HomeMy WebLinkAboutPC Meeting 04-20-23 (Reso 2918-2023) - 101 Gull Dr Entitlements (P21-0006)City of South San Francisco
Resolution 2918-2023
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-285 Agenda Date:4/20/2023
Version:1 Item #:3b.
Resolution making findings and approving Design Review and a Transportation Demand Management Plan for
the construction of a new 9-story office / R&D building within the Business Technology Park - High (BTP-H)
Zoning District at 101 Gull Drive.
WHEREAS,on April 21, 2022, the Planning Commission for the City of South San Francisco (“Planning
Commission”) adopted Resolution No. 2879-2022 certifying the 101 Gull Drive Project Environmental Impact
Report (“Project EIR”) (State Clearinghouse No. 2021100227) for the construction of a seven-story, 166,613
square foot office / R&D building approximately 128 feet in height with an attached 4.5-story 419-stall parking
garage on a 3.8-acre site located at 101 Gull Drive (“Original Project”); and
WHEREAS, on December 16, 2022, Sanfo Group LLC (“Applicant”) submitted an application to modify the
Original Project to construct a nine-story, 281,058 square foot office / R&D building approximately 160 feet in
height with an attached 7.5-story 574-stall parking garage on the project site (“Project”); and,
WHEREAS, the proposed Project is located within the Business Technology Park - High (BTP-H) Zoning
District; and,
WHEREAS, the Applicant seeks approval of a Design Review Permit (DR22-0045) and Transportation
Demand Management Program (TDM22-0010) for the Project; and,
WHEREAS, approval of the applicant’s proposal is considered a “project” for purposes of the California
Environmental Quality Act, Pub. Resources Code §21000, et seq. (“CEQA”); and,
WHEREAS, on April 21, 2022, the Planning Commission for the City of South San Francisco (“Planning
Commission”) adopted Resolution No. 2879-2022 certifying the 101 Gull Drive Project Environmental Impact
Report (“Project EIR”) (State Clearinghouse No. 2021100227) for the Original Project; and
WHEREAS, the Project EIR was certified in accordance with the provisions of the California Environmental
Quality Act (Public Resources Code, §§ 21000, et seq., “CEQA”) and CEQA Guidelines, which analyzed the
potential environmental impacts of the Original Project; and
WHEREAS, the Planning Commission also adopted a Statement of Overriding Considerations (“SOC”) on
April 21, 2022, in accordance with the provisions of CEQA and the CEQA Guidelines, which carefully
considered each significant and unavoidable impact identified in the EIR and found that the significant
environmental impacts are acceptable considering the project’s economic, legal, social, technological and other
benefits; and
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File #:23-285 Agenda Date:4/20/2023
Version:1 Item #:3b.
WHEREAS,pursuant to CEQA Guidelines Section 15164,City staff and the applicant prepared an addendum
to the Project EIR (“2023 Addendum”); and
WHEREAS,the 2023 Addendum concludes that in accordance with Public Resources Code §21166 and
CEQA Guidelines §15162,the implementation of the modified 101 Gull Drive Project will not cause any new
significant impacts,that it will not trigger any new or more severe impacts than were studied in the previously
certified Project EIR,that no substantial changes in the project or circumstances justifying major revisions to
the previous EIR have occurred,and that no new information of substantial importance has come to light since
the Project EIR was certified that shows new or more severe significant impacts nor shows new,different or
more feasible mitigation measures; and
WHEREAS,the Planning Commission previously adopted a Mitigation Monitoring and Reporting Program for
the project and a Statement of Overriding Considerations for the Project’s significant and unavoidable impacts,
both of which remain in full force and effect; and,
WHEREAS,by separate resolution,the Planning Commission found that per CEQA Guidelines Section 15162,
the Project does not require any further CEQA review,and that the 2023 Addendum,prepared pursuant to
CEQA Guidelines Section 15164, is the appropriate environmental document for approval of the Project; and
WHEREAS,the Planning Commission reviewed and carefully considered the requested entitlements at the duly
noticed public hearing on April 20,2023,and all related testimony and evidence presented in the record and
during the hearing,and exercised its independent judgment and analysis,and considered all reports,
recommendations, and testimony before making 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;the South San Francisco Municipal Code;the Project
applications;the 101 Gull Drive Project Plans,as prepared by DGA planning |architecture |interiors dated
April 2023;the Proposed Transportation Demand Management Plan,as prepared by Fehr &Peers,dated April
2023;the 101 Gull Drive Project EIR,including the Draft and Final EIR and all appendices thereto;all reports,
minutes,and public testimony submitted as part of the Planning Commission’s duly noticed April 21,2022
public hearing;the 2023 Addendum to the Project EIR;all site plans;all reports,minutes,and public testimony
submitted as part of the Planning Commission’s duly noticed April 20,2023 public hearing;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
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 Conditions of Project Approval (Exhibit A),Project
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File #:23-285 Agenda Date:4/20/2023
Version:1 Item #:3b.
2.The Exhibits attached to this Resolution,including Conditions of Project Approval (Exhibit A),Project
Plan Set (Exhibit B),Proposed Transportation Demand Management Plan (Exhibit C),and Avian
Collision Risk /Bird-Safe Design Assessment (Exhibit D)are each incorporated by reference and made
a part of this Resolution, as if 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 Chief Planner, Tony Rozzi.
4.By a separate resolution,the Planning Commission,exercising its independent judgment and analysis,
has found that an Addendum to the previously certified 101 Gull Drive Project Environmental Impact
Report (EIR)was prepared for the Project,as modified and amended,in accordance with CEQA,and
that the Addendum to the EIR is the appropriate document for the Project,as the Addendum concludes
that the implementation of the modified 101 Gull Drive project will not cause any new significant
impacts,that it will not trigger any new or more severe impacts than were studied in the previously
certified Project EIR,that no substantial changes in the projects or circumstances justifying major
revisions to the previous EIR have occurred,and that no new information of substantial importance has
come to light since the Project EIR was certified that shows new or more severe significant impacts nor
shows new, different or more feasible mitigation measures.
5.The proposed Project is consistent and compatible with all elements in the City of South San Francisco
General Plan as it is consistent with the Business Technology Park -High Land Use designation,and
office /R&D uses in the East of 101 Area help the City implement several broad General Plan goals,
including but not limited to:maintaining 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.
6.The proposed Project is consistent with the standards and requirements of the City's Zoning Ordinance
and with the provisions of the East of 101 Area Plan.The development of the Project Site would result
in the construction of approximately 281,058 gross sq.ft.of office /R&D space and would meet
minimum design standards.
7.The site is physically suitable for the type of development and density proposed,as the 101 Gull Drive
Project will benefit from being located in the East of 101 Area,and the size of the office/R&D campus
is appropriate for the location and meets the City’s land use and zoning standards.
B.Design Review
1.The Project,including Design Review,is consistent with Title 20 of the South San Francisco Municipal
Code because the Project has been designed as a high-quality office /R&D development,which will
provide a pedestrian-friendly campus with on-site amenities,contribute to and upgrade pedestrian and
bicycle facilities on Gull Drive,Eccles Avenue,and Oyster Point Boulevard,and achieve a sustainable
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File #:23-285 Agenda Date:4/20/2023
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bicycle facilities on Gull Drive,Eccles Avenue,and Oyster Point Boulevard,and achieve a sustainable
building and landscape design.
2.The Project,including Design Review,is consistent with the General Plan and the East of 101 Area
Plan,because the proposed office /R&D development is consistent with the policies and design
direction provided in the South San Francisco General Plan Business Technology Park -High Land Use
designation by encouraging new office /R&D facilities with campus-serving amenities and connections
to transit hubs.
3.The Project,including Design Review,is consistent with the applicable design guidelines adopted by
the City Council in that the proposed Project is consistent with Design Guidelines,including the design
and development standards outlined in the East of 101 Area Plan.
4.The Project,including Design Review,is consistent with the Use Permit or other planning or zoning
approval that the project requires for the reasons stated above.
5.The Project is consistent with the applicable design review criteria in South San Francisco Municipal
Code Section 20.480.006 (“Design Review Criteria”)because the project has been evaluated by the
Design Review Board on February 21,2023,and found to be consistent with each of the eight design
review criteria included in the “Design Review Criteria” section of the Ordinance.
C.Transportation Demand Management Plan
1.The proposed trip reduction measures contained in the TDM Plan (attached hereto as Exhibit C)are
feasible and appropriate for the Project,considering the proposed use and the project’s location,size,
and hours of operation.Appropriate and feasible measures have been included in the TDM Plan to
achieve the 40-point minimum in trip reduction measures for Tier 3 development.The TDM Plan
provides incentives for employees to use modes of transportation other than single-occupancy vehicle
trips,such as secure bicycle storage,shower facilities,preferential parking for carpools and vanpools,
and an employee TDM contact,among others.The TDM Plan also uses a lower parking ratio to
increase ridership on Caltrain,BART,and other transit services.Further,a central pick-up and drop-off
area on site,as well as improved connections to shuttle stops,and improvements to bicycle and
pedestrian infrastructure, will help encourage alternative forms of transportation.
2.The proposed performance guarantees will ensure that the target alternative mode use established for the
Project by SSFMC Chapter 20.400 will be achieved and maintained.Conditions of approval have been
included to require that the Final TDM Plan,which must be submitted for review and approval prior to
issuance of a building permit,shall outline the required process for on-going monitoring including
annual surveys and triennial reports.
SECTION 2 DETERMINATION
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File #:23-285 Agenda Date:4/20/2023
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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 entitlements requests for
101 Gull Drive (P21-0006: DR22-0045 and TDM22-0010) subject to the attached Conditions of Approval.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and
adoption.
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Attest:__________________________________
Tony Rozzi
Secretary to the Planning Commission
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 20th day of April, 2023 by
the following
vote:AYES:
NOES:
ABSTENTIONS:
ABSENT:
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Chair Tzang, Vice Chair Faria , Baker, Funes-Ozturk, , Pamukcu, Shihadeh
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Evans