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HomeMy WebLinkAboutPC Meeting 10-16-08 (Reso 2677-2008) - 213 E Grand entitlements RESOLUTION NO. 2677-2008 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A DEVELOPMENT AGREEMENT (DA07- 0001), AND APPROVE A USE PERMIT (UP07-0017), DESIGN REVIEW (DR07-0065), AND TRANSPORTATION DEMAND MANAGEMENT PROGRAM (TDM07-0005) TO ALLOW REDEVELOPMENT OF AN APPROXIMATELY 7.027-ACRE SITE FOR AN OFFICE/RESEARCH AND DEVELOPMENT PROJECT AT 213-221 EAST GRAND AVENUE IN THE P- I PLANNED INDUSTRIAL ZONE DISTRICT WHEREAS, the applicant seeks entitlements for a development agreement, use permit, design review, and transportation demand management (TDM) program for the demolition of five 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 WHEREAS, pursuant to the California Environmental Quality Act, Public Resources Code, §§ 21000 et seq., the City prepared and circulated for public review an environmental impact report (EIR) evaluating potentially significant environmental effects of the proposed project; and WHEREAS, the Planning Commission has found the final EIR to be adequate and recommended certification of the EIR and adoption of a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations for the Project's one significant and unavoidable impact; and WHEREAS, the South San Francisco Planning Commission held duly noticed public hearings on June 19, 2008, October 2, 2008, and October 16, 2008; and WHEREAS, as required by the South San Francisco Municipal Code, the Planning Commission makes the findings contained herein in support of the request to approve a Development Agreement, Use Permit, Design Review, and draft TDM Plan for an office and R&D Project consisting of 291,634 square feet of research (laboratory) and office space with shared open space connected by landscaped pedestrian walkways, plaza, water feature, volleyball court, 8,495 square feet of employee amenity space, and parking garage on a 7.027 acre site located at 213-221 East Grand Avenue, and which includes requested exceptions for the number of parking spaces. NOW THEREFORE BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, the South San Francisco General Plan; the Project application and plans, including site plans, floor plans, building and garage elevations and landscape plans dated September, 2008, prepared by Dowler-Gruman Architects; “Preliminary Transportation Demand Management Program”, dated March 10, 2008, prepared by The Hoyt Company; 213-217 East Grand Avenue Environmental Impact Report (Draft EIR and Final EIR Response to Comments); minutes of the Design Review Board meeting, and Planning Commission Study Session minutes dated June 19, 2008, Planning Commission staff reports dated June 19, 2008, October 2, 2008, and October 16, 2008; and testimony received at the June 19, 2008, Study Session, the October 2, 2008, and October 16, 2008, Planning Commission Public Hearings; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the Planning Commission hereby finds as follows: 1. General Findings. The Planning Commission makes the following findings in support of the proposed Project: (a) The Owner and City have negotiated a Development Agreement pursuant to Government Code section 65864 et.seq. The Development Agreement, attached hereto as Exhibit C, sets forth the duration, property, project criteria and other required information identified in Government Code section 65865.2. Additionally, the Agreement requires the Owner to provide public art and trail improvements, and funds for CalTrain improvements. Based on the findings in support of the Use Permit, the Planning Commission finds that the Development Agreement, vesting a project for an office/R&D development, is consistent with the General Plan and consistent with the applicable zoning regulations. (b) The subject site 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 development was analyzed thoroughly in the environmental document prepared for the Project. (c) Subject to minor modifications, included as conditions of approval, the proposal complies with the City's Design Guidelines. (d) By Resolution No. 2676-2008, the Planning Commission, exercising its independent judgment and analysis, has found that an Environmental Impact Report (EIR), was prepared for the Project in accordance with CEQA, which EIR adequately analyzes the proposed Project's potentially significant environmental impacts. The Planning Commission has further found that the benefits of approving the Project outweigh the Project's significant and unavoidable traffic impact. 2. Use Permit. As required by the “Use Permit Procedure” (SSFMC Chapter 20.81), the Planning Commission makes the following findings in support of the request to approve a Use Permit (UP17-0017): (a) The proposed Project will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. The Project proposes office/R&D 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 and R&D 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 land uses, approval of the project will not be detrimental to the near-by properties. (b) The proposed Project is consistent with the City's General Plan. The Project site is designated Business and Technology Park, and zoned Planned Industrial. This designation and zoning district accommodate office and R&D uses, subject to certain development and FAR restrictions. The proposed Project, an office/R&D use, complies with development restrictions and proposes an FAR of 0.953, which is below the maximum allowable FAR in the Business and Technology Park General Plan designation. (c) The proposed Project complies with applicable standards and requirements of the City's zoning code, with the exception of parking requirements. The proposed Project is located in the Planned Industrial zoning district, and meets or exceeds the minimum standards and requirements for that district. The exception for the number of parking spaces is allowable under the City's Municipal Code, and warranted based on the following: (i) The Project is of a superior quality which offsets any potential adverse impacts of the requested parking space reduction. The Design Review Board and the Planning Commission find the proposal of very high quality in terms of architecture, building materials, site design and provision of landscaped pedestrian walkways and public art. (ii) The parking exception will serve to support and promote the TDM program required of the Project. (iii) The Project provides 90% 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. The parking ratio of 2.83 parking spaces per 1,000 square feet is supported by studies from the Institute of Transportation Engineers which identify an average need of 2.79 parking spaces per 1,000 square feet of office space, and which support a lower ratio for research and development use based on its lower employment densities. (iv) The parking standards proposed will be adequate for the proposed uses because of the offered alternative solutions for providing and managing parking. The Project is required to implement a Transportation Demand Management Program on an on-going basis over the life of the Project with a required alternative mode shift of 35%. The aggressive TDM requirements required of the Project, the fact that similar reduced standards have been accepted and/or successfully applied within several large developments in the city, including the Gateway Specific Plan District, Bay West Cove 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. (v) The reduced parking rate reinforces the overall efforts of the City’s General Plan and the Transportation Demand Management Ordinance, which encourage reduced parking standards as an effective tool in encouraging use of alternative modes of transportation other than single occupancy vehicles. (vi) 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 20.74. 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. 3. Transportation Demand Management. As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Preliminary Transportation Demand Management Plan (TDM07- 0005): (a) The proposed TDM 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. Sufficient measures have been included in the plan to achieve a projected 35% alternative mode usage, as required. (b) The performance guarantees provided in the plan will ensure that the target 35% alternative mode use 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 triennual reports. Additionally, the applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM program. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council adopt the draft Ordinance attached as Exhibit B approving a Development Agreement for the Project, and approve a Use Permit, Design Review, and draft TDM Plan for the 213 East Grand Avenue Project subject to the Conditions of Approval attached as Exhibit A. BE IT FURTHER RESOLVED that the 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 16th day of October, 2008 by the following vote: AYES: Commissioner Oborne, Commissioner Prouty, Commissioner Sim, Commissioner Zemke, Vice Chairperson Teglia and Chairperson Giusti NOES: None ABSTAIN: None ABSENT: Commissioner Moore ATTEST: Commission Secretary Susy Kalkin 1147017_1.DOC 1157363.1 Exhibit A Conditions of Approval Exhibit B Draft City Council Ordinance Exhibit C Development Agreement Included as Exhibit A to City Council Ordinance