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Home My WebLink AboutPC Meeting 10-19-23 (Reso 2932-2023) - 420, 440, 460, 480, 490 Forbes Blvd Entitlements (P22-0117 & P22-0138)City of South San Francisco Resolution 2932-2023 P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:23-244 Agenda Date:10/19/2023 Version:1 Item #:3b. Resolution making findings recommending that the City Council approve entitlements for a Master Plan P22- 0117 & Precise Plan P22-0138: Master Plan MP23-0002, Precise Plan PP23-0001, Design Review DR22-0036, Use Permit UP22-0011, Transportation Demand Management Plan TDM22-0009, Vesting Tentative Map PM22 -0002, and Development Agreement DA22-0005 to construct a new life sciences campus on approximately 19 acres, located at 420, 440, 460, 480, and 490 Forbes Boulevard in the Business and Technology Park - High (BTP-H) Zoning District. WHEREAS, HCP Forbes, LLC (“Applicant”) has proposed to construct an approximately 1.65 million square foot life sciences campus by way of a Master Plan for the Vantage Life Science Campus and the execution of a total of three (3) precise plans or building phases at 420, 440, 460, 480 and 490 Forbes Boulevard (“Project Site”) and, WHEREAS, the proposed Project is located within the East of 101 planning sub-area; and, WHEREAS, the Applicant seeks entitlement approval for the Vantage Life Science Campus Master Plan and Precise Plan (Phase 2) including the following: Master Plan, Precise Plan, Design Review, Use Permit, Transportation Demand Management Plan, Vesting Tentative Map and Development Agreement; 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 October 12, 2022 (State Clearinghouse number 2021020064) in accordance with the provisions of CEQA and the CEQA Guidelines, which analyzed the potential environmental impacts of the development of the 2040 General Plan Update, Zoning Code Amendments and Climate Action Plan (“2040 General Plan EIR”); and WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) on October 12, 2022 in accordance with the provisions of CEQA and the CEQA Guidelines, which carefully considered each significant and unavoidable impact identified in the 2040 General Plan EIR and found that the significant environmental impacts are acceptable in light of the project’s social, economic and environmental benefits; and WHEREAS, environmental analysis for the proposed project was conducted in accordance with CEQA Guidelines Sections 15162 and 15183, which concluded that the environmental effects associated with implementation of the project are fully within the scope of the environmental analysis conducted in the 2040 General Plan EIR, and Mitigation Monitoring Program and that the subsequent CEQA analysis is not required for the proposed project under Sections 15183 and 15162; and WHEREAS, the Design Review Board reviewed the project at its meetings of January 17, 2023, and February City of South San Francisco Printed on 10/13/2023Page 1 of 6 powered by Legistar™ File #:23-244 Agenda Date:10/19/2023 Version:1 Item #:3b. WHEREAS, the Design Review Board reviewed the project at its meetings of January 17, 2023, and February 21, 2023 and recommended approval of the project; and, WHEREAS, on October 19, 2023 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 2040 General Plan EIR and Vantage CEQA Analysis pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15162 and 15183 and by separate resolution, finds that no additional CEQA analysis is required; 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, 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; the South San Francisco Municipal Code; the 2040 General Plan EIR and Statement of Overriding Considerations; Vantage Project CEQA Analysis including all appendices thereto; the Project applications; the Vantage Project Plan set, prepared by Flad Architects, dated July 14, 2023, the Transportation Impact Analysis including Transportation Demand Management Plan, as prepared by Fehr & Peers, dated August, 2023, Design Review Board recommendations dated January 30, 2023 and February 21, 2023, Development Agreement, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed October 19, 2023 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 A.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 Conditions of Project Approval (Exhibit A), Vantage Life Science Campus Development Project Plan Set - Master Plan and Precise Plan (Exhibit B), and the Transportation Demand Management Plan (Exhibit C), and Draft Development Agreement Ordinance ( Exhibit D), Design Review Board Recommendations (Exhibit E) and Transportation Impact Analysis ( Exhibit F) 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 City of South San Francisco Printed on 10/13/2023Page 2 of 6 powered by Legistar™ File #:23-244 Agenda Date:10/19/2023 Version:1 Item #:3b. 94080, and in the custody of the Chief Planner. 4. The proposed Project is consistent and compatible with all elements in the City of South San Francisco General Plan, as it is consistent with the Business Technology Park High land use designation, and will help the City implement several broad General Plan goals, including but not limited to: maintaining a balanced land use program that provides opportunities for continued economic growth, and building intensities that reflect South San Francisco’s prominent inner bay location and excellent regional access. 5. The proposed Project is consistent with the standards and requirements of the City's Zoning Ordinance. The development of the Project Site would result in the construction of Research and Development Life Science Campus in the east of 101 sub planning area. 6. The site is physically suitable for the type of development and density proposed, as an existing underutilized site will be developed as a Research and Development Life Science Campus that meets the City’s land use and zoning standards. B.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-intensity employment project which will provide a pedestrian- and bicycle-friendly, transit-oriented environment with sustainability elements incorporated. 2. The Project, including Design Review, is consistent with the General 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 Business Technology Park High land use designation by developing a life science research and development campus, facilities, labs and offices within close proximity to the Caltrain Station and Ferry Terminal. 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 BTP-H Zoning District development standards, and the Citywide development standards, as evaluated in the Zoning Ordinance Compliance analysis for the Project. 4. The Project is consistent with the applicable design review criteria because the Project has been evaluated by the Design Review Board on January 17, 2023 and February 21, 2023 and found to be consistent with each of the eight criteria set forth in South San Francisco Municipal Code Section City of South San Francisco Printed on 10/13/2023Page 3 of 6 powered by Legistar™ File #:23-244 Agenda Date:10/19/2023 Version:1 Item #:3b. consistent with each of the eight criteria set forth in South San Francisco Municipal Code Section 20.480.006 (Design Review Criteria). C.Transportation Demand Management Plan 1. The Vantage Master Plan project’s proposed TDM program is feasible and appropriate for the project, considering the proposed use and the project’s location to several available public transit options including but not limited to: the San Francisco Bay Ferry Terminal, BART station(s) and Caltrain station, Samtrans bus lines, as well as the commuter shuttle(s) to encourage and reduce single occupant vehicle use. 2. The proposed TDM program meets the points requirements for a Tier 4 office / R&D project (50 points). 3. The proposed performance measures will ensure that the target 50% 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 and trip cap reporting. D.Vesting Tentative Map 1. The proposed vesting tentative map, prepared by Wilsey Ham Engineers including the proposed designs and improvements, is consistent with the City’s General Plan and Municipal Code because the tentative map would facilitate the redevelopment of existing underutilized parcels as a Life Science R&D campus 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 Project will be located on underutilized parcels Along Forbes Boulevard and Allerton Avenue that anticipates high intensity office/R&D uses in the project area located East of 101. 5. The vesting tentative parcel map is consistent with the analysis included in the 2040 General Plan EIR, and CEQA analysis prepared for the 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. City of South San Francisco Printed on 10/13/2023Page 4 of 6 powered by Legistar™ File #:23-244 Agenda Date:10/19/2023 Version:1 Item #:3b. 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. E.Conditional Use Permit 1. The proposed parking which is in excess of the maximum allowed parking spaces is supportive of the recommendations and requirements of the Transportation Demand Management (TDM) plan prepared for the project by Fehr and Peers, dated August 2023 in accordance with Section 20.330.004(A) and Chapter 20.400 <https://library.qcode.us/lib/south_san_francisco_ca/pub/municipal_code/lookup/20.400> (“Transportation Demand Management”) in that the project will be required to comply with a 50% or more alternative mode use in addition to implementing a list of TDM measures. F.Development Agreement 1. The Applicant and City have negotiated a Development Agreement pursuant to Government Code section 65864 et seq. The Development Agreement, attached hereto in Exhibit D, sets forth the duration, the permitted uses of the property, project criteria, the density and intensity of use, the height and size of proposed buildings, provisions for the dedication of land, and other required information identified in Government Code section 65865.2. The Development Agreement is consistent with the objectives, policies, general land uses and programs specified in the General Plan because it is consistent and compatible with all elements in the City of South San Francisco General Plan including the Business Technology Park High land use designation. The Development Agreement will help the City implement several broad General Plan goals, including but not limited to: maintaining a balanced land use program that provides opportunities for continued economic growth, and building intensities that reflect South San Francisco’s prominent inner bay location and excellent regional access. Further, the land uses, development standards, densities and intensities, buildings and structures proposed are compatible with the goals, policies, and land use designations established in the General Plan, and none of the land uses, development standards, densities and intensities, buildings and structures will operate to conflict with or impede achievement of the any of the goals, policies, or land use designations established in the General Plan; 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 because the Development Agreement permits the construction of a Project that is consistent with the BTP-H Zoning District development standards; 3. The Development Agreement is in conformity with public convenience, general welfare and good land use practice because implementation of the Development Agreement permits the construction of a Project that will redevelop underutilized parcels along Forbes Boulevard and Allerton Avenue which are anticipated for development of high intensity office/R&D uses, will conform to height, density, and floor area ratio (FAR) standards set forth in the Zoning Ordinance, will conform to the land use goals of the General Plan, will result in a life science research and development campus, facilities, labs and offices within close proximity to the Caltrain Station and Ferry Terminal, will provide a pedestrian- and bicycle-friendly, transit-oriented Project with sustainability elements incorporated, and will locate additional quality employment City of South San Francisco Printed on 10/13/2023Page 5 of 6 powered by Legistar™ File #:23-244 Agenda Date:10/19/2023 Version:1 Item #:3b. opportunities in the City; 4. The Development Agreement will not be detrimental to the health, safety and general welfare because implementation of the Development Agreement will permit the construction of a well-designed, well- planned Project that will locate appropriate uses as contemplated by the General Plan and Zoning Ordinance; 5. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values because implementation of the Development Agreement will permit the construction of the Project on underutilized commercial sites and will provide community serving benefits. G. Government Code Section 65402 Findings Consistent with California Government Code § 65402(a), the City’s acquisition of the Fire Station Parcel as part of the approval of the entitlements and execution of the Development Agreement is in conformity with the General Plan because acquisition of the site will provide the City with a location for a potential new fire station, which serves General Plan principles related to the provision of high-quality and accessible public services and facilities for City residents. SECTION 2 DETERMINATION NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution and recommends that the City Council approve the entitlements request for the Vantage Master Plan and Precise Plan R&D campus project Master Plan P22-0117 & Precise Plan P22-0138: Master Plan MP23-0002, Precise Plan PP23-0001, Design Review DR22-0036, Use Permit UP22-0011, Transportation Demand Management Plan TDM22-0009, Vesting Tentative Map PM22-0002, and Development Agreement DA22-0005 subject to the Conditions of Approval, attached as Exhibit A to this Resolution, and 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 an Ordinance approving and authorizing the City to enter into the Development Agreement DA22-0005, attached as Exhibit D to this Resolution. BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption. City of South San Francisco Printed on 10/13/2023Page 6 of 6 powered by Legistar™ * * * * * * * City of South San Francisco Page 4 of 4 Attest:__________________________________ Adena Friedman 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 then 19th day of October, 2023 by the following: vote:AYES: NOES: ABSTENTIONS: ABSENT: Chair Tzang, Vice Chair Faria, Evans , Shihadeh Baker, Funes-Ozturk _____________________________________________________________ Pamukcu____________________________________________________