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HomeMy WebLinkAboutReso 19-2010RESOLUTION NO. 19-2010 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION APPROVING GENERAL PLAN AMENDMENT, GPA08-0003 AND TRANSPORTATION DEMAND MANAGEMENT PLAN, TDM08-0001 TO ALLOW REDEVELOPMENT OF A 22.6 ACRE SITE FOR THE GATEWAY BUSINESS PARK MASTER PLAN IN THE GATEWAY SPECIFIC PLAN DISTRICT WHEREAS, Chamberlin Associates ("Owner" or "Applicant") submitted an application requesting approval a General Plan Amendment, Zoning Text Amendment, a Master Plan, a Phase 1 Precise Plan, a preliminary Transportation Demand Management (TDM) Plan, and a Development Agreement, which would collectively authorize the phased removal and replacement of existing buildings on the 22.6-acre project site and construction of five to six new buildings, six stories in height, and two to four parking structures, in five phases from 2011 to 2020, to be located at the corner of Gateway and Oyster Point Boulevards (700, 750, 800, 850, 900, and 1000 Gateway Boulevard), in the Gateway Redevelopment Project Area and Gateway Specific Plan Area ("Gateway Business Park Master Plan Project" or "Project"); and WHEREAS, the City has prepared and the City Council has certified an Environmental Impact Report (EIR) in accordance with the provision of the California Environmental Quality Act (Public Resources Code, § § 21000, et seq., "CEQA") and CEQA Guidelines, which analyzes the potential environmental impacts of the Project; and, WHEREAS, the Planning Commission held a duly noticed public hearing on January 21, 2010, to consider the EIR and the requested entitlements for the Project, take public testimony, and make a recommendation to the City Council on the Project; and, WHEREAS, by resolution, the Planning Commission unanimously recommended that the South San Francisco City Council certify the EIR and approve the General Plan Amendment attached hereto as Exhibit A and the preliminary TDM Plan for the Gateway Business Park Master Plan Project, attached hereto as Exhibit B. 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 South San Francisco Municipal Code; the Project applications; the Gateway Business Park Master Plan and Phase 1 Precise Plan, as prepared by DGA Architects, Kenkay Associates, BKF Engineers, Surveyors, Planners; the EIR, including the Draft and Final EIR prepared for the Gateway Business Park Master Plan and appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed November 19, 2009, and January 21, 2010, meetings; and all site plans, reports, and public testimony submitted as part of the City Council and Redevelopment Agency's duly noticed, j oint meeting of February 10, 2010; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City of South San Francisco City Council hereby finds as follows: I. General Findings 1. The foregoing recitals are true and correct. 2. The Exhibits attached to this Resolution, including the proposed General Plan Amendment (Exhibit A) and TDM (Exhibit B), are each incorporated by reference as part of this Resolution. 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 94080, and in the custody of Chief Planner, Susy Kalkin. 4. The proposed Proj ect is consistent and compatible with all elements in the City of South San Francisco General Plan (as proposed for amendment). The 1999 General Plan includes policies and programs that are designed to encourage the development of high technology campuses in the East of 101 Area, allow for employee-serving vendor services, preparation of a TDM plan and traffic improvement plan to reduce congestion impacts, and provision of a framework for requiring future circulation system improvements as they are needed to prevent deficient levels of service from being reached. 5. 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. 6. By Resolution No. ,the City Council, 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 City Council has further found that the benefits of approving the Project outweigh the Project's significant and unavoidable impacts. II. General Plan Amendment 1. The Proj ect proposes increasing the allowable Floor Area Ratio (FAR) for the site from 1.0 to 1.25. This change in FAR translates to an increase in development potential at the site from approximately 984,456 square feet (sf) to approximately 1,230,570 sf, or a net increase of 246,114 sf. The initial Gateway Specific Plan approved in the early 1980s included an FAR of 1.25 for the site, and the existing zoning ordinance still reflects that standard; however the 1999 General Plan only allows an FAR of up to 1.0. The applicant has requested the reinstatement of this earlier FAR allowance, which would require amendments to General Plan Tables 2.2-1 and 2.2-2, and to the text description of Business Commercial uses on General Plan page 42, as further described in Exhibit A. 2. As required under State law, the South San Francisco General Plan, and the South San Francisco Municipal Code, in support of the requested General Plan Amendment (GPA08-0003), the City Council finds that the proposed General Plan Amendment, adjusting the permitted maximum FAR for the site, is otherwise consistent with the South San Francisco General Plan, and furthers a number of important Guiding and Implementing Policies currently in the General Plan, including: Guiding Policy 2-G-2: "Maintain a balanced land use program that provides opportunities fro continued economic growth, and building intensities that reflect South San Francisco's prominent inner bay location and excellent regional access." Implementing Policy 2-I-4: Require all new developments seeking an FAR bonus set forth in Table 2.2-2 to achieve a progressively higher alternative mode usage. The requirements of the TDM Program are detailed in the Zoning Ordinance. (Amended by City Council Resolution 98-2001, adopted September 26, 2001) The requirements of the TDM Program for project seeking an FAR bonus are based on the percentage trip reduction that is achieved." Guiding Policy Guiding Policy 3.5-G-3: "Promote campus-style biotechnology, high- technology, and research and development uses." Increasing the maximum permitted FAR for the site would facilitate the development of a quality campus-style, high-technology, research and design project, located near the South San Francisco Caltrain Station. The proposed Project will promote the City's economic growth by better utilizing the site, and generating jobs for an estimated 1,613 employees by 2015 and 3,281 employees by 2020. The Project will also maintain building intensities consistent with development in the City's East of 101 Area. The Project also proposes to amend the City's TDM regulations to require a progressively higher alternative mode shift than is currently required for projects at a lower FAR bonus. Further, the General Plan Amendment is consistent with FAR authorized in the original Gateway Specific Plan, and existing zoning for the site. Accordingly, the proposed Amendment is consistent with City's planning strategies for the site, including the General Plan. III. Transportation Demand Management (TDM Plan 1. The Proj ect proposes increasing the allowable Floor Area Ratio (FAR) for the site from 1.0 to 1.25, and in conjunction with its request for an FAR bonus, is requesting approval of a TDM. The TDM Plan is attached as Exhibit B. 2. As required under State law, the South San Francisco General Plan, and the South San Francisco Municipal Code, in support of the requested TDM Plan (TDM08-0001), the Planning Commission finds a follows: (a) The proposed Project's TDM measures are feasible and appropriate for the Project, considering the proposed mix of uses and the Project's location, size, and hours of operation. The TDM Plan is designed to take advantage of and promote the use of public transit, and in particular, the site proximity to the South San Francisco Caltrain station. The Plan provides incentives for employees to use modes of transportation other than single-occupancy vehicle trips, such as secure bicycle storage, shower facilities, preferential parking for carpools and vanpools, transit subsidies, and video conferencing, among others. The TDM also uses a lower parking ratio to increase ridership on BART, Caltrain, and other transit services. Further, pedestrian walkways linking the Project to the adjacent shuttle stops will help encourage alternative forms of transportation. (b) The proposed Project's TDM Plan contains performance guarantees that will ensure that the target alternative mode use established for the Project by this chapter will be achieved and maintained. The Proj ect includes survey of mode uses, an annual survey, and a triennial report that documents the effectiveness of the TDM Plan in achieving the alternative mode use. BE IT FURTHER RESOLVED that the South San Francisco City Council hereby approves the General Plan Amendment attached as Exhibit A and the preliminary TDM Plan for the Gateway Business Park Master Plan Project attached as Exhibit B. BE IT FURTHER RESOLVED that the Resolution shall become effective immediately upon its passage and adoption. I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 10th day of February, 2010 by the following vote: AYES: Councilmembers Pedro Gonzalez, Richard A. Garbarino, and Karyl Matsumoto, Vice Mayor Kevin Mullin and Mayor Mark Addie~o NOES: None ABSTAIN: None ABSENT: None ~. TTEST: City C1 Exhibit A General Plan Amendment Exhibit B Transportation Demand Management Plan Exhibit A GATEWAY BUSINESS PARK MASTER PLAN PROJECT GENERAL PLAN AMENDMENT CHAPTER TWO -LAND USE ELEMENT The General Plan Amendment includes the following table and text changes in "Chapter Two - Land Use Element, Section 2.2, Land Use Framework." The amendments are noted in the Tables 2.2-1 and 2.2-2, and in the "Classification System, Business Commercial" text below. No data or text is being deleted, however, additions to the tables and text are indicated in double-underline. TahlP 7 7_1 Ctanrlarrlc fnr ilencity and l~evelnnment Intensity Land Use Designation Residential Density (Units/net acres) Maximum Permitted FAR 1 Maximum Permitted with Incentives and Bonuses Units/Net Acre FAR (see Table 2.2-2) Residential '3 Low Density Up to 8.0 0.5 10.0 - Medium Density 8.1-18.0 1.0 22.5 - High Densit 18.1-30.0 - 37.5 - Downtown Downtown Commercial 4 - 3.0 - - Downtown Residential Low Density 5.1-15.0 0.7 15.0 - Medium Density 15.1-25.0 1.25 31.3 - Hi h Density Office 25.1-40.0 - - 1.0 50.0 3 - - 2 5 s Commercial Communit Commercial - 0.5 - - Business Commercial - 0.5 - 1.0 s Hotel - 1.2 - 2.0 Coastal Commercial - - - - Retail - 0.5 - - Office - 1.0 - - Hotel - 1.6 - - Industrial Business & Technolog Park Mixed Industrial - - 0.5 0.4 - 1.0 6 0.6 ~ Business - 0.5 - 1.0 g Exhibit A -General Plan Amendment Page 2 of 3 1. Including garages for residential development, but excluding parking structures for non-residential development. 2. 20 percent density bonus is available for development within 1/4-mile of affixed-guideway transit (Caltrain, BART station or City-designated ferry terminal) . 3. 25 percent bonus is available for projects with affordable housing, housing for elderly residents with specific amenities designed for residents, or housing that meets community design standards that maybe specified in the Zoning Ordinance. 4. Residential uses maybe permitted on second and upper floors only and are subject to a use permit. 5. Required parking must be structured. 6. Permitted for research and development uses with low employment intensity, or other uses providing structured parking. 7. Permitted for uses with low employment intensity, such as wholesaling, warehousing, and distribution. 8. See Table 2.2-2. The Gateway Business Park Master Plan. comprising several parcels on 22.6 acres at the southeast corner of Gatewav Boulevard and Oyster Point Boulevard, is permitted to develop up to a FAR of 1.25 with a TDM. Tahle 2.2-2_ Standards for Density and Development Intensity Land Use Base Floor Incentive-Based FAR Bonu ses Total Designation Area Ratio Maximum Attainable Other Specified Maximum (FAR) FAR with Transportation Design Standards 2 FAR Demand Management (TDM) Program Office 1.0 1.3 0.2 2.5 Business 0.5 0.4 0.1 1.0 Commercial 3 Business & 0.5 0.4 0.1 1.0 Technology Park Hotels 1 1.2 0.6 0.2 2.0 Mixed Industrial 0.4 - - 0.6 Coastal Commercial Retail 0.5 0.4 0.1 1.0 Office 1.0 0.5 0.1 1.6 Hotel 1.6 0.4 0.2 2.2 1. The Hotel FAR listed for Base, Maximum Attainable FAR with TDM, Other Specified Design Standards, and Total Maximum FAR is applicable for all hotels located in all General Plan designated areas that permit hotel uses. 2. Discretionary; based on criteria established in the Zoning Ordinance and upon review by Planning Commission. 3 The Gateway Business Park Master Plan comprising several parcels on 22.6 acres at the southeast corner of Gateway Boulevard and Oyster Point Boulevard, is permitted to develop up to a FAR of 1.25 with a TDM. Classification System Business Commercial This category is intended for business and professional offices, and visitor service establishments, and retail. Permitted uses include for administrative, financial, business, professional, medical and public offices, and visitor-oriented and regional commercial activities. Exhibit A -General Plan Amendment Page 3 of 3 Regional commercial centers, restaurants and related services are permitted subject to appropriate standards. This category is intended for the emerging commercial and hotel district along South Airport, Gateway, and Oyster Point boulevards, and South Spruce corridor. The maximum Floor Area Ratio is 0.5, but increases maybe permitted up to a total FAR of 1.0 for uses such as research and development establishments, or for development meeting specific transportation demand management (TDM), off-site improvement, or specific design standards. The Gateway Business Park Master Plan area comprising several parcels on 22.6 acres at the southeast corner of Gateway Boulevard and Ouster Point Boulevard. is permitted to develop up to a FAR of 1.25 with a TDM alternative mode shift of 40 percent. Maximum FAR for hotel developments shall be 1.2, with increases to a maximum total FAR of 2.0 for development meeting specified criteria. 1364315.1