HomeMy WebLinkAboutOrd. 1645-2022 (22-803)City of South San Francisco P.O. Box 711 (City Hall,
400 Grand Avenue)
South San Francisco, CA
City Council
Ordinance: ORD 1645-2022
File Number: 22-803 Enactment Number: ORD 1645-2022
ORDINANCE AMENDING CHAPTER 20.280
("DOWNTOWN STATION AREA SPECIFIC PLAN
DISTRICT") OF THE SOUTH SAN FRANCISCO
MUNICIPAL CODE.
WHEREAS, the applicant has proposed to construct one Office/R&D building totaling
approximately 943,965 square feet, atop a two-story podium parking structure with publicly accessible
plazas and landscape areas, and other on- and off-site improvements on a 3.2 acre site at 121 E Grand
Ave ("121 E Grand Ave R&D Project"); and
WHEREAS, the proposed Project is located within the Transit Office/ Research and
Development Core (TO/RD) Zoning District; and
WHEREAS, the applicant has proposed amendments to the City's Zoning Ordinance
("Ordinance"), to amend Chapter 20.280, "Downtown Station Area Specific Plan District", to modify the
development standards to allow additional density in order to implement the Project; and
WHEREAS, the applicant also seeks approval of a General Plan Amendment (GPA20-0002),
Conditional Use Permit (UP20-0008), Design Review (DR20-0027), Transportation Demand
Management Plan (TDM20-0010), and Tentative Parcel Map (PM22-0003), for the Project; and
WHEREAS, approval of the applicant's proposal is considered a "project" for purposes of the
California Environmental Quality Act (Public Resources Code §21000, et seq.) ("CEQA"); and
WHEREAS, on behalf of the City, Knapp Consulting prepared an Initial Study/Mitigated
Negative Declaration ("IS/MND") for the Project analyzing the potential environmental effects of the
Project, which was submitted to the State Clearinghouse (SCH # 2022060734) and the San Mateo
County Clerk and was circulated for a 30 -day public review period, beginning on July 1, 2022, and
ending on August 1, 2022; and
WHEREAS, the City received four comment letters on the IS/MND during the applicable
comment period, and as set forth in the accompanying staff report and the record below, the City
determined that the comments submitted do not result in new significant impacts or mitigation measures,
or changed impact conclusions; the City determined that responses to comments and corrections to the
IS/MND do not require recirculation of the IS/MND or preparation of an environmental impact report
under sections 15073.5 and 15074.1 of the CEQA Guidelines; and
City of South San Francisco Page 1
File Number: 22-803
Enactment Number. ORD 1645-2022
WHEREAS, the IS/MND concluded that, although the Project could have a potentially
significant effect on the environment, there will not be a significant effect in this case because the
IS/MND identifies measures that will be incorporated into the Project and to which the Project Sponsor
has agreed to implement, which will either avoid or mitigate to a level of insignificance all potentially
significant or significant effects of the Project; and the City serving as the Lead Agency finds that on the
whole of the record before it that there is no substantial evidence the project will have a significant on
the environment; and the IS/MND reflects the City's independent judgement and analysis; and,
WHEREAS, the San Mateo County Airport Land Use Commission reviewed the proposed
legislative enactments associated with the 121 E Grand Ave R&D Project on June 23, 2022 and found
them consistent with the Airport Land Use Compatibility Plan; and
WHEREAS, on August 18, 2022 the Planning Commission conducted a properly noticed
public hearing to consider the project environmental analysis and requested entitlements, and
recommended that the City Council adopt the IS/MND and approve the 121 E Grand Ave R&D Project
Entitlements, including Zoning Ordinance Amendments; and
WHEREAS, the City Council held a duly noticed public hearing on September 14, 2022 to
consider the 121 E Grand Ave R&D Project IS/MND and the environmental analysis contained therein,
and the requested entitlements, including the Zoning Ordinance Amendments, and take public testimony.
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 Environmental Impact Report; the South San Francisco Municipal Code;
2022 Initial Study/ Mitigated Negative Declaration, and associated Mitigation Monitoring and Reporting
Program; the Project applications; the 121 E Grand Ave R&D Project Plans, as prepared by SOM, dated
May 2, 2022; all site plans, and all reports, minutes, and public testimony submitted as part of the
Planning Commission's duly noticed August 18, 2022 meeting; all site plans, and all reports, minutes,
and public testimony submitted as part of the City Council's duly noticed September 14, 2022 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:
SECTION 1. FINDINGS
A. General Findings
1. The foregoing recitals are true and correct and made a part of this Ordinance.
2. The Record for these proceedings, and upon which this Ordinance is based, includes without
limitation, the documents referenced above, and all reports, minutes, submittals and public testimony
submitted as part of the Planning Commission's duly noticed August 18, 2022 meeting and the meetings
at which the City Council considered this Ordinance, and any other evidence (within the meaning of
Public Resources Code §21080(e) and §21082.2).
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File Number: 22-803
Enactment Number: ORD 1645-2022
3. By Resolution No. 151-2022, the City Council, exercising its independent judgment and analysis,
has found that an Initial Study/Mitigated Negative Declaration (ND21-0001), in accordance with Section
21151 of the California Public Resources Code was prepared for the Project, which adequately discloses
and analyzes the proposed Project's potentially significant environmental impacts. For those impacts
that could potentially exceed CEQA thresholds of significance, the City has identified and imposed
mitigation measures that avoid or reduce the impact to a level of less -than -significant. Accordingly, the
City Council has concluded that the IS/MND is the appropriate environmental document for the Project
and no further environmental review is required, subject to future approval of a General Plan
Amendment.
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 Chief Planner.
B. Zoning Ordinance Amendment Findings
1. The Zoning Text Amendment allows an increase in allowable Floor Area Ratio in the TO/RD Zone
District and is consistent with the General Plan, as proposed for amendment.
2. The purpose of the TO/RD Zone District is to provide a location for the highest intensity office or
R&D uses in immediate proximity to the Caltrain Station. The Zoning Text Amendment is only
increasing the allowable Floor Area Ratio in the TO/RD zone district and is not changing the allowed
uses or other development standards. Therefore, the subject property is suitable for the uses permitted in
the TO/RD zone in terms of access, size of parcel, relationship to similar uses, or any other relevant
considerations.
3. The Zoning Text Amendment will not be detrimental to use of land in any adjacent zone as it does
not impact any additional uses or alter additional development standards in the TO/RD zone.
4. Based on the record presented, the Zoning Text Amendment meets the criteria of Municipal Code
section 20.550.008.
SECTION 2. AMENDMENTS
The City Council hereby amends the following sections of the South San Francisco Municipal Code to
read as follows. Sections and subsections that are not amended by this Ordinance are not included below
and shall remain in full force and effect.
A. Amend Table 20.280.004-1 to modify the maximum density allowed in the Transit Office /
Research and Development Zoning District, as follows:
20.280.004-1 Lot, Density and FAR Standards — Downtown Station Area Specific Plan Sub -
Districts
City of South San Francisco Page 3
File Number: 22-803 Enactment Number: ORD 1645-2022
Standard
DTC
GAC
DRC
TO/RD
LCC
LNC
Additional Standards
Minimum Lot Size (sq. ft.)
5,000
5,000
5,000
10,000
5,000
5,000
Minimum Lot Width (sq. ft.)
50
50
50
50
50
50
Minimum Lot Depth (sq. ft.)
n/a
n/a
80
n/a
80
n/a
Floor Area Ratio (FAR)
Minimum FAR
2.0
1.5
n/a
1.5
n/a
2.0
Maximum FAR
6.0
3.0
3.0
2.5
n/a
3.0
Exclusive of structuredparking
Maximum FAR with
Incentive Program
8.0
4.0
3.25 (1)
8.0
n/a
n/a
Exclusive of structured
parking
SECTION 3. SEVERABILITY
If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid
or unconstitutional, the remainder of this Ordinance, including the application of such part or provision
to other persons or circumstances, shall not be affected thereby and shall continue in full force and
effect. To this end, provisions of this Ordinance are severable. The City Council of the City of South San
Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph,
sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections,
subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or
unenforceable.
SECTION 4. PUBLICATION AND EFFECTIVE DATE
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be
prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance
is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk's
Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of this Ordinance,
the City Clerk shall (1) publish the summary, and (2) post in the City Clerk's Office a certified copy of
the full text of this Ordinance along with the names of those City Council members voting for and
against this Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from
and after its adoption.
Introduced at a regular meeting of the City Council of the City of South San Francisco held the 14th day
of September 2022.
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File Number: 22-803 Enactment Number. ORD 1645-2022
At a meeting of the City Council on 9/28/2022, a motion was made by Councilmember Coleman,
seconded by Vice Mayor Nicolas, that this Ordinance be adopted. The motion passed.
Yes: 5 Mayor Nagales, Vice Mayor Nicolas, Councilmember Coleman, Councilmember
Flores, and Councilmember Addiego
Attest by �—y6w ,,, �zc
R sa Govea Acosta, City Clerk
Mark Nagales, Mayor
City of South San Francisco Page 5