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HomeMy WebLinkAbout04-21-22 Planning Commission Meeting - Errata_4b_580 Dubuque Ave_04202022_FINAL (1)Errata – Item No. 4b Modification to Entitlements Resolution and Additional Draft Exhibit F – 04.21.22 Planning Commission Hearing Title Resolution Making Findings and Recommending that the City Council Approve a General Plan Amendment, Rezoning Map to create a Planned Development District, Design Review, and Transportation Demand Management Plan to Allow a New Office/R&D Development on 580 Dubuque Avenue body WHEREAS, the applicant has proposed construction of an eight-story office and R&D building on the site, and 345 parking spaces (“Project”) located at 580 Dubuque Avenue (APN 015-021- 998 and approximately 1.89 acres) referred to as “Project Site” in the City; and WHEREAS, the applicant seeks adoption of an ordinance amending the Zoning Map (RZ21-0003) to rezone the Project Site parcel from Freeway Commercial (FC) zoning to Planned Development (PD) and adoption of a resolution approving a General Plan Amendment (GPA21-0002), East of 101 Area Plan Amendment (SP21-0002), Transportation Demand Management Plan (TDM21- 0006), and Design Review (DR21-0024) for the Project; and WHEREAS, the proposed Project is located within the East of 101 Area Plan boundaries and the Planning Commission will consider a resolution at its May 5, 2022 meeting recommending that the City Council amend the Area Plan to remove the Project from the Plan; 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 held a lawfully noticed public hearing to solicit public comment and consider the Initial Study/Mitigated Negative Declaration (“IS/MND”) (EIR22-0002) and the proposed entitlements, take public testimony, and approve the Project; and, WHEREAS, the Planning Commission reviewed and carefully considered the information in the IS/MND (EIR22-0002), and by separate resolution, recommends the City Council adopt the IS/MND (EIR22-0002), as an objective and accurate document that reflects the independent judgment and analysis of the City in relation to the Project’s environmental impacts, and find that the IS/MND satisfies the requirements of the California Environmental Quality Act and no further environmental review is necessary. 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 and the Downtown Station Area Specific Plan EIR; the South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by Perkins and Will Architects, dated March 4, 2022; the Initial Study/Mitigated Negative Declaration, as prepared by Lamphier-Gregory, Inc., dated January 19, 2022; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed April 21, 2022 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: SECTION 1 FINDINGS General 1. The foregoing recitals are true and correct and made a part of this Resolution. 2. The Exhibits attached to this Resolution, including the General Plan Amendment (Exhibit A), Rezoning Map to designate the site Planned Development (Exhibit B), Entitlement Plan Set for Design Review (Exhibit C), Preliminary Transportation Demand Management Plan (Exhibit D), and Draft Conditions of Approval (Exhibit E), and Draft East of 101 Area Plan Amendment (Exhibit F), are each incorporated by reference and made a part of this Resolution, as if set forth fully herein. 3. The findings and actions outlined in this Resolution are conditioned upon the Planning Commission’s approval and adoption of a future resolution recommending that the City Council amend the East of 101 Area Plan to remove the Project from the Area Plan. 4. 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. General Plan Amendment 1. The proposed amendment meets the purposes of the General Plan; 2. The proposed amendment is compatible with other provisions of the General Plan and any applicable specific plan, including the East of 101 Area Plan as proposed for amendment in Exhibit F; and 3. The Commission has considered the amendment and determined that no changes are necessary for the amendment to comply with other adopted Plans and ordinances or to reduce environmental impacts. Rezoning Map to Planned Development 1. The proposed development is consistent with the General Plan and any applicable specific plan, including the East of 101 Area Plan as proposed for amendment in Exhibit F, including the density and intensity limitations that apply; 2. The subject property is physically suitable for the type and intensity of the land use being proposed; and 3. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare; 4. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area; 5. The development generally complies with applicable adopted design guidelines; 6. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the Planning Commission considered the following factors: (a) Appropriateness of the use(s) at the proposed location. (b) The mix of uses, housing types, and housing price levels. (c) Provision of units affordable to persons and families of low and moderate income or to lower income households. (d) Provision of infrastructure improvements. (e) Provision of open space. (f) Compatibility of uses within the development area. (g) Quality of design, and adequacy of light and air to the interior spaces of the buildings. (h) Overall contribution to the enhancement of neighborhood character and the environment of South San Francisco in the long term. (i) Creativity in design and use of land. 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 an office and research & development project which will provide a pedestrian-friendly, transit-oriented environment with sustainability elements incorporated. 2. The Project, including Design Review, is consistent with the General Plan and the PLUS because the proposed office/R&D development is consistent with the policies and design direction provided in the South San Francisco General Plan for the East of 101 Transit Core land use designation and the PLUS by encouraging the development of new employment projects with some retail within close proximity to the South San Francisco Caltrain Station. 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 Design Guidelines for the Downtown Station Area Specific Plan. 4. The Project is consistent with all required planning and zoning approvals necessary for development of the Project, inclusive of the East of 101 Area Plan as proposed for amendment in Exhibit F. 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 August 17, 2021 and December 14, 2021, and found to be consistent with each of the eight design review criteria included in the Design Review Criteria” section of the Ordinance. Transportation Demand Management Plan 1. Consistent with South San Francisco Municipal Code Section 20.400.006, the proposed trip reduction measures are feasible and appropriate for the project, considering the proposed use and the Project’s location, size, and hours of operation; and 2. Consistent with South San Francisco Municipal Code Section 20.400.006, the proposed performance guarantees will ensure that the target alternative mode use established for the Project by this chapter will be achieved and maintained. SECTION 2 DETERMINATION NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby recommends that the City Council makes the findings contained in this Resolution, conditionally approves the entitlements request for 580 Dubuque Avenue (P21- 0037, GPA21-0002, RZ21-0003, DR21-0024, and TDM21-0006), subject to the Planning Commission’s approval and adoption of a future resolution recommending that the City Council also amend the East of 101 Area Plan, and makes a determination by separate resolution that the Project, through its design features, as well as the mitigation measures proposed in the IS/MND and included in the MMRP, would operate to ensure the impacts of the proposed Project will not exceed established CEQA thresholds of significance and no additional environmental review is necessary. BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption. * * * * * * * 5096181.1 Remove Parcel from Area Plan Boundary DRAFT East of 101 Area Plan Amendment