HomeMy WebLinkAboutReso 55-2017 (17-546) SANS, City of South San Francisco
f°-o P.O. Box 711 (City Hall,
. ` 400 Grand Avenue)
South San Francisco, CA
City Council
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Resolution: RES 55-2017
File Number: 17-546 Enactment Number: RES 55-2017
RESOLUTION MAKING FINDINGS AND APPROVING THE USE
PERMIT MODIFICATION UPM17-0001, PARKING REDUCTION
REQUEST,TRANSPORTATION DEMAND MANAGEMENT PLAN
TDM17-0002,AND DESIGN REVIEW DR17-0007 AT 213-221 EAST
GRAND AVENUE IN THE BUSINESS AND TECHNOLOGY PARK
ZONING DISTRICT SUBJECT TO THE ATTACHED DRAFT
CONDITIONS OF APPROVAL.
WHEREAS, the City of South San Francisco ("City") adopted (1) Ordinance No. 1403-2009 approving a
Development Agreement with Alexandria Real Estate Equities, Inc. ("Applicant"), (2) Resolution No.
114-2008 approving a Use Permit, Design Review, and Transportation Demand Management(TDM)
program, and(3) Resolution 113-2008 certifying the 2007 Environmental Impact Report("2007 EIR")
(State Clearinghouse No 2008022094) 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
WHEREAS,Applicant proposes to move the parking garage to the east side of the Project site and requests
a parking reduction to a ratio of 2.23 parking spaces/ 1,000 square feet at the Project in the BTP Zoning
District, which requires approval of 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 conducted in the 2007 EIR, such that the Project does not meet the criteria
under California Environmental Quality Act(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"); and
WHEREAS, the Planning Commission reviewed the Project and recommended approval of the
Development Agreement Amendment, Use Permit Modification, Parking Reduction request,
Transportation Demand Management Plan, and Design Review, as well as the 2017 Addendum at its
public hearing on April 20, 2017; and
WHEREAS, the City Council held a properly noticed public hearing on June 14, 2017, at which time
interested parties had the opportunity to be heard, and to review the Project and the 2017
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File Number: 17-546 Enactment Number: RES 55-2017
Addendum,as well as supporting documents,prior to the City Council making its decision on the Project;
and
WHEREAS,the City Council 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, 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; 2017 EIR Addendum; all site
plans, and all reports,minutes, and public testimony submitted as part of the Planning Commission's duly
noticed April 20, 2017 meeting; all site plans, and all reports, minutes, and public testimony submitted as
part of the City Council's duly noticed June 14,2017 meeting;and any other evidence(within the meaning
of Public Resources Code §21080(e) and §21082.2),the City Council 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 as Exhibit A (Draft Conditions of Approval), is 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 Planning Manager.
B. 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.
The proposed Project complies with the City's design guidelines which were used to evaluate
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File Number: 17-546 Enactment Number: RES 55-2017
Project by staff and the City's Design Review Board at their meeting on February 21, 2017.
The design, location, size and operating characteristics of the proposed activity would be compatible with
the existing and reasonably foreseeable future land uses in the vicinity because the project is
campus-oriented and provides similar amenities in comparison to surrounding office/R&D sites.
The site is physically suitable for the type, density and intensity of use being proposed, including access,
utilities,and the absence of physical constraints because the project site is located directly adjacent to other
office/R&D sites with similar connections and physical and topographical characteristics.
An environmental determination has been prepared in accordance with the California Environmental
Quality Act in that the 2017 Addendum was prepared which concluded that the proposed Project is fully
within the analysis of the 2007 certified EIR and no further environmental review is necessary.
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 working, and/or visiting the site; and because the applicant has undertaken a
transportation demand management program, parking demand at the site will be reduced and the parking
demand for the proposed use should not exceed the provided parking on-site.
Based on the analysis contained in the TDM plan prepared for the Project, 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.
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 square
feet to 2.23 parking spaces/ 1,000 square feet.
C. 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
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File Number: 17-546 Enactment Number: RES 55-2017
)osed 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 been made in
support of the Project.
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.
The proposed performance guarantees and conditions of approval will ensure that the target alternative
mode use established for the Project by the Zoning Ordinance will be achieved and maintained since the
conditions of approval require continuing ongoing developer support to the Project site.
NOW, THEREFORE, BE IT FURTHER RESOLVED subject to the Conditions of Approval, attached as
Exhibit A to this Resolution, the City Council of the City of South San Francisco hereby makes the
findings contained in this Resolution and approves Use Permit Modification UPM17-0001, Parking
Reduction Request, Transportation Demand Management Plan (TDM17-0002), and Design Review
(DR17-0007) for the Project.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage
and adoption.
* * * * *
At a meeting of the City Council on 6/14/2017, a motion was made by Richard Garbarino, seconded by
Mark Addiego, that this Resolution be approved. The motion passed.
Yes: 5 Vice Mayor Normandy, Councilmember Garbarino, Councilmember
Matsumoto, Mayor Gupta, and Councilmember Addiego
i
Attest by
Gabrie odri ez
City of South San Francisco Page 4
CONDITIONS OF APPROVAL
UPM17-0001: DAA17-0002, TDM17-0002, DR17-0007
213 East Grand Avenue
(As approved by the City Council on June 14, 2017)
A) Planning Division requirements shall be as follows:
1. The applicant shall comply with the City's Standard Conditions of Approval for Commercial,
Industrial, Mixed-Use and Multi-Family Residential Projects and with all the requirements of
all affected City Divisions and Departments as contained in the attached conditions, except as
otherwise amended by the following Conditions of Approval.
2. The project drawings, comprised of the proposed office building, parking garage, and open
space improvements, shall substantially comply with the approved plans prepared by DGA
and WRNS Studio dated January 10, 2017, as approved by the Planning Commission in
association with UPM17-0001 and DR17-0007, as amended by the Conditions of Approval.
The final plans shall be subject to the review and approval of the Chief Planner.
3. The project is required to comply with applicable mitigation measures identified in the 2007
EIR, as addressed as part of the 2017 Addendum.
4. All existing and proposed landscaping shall be maintained in a sufficient manner to the Chief
Planner’s satisfaction. A final landscaping plan shall be submitted and approved by the
Chief Planner as part of the Building Division permit submittal.
5. Prior to the issuance of building permits, the applicant shall submit proof to the Planning
Division of Federal Aviation Authority (FAA) clearance/authorization for the height of the
proposed structure.
6. All equipment (either roof or ground-mounted) shall be screened from view of public streets
and neighboring properties through the use of integral architectural elements, such as
enclosures or roof screens, and potentially landscape screening. Equipment enclosures
and/or roof screens shall be painted and/or finished to match the building. Prior to the
issuance of building permits, the applicant shall review the proposed location, size and
screening of all mechanical equipment and utilities infrastructure and obtain Chief Planner
approval.
7. Prior to approval of the building permit, the developer shall submit a building signage and
monument package, consistent with the approved Master Sign Program for the 213 East
Grand Avenue Project, for approval by the City’s Chief Planner.
8. In accordance with South San Francisco Municipal Code Section 20.120.070, prior to
issuance of a building permit the applicant shall submit a Final TDM Plan and ongoing
monitoring program for review and approval by the Chief Planner. The TDM Plan shall be
designed to achieve a minimum 35% alternative mode use target.
9. Prior to issuance of a Building Permit or Encroachment Permit, City Staff shall meet with the
Applicant and selected prime contractor for a pre-construction meeting.
10. Per the adopted Climate Action Plan (http://www.ssf.net/DocumentCenter/View/6186), the
following mandatory requirements shall be included in the Building Division permit
submittal for review and approval by the Chief Planner:
Solar Wiring Installation - Measure 4.1, Action 3:
Require all new development to install conduit to accommodate wiring for solar.
Planning Division contact: Ryan Wassum at (650) 877-8535
B) Fire Department requirements shall be as follows:
1. Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check
and permit for overhead and underground.
2. Exterior canopies and overhangs require fire sprinkler protection.
3. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3.
4. Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan check and
permit.
5. Install exterior listed horn/strobe alarm device, not a bell.
6. Elevator if provided shall not contain shunt-trips.
7. At least one elevator shall be sized for a gurney the minimum size shall be in accordance with
the CFC.
8. Buildings 4 stories or more will require a modified smoke control system. A rational analysis is
required before building plans are approved.
9. Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco Municipal
Code.
10. Provide fire extinguishers throughout the building.
11. All Non parking space curbs to be painted red to local Fire Code Specifications
12. Access road shall have all weather driving capabilities and support the imposed load of 75,000
pounds.
13. Road gradient and vehicle turning widths shall not exceed maximum allowed by engineering
department.
14. Provide fire flow in accordance with California Fire Code Appendix III-A.
15. Provide fire hydrants; location and number to be determined.
16. All buildings shall provide premise identification in accordance with SSF municipal code section
15.24.100.
17. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical
rooms, elevators, and others to be determined.
18. The minimum road width is 20 feet per the California Fire Code.
19. Local Fire Code and vehicle specifications and templates available at
http://www.ssf.net/depts/fire/prevention/fire_permits.asp
20. Provide HMBP including what chemicals are present and to what quantities.
21. Provide on the plan the control areas, list of hazardous material and quantities that will be
present in the laboratories, include all flammable and combustible materials.
22. All buildings shall have Emergency Responder Radio Coverage throughout in compliance
with Section 510 of the California Fire Code.
23. This new commercial construction will be assessed an adopted Public Safety Impact Fee. The
amount for Office/R & D is $0.13 per square foot for the Police Department and $0.31 per
square foot for the Fire Department.
Fire Department contact: Luis Da Silva, Fire Marshal at (650) 829-6645
C) Water Quality Division requirements shall be as follows:
1. Site is subject to C.3 requirements of the Municipal Regional Stormwater Permit
2. Sign and have engineer wet stamp forms for Low Impact Development.
3. Completed attached forms for Low Impact Development. Forms must be on 8.5in X 11in
paper and signed and wet stamped by a professional engineer. Calculations must be
submitted with this package. Use attached forms for completing documents, as old forms are
no longer sufficient A completed copy must also be emailed to [email protected]
4. Complete attached Operation and Maintenance (O&M) agreements. Use attached forms for
completing documents, as old forms are no longer sufficient. A finished copy must also be
emailed to [email protected] Do not sign agreement, as the city will need to review prior
to signature, prepare packet and submit with an address to send for signature.
5. Submit flow calculations and related math for LID.
6. Do not use gravel bags for erosion control in the street. Drains in street must have inlet and
throat protection of a material that is not susceptible to brakeage from vehicular traffic.
7. No discharge from demolition (knock down water) shall be discharged into the storm drain
system.
8. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater
Logo (No Dumping! Flows to Bay).
9. Landscaping shall meet the following conditions related to reduction of pesticide use on the
project site:
a. Where feasible, landscaping shall be designed and operated to treat stormwater runoff
by incorporating elements that collect, detain, and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolonged exposure to water shall be specified.
b. Plant materials selected shall be appropriate to site specific characteristics such as soil
type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall,
air movement, patterns of land use, ecological consistency and plant interactions to
ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated into
the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall be encouraged as
part of the landscaping design to the maximum extent practicable. Examples of IPM
principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site.
ii. Select plants that are well adapted to sun and shade conditions at the site. In
making these selections, consider future conditions when plants reach
maturity, as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the selected plants.
iv. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from
affecting the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects.
10. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed.
11. A SWPPP must be submitted. Drawings must note that erosion control shall be in effect all year
long.
12. A copy of the state approved NOI must be submitted.
13. Sprinkler test drain must discharge to the sanitary sewer.
14. Areas of parking garage exposed to rain shall be connected to the stormwater bio retention area.
15. If a kitchen/ prep area is to be installed, it shall connect to a grease interceptor at least 1500
gallons (liquid capacity) in size.
16. Grease interceptor shall be connected to all non-domestic wastewater sources in the kitchen.
Water Quality Control contact: Rob Lecel at (650) 829-3882
D) Building Division requirements shall be as follows:
1. Compliance will be determined with Building Division permit application.
Building Division contact: Phil Perry, Senior Building Inspector at (650) 829-6670
E) Engineering Division requirements shall be as follows:
I. STANDARD CONDITIONS
1. The developer shall comply with the applicable conditions of approval for commercial
projects, as detailed in the Engineering Division’s “Standard Conditions for Commercial
and Industrial Developments”, contained in our “Standard Development Conditions”
booklet, dated January 1998. This booklet is available at no cost to the applicant from
the Engineering Division.
II. SPECIAL CONDITIONS
1. The developer shall obtain a demolition permit to demolish the existing buildings. The
demolition permit shall be obtained from the Building Division and the developer shall pay
all fees and deposits for the permit. The developer shall provide letters from all public
utilities stating all said utilities have been properly disconnected from the existing
buildings.
2. The developer shall submit a traffic study to evaluate how the project will affect the
Roebling Road/East Grand Avenue Intersection and the Harbor/Forbes/East Grand Avenue
Intersection. The traffic study should also identify any off-site related improvements to
ensure safe ingress/egress to the project.
3. A grading permit shall be obtained from the Engineering Division. The developer will be
responsible for paying for all fees, bonds, plan checking and all associated fees for the
grading permit. The developer will also place a cash deposit of $30,000 to pay for all
onsite, SWPPP compliance, grading compliance and dust control inspections.
4. Prior to the issuance of a grading permit, a geotechnical report shall be submitted, reviewed
and approved by the Engineering Division. The developer shall place a $5,000 cash
deposit with the City for the peer review of the Geotechnical Report.
5. The developer shall remove and replace all sidewalk fronting the project. The new sidewalk
shall comply with the City standard detail and shall provide the minimum ADA width
around the existing power poles. All work shall be done at no cost to the City.
6. The developer shall underground all overhead utility wires along the frontage of their
property at no cost to the City. The developer shall coordinate with all overhead utilities to
commence undergrounding of said utilities.
7. The driveway located on East Grand Avenue shall be right-turn in and out of the site. A R1
“Stop” sign with a “Right Turn Only” sign shall be placed at this driveway.
8. The developer shall remove the existing railroad tracks and appurtenances at the end of
Roebling. The developer shall replace the railroad crossing with a new pavement structural
section in accordance with plans approved by the City. All work shall be done at no cost to
the City.
9. The developer shall incorporate bio-grassy swales and other Best Management Practices as
stormwater measures within the project and shall be approved by the Engineering Division
and the Environmental Compliance Manager.
10. One correctly sized sewer lateral shall be installed to service this site. A sanitary sewer
manhole shall be installed onsite, near the property line, to serve as a clean out for the
lateral as it connects to the City’s sanitary sewer system.
11. The developer shall coordinate work with California Water Service for all water utility
work.
12. The developer shall obtain an encroachment permit for any work performed in the City’s
right-of-way and pay all associated fees, deposit and/or bonds. The developer shall submit
an Engineer’s estimate for all work performed in the City’s right-of-way and place a bond
or cash deposit for said work.
13. Prior to the issuance of a Building Permit for the project, the applicant shall pay the various
fees as detailed below.
III. OYSTER POINT OVERPASS CONTRIBUTION FEE
Prior to receiving a Building Permit for the proposed new office/R&D development, the
applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in
accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated
upon reviewing the information shown on the applicant's construction plans and the latest
Engineering News Record San Francisco Construction Cost Index at the time of payment.
The estimated fee for the entire subject 291,000 GSF office and R&D development is
calculated below. (The number in the calculation, "11,609.44", is the March 13, 2017
Engineering News Record San Francisco construction cost index, which is revised each
month to reflect local inflation changes in the construction industry.)
Trip Calculation
291,000 gsf Office/R&D use @ 12.3 trips per 1000 gsf = 3,579 new vehicle trips
Contribution Calculation
3,579 trips X $154 X (11609.44/6552.16) = $ 976,583.08
IV. EAST OF 101 TRAFFIC IMPACT FEES
Prior to the issuance of a Building Permit for any building within the proposed project, the
applicant shall pay the East of 101 Traffic Impact fee, in accordance with the resolution
adopted by the City Council at their meeting of May 23, 2007.
Fee Calculation (effective July 1, 2016)
291,000 gsf Office/R&D @ $5.82 per each square foot =$ 1,693,620.00
Traffic Impact Fee = $ 1,693,620.00
V. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE
The City of South San Francisco has identified the need to investigate the condition and capacity
of the sewer system within the East of 101 area, downstream of the proposed office/R&D
development. The existing sewer collection system was originally designed many years ago to
accommodate warehouse and industrial use and is now proposed to accommodate uses, such as
offices and biotech facilities, with a much greater sewage flow. These additional flows, plus
groundwater infiltration into the existing sewers, due to ground settlement and the age of the
system, have resulted in pumping and collection capacity constraints. A study and flow model is
proposed to analyze the problem and recommend solutions and improvements.
The applicant shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted by
the City Council at their meeting of October 23, 2002. The escalated adopted fee is $4.73per
gallon of discharge per day. It is determined that Office/R&D generate 400 gallons per day per
1000 square feet of development. Based upon this calculation, the potential fee would be, if paid
this year:
0.4 g/sf (400 gpd/1000 sq. ft.) x $4.73 per gallon x 291,000 sq. ft. = $550,570.00
The sewer contribution shall be due and payable prior to receiving a building permit for each
phase of the development.
Total estimated fees:
Oyster Point Overpass Fee $ 976,583.08
East of 101 Traffic Impact Fee $ 1,693,620.00
East of 101 Sewer Improvements Fee $ 550,570.00
Total $ 3,220,755.08
NOTE: At the time these fees were generated, the applicant did not submit existing square
footages for the existing buildings. When the applicant submits the existing square footages, the
fees will be re-calculated to reflect the proper credits and the estimated fees may be less.
Engineering Division contact: Sam Bautista, Principal Engineer (650) 829-6668