HomeMy WebLinkAboutReso 154-1998RESOLUTION NO. 154-98
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING PLANNED UNIT DEVELOPMENT 98-044 ALLOWING A
MASTER PLAN COMPRISED OF 440,000 SQUARE FOOT OFFICE AND RESEARCH
DEVELOPMENT AND A 152 ROOM HOTEL WITH SHARED PARKING, PRIVATE STREETS,
PHASED DEVELOPMENT, 24 HOUR OPERATIONS AND GENERATING IN EXCESS OF 100
AVERAGE DAILY VEHICLE TRIP ENDS, AND TENTATIVE PARCEL MAP 98-044
ALLOWING FOUR COMMERCIAL LOTS ON A 26 ACRE SITE LOCATED AT SIERRA POINT
AT THE SOUTHERLY TERMINUS OF SHORELINE COURT ADJACENT TO SAN
FRANCISCO BAY AND UNION PACIFIC RAILWAY
WHEREAS, the South San Francisco Planning Commission held a duly noticed study session on June
4, 1998; and
WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearings on
November 5, 1998 and November 19, 1998; and
WHEREAS, the Planning Commission made findings pursuant to SSFMC Title 19 (Subdivision
Ordinance) and the "Planned Unit Development Permit Procedures" (SSFMC Chapter 20.84) in support of the
Tentative Parcel Map and Planned Unit Development application allowing construction of 3 office and
research development buildings with a combined floor area of 440,000 square feet and a seven-story 152 unit
hotel, on a 29 acre property located at Sierra Point at the southerly terminus of Shoreline Court adjacent to San
Francisco Bay and Union Pacific Railroad owned by Opus West corporation (the "Project"), based on public
testimony and the materials submitted to the City of South San Francisco Planning Commission; and
WHEREAS, pursuant to SSFMC Title 19 (Subdivision Ordinance) and the "Planned Unit
Development Permit Procedures" (SSFMC Chapter 20.84) in support of the Project, the City Council makes
the following findings, based on public testimony and materials submitted to the Council which include, but
are not limited to: Tentative Parcel Map, dated August 12, 1998, prepared by Brian Kangas and Foulk, Inc.;
Architectural Plans, dated July 22, 1998, prepared by Langdon Wilson; Landscape Plans dated October 30,
1998, prepared by Warnecke/Rosekrans; Mitigated Negative Declaration prepared by David J. Powers &
Associates; minutes of the June 16, 1998 Design Review Board meeting; minutes of the August 16, 1998;
Design Review Board meeting June 16, 1998; Design Review Board meeting of August 16, 1998; June 4,
1998 Planning Commission staff report; November 5, 1998 Planning Commission staff report; November 19,
1998 Planning Commission staff report; minutes of the June 4, 1998 Planning Commission Study Session;
minutes of the November 5, 1998 Planning Commission meeting, minutes of the November 19, 1998 Planning
Commission meeting; and December 15, 1998 City Council staff report:
The City Council finds that the 26 acre project site is physically suitable for the type and
intensity of the land use being proposed. The Project will create a commercial campus of
sustained desirability and stability which will result in an intensity of land use similar to
adjacent commercial office park; and the proposed floor area ratios and 152 hotel rooms, the
general style and quality of the new buildings and site improvements are similar to or superior
to recently approved office research and hotel developments and subdivisions in the City.
The City Council finds that the exceptions for the general development standards of the
underlined zoned district proposed by the Project are warranted and supported based on
the following determinations and evidence:
a)
The City Council finds that the Project is of a superior quality which offsets adverse
impacts of the requested exceptions from general development standards. The requested
variation in lot size/dimensions and rear yard setbacks are appropriate for the 26 acre bay
front site and the resulting project will be a well designed commercial complex, with
adequate setbacks, employee amenities and usable open space, meeting the general intent
of the East of 101 Area Plan policies and the underlying zoning regulations. The
Project's "enhancements" including extensive landscaping of approximately 46% of the
site area, public entry plazas and seating areas and provision of a Bay Trail will benefit
the Project's future occupants and overall community.
b)
The exceptions will result in a project of superior design or otherwise be of general
benefit to the community or neighborhood because the Project's provision of 46% site
landscaping exceeds the City's minimum requirement of 10% of the site area. The design
of the buildings and other improvements complies with the City design requirements and
has been endorsed by the City's Design Review Board.
c)
The exceptions will not unreasonably be detrimental to the health, safety, welfare,
comfort or convenience of persons working in the vicinity of the project because the
Project is comprised of similar uses in the immediate project vicinity, the Project is part
of a larger Sierra Point Master Planned campus of commercial buildings and uses, and
the Project includes amenities such as pedestrian plazas, seating areas and the Bay Trail
for the use by both future occupants and the public.
A Mitigated Negative Declaration has been prepared for the Project in accordance with the provisions
of the California Environmental Quality Act (CEQA).The Mitigated Negative Declaration No. 98-044
identifies several potential adverse impacts attributable to the development. The impacts can be
reduced to a less than significant level through the implementation of mitigation measures. A program
is established to ensure that impacts are reduced to a less than significant level. Mitigation measures
including a mitigation monitoring have been incorporated into the Project or made conditions of
approval which will reduce identified impacts to a less than significant level. Mitigation measures
appearing in the Conditions of Approval have been reworded for brevity and clarity. The revisions do
not diminish the scope or intent of the mitigation measures.
Based on the evidence in the record, the City Council finds that the Project is consistent with the
provisions of the City's General Plan which supports office, hotel and research and development
facilities, and specifically with the East of 101 Area Plan. The proposed range of floor area ratios of
0.31 to 0.56 for the offices and the research and development buildings is well within the maximum of
0.60 overall FAR for the Planned Commercial Land Use category provided in the East of 101 Area
Plan. The proposed floor area ratio of the hotel is well within the maximum of 1.6 FAR for hotels in
the Planned Commercial Land Use category provided in the East of 101 Area Plan.
The City Council finds that the subdivision of the site allowing the development of three office and
research and development buildings and a 152 unit hotel, will not be adverse to the public health,
safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or
improvements. The uses are compatible with both existing and proposed uses in the immediate project
vicinity. Site improvements including the provision of new public and private streets, upgrades to the
public infrastructure, extensive landscaping including public lot site will reduce potential adverse
impacts to the public infrastructure.
The new development, common area, landscaping and fencing along the public right-of-way comply
with the City's Design Guidelines.
The Tentative Parcel Map comply with the requirements of South San Francisco Municipal Code Title
20 Zoning Regulations and prepared by Title 19 Subdivision Ordinance and the requirements of the
State Subdivision Map Act. The design and improvements of the Tentative Parcel Map are not in
conflict with any known existing public easements.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that
it hereby approves Mitigated Negative Declaration No. 98-044, PM 98-044 and PUD 98-044 subject to the
Conditions of Approval attached thereto.
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 regul ar meeting held on the 9th day of
December 1998, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Councilmembers Joseph A.
Mullin and Mayor ,]ames L.
None
Councilmember John R. Penna
None
Fernekes, Karyl
DatTman
ATTEST:
Matsumoto, Eugene R.
C:\My Documents\devdl 2.res.doc