HomeMy WebLinkAboutPC Meeting 10-06-22 (Reso 2904-2022) - 100 E Grand EntitlementsCity of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
Resolution making findings and approving the entitlements request for the 100 East Grand R&D Project,
Project P21-0087,including Use Permit (UP21-0011),Design Review (DR21-0038),Tentative Parcel Map
(PM22-0001),Transportation Demand Management Plan (TDM21-0010),and Master Sign Program (SIGNS22
-0008), subject to the draft Conditions of Approval.
WHEREAS,the applicant has proposed construction of two office and R&D buildings consisting of
approximately 559,000 sq.ft.,a parking structure containing 782 spaces,open spaces,landscaping,amenity
uses,and circulation improvements (“Project”)on the property located at 100 East Grand Avenue (APNs
015031120,015031130,015031160,015031020)of approximately 5.5 acres (referred to as “Project Site”)in
the City; and
WHEREAS,the applicant seeks the following entitlements for Project P21-0087,to be considered by the
Planning Commission:(Use Permit (UP21-0011),Design Review (DR21-0038),Tentative Parcel Map (PM22-
0001),Transportation Demand Management Plan (TDM21-0010),and Master Sign Program (SIGNS22-0008);
and
WHEREAS,the proposed Project is located within the Downtown Station Area Specific Plan (“DSASP”)area;
and
WHEREAS,the proposed Project is located within the Transit Office/Research and Development Core
(TO/RD) Zoning District; 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,the City Council certified an Environmental Impact Report (“EIR”)on January 28,2015 (State
Clearinghouse number 2013102001)in accordance with the provisions of CEQA and the CEQA Guidelines,
which analyzed the potential environmental impacts of the development of the Downtown Station Area Specific
Plan (DSASP); and
WHERAS,the City Council certified an Addendum to the program EIR for the DSASP for the Downtown
Transit Core (DTC) Zoning Amendments by Resolution No. 31-2018 on February 28, 2018; and
WHEREAS,the City Council also adopted a Statement of Overriding Considerations (“SOC”)on January 28,
2015 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
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significant and unavoidable impact identified in the EIR and found that the significant environmental impacts
are acceptable in light of the project’s economic, legal, social, technological and other benefits; and
WHEREAS,the Project is statutorily exempt from CEQA pursuant to Public Resources Code Section 21155.4
as it is a qualified employment project; and
WHEREAS,the Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15183,as it
is consistent with the General Plan,DSASP,and zoning,and would have no environmental impacts that would
be peculiar to the Project or Project Site; and
WHEREAS,the City and applicant prepared an Environmental Consistency Analysis for the Project pursuant to
CEQA Guidelines Section 15183 and an Environmental Checklist pursuant to CEQA Guidelines Section 15168
(c)(4)that concluded that even if the Project was not exempt from CEQA pursuant to the above-listed
exemption,in accordance with the requirements of CEQA Guidelines Sections 15168 and 15162,the Project is
within the scope of the DSASP and would not result in any new significant environmental effects or a
substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in
the DSASP EIR certified by City Council nor would new mitigation be required; and
WHEREAS,the Design Review Board reviewed the Project on November 16,2021 and May 17,2022,and
recommended approval of the Project with the incorporation of recommended design and landscape changes,
WHEREAS,on October 6,2022,the Planning Commission for the City of South San Francisco held a lawfully
noticed public hearing to solicit public comment and consider the proposed entitlements and environmental
effects of the Project and take public testimony; and
WHEREAS,the Planning Commission reviewed and carefully considered the information in the Downtown
Station Area Specific Plan (DSASP)Program Environmental Impact Report (EIR)and 2018 Addendum
pursuant to California Environmental Quality Act (CEQA)Guidelines Sections 15168 and 15162 and by
separate resolution,finds that the proposed Project is exempt from CEQA under CEQA Guidelines Sections
15183 and Public Resources Code Section 21155.4.
WHEREAS,the Planning Commission 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 Downtown Station Area Specific Plan Program EIR and
Statement of Overriding Considerations;the Downtown Station Area Specific Plan Addendum,the
Environmental Consistency Analysis,including all appendices thereto;Plan set prepared by ZGF Architects,
Vesting Tentative Parcel Map prepared by BKF Engineers,Draft TDM Program prepared by Silvani
Transportation Consultants,Master Sign Program prepared by RSM Design,and all reports,minutes,and
public testimony submitted as part of the Planning Commission’s duly noticed October 6,2022 meeting;and
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public testimony submitted as part of the Planning Commission’s duly noticed October 6,2022 meeting;and
any other evidence (within the meaning of Public Resources Code Sections 21080(e)and 21082.2),the
Planning Commission of the City of South San Francisco hereby finds as follows:
SECTION 1 FINDINGS
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 the Draft Conditions of Approval (Exhibit A),the
Plan Set (Exhibit B),the Draft Transportation Demand Management Program (Exhibit C)and the
Master Sign Program (Exhibit D)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.
Conditional Use Permit Findings
1.The proposed Project is consistent with the standards and requirements of the City’s Zoning Ordinance
and with the provisions of the TO/RD Zoning District.The Project meets or exceeds all the general
development standards of the TO/RD Zone District.
2.The proposed Project is consistent with the General Plan and DSASP by creating a high-intensity
office/R&D project that includes commercial and employment uses and emphasizes ground-floor
activation,pedestrian and bicycle improvements,connections to transit that implements the goals of the
General Plan,provides a well-articulated and visually engaging development that implements the goals of
the Downtown Station Area Specific Plan,and is consistent with the City’s Design Guidelines as they relate
to building design, form and articulation.
3.The proposed Project will not be adverse to the public health,safety,or general welfare of the
community,nor detrimental to surrounding properties or improvements,because the proposed use is
consistent with the approved uses in the General Plan and Zoning Ordinance.The Project proposes high-
density office/R&D use located in the City’s TO/RD District,which is intended for this type of use,and
would be redeveloping underutilized parcels that are proximate to transit,retail,service,and residential
uses.The General Plan has analyzed this type of use and concluded that such mixed uses are not adverse to
the public health,safety,or welfare.As the proposed Project is consistent with other high-intensity
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the public health,safety,or welfare.As the proposed Project is consistent with other high-intensity
office/R&D uses in the TO/RD District and surrounding area,approval of the Project will not be
detrimental to nearby properties.Further,the proposed use is well-suited to the site,and would improve the
property for surrounding users and the City.
4.The proposed Project complies with applicable standards and requirements of the City’s Zoning
Ordinance,with the exception of the parking requirements.The stated exceptions are permissible and
warranted by the City’s Zoning Ordinance.The proposed Project is located in the TO/RD Zoning District
and, meets the minimum standards and requirements for that district.
The exception for the number of parking spaces is allowable under the City’s Municipal Code Section
20.330.006(D), and warranted based on the following findings:
a.Special conditions exist because the site is adjacent to the South San Francisco Caltrain station,
several SamTrans bus lines,commuter shuttles,and is located proximate to residential
neighborhoods and commercial services in the Downtown.
b.The proposed parking standard will be adequate for the proposed use because of the offered
alternative solutions for providing and managing parking.The Project is required to implement a
TDM Program on an on-going basis over the life of the project with a required alternative mode
shift of 45%.The TDM requirements applicable to the Project,the fact that similar reduced
standards have been accepted and/or successfully applied within several large developments in the
City,including both commercial and biotech campuses,and the location proximate to high-quality
transit all support a reduced parking standard.The project will be providing parking in keeping with
the proposed parking requirements in the Draft 2040 General Plan Update and associated Zoning
Code,which is establishing updated parking standards that serve to support and promote the TDM
program.
c.The reduced parking rate reinforces the overall efforts of the City’s General Plan,DSASP,and
the TDM Ordinance,which encourage reduced parking standards as an effective tool in encouraging
use of alternative modes of transportation other than single occupancy vehicles.
d.The parking demand generated by the project will not exceed the capacity of or have a
detrimental impact on the supply of on-street parking in the surrounding area as no on-street parking
is permitted on any of the immediately adjacent streets.As described above,there is ample evidence
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is permitted on any of the immediately adjacent streets.As described above,there is ample evidence
to support the proposed parking reduction,and there is added concern that an overabundance of
parking could have a negative effect on the goals and objectives of the City’s TDM efforts since an
oversupply of parking would serve as a disincentive to alternative modes of transportation.
5.The design,location,size,and operating characteristics of the proposed Project are compatible with the
existing and reasonably foreseeable future land uses in the vicinity because the Project proposes high-
intensity office/R&D use in the TO/RD District, which is specifically intended for such uses.
6.The proposed Project complies with any design or development standards applicable to the zoning
district and the use in question and has been vetted and recommended for approval by the City’s Design
Review Board at its meetings of November 16, 2021 and May 17, 2022.
7.The site is physically suitable for the type of development and density proposed,as the commercial and
employments uses will benefit from being located in close proximity to the South San Francisco Caltrain
station,SamTrans bus lines and commuter shuttles,surrounding residential,retail and services uses in the
Downtown area to the west of the site,and pedestrian and bicycle amenities.The size and development is
appropriate for the location and meets the City’s land use and zoning standards.Access to the site via
existing roadways is sufficient as the project is within a built-out urban environment,utilities are provided
on-site or proposed for minor upgrades,and no physical constraints such as topography or lack of facilities
exists that would prevent suitable development.
8.The Project is categorically and statutorily exempt from CEQA pursuant to CEQA Guidelines Section
15183,and Public Resources Code Section 21155.4.In addition,the City prepared an Environmental
Consistency Analysis in accordance with the requirements of CEQA Guidelines Sections 15168(c)(4)and
15162,which concluded that the Project would not result in any new significant environmental effects or a
substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed
in the Downtown Station Area Specific Plan Program EIR certified by City Council nor would any new
mitigation be required.
Design Review Findings
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-intensity employment project which will provide a
pedestrian- and bicycle-friendly, transit-oriented environment with sustainability elements incorporated.
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2.The Project,including Design Review,is consistent with the General Plan and the Downtown Station
Area Specific Plan because the proposed high-intensity development is consistent with the policies and
design direction provided in the South San Francisco General Plan for the TO/RD land use designation by
developing new employment units within close proximity to the Caltrain Station and within the East of 101
area, and by activating the streetscape on East Grand Avenue and Sylvester Road.
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 the Downtown Station Area Specific Plan
Design Guidelines, as evaluated in the Zoning Ordinance Compliance analysis for the Project.
4.The Project is consistent with the Use Permit for the reasons stated in the section above.
5.The Project is consistent with the applicable design review criteria because the Project has been
evaluated by the Design Review Board on November 16,2021 and May 17,2022 and found to be
consistent with each of the eight criteria set forth in South San Francisco Municipal Code Section
20.480.006 (Design Review Criteria).
Transportation Demand Management Plan Findings
1.The project’s proposed trip reduction measures are feasible and appropriate for the project,considering
the proposed use or mix of uses and the project’s location proximate to the South San Francisco Caltrain
station and multiple SamTrans bus lines and commuter shuttles,and adjacency to residential and
retail/service uses,and reduced on-site parking that will encourage alternative transportation modes and
reduce single occupant vehicle use.
2.The proposed performance guarantees will ensure that the target 45%alternative mode use established
for the project 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.
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Tentative Parcel Map Findings
1.The proposed vesting tentative parcel map,prepared by BKF Engineers including the proposed designs
and improvements,is consistent with the City’s General Plan and Downtown Station Area Specific Plan
area because the tentative map would facilitate the development of a transit-oriented high-intensity
office/R&D project which would implement the goals of the area.
2.The proposed vesting tentative parcel map is consistent with the standards and requirements of the
City’s Zoning Ordinance.
3.The vesting tentative parcel map complies and meets all the requirements of Title 19 of the South San
Francisco Municipal Code (“Subdivisions”) and with the requirements of the State Subdivision Map Act.
4.The Project site is physically suitable for the type of development and density proposed,as the
employment will be located on underutilized parcels on E Grand Ave which calls for high intensity
office/R&D uses in immediate proximity to the Caltrain Station.
5.The vesting tentative parcel map is consistent with the analysis included in the DSASP EIR and
Environmental Consistency Analysis for the 100 E.Grand Project,and the approval of this vesting tentative
map would not result in any new significant environmental effects or a substantial increase in the severity of
any previously identified effects,nor does the vesting tentative parcel map constitute a change in the Project
or change in circumstances that would require additional environmental review.
6.The design and improvements of the vesting tentative parcel map are not in conflict with any existing
public easements.
7.The property is located in a developed,urban setting,and is not subject to a Williamson Act contract,on
open space easement,a conservation easement,or an agricultural conservation easement.The surrounding
land uses and resulting parcels would not support agricultural uses;the resulting parcels would result in
commercial development not incidental to commercial agricultural use of the land.
Master Sign Program Findings
1.The proposed signs are compatible in style and character with the buildings to which the signs are to be
attached,any surrounding structures and any adjoining signage on the site because the proposed signs were
designed to be in keeping with the architectural design of the buildings, using similar materials and colors;
2.The Master Sign Program contains standards for all wayfinding and identification signage for the site.
Any future tenants will be provided with adequate opportunities to construct,erect or maintain a sign for
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identification; and
3.The Master Sign Program includes the installation of wayfinding and identification signage for the
entire site that will improve both pedestrian and vehicular circulation and emergency vehicle access.
SECTION 2 DETERMINATION
NOW,THEREFORE,BE IT FURTHER RESOLVED that the Planning of the City of South San Francisco
hereby makes the findings contained in this Resolution and approves the entitlements request for the 100 E.
Grand R&D project (P21-0087,Use Permit UP21-0011,Design Review DR21-0038,Tentative Parcel Map
PM22-0001,Transportation Demand Management Plan TDM21-0010,and Master Sign Program SIGNS22-
0008.
BE IT FURTHER RESOLVED that the 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 6th day of October, 2022 by the following
vote:AYES:
NOES:
ABSTENTIONS:
ABSENT:
Chair Shihadeh, Vice Chair Tzang, De Paz Fernandez, Faria, Funes, Murphy, Evans
______________________________________________________________
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