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HomeMy WebLinkAboutPC Meeting 04-20-17 (Reso 2800-2017) - 213 E. Grand DA RESOLUTION NO. 2800-2017 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA RESOLUTION APPROVING THE FIRST AMENDMENT TO THE ADOPTED DEVELOPMENT AGREEMENT (DAA17-002) BETWEEN ARE-SAN FRANCISCO NO. 21 LP, ARE-SAN FRANCISCO NO. 42 LLC AND THE CITY, USE PERMIT MODIFICATION (UPM17-0001), PARKING REDUCTION REQUEST, TRANSPORTATION DEMAND MANAGEMENT PLAN (TDM17-0001), AND DESIGN REVIEW PERMIT (DR17-0007) TO REVISE THE ORIGINAL USE PERMIT (P07-0106) FOR 213-221 EAST GRAND IN THE BUSINESS AND TECHNOLOGY PARK (BTP) ZONING DISTRICT AND MAKING A DETERMINATION THAT THE PROJECT IS FULLY WITHIN THE SCOPE OF ENVIRONMENTAL ANALYSIS PROVIDED IN THE 2007 EIR AND THAT THE 2017 ADDENDUM IS THE APPROPRIATE ENVIRONMENTAL DOCUMENT FOR THE PROJECT, SUBJECT TO THE ATTACHED DRAFT CONDITIONS OF APPROVAL WHEREAS, in 2009, the City of South San Francisco (“City”) adopted an Ordinance for a development agreement, use permit, design review, and transportation demand management (TDM) program for the demolition of four existing one- and two-story buildings, and construction of a single nine-story building, a five-level parking garage, surface parking lot, and related improvements on an approximately 7.027-acre site located at 213-221 East Grand Avenue ("Project" or "213 East Grand Avenue Project") and certified the 2007 EIR (State Clearinghouse No 2008022094); and WHEREAS, Alexandria Real Estate Equities, Inc. (“Applicant”) proposes to move the parking garage to the east side of the project site and requests a parking reduction for 2.0 parking spaces/ 1,000 SF at 213 East Grand (“213 East Grand Avenue Project” or “Project”) in the BTP Zoning District, which requires approval for a development agreement amendment, use permit, and design review; and WHEREAS, the Design Review Board reviewed the Project at its February 21, 2017 meeting and strongly recommended approval of the Project; and WHEREAS, environmental analysis for the proposed Project was conducted, which concluded that the environmental effects associated with construction and operation of the Project are fully within the scope of the environmental analysis provided for in the 2007 EIR, such that the Project does not meet the criteria under CEQA Guidelines Sections 15164 or 15162 justifying preparation of a subsequent EIR and thus, an addendum is the appropriate environmental document for the Project; and WHEREAS, pursuant to CEQA Guidelines Section 15164, an addendum to the 2007 EIR was prepared for the Project (“2017 Addendum”), attached hereto and incorporated herein as Exhibit A; and WHEREAS, the Planning Commission held a properly noticed public hearing on April 20, 2017 at which time interested parties had the opportunity to be heard, to review the Project and the 2017 Addendum, as well as supporting documents, prior to the Planning Commission making its decision on the Project; and 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, based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco General Plan, and General Plan Environmental Impact Report; the South San Francisco Municipal Code; 2007 EIR, and associated Mitigation Monitoring and Reporting Programs; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed April 20, 2017 meeting; 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: A. General Findings The foregoing recitals are true and correct and made a part of this resolution. The Exhibit attached to this Resolution, including Exhibit A (Amendment to Development Agreement) and Exhibit B (Draft Conditions of Approval), are incorporated by reference as if they were each set forth fully herein. 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. B. CEQA Findings The Planning Commission, pursuant to CEQA Guidelines section 15164, subsection (d), has considered the 2017 Addendum prepared for Project including the related environmental analysis, along with the previously certified 2007 EIR. Upon consideration of the 2017 Addendum, the Planning Commission finds that the proposed Project will not result in any of the conditions identified in CEQA Guidelines section 15162 that would require further environmental review through preparation of a subsequent EIR. The Project will not create any new significant impacts or substantially more severe impacts as compared to those already identified and analyzed in the 2007 EIR. Further, the Planning Commission finds that there is no new information of substantial importance that demonstrates new or substantially more severe significant effects, as compared to those identified in the prior CEQA documents. Nor are any new or additional mitigation measures required to mitigate any impacts of the Project. Accordingly, the Planning Commission finds that CEQA Guidelines section 15162 does not require any further CEQA review, and that the 2017 Addendum, prepared pursuant to CEQA Guidelines section 15164, is the appropriate environmental document for approval of the Project. C. Conditional Use Permit Findings The proposed use will not be adverse to the public health, safety or general welfare of the community, nor be detrimental to the surrounding properties or improvements because the proposed project is located in the Business Technology Park area of the community and will be transforming an infill parcel into uses that are consistent with the General Plan designation and zoning regulations for the area; The proposed project is consistent with the City’s General Plan because the proposed building(s) and associated amenities and landscaping are consistent with the policies and design direction provided in the South San Francisco General Plan for the Business & Technology Park land use designation; The proposed Project complies with all applicable standards included in Chapter 20.110 (“Employment Districts”) as well as the implementing policies and guidelines found in the Business & Technology Park Zoning District; and The proposed project complies with the City’s design guidelines which were used to evaluate the Project by staff and the City’s Design Review Board at their meeting on February 21, 2017. Findings Required in addition to the Conditional Use Permit Findings (SSFMC 20.330.006): Based on the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; and because the applicant has undertaken a transportation demand management program, parking demand for the proposed use should not exceed the provided parking on-site; The use will adequately be served by the proposed on-site parking since the site will be more than adequately served by the proposed surface parking and five-story parking garage; and 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 since the Draft TDM outlines programs and strategies that sufficiently support a request for a parking reduction from 2.83 parking spaces/ 1,000 SF to a minimum of 2.0 parking spaces/ 1,000 SF. D. Design Review Findings The Project is consistent with the applicable standards and requirements of the Zoning Ordinance because as submitted and modified through the Design Review Process, this Project meets or complies with the applicable standards included in the Employment Districts (Chapter 20.110); The General Plan Land Use Designation for the site is Business & Technology Park (BTP) and the proposed Project is consistent with the General Plan because the proposed office building use is consistent with the policies and design direction provided in the South San Francisco General Plan for the Business & Technology Park land use designation; The Project is consistent with the design guidelines adopted by the City Council in that the proposed use is consistent with projects in the East of 101 Area; The proposed Project is subject to a Use Permit approval and those findings have adequately made in support of the project; and The project is consistent with the applicable design review criteria in Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated against, and found to be consistent with, each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance. D. Transportation Demand Management (TDM) Plan Findings The proposed trip reduction measures are feasible and appropriate for the project, considering the proposed use or mix of uses and the project’s location, size, and hours of operation; and The proposed performance guarantees will ensure that the target alternative mode use established for the project by this chapter will be achieved and maintained since the application will continue ongoing developer support to the project site. NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of Approval, attached as Exhibit A to this Resolution, the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution, and approves DA Amendment (DAA17-0002), Use Permit Modification (UPM17-0001), Parking Reduction Request, Transportation Demand Management Plan (TDM17-0002), and Design Review (DR17- 0007) and makes a determination that the 2017 Addendum is the appropriate environmental document for approval of the Project and no further environmental review is required. BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption. * * * * * * * 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, 2017 by the following vote: AYES: Chairperson Faria, Vice Chairperson Nagales, Commissioner Ruiz, Commissioner Wong, Commissioner Shihadeh, Commissioner Tzang NOES: ABSTENTIONS:_______________________________________________________________ ABSENT: Attest_/s/Sailesh Mehra__________ Secretary to the Planning Commission