City of South San Francisco
Resolution 2884-2022
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
Resolution making findings and recommending that the City Council certify the Environmental Impact Report, including adoption of a Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program, for the Southline Project.
WHEREAS, Lane Partners (“Applicant”) has submitted an application requesting approval of a General Plan Amendment, Zoning Text Amendment, Zoning Map Amendment, Specific Plan, Phase 1 Precise Plan, a Transportation Demand Management (TDM) Plan, Design Review, Vesting Tentative Map, and a Development Agreement to redevelop a 28.5-acre industrial site in the Lindenville Sub-Area with up to 2.8 million square feet of R&D / office development, commercial amenities, open space improvements, and on- and off-site infrastructure improvements at the intersection of Tanforan and South Maple Avenues (30 Tanforan Avenue, 40 Tanforan, 50 Tanforan Avenue, 54 Tanforan Avenue, 80 Tanforan Avenue, 315 S. Maple Avenue, 319 S. Maple Avenue, 325 S. Maple Avenue, 347 S. Maple Avenue, 349 S. Maple Avenue, 160 S. Linden Avenue, 180 S.
Linden Avenue, 240 Dollar Avenue) (“Southline Project” or “Project”); 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, in accordance with CEQA the City determined that an Environmental Impact Report (“EIR”) was required to evaluate the impacts of the proposed Project; and, WHEREAS, the Final EIR (“FEIR”) for the Project consists of the Draft EIR, Response to Comments, and the Mitigation Monitoring and Reporting Program; and
WHEREAS, the City issued a Notice of Preparation on May 22, 2020; and, WHEREAS, the City prepared a Draft EIR (“DEIR”) (State Clearinghouse No. 2020050452), which was circulated for 45-day public/agency review period from September 28 through November 12, 2021; and, WHEREAS, Notices of the Availability of the DEIR were posted to the San Mateo County Clerk’s Office, mailed to property owners within a 500-foot radius of the site, noticed to local agencies and cities, and circulated through the State Clearinghouse; and,
WHEREAS, the City prepared written responses to comments received on the Draft EIR and prepared a Final EIR for circulation, which consists of the DEIR (incorporated by reference), all comments received on the DEIR, written responses to comments received on the DEIR, and revisions to the DEIR, and a Mitigation and Monitoring Reporting Program (“MMRP”); and,
WHEREAS, the DEIR reviewed and analyzed the potential environmental impacts of the Project, including environmental impacts in the areas of Aesthetics, Agriculture and Forest Resources; Air Quality, Biological Resources; Cultural Resources; Energy; Geology and Soils; Greenhouse Gas Emissions; Hazards and File #: 22-433, Version: 1
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Resources; Cultural Resources; Energy; Geology and Soils; Greenhouse Gas Emissions; Hazards and Hazardous Materials; Hydrology and Water Quality; Land Use and Planning; Mineral Resources; Noise and Vibration; Population and Housing; Public Services; Recreation; Transportation and Circulation; Tribal Cultural Resources, Utilities and Service Systems; Wildfire; and cumulative impacts of the Project, growth-inducing impacts of the Project, as well as potential Project Alternatives; and WHEREAS, after the DEIR was released for public review, the City identified a new alternative, the Reduced Underground Parking Alternative (Alternative D); and
WHEREAS, the City reviewed the new alternative and determined it would be feasible to implement, would meet the basic objectives and would have the potential to reduce or avoid some of the significant impacts of the Project; and
WHEREAS, an analysis of the Reduced Underground Parking Alternative (Alternative D) has been added to the final EIR; and
WHEREAS, the Reduced Underground Parking Alternative (Alternative D) would avoid significant Air Quality impacts and would reduce (but not avoid) all but two of the Project’s remaining significant and unavoidable impacts to below the proposed project’s level of impact; and WHEREAS, the City has identified the Reduced Underground Parking Alternative (Alternative D) as the environmentally superior alternative and as the recommended alternative proposed for adoption; and WHEREAS, where feasible, mitigation measures have been incorporated into the recommended alternative to reduce identified impacts to a level of less than significant; and WHEREAS, no feasible mitigation exists for certain significant and unavoidable air quality, noise, and transportation impacts that would reduce the impacts to a less-than-significant level; and WHEREAS, under applicable provisions of CEQA Guidelines section 15092(b), the recommended alternative may not be approved or carried out unless the City has eliminated or substantially lessened all significant effects on the environment where feasible, or determined that any remaining significant effects on the environment found to be unavoidable are acceptable due to overriding concerns; and WHEREAS, a Statement of Overriding Considerations has been prepared pursuant to CEQA Guidelines sections 15092(b) and 15093, which evaluates the benefits of the proposed recommended alternative against its unavoidable impacts and sets forth the recommended alternative’s specific benefits and overriding concerns; WHEREAS, the Planning Commission has reviewed and carefully considered the information in the DEIR, the Final EIR, the Statement of Overriding Consideration, and the MMRP, respectively attached hereto as Exhibits A, B, C, and D, at a duly noticed public hearing held on June 2, 2022 as objective and accurate documents that reflect the independent judgment of the City in the identification, discussion and mitigation of the recommended alternative’s environmental impacts, and considered all testimony and evidence presented at the hearing and in the record before it.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes City of South San Francisco Page 2 of 3 Printed on 5/31/2022 powered by Legistar™
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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 Southline Draft Specific Plan; the Phase 1 Precise Plan, as prepared by DES Architects, dated May 6, 2022; the Southline Proposed Transportation Demand Management Plan, dated May, 2022; the Southline Project EIR, including the Draft and Final EIR and all appendices thereto; all site plans; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed June 2, 2022 public hearing; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the Planning Commission of the City of South San Francisco hereby finds as follows:
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The exhibits and attachments, including the Environmental Impact Report including the Draft EIR and Final EIR (attached as Exhibits A and B, respectively), the CEQA Findings including Statement of Overriding Considerations (attached as Exhibit C), and the Mitigation Monitoring and Reporting Program (attached as Exhibit D), 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 94080, and in the custody of the Planning Manager, Tony Rozzi.
4. Based on the Planning Commission’s independent judgment and analysis, the Planning Commission makes the findings regarding the recommended alternative’s significant and unavoidable impacts, potentially significant impacts, and less than significant impacts; makes the findings regarding the proposed mitigation measures, and the Project alternatives; and adopts the Statement of Overriding Considerations, finding that the benefits of the recommended alternative outweigh the recommended alternative’s significant and unavoidable environmental impacts, for the reasons, and as further set forth in Exhibit C, attached hereto and incorporated by reference.
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: certify EIR19-0006 attached as Exhibits A and B; adopt the Statement of Overriding Consideration attached as Exhibit C; and adopt the Mitigation Monitoring and Reporting Program, attached as Exhibit D.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption.
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Attest:__________________________________
Tony Rozzi
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 the 2nd day of June by the following vote:
AYES: Chair Shihadeh, Vice Chair Tzang, Evans, Murphy, De Paz Fernandez, Funes NOES:
ABSENT: Faria
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City of South San Francisco
Resolution 2885-2022
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
Resolution making findings and recommending that the City Council approve the Southline Specific Plan and the related General Plan Amendments and Zoning Map and Zoning Ordinance amendments, to collectively allow and establish regulations for transit-oriented office and research and development (R&D) in a 28.5-acre site adjacent to the San Bruno BART station in the Lindenville Sub-Area WHEREAS, Lane Partners (“Applicant”) has submitted an application requesting approval of a General Plan Amendment, Zoning Text Amendment, Zoning Map Amendment, Specific Plan, Phase 1 Precise Plan, a Transportation Demand Management (TDM) Plan, Design Review, a Vesting Tentnative Map, and a Development Agreement to redevelop a 28.5 acre industrial site in the Lindenville Sub-Area with up to 2.8 million square feet of R&D / office development, commercial amenities, open space improvements, and onand off-site infrastructure improvements at the intersection of Tanforan and South Maple Avenues (30 Tanforan Avenue, 40 Tanforan, 50 Tanforan Avenue, 54 Tanforan Avenue, 80 Tanforan Avenue, 315 S. Maple Avenue, 319 S. Maple Avenue, 325 S. Maple Avenue, 347 S. Maple Avenue, 349 S. Maple Avenue, 160 S. Linden Avenue, 180 S. Linden Avenue, 240 Dollar Avenue) (“Southline Specific Project” or “Project”); and WHEREAS, the Applicant has proposed a Specific Plan, as set forth in Exhibit A, to establish a development vision, zoning regulations, development standards, and design guidelines for the Project Area; and WHEREAS, the Project is consistent with the City’s General Plan policy direction for redeveloping the Project area with transit-oriented employment uses adjacent to the San Bruno BART station and creating a new eastwest connection from Sneath Avenue to Dollar Avenue; and WHEREAS, the Applicant has proposed General Plan Amendments, as set forth in Exhibit B, to ensure internal consistency between the Specific Plan and the General Plan; and WHEREAS, the Applicant has proposed amendments to the City’s Zoning Map (Rezone) and Zoning Ordinance (Ordinance) including adding a new Chapter 20.290 to adopt the Southline Specific Plan, as set forth in Exhibit C;
WHEREAS, cumulatively, the Specific Plan, the General Plan Amendments, the Rezone and the Ordinance amendments provide a policy and zoning framework for redevelopment of the Project area; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), the City has prepared a Draft Environmental Impact Report (DEIR) which evaluates the significant and potentially significant impacts of the Project, the growth inducing impacts of the Project, the cumulative impacts of the Project, and File #: 22-434, Version: 1
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alternatives to the proposed Project; and,
WHEREAS, the DEIR was circulated for the required 45-day public comment period on September 28, 2021 and ended on November 12, 2021; and
WHEREAS, the Planning Commission held a lawfully noticed public hearing on November 4, 2021 to solicit public comment on the DEIR; and
WHEREAS, the Planning Commission reviewed and carefully considered in the information in the DEIR and FEIR (EIR), and by separate resolution, recommended that the City Council certify the EIR and adopt a Statement of Overriding Considerations; and
WHEREAS, the Planning Commission reviewed and carefully considered the proposed Specific Plan, General Plan Amendments, Zoning Map Amendment, and Zoning Ordinance Amendment; and, WHEREAS, on June 2, 2022 the Planning Commission held a lawfully noticed public hearing to solicit public comment and consider the EIR and the proposed entitlements, take public testimony and make a recommendation to the City Council on the Southline Project.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, CEQA and CEQA Guidelines, 14 California Code of Regulations § 15000, et seq.; the South San Francisco General Plan and General Plan EIR, including all amendments and updates thereto; the South San Francisco Municipal Code; the draft Southline Specific Plan, the draft General Plan Amendments, the draft Southline Zoning Map and Zoning Ordinance Amendments, the Southline EIR, including the Draft and Final EIR, and all appendices thereto; all reports, minutes, and public testimony submitted as part of the Planning Commission meeting of June 2, 2022 and any other evidence (within the meaning of Public Resources Code § 21080(e) and § 21082.2) (“Record”), the City of South San Francisco Planning Commission hereby finds as follows:
SECTION 1 FINDINGS
I. 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 the draft Southline Specific Plan (Exhibit A), the draft General Plan Amendments (Exhibit B), and the proposed Zoning Map and Zoning Ordinance Amendments (Exhibit C), are each incorporated by reference and made a part of this Resolution, as if set forth fully herein.
3. By separate Resolution, the Planning Commission, exercising its independent judgment and analysis, City of South San Francisco Page 2 of 5 Printed on 5/31/2022 powered by Legistar™
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3. By separate Resolution, the Planning Commission, exercising its independent judgment and analysis, has found that an EIR was prepared for the Southline Project in accordance with CEQA, adequately discloses and analyzes the proposed Project’s potentially significant environmental impacts, its growth inducing impacts, and its cumulative impacts, and analyzed alternatives to the proposed Project; the Planning Commission has further found that the benefits of approving the Project outweigh the Project’s significant and unavoidable impacts; accordingly, the Planning Commission has recommended that the City Council certify the EIR for the Project and adopt a statement of overriding considerations, in accordance with CEQA.
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, Tony Rozzi.
II. General Plan Amendment Findings
1. The proposed General Plan Amendment for the Project will modify the Land Use Element Figure 2-1 (Land Use Diagram), Figure 2-3 (Special Area Height Limitations), and Figure 2-7 (Specific Area Plans and Redevelopment Areas) and the Planning Sub-Areas Element Unnumbered Figure on pg. 3-12 to reflect adoption of the Southline Specific Plan. The amendments are intended as minor alterations to the General Plan to reflect the boundaries and land use program of the Southline Specific Plan.
2. As required under State law, the South San Francisco General Plan, and the South San Francisco Municipal Code, in support of General Plan Amendments, the Planning Commission finds that the proposed General Plan Amendments are otherwise consistent with the South San Francisco General Plan, do not obstruct or impede achievement of any General Plan policies, and furthers a number of important Guiding and Implementing Policies set forth in the Land Use, Planning Sub-Areas, Transportation Elements, including without limitation:
· Guiding Policy 2-G-2: “Maintain 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.”
· Lindenville Guiding Policy 3.2-G-2: “Develop new streets and through connections to facilitate truck movement; improve access to U.S. 101, and provide better connectivity between the proposed San Bruno BART station and Downtown.”
· Lindenville Guiding Policy 3.2-G-3: “Enhance the appearance of the area by undertaking streetscape and other improvements.”
· Lindenville Guiding Policy 3.2-G-4: “Improve buffering between industrial areas in Lindenville and surrounding residential neighborhoods.”
III. Southline Specific Plan Findings
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1. With minor revisions to the General Plan through the associated General Plan Amendment, the Southline Specific Plan will be consistent with the General Plan.
2. Adoption of the Southline Specific Plan will not be detrimental to the public interest, health, safety, convenience, or welfare of the City because the Plan would provide for sufficient development, land use, and performance standards related to new development. More specifically, the Plan includes policies and design guidelines to address land use and urban design, circulation and parking, open space and landscaping, sustainability, and infrastructure to remain consistent with the General Plan. Additionally, the Plan will further the public interest by focusing new high-quality commercial development and infrastructure investment adjacent to high-quality transit, as recommended in the General Plan’s land use element and Lindenville planning sub-area.
3. The Southline Specific Plan, as evaluated as part of the CEQA process, is physically suitable for the proposed land use designation(s) and the anticipated development will redevelop underutilized industrial sites with a high-quality employment campus proximate to multi-modal transit, will implement a new eastwest roadway connection through the Lindenville sub-area, will update infrastructure and utilities, will provide publicly-accessible open space, and will contribute to the City’s public services and amenities.
4. Development of the Southline Specific Plan will be superior to development otherwise allowed under conventional zoning classifications since the Plan provides additional design guidelines and development standards to promote higher-quality commercial development, requires sustainability and conservation features integrated into new development beyond what is required by conventional zoning, and requires enhancements to circulation, streetscape and landscape improvements, pedestrian and bicycle access and utilities and infrastructure. The project, through the adoption of the Plan, allows calculation of Floor Area Ratio across the Plan Area, and will facilitate the construction of a new east-west connection in this part of the City.
IV. Zoning Map and Text Amendment Findings
1. As described in more detail in Exhibit C and as illustrated in Figure 20.290.01, adoption of the Proposed Southline Specific Plan will include amendments to the South San Francisco Zoning Map and Title 20 of the South San Francisco Municipal Code, to ensure consistency between the General Plan, and the Zoning Map and Zoning Ordinance, and to implement the Southline Specific Plan. The Zoning Map will be amended to add the Southline Campus (SC) Zoning District. The Zoning Ordinance will be amended to identify allowable land uses and establish development standards for property within the Southline Campus district.
2. The proposed Rezone and Ordinance amendments are consistent with the adopted General Plan, as proposed for amendment, because the Rezone and Ordinance amendments will reinforce the General Plan policies related to land use and transportation, specifically located high-quality employment uses proximate to multi-modal transit opportunities, and creating additional connections and linkages in the Lindenville sub-area. Further, the Rezone and Ordinance Amendments do not conflict with any specific City of South San Francisco Page 4 of 5 Printed on 5/31/2022 powered by Legistar™
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Lindenville sub-area. Further, the Rezone and Ordinance Amendments do not conflict with any specific plans, and will remain consistent with the City’s overall vision for redevelopment within the Lindenville sub-area. None of the new or revised definitions, tables, figures and land uses will conflict with or impede achievement of any of the goals, policies, or land use designations established in the General Plan as proposed for amendment.
3. The subject property, i.e. the Southline Specific Plan Area, is suitable for the uses permitted in the proposed Southline Campus Zoning District in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the Planning Commission and City Council because the introduction of the Rezone and Ordinance Amendments will introduce land use regulations and development standards to create a high-quality, high-intensity commercial employment center proximate to multi-modal transportation options.
4. The proposed Rezone and Ordinance Amendments, with the addition of the Southline Campus Zoning District, is not detrimental to the use of land in any adjacent zone because the Rezone and Ordinance amendments would provide for sufficient development, land use, and performance standards related to new development or alteration.
SECTION 2 AMENDMENTS
The proposed General Plan Amendments, the Southline Specific Plan, and the Zoning Map and Zoning Text Amendment are set forth respectively in Exhibits A, B and C, and made a part of this resolution as provided herein. All other sections, subsections, tables, figures, graphics and text that are not amended by the proposed Amendments attached shall remain in full force and effect.
SECTION 3 RECOMMENDATION
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: adopt the General Plan Amendment attached as Exhibit A; adopt the Southline Specific Plan attached as Exhibit B; and adopt an ordinance adopting the Southline Specific Plan Zoning Map and Text Amendments, attached as Exhibit C.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption.
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Attest:__________________________________
Tony Rozzi
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 the 2nd day of June, 2022 by the following vote:
Chair Shihadeh, Vice Chair Tzang, De Paz Fernandez, Murphy, Funes, Evans ______________________________________________________________ AYES:
NOES:
ABSTENTIONS:
ABSENT:
______________________________________________________________ Faria_____________________________________________________ * * * * * * *
City of South San Francisco
City of South San Francisco
Resolution 2886-2022
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
Resolution making findings recommending adoption of an ordinance to approve a Development Agreement for the Southline Specific Plan, and recommending approval entitlements for Phase 1 of the Southline Specific Plan including a Vesting Tentative Map, Preliminary Transportation Demand Management Plan, Precise Plan, and Design Review for the construction of two office / Research & Development (R&D) buildings totaling 615,000 square feet (sq. ft.), one amenities building totaling 69,710 sq. ft., a parking garage containing 972 parking stalls, open space improvements, and on- and off-site transportation and infrastructure improvements.
WHEREAS, Lane Partners (“Applicant”) has proposed to construct two six-story office / R&D buildings totaling 615,000 sq. ft., a three-story amenities building totaling 69,710 sq. ft., a five-story parking structure containing 972 parking stalls, a parklet, and circulation and infrastructure improvements on a 12.4-acre site, comprising Phase 1 of the Southline Specific Plan (“Project”); and, WHEREAS, the proposed Project is located within the Southline Specific Plan area; and, WHEREAS, the Applicant seeks approval of a Development Agreement for the Southline Specific Plan, and for Phase 1 entitlements including a Precise Plan, Design Review, Preliminary Transportation Demand Management Plan, and Vesting Tentative Map; 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, on June 2, 2022 the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Southline Specific Plan Environmental Impact Report (“EIR”) and the proposed entitlements, take public testimony, and make a recommendation to the City Council on the project; and,
WHEREAS, the Planning Commission reviewed and carefully considered the information in the EIR, and by separate resolution, considered the Project’s environmental impacts and recommended that the City Council certify the EIR including adoption of a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program; and
WHEREAS, the Design Review Board reviewed the project at its meetings of January 1, 2020, March 15, 2022, and April 19, 2022 and recommended approval of the project; and, WHEREAS, the Planning Commission reviewed and carefully considered the requested entitlements at the duly noticed public hearing on June 2, 2022, and all related testimony and evidence presented in the record and during the hearing.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes File #: 22-435, Version: 1
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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 Southline Phase 1 Precise Plan set, prepared by DES Architects, dated May 6, 2022, the Preliminary Transportation Demand Management Plan, as prepared by Kimley Horn Transportation Consultants, dated May 2022; the Phase 1 Vesting Tentative Map, prepared by BKF Engineers, dated May 15, 2022, the Southline Specific Plan, the Southline Specific Plan EIR, including the Draft and Final EIR and all appendices thereto; all site plans; and any other evidence (within the meaning of Public Resources Code §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), Phase 1 Precise Plan Set (Exhibit B), and the Preliminary Transportation Demand Management Plan (Exhibit C ), Vesting Tentative Map (Exhibit D), and Development Agreement (Exhibit E) 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 94080, and in the custody of the Planning Manager, Tony Rozzi.
By a separate resolution, the Planning Commission, exercising its independent judgment and analysis, has found that an EIR was prepared for the Project in accordance with CEQA, in which the EIR adequately discloses and analyzes the proposed Project’s potentially significant environmental impacts, its growth inducing impacts, and its cumulative impacts, and analyzed alternatives to the Project. For those impacts that could potentially exceed CEQA thresholds of significance, where feasible the City has identified and imposed mitigation measures that avoid or reduce the impact to a level of less-thansignificant. The Planning Commission has further found that the benefits of approving the Project outweigh the Project’s significant and unavoidable impacts.
4. The proposed Project is consistent and compatible with all elements in the City of South San Francisco General Plan, as proposed for amendment, as it is consistent with the Office 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, as proposed to be amended to include the Southline Campus District. The development of the Project City of South San Francisco Page 2 of 6 Printed on 5/31/2022 powered by Legistar™
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as proposed to be amended to include the Southline Campus District. The development of the Project Site would result in the construction of approximately 2.8M gross sq. ft. of R&D / office and amenity space, and would meet minimum design standards.
6. The site is physically suitable for the type of development and density proposed, as the Project will benefit from being located in a transit-rich area and will redevelop underutilized sites, and the size of the office/ R&D campus is appropriate for the location and meets the City’s land use and zoning standards, as proposed to be amended to include the Southline Specific Plan.
B. Precise Plan
1. The Southline Phase 1 Precise Plan (attached as Exhibit B) is compatible with the intent and purpose of the Southline Specific Plan because the project has been designed include high-quality office and R&D uses, an amenity building serving the campus as well as providing public retail and commercial uses, an open space amenity to serve the project as well as residents proximate to the project site, and the Phase 1 Precise Plan will create a new east-west automobile connection, and will create improved pedestrian and bicycle connections to the San Bruno BART station.
2. The proposed development and/or construction standards of the Precise Plan are designed to achieve compliance with the development standards and design guidelines Specific Plan because the site layout and overall architecture will help shape the redevelopment and character of the area proximate to the San Bruno BART station with high quality, transit-oriented development, the overall Precise Plan FAR of 1.27 is consistent with the Southline Specific Plan development standards, and the proposed parking ratio of 1.65 spaces per 1,000 square feet is consistent with the Southline Specific Plan parking requirements.
3. The Precise Plan is consistent with the Southline Specific Plan and will fulfill all conditions of approval and mitigation measures, as well as contribute monetary responsibilities including childcare fees, park in-lieu fees, public safety fees, commercial linkage fees, community benefits contributions, and TDM reporting and monitoring requirements.
4. The Precise Plan is consistent with the City of South San Francisco General Plan, as proposed with minor amendments. The 1999 General Plan includes policies and programs that are designed to encourage the development of transit-oriented commercial development adjacent to the San Bruno BART Station. Additionally, the City is in the process of updating the General Plan (Shape SSF), and the Precise Plan is consistent with the Shape SSF Preferred Land Use Alternative.
C. Design Review
1. The Precise Plan, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as a high quality R&D / office development, which will provide a pedestrian-friendly campus, on-site amenities, new bicycle and pedestrian connections to the San Bruno BART station, a new east-west roadway connection, publicly accessible City of South San Francisco Page 3 of 6 Printed on 5/31/2022 powered by Legistar™
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connections to the San Bruno BART station, a new east-west roadway connection, publicly accessible open space amenities, and sustainable building and landscape design.
2. The Precise Plan, including Design Review, is consistent with the General Plan (as proposed with minor amendments) and the Southline Specific Plan, because the proposed R&D / office development is consistent with the policies and design direction provided in the South San Francisco General Plan Office land use designation by encouraging new office/R&D facilities with campus-serving amenities and connections to transit hubs.
3. The Precise Plan, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with Design Guidelines, including the design and development standards outlined in the Southline Specific Plan.
4. The Project is consistent with the applicable design review criteria in South San Francisco Municipal Code Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated by the Design Review Board on January 20, 2020, March 15, 2022, and April 19, 2022, and found to be consistent with each of the eight design review criteria included in the “Design Review Criteria” section of that code provision.
D. Transportation Demand Management Plan
1. The proposed trip reduction measures contained in the TDM Plan (attached as Exhibit C) are feasible and appropriate for the Precise Plan, considering the proposed use and the project’s location, size, and hours of operation. Appropriate and feasible measures have been included in the TDM Plan to achieve a projected 45 percent alternative mode usage, as required. The TDM 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, and an on-site TDM manager, among others. The TDM Plan also uses a lower parking ratio to increase ridership on BART, Caltrain, and SamTrans. Further, two mobility hubs, as well as improved connections to shuttle stops, and improvements to bicycle and pedestrian infrastructure will help encourage alternative forms of transportation.
2. The proposed performance guarantees will ensure that the target 45 percent alternative mode use established for the Project by Chapter 20.400 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 triennial reports.
E. Vesting Tentative Parcel Map
1. The proposed vesting tentative parcel map, prepared by BKF Engineering and dated May 13, 2022, (Attached as Exhibit D) including the proposed designs and improvements, is consistent with the City’s General Plan (as proposed to be amended) and the Southline Specific Plan because the vesting tentative parcel map would facilitate the redevelopment of underutilized industrial parcels with transit-oriented office and R&D development, which would implement the goals of the General Plan and the Southline City of South San Francisco Page 4 of 6 Printed on 5/31/2022 powered by Legistar™
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office and R&D development, which would implement the goals of the General Plan and the Southline Specific Plan.
2. The proposed vesting tentative parcel map is consistent with the standards and requirements of the City’s Zoning Ordinance (as proposed to be amended) and with the provisions of the Southline Specific Plan.
3. The vesting tentative parcel map complies and meets all of 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 redevelop underutilized industrial parcels adjacent to the San Bruno BART and will improve vehicular, pedestrian, and bicycle connections which is envisioned in the General Plan and Southline Specific Plan.
5. The vesting tentative parcel map is consistent with the analysis included Southline Specific Plan EIR, certified by separate resolution.
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 mixed-use development not incidental to commercial agricultural use of the land.
E. 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 as Exhibit E, sets forth the duration, property, project criteria, and other required information identified in Government Code section 65865.2. The Development Agreement, as proposed, is consistent with the objectives, policies, general land uses and programs specified in the General Plan (as proposed with minor amendments) and the Southline Specific Plan, both of which envision a high-quality transit-oriented employment development adjacent to the San Bruno BART station that can revitalize underused parcels and create new circulation and infrastructure improvements. 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, as proposed with minor amendments, (see Gov’t Code, § 65860), 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 City of South San Francisco Page 5 of 6 Printed on 5/31/2022 powered by Legistar™
File #: 22-435, Version: 1
land use designations established in the General Plan.
2. The Development Agreement, as proposed, is compatible with the proposed high intensity, transitoriented employment use and the regulations prescribed for the land use district (Office) in which the real property is located and complies with all applicable zoning, subdivision, and building regulations and with the guiding policies of the General Plan as proposed with minor amendments, and Southline Specific Plan.
3. The Development Agreement, as proposed, remains in conformity with public convenience, general welfare and good land use practice, since the project would provide adequate parking, conform to the height, density, and floor area ratio (FAR) standards set forth in the Zoning Ordinance as proposed to be amended, and confirm the land use goals of both the General Plan and the Southline Specific Plan that support redevelopment adjacent to the San Bruno BART station.
4. The Development Agreement, as proposed, will not adversely affect the orderly development of property or the preservation of property values since the project must conform to the City’s development standards, new circulation, open space, and infrastructure improvements are proposed that will enhance the existing City infrastructure in the area, the Project will not preclude similar development from occurring on adjacent parcels, and the Project will enhance property values since long-term underutilized parcels will be redeveloped.
SECTION 2 RECOMMENDATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of Approval, attached as Exhibit A to this Resolution, 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 Phase 1 of the Southline Specific Plan and adopt an ordinance to approve a Development Agreement.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption.
City of South San Francisco Page 6 of 6 Printed on 5/31/2022 powered by Legistar™
Attest:__________________________________
Tony Rozzi
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 the 2nd day of June, 2022 by the following vote:
AYES:
NOES:
Chair Shihadeh, Vice Chair Tzang, De Paz Fernandez, Murphy, Funes, Evans ______________________________________________________________ ABSTENTIONS:
ABSENT:
______________________________________________________________ Faria_____________________________________________________ * * * * * * *
City of South San Francisco