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HomeMy WebLinkAboutPC Meeting 11-07-13 (Reso 2738-2013) - 101 Oyster Pt. Britannia Cove EntitlementsRESOLUTION NO. 2738-2013 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION RECOMMENDING APPROVAL OF SPECIFIC PLAN AMENDMENTS, A ZONING TEXT AMENDMENT, TENTATIVE PARCEL MAP, AND A DEVELOPMENT AGREEMENT; AND CONDITIONALLY APPROVING A PRECISE PLAN, USE PERMIT, DESIGN REVIEW, TRANSPORTATION DEMAND MANAGEMENT PLAN, DESIGN GUIDELINES, AND MASTER SIGN PROGRAM, FOR THE DEVELOPMENT OF A 20.1 ACRE SITE FOR THE BRITANNIA COVE AT OYSTER POINT PROJECT IN THE BAY WEST COVE SPECIFIC PLAN DISTRICT. WHEREAS, HCP Oyster Point III, LLC owns property commonly known as Planning Area 1 of the Bay West Cove Specific Plan, and located at the northern terminus of Gateway Boulevard; and, WHEREAS, Slough BTC, LLC owns property commonly known as Planning Areas 2 and 3 of the Bay West Cove Specific Plan, and located at 1100-1170 Veterans Boulevard; and, WHEREAS, HCP Oyster Point III, LLC and Slough BTC, LLC are collectively referred to as Owner (“Owner”) and are both subsidiaries of HCP, Inc. (“Applicant”); and, WHEREAS, Applicant has proposed to develop the Britannia Cove at Oyster Point Project with an office/research and development (R&D) campus, commercial, hotel, and recreational open space uses (“Project”); and, WHEREAS, Applicant seeks approval of Specific Plan Amendments, a Zoning Text Amendment, Precise Plan, Use Permit, Design Review, Transportation Demand Management Plan, Tentative Parcel Map, Design Guidelines, and Master Sign Program; 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 November 7, 2013 the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the EIR and the proposed entitlements, take public testimony, and make a recommendation to the City Council on the Project; and, WHEREAS, the Planning Commission reviewed and carefully considered the information in the Subsequent Environmental Impact Report (“SEIR”), and by separate resolution, recommends the City Council adopt the SEIR, as an objective and accurate document that reflects the independent judgment and analysis of the City in the discussion of the Project’s environmental impacts. 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 Britannia Cove at Oyster Point Phase I and II Precise Plan, as prepared by DES Architects + Engineers, dated June 27, 2013; the Design Guidelines, prepared by DES Architects + Engineers, dated June 27, 2013; the Preliminary Transportation Demand Management Plan, as prepared by TDM Specialists, Inc, dated May 31, 2013; the 1997 Bay West Cove Commercial Project EIR, including the Draft and Final EIR and all appendices thereto; the 2000 Bay West Cove Commercial Project Supplemental EIR, including the Draft and Final EIR and all appendices thereto; the Britannia Cove at Oyster Point Precise Plan Subsequent EIR, including the Draft and Final SEIR and all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed November 7, 2013 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 1. The foregoing recitals are true and correct. 2. The Exhibits attached to this Resolution, including the Conditions of Project Approval (Exhibit A), Bay West Cove, Planning Area 1 Specific Plan Amendment (attached as Exhibit B), Britannia Tech Center, Planning Areas 2 and 3 Specific Plan Amendment (attached as Exhibit C), Bay West Cove Specific Plan District Amendments (attached as Exhibit D), the Precise Plan (attached as Exhibit E), the Design Guidelines (attached as Exhibit F), the Preliminary Transportation Demand Management (TDM) Plan (attached as Exhibit G), the Master Sign Program (attached as Exhibit H), the Tentative Parcel Map (attached as Exhibit I), and the Development Agreement (attached as Exhibit J) 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 Chief Planner, Susy Kalkin. 4. By Resolution No. ________, the Planning Commission, exercising its independent judgment and analysis, has recommended that the City Council find that an SEIR was prepared for the Project in accordance with CEQA, which SEIR adequately discloses and analyzes the proposed Project’s potentially significant environmental impacts, its growth inducing impacts, and its cumulative impacts, and analyzed alternatives to the Project. For those impacts that could potentially exceed CEQA thresholds of significance, where feasible the City has identified and imposed mitigation measures that avoid or reduce the impact to a level of less- than-significant. The Planning Commission has further recommended that the City Council find that the benefits of approving the Project outweigh the Project’s significant and unavoidable impacts. B. Bay West Cove, Planning Area 1 Specific Plan Amendment 1. The Specific Plan, as proposed for amendment, implements and is consistent with the General Plan and the East of 101 Area Plan. The 1999 General Plan includes policies and programs that are designed to encourage the development of high technology campuses in the East of 101 Area, allow for employee-serving services, and requires the preparation of a Traffic Demand Management plan to reduce congestion impacts. Consistent with these policies, the Bay West Cove, Planning Area 1 Specific Plan Amendment and Britannia Cove at Oyster Point Project provides for the phased construction of an office/R&D development at an FAR of 1.16 within Planning Area 1a, with an overall FAR of 0.86 within Planning Areas 1a, 2 and 3. The Project includes employee-serving amenities in accordance with a preliminary Transportation Demand Management Plan and meets specific design standards established for the Bay West Cove area, while providing additional public amenities including construction of a multi-use path connecting the Bay Trail to Oyster Point Boulevard, and grading and site preparation of the future hotel parcel, subject to the terms of the Project entitlements including the proposed Development Agreement. Further, approval of the Project, including the proposed Development Agreement, will not impede achievement of, and is consistent with, applicable General Plan policies. 2. The Specific Plan, as proposed for amendment, implements and is consistent with the East of 101 Area Plan, which the General Plan identifies as the guide for detailed implementation of General Plan policies. Policy LU-16 supports development of campus settings and promotes facility wide development standards. In addition, the proposed project is consistent with the Design Policies of the East of 101 Area Plan. 3. The Specific Plan will not be detrimental to the public interest, health, safety, convenience, or welfare of the City, because the Project proposes redevelopment of an underutilized Project Site, which will result in an office and research and development campus- like facility, with additional public amenities, including improved access to the Bay Trail and an enhanced bicycle trail system along Oyster Point Boulevard. 4. The Specific Plan area is physically suitable for the type and intensity of the land use being proposed. The General Plan specifically contemplates the proposed type of project, and the suitability of the site for the proposed development was analyzed thoroughly in the environmental document prepared for the Project. 5. The proposed development will be superior to development otherwise allowed under conventional zoning classifications. The Project proposes the blending of Floor Area Ratio (FAR) between Planning Areas 1a, 2 and 3 of the Bay West Cove Specific Plan District and will facilitate construction of public amenities at the Project Site, including improved access to the Bay Trail and an enhanced bicycle trail system along Oyster Point Boulevard. C. Amendment to Britannia Tech Center Specific Plan, Planning Areas 2 and 3 1. The Specific Plan, as proposed for amendment, implements and is consistent with the General Plan and the East of 101 Area Plan. The 1999 General Plan includes policies and programs that are designed to encourage the development of high technology campuses in the East of 101 Area, allow for employee-serving services, and requires the preparation of a Traffic Demand Management plan to reduce congestion impacts. Consistent with these policies, the amendment to the Britannia Tech Center Specific Plan, Planning Areas 2 and 3, and Britannia Cove at Oyster Point Project provides for the phased construction of an office/R&D development at an overall FAR of 0.86 within Planning Areas 1a, 2 and 3. Approval of the amendment to the Specific Plan will not impede achievement of, and is consistent with, applicable General Plan policies. 2. The Specific Plan will not be detrimental to the public interest, health, safety, convenience, or welfare of the City, because the Project proposes redevelopment of an underutilized Project Site, which will result in an office and research and development campus- like facility, with additional public amenities, including improved access to the Bay Trail and an enhanced bicycle trail system along Oyster Point Boulevard. 3. The Specific Plan area is physically suitable for the type and intensity of the land use being proposed. The General Plan specifically contemplates the proposed type of project, and the suitability of the site for the proposed development was analyzed thoroughly in the environmental document prepared for the Project. 4. The proposed development will be superior to development otherwise allowed under conventional zoning classifications. The Project proposes allowing the blending of Floor Area Ratio (FAR) between Planning Areas 1a, 2 and 3 of the Bay West Cove Specific Plan District and will facilitate construction of public amenities at the Project Site, including improved access to the Bay Trail and an enhanced bicycle trail system along Oyster Point Boulevard. D. Britannia Cove at Oyster Point Precise Plan 1. The Phase I and Phase II Precise Plan is compatible with the intent and purpose of the Bay West Cove Specific Plan because the Precise Plan will promote campus-style office and research and development uses with employee-serving amenities, will develop infrastructure and services that reinforce the City’s competitive advantage, and enhance the quality of life for South San Francisco employees by providing features such as outdoor recreation, site-serving retail and child care. 2. The Phase I and Phase II Precise Plan is consistent with the City’s General Plan for the reasons stated in Finding B.1 above. 3. The Phase I and Phase II Precise Plan is consistent with the East of 101 Area Plan for the reasons stated in Finding B.2 above. E. Zoning Text Amendment 1. The Project is consistent with the General Plan for the reasons stated in Finding B.1 above. 2. The Project is suitable for the uses permitted in the proposed zone in terms of access, size of parcel and relationship to similar or related uses because it provides access for multiple modes of transportation on both Oyster Point and Veterans Boulevards, creates parcels that are greater than the minimum required, and provides a campus-style development that is in keeping with adjacent uses in the East of 101 area. 3. The Project is consistent with the Bay West Cove Specific Plan (as proposed for amendment) because it promotes the development of campus-style research and development uses, encourages employee-serving amenities in the East of 101 area, provides an opportunity for continued economic growth, promotes alternative transportation modes, and is in keeping with the design and urban character of the East of 101 area. 4. The Project will not be detrimental to the public interest, health, safety, convenience, or welfare of the City, for the reasons stated in Finding B.2 above. F. Use Permit 1. The proposed Project is consistent with the standards and requirements of the City’s Zoning Ordinance and with the provisions of the Bay West Cove Specific Plan District. The Project meets or exceeds all of the general development standards of the Bay West Cove Specific Plan District, with the exception of parking. The exceptions for parking are permissible and warranted by the City’s Zoning Ordinance because the Project incorporates a robust Transportation Demand Management Program designed to encourage future employees to rely on alternatives forms of transportation, as well as provide opportunities for shared parking between the office/R&D uses and the hotel parcel. 2. The proposed Project is consistent with the General Plan for the reasons stated in Finding B.1 above and is consistent with the Bay West Coast Specific Plan for the reasons stated in Finding D. 2 above. 3. The proposed use 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 existing uses in the vicinity of the site, including the office/R&D uses and hotel uses. The project proposes Office/R&D uses and a hotel use on a site located in the City’s East of 101 area, which is intended for this type of use. The East of 101 Area Plan and General Plan have analyzed this type of use in the East of 101 area, and concluded that office/R&D and hotel uses in the East of 101 area are not adverse to the public health, safety, or welfare. As the proposed Project is consistent with surrounding office/R&D and hotel land uses in the vicinity, approval of the Project will not be detrimental to the nearby properties. 4. The proposed Project complies with applicable standards and requirements of the City’s Zoning Ordinance, with the exception of parking requirements, which are permissible and warranted by the Zoning Ordinance as discussed in Finding D.1, above. The proposed Project is located in the Bay West Cove Specific Plan District and, subject to the proposed amendments, 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: i. The parking reduction will serve to support and promote the Project’s TDM program. ii. The Project provides 95% of the required parking spaces and is required, through the TDM program, to achieve an alternative mode use of 35%. The site is not anticipated to result in a shortfall of on-site parking or create the need for overflow parking off-site. iii. The proposed parking standard of 2.83 spaces per 1,000 square feet 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 35%. 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 the remainder of the Bay West Cove Specific Plan District, the Gateway Specific Plan District, Britannia East Grand and the Genentech Campus, and the studies from the Institute of Transportation Engineers (ITE) all support a reduced parking standard. iv. The reduced parking rate reinforces the overall efforts of the City’s General Plan 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. v. The number of parking spaces provided by the reduced standard will serve all existing, proposed and potential uses as effectively and conveniently as would the standard number of parking spaces required by Chapter 20.210 and Chapter 20.330. 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 deleterious effect on the goals and objectives of the City’s TDM efforts since such would serve as a disincentive to use of 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 office/R&D and hotel uses in the East of 101 Area, which is specifically intended for such uses. 6. The site is physically suitable for the type of development and density proposed, as the office/R&D and hotel uses will benefit from being located in the East of 101 Area, and the size and development is appropriate for the location and meets the City’s land use and zoning standards. 7. The Project complies with CEQA for the reasons stated in Finding A.4 above. G. 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, energy efficient, contemporary, office/R&D campus which will provide open spaces and a pedestrian- friendly environment with extensive landscaping and sustainability elements incorporated. 2. The Project, including Design Review, is consistent with the General Plan and the Bay West Cove Specific Plan because the proposed office/R&D buildings and hotel are consistent with the policies and design direction provided in the South San Francisco General Plan for the Business Commercial land use designation by encouraging the development of high technology campuses in the East of 101 Area. 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 Bay West Cove Specific Plan District Standards included in Chapter 20.210. 4. The Project is consistent with the Precise Plan, as proposed for modification, for the reasons stated in Section C, above. 5. 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. H. Transportation Demand Management (TDM) Plan 1. The proposed trip reduction measures contained in the TDM (attached hereto as Exhibit F) 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. Appropriate and feasible measures have been included in the TDM plan to achieve a projected 35% alternative mode usage, as required. The TDM 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 also uses a lower parking ratio to increase ridership on BART, Caltrain and other transit services. Further, pedestrian walkways linking the Project to adjacent shuttle stops will help encourage alternative forms of transportation. 2. The proposed performance guarantees will ensure that the target 35% alternative mode use established for the Project by Chapter 20.210 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. I. Master Sign Program 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. Future tenants will be provided with adequate opportunities to construct, erect or maintain a sign for identification because the proposed Master Sign Program allows for individual tenant signs and campus monument signs. 3. Directional signage and building addressing has been incorporated throughout the development and is adequate for pedestrian and vehicular circulation and emergency vehicle access. J. Development Agreement 1. The Owner and City have negotiated a Development Agreement pursuant to Government Code section 65864 et seq. The Development Agreement, attached hereto as Exhibit I, sets for the duration, property, project criteria, and other required information identified in Government Code section 65865.2. Based on the findings in support of the Project, the Planning Commission finds that the Development Agreement, vesting a project for a campus- style development of office and R&D buildings and a hotel, is consistent with the objectives, policies, general land uses and programs specified in the South San Francisco General Plan, the Bay West Cove Specific Plan, and any applicable zoning regulations. 2. The Development Agreement is compatible with the uses authorized in, and the regulations prescribed for the land use district in which the real property is located. The subject site is suitable for the type and intensity of the land use being proposed. The General Plan specifically contemplates the proposed type of project and the suitability of the site for development was analyzed thoroughly in the environmental document prepared for the Project. 3. The Development Agreement is in conformity with public convenience, general welfare and good land use practice in that the project will implement land use guidelines set forth in the General Plan and the Bay West Cove Specific Plan which have planned for campus-style development of office and R&D buildings and a hotel at this location. 4. The Development Agreement will not be detrimental to the health, safety and general welfare because the project will proceed in compliance with all of the policies and programs specified in the General Plan and the Bay West Cove Specific Plan and in compliance with all applicable zoning, subdivision, and building regulations of the City of South San Francisco. 5. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values in that the project will be consistent with the General Plan and the Bay West Cove Specific Plan. 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 conditionally approves the Precise Plan (attached as Exhibit E), the Use Permit, the Design Guidelines (attached as Exhibit F), the Preliminary TDM Plan (attached as Exhibit G), the Master Sign Program (attached as Exhibit H) and Design Review. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt an ordinance adopting the Bay West Cove Specific Plan District Amendments (attached as Exhibit D). BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt an ordinance approving the Development Agreement between the City of South San Francisco and HCP Oyster Point III, LLC (attached as Exhibit J). 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 recommends that the City Council adopt a resolution approving the Bay West Cove, Planning Area 1 Specific Plan Amendment (attached as Exhibit B), Britannia Tech Center, Planning Areas 2 and 3 Specific Plan Amendment (attached as Exhibit C), and the Tentative Parcel Map (attached as Exhibit I). BE IT FURTHER RESOLVED that the Planning Commission approvals stated herein are conditioned upon the City Council’s approval of the Bay West Cove Specific Plan District Zoning Text Amendments; the Development Agreement between the City of South San Francisco and HCP Oyster Point III, LLC; the Bay West Cove, Planning Area 1 Specific Plan Amendment; the Britannia Tech Center, Planning Areas 2 and 3 Specific Plan Amendment; and the Tentative Parcel Map. 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 the regular meeting held on the 7th day of November, 2013 by the following vote: AYES: Chairperson Ochsenhirt, Commissioner Giusti, Commissioner Khalfin and Commissioner Zemke NOES: Commissioner Sim ABSTENTIONS:____________________________________________________ ABSENT: Vice Chairperson Martin and Commissioner Wong Attest:/s/Susy Kalkin Susy Kalkin Secretary to the Planning Commission Exhibit A Conditions of Approval Exhibit B Bay West Cove, Planning Area 1 Specific Plan Amendment Exhibit C Britannia Tech Center, Planning Areas 2 and 3 Specific Plan Amendment Exhibit D Bay West Cove Specific Plan District Amendments Exhibit E Precise Plan Exhibit F Design Guidelines and Project Rendering Package Exhibit G Preliminary Transportation Demand Management Plan Exhibit H Master Sign Program Exhibit I Tentative Parcel Map Exhibit J Development Agreement 2192271.1