land uses in the surrounding area Nvhich include industrial,
Nvarehouse, commercial and research and development activities. The project proposes the redevelopment
of the project site through the implementation of a Precise Plan and subsequent phases of the Master Plan
Nvith similar uses as existing at this time and no existing business or residential community Nvould be
displaced by the proposed project. Therefore, the project Nvould not divide an established community.
There Nvould be no impact and no mitigation measures are required.
Impact IV.I2: The proposed project would not conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction of er the project(including but not limited to the general plan,
specific plan, local coastal program, or zoning ordinance) adopted with the purpose of aiwiding or
mitigating an eni ironmental ef'f'ect.
The project site is designated as Business Commercial in the General Plan. This designation is intended
for business and professional offices, visitor service establishments, and retail. The maximum Floor Area
Ratio (FAR) is 0.5, but increases may be permitted up to a total FAR of 1.0 for uses such as research and
development establishments, or for development meeting specific transportation demand management
(TDM), off-site improvements, or specific design standards.
The Gatevmv Business Park Master Plan and Precise Plan sites are zoned Gatevmy Specific Plan District.
The zoning regulations for this district have been incorporated into the City s Municipal Code as set forth
in Sections 20.57.060 through 20.57.670. Uses permitted in the District include, but are not limited to,
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office buildings for professional or business purposes, research and development, and office/sales/service.
Building limitations in the District state the building coverage shall not exceed 50 percent of the area of a
site, building heights shall not exceed 250 feet, and that FAR shall not exceed 1.25. Setbacks along
property line adjacent to streets are required to be 40 feet from the property line. Off-street parking
requirements are as follows: one space for each 300 square feet (sf) of gross floor area (business and
professional offices, financial institutions); one space for each 500 sf of gross floor area, one space for
each 300 sf of gross office or non-storage areas or non-laboratory area (research and development); and
one space for each 300 sf of gross floor area(office/sales/service).
The project proposes the development of a high-density, contemporary, high-quality business park in
phases starting Nvith a Precise Plan and folloNved by subsequent phases of the Master Plan. The Gateway*
Specific Plan District zoning provides for the coordinated development of large scale comprehensively*
planned areas Nvith various commercial and research and development uses in the District. All land uses
proposed by the Precise Plan and subsequent phases of the Master Plan Nvould be consistent Nvith uses
alloNved under the site's General Plan and Zoning designations.
HoNvever, the project Nvould require a General Plan Amendment for the Precise Plan and subsequent
phases of the Master Plan to increase the FAR alloNved on the project site to 1.25. Once this General Plan
Amendment is approved, an FAR of 1.25 as proposed by the project (and as alloNved under the Gateway-
Specific Plan District zoning) Nvould be consistent Nvith the General Plan. Development of the site at an
FAR of 1.25 Nvould be more intense than Nvhat currently* exists on the site. HoNvever, the 1.25 FAR
alloNved under the Gateway* Specific Plan District zoning Nvas adopted for the intent purpose of
developing and redeveloping the entire Gateway*Specific Plan District at a higher density*. As surrounding
properties are redeveloped, it is likely* that they* Nvill also be developed at increased densities as Nvell.
Therefore,the project's density*is consistent Nvith the CityT's vision for development in the area and Nvould
not be inconsistent or create land use impacts due to the increased density*.
The project also proposes some revisions to the Zoning Code including building coverage, setbacks, and
parking requirements. Building coverage and gross FAR limitations on the site Nvould only apply* to
aggregate calculations for the site's permitted FAR Nvithin the total 22.6 acres. Individual building
developments Nvithin the project site would exceed these limitations during the phased incremental
redevelopment occurring under the Precise Plan and subsequent phases of the Master Plan. HoNvever,
FAR Nvould be Nvithin the alloNved 1.25 upon completion of the Precise Plan and all subsequent phases of
the Master Plan. Consistent Nvith the current Zoning Code, the project Nvould include setbacks of 40 feet
from any property* line to any* street. HoNvever, the project proposes setbacks of 0 feet from all property*
lines not adjacent to a street to allow more compact development Nvithin the project site; thereby*
clustering development and maximizing open space on the project site. The current anticipated range of
total parking provided for the Master Plan at ultimate buildout is 3,100 spaces. Parking ratios Nvould van-
for new development projects Nvithin the 22.6-acre site during its phased incremental redevelopment of
the Precise Plan and subsequent phases of the Master Plan. Total parking counts for the project during the
Precise Plan and subsequent phases of the Master Plan phased redevelopment Nvould be an aggregate of
new structured parking, below grade parking, new interim surface parking (if necessary), and existing
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surface parking. Parking Nvould be provided at a ratio that Nvould meet code requirements for this
development level of 2.83 spaces per 1,000 sf.
Therefore, the project Nvould not conflict Nvith any applicable land use plan, policy, or regulation adopted
Nvith the purpose of avoiding or mitigating an environmental effect and this impact Nvould be less than
significant and no mitigation measures are required.
Impact IV.I--3: The proposed project would not conflict with any applicable habitat conseri�ation plan
or natural community conseri�ation plan.
There is no natural community plan or applicable habitat conservation plan that applies to the project site
and the project site does not contain any critical or sensitive habitat. Impacts to potential biological
resources are addressed in Section IV.D (Biological Resources). Therefore,there Nvould be no impact and
no mitigation measures are required.
CUMULATIVE IMPACTS
The cumulative impact analysis considers development of the proposed project, in conjunction Nvith other
development in the East of 101 Area of South San Francisco, unless othenvise specified. This analysis
accounts for all anticipated cumulative gros th Nvithin this geographic area, as represented by full
implementation of the City of South San Francisco General Plan and development of the related projects.
As required by Section 15125(d) of the CEQA Guidelines, a discussion of the project relative to planning
policy is included in the environmental setting section. Implementation of the project Nvould require
General Plan and Zoning Code amendments. HoNvever, once these amendments Nvere made the project
Nvould be consistent Nvith the General Plan and Zoning Code and there Nvould be no impact. Additionally,
amendments to the General Plan and Zoning Code as proposed by the project Nvould not result in any
physical impacts.
Cumulative development Nvithin the City could have a potentially significant affect on the environment by
conflicting Nvith an applicable land use plan, policy, or regulation of an agency Nvith jurisdiction over the
project adopted for the purpose of avoiding or mitigating an environmental affect. Cumulative
development in the East of 101 Area includes over 1 million sf of office uses. The City has designated the
East of 101 Area as an area reserved for non-residential uses and has implemented planning policies and
zoning to provide for the transformation of the East of 101 Area to a denser office/research and
development center. Therefore, the City has planned and accounted for development of the proposed
project in conjunction Nvith similar projects in the area in the applicable regional and local plans and
policies. Cumulative development Nvould be consistent Nvith existing plans and polices, and the desired
future outcome of the East of 101 area and cumulative impacts to land use and planning policies Nvould be
less than significant.
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LEVEL OF SIGNIFICANCE AFTER MITIGATION
Because no impacts related to land use and planning have been identified, no mitigation measures are
required or recommended.
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