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City of South San Francisco
Legislation Details (With Text)
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #: 23-539 Name:
Type: Resolution Status: Public Hearing
File created: 6/21/2023 In control: City Council
On agenda: 7/12/2023 Final action:
Title: Resolution making findings and approving a Design Review Permit, Transportation Demand Management Plan, and Community Benefits Proposal to allow a new Office/R&D Development on 800 Dubuque Avenue
Sponsors:
Indexes:
Code sections:
Attachments: 1. Exhibit A_800 Dubuque Dev Conformance Checklist, 2. Exhibit B_800 Dubuque_Project Plan Set,
3. Exhibit C_800 Dubuque TDM Plan, 4. Exhibit D1_800 Dubuque Avenue_Planning COAs_07.12.2023, 5. Exhibit D2_800 Dubuque Avenue_Other COAs Resolution making findings and approving a Design Review Permit, Transportation Demand Management Plan, and Community Benefits Proposal to allow a new Office/R&D Development on 800 Dubuque Avenue WHEREAS, the applicant has proposed the construction of a new development at 800 Dubuque Avenue (APN 015-021-030 and 5.89 acres) referred to as “Project Site” in the City and is comprised of three new office and R&D buildings on the site at approximately 857,000 square feet with 1,335 parking spaces (“Project”); and WHEREAS, the applicant seeks adoption of a Design Review Permit (DR22-0010), Transportation Demand Management Plan (TDM22-0004), and Community Benefits Program (CB23-0001) for the Project; and WHEREAS, the applicant also seeks increased Floor Area Ratio (FAR) of approximately 3.3 beyond zoning standards in exchange for the provision of certain community benefits pursuant to the Community Benefits Program under Municipal Code Chapter 20.395, inclusive of funding contributions, publicly accessible plaza construction, improvements to public access and connectivity features surrounding the Project, and building electrification, as outlined in further detail in Attachment 1A to the accompanying staff report; and WHEREAS, a valuation study has been prepared in accordance with Municipal Code Section 20.395.003, as shown in Attachment 1B of the accompanying staff report; 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 15, 2023, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Initial Study/Mitigated Negative Declaration (“IS/MND”) (ND22-0001) and the proposed entitlements, take public testimony, and make a recommendation on the Project; and,
Date Ver. Action By Action Result
Government Code Section 54957.5
SB 343 Item Agenda: 07/12/2023
REG CC - Item #9b
File #: 23-539, Version: 1
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WHEREAS, based on the record before it, the Planning Commission recommended that the City Council adopt the IS/MND (ND22-0001) and approve the Project, based on findings that the Project is consistent with the General Plan, meets Design Review Criteria, and consistent with Transportation Demand Management Plan requirements; and
WHEREAS, on July 12, 2023, the City Council for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the proposed entitlements and environmental effects of the Project and take public testimony; and
WHEREAS, the City Council has reviewed and carefully considered the information in the IS/MND (ND22- 0001), and by separate resolution, adopted the IS/MND (ND22-0001), as an objective and accurate document that reflects the independent judgment and analysis of the City in relation to the Project’s environmental impacts, and found that the IS/MND satisfies the requirements of the California Environmental Quality Act and no further environmental review is necessary.
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 Project Plans, as prepared by Perkins and Will Architects, dated October 31, 2022; the Initial Study/Mitigated Negative Declaration, as prepared by Lamphier-Gregory, Inc., dated March 2023; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed June 15, 2023 meeting; all site plans, and all reports, minutes, and public testimony submitted as part of the City Council’s duly noticed July 12, 2023 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
General
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits attached to this Resolution, including the Development Standard Conformance Checklist for ETC (Exhibit A), Project Plans for Entitlement (Exhibit B), Preliminary Transportation Demand Management Plan (Exhibit C), and Conditions of Approval (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 Chief Planner.
Design Review
File #: 23-539, Version: 1
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1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as an office and research & development project which will provide a pedestrian-friendly, transit-oriented environment with sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan because the proposed office/R&D development is consistent with the policies and design direction provided in the South San Francisco General Plan for the East of 101 Transit Core land use designation by encouraging the development of new employment projects with some commercial uses within close proximity to the South San Francisco Caltrain Station.
3. The Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the Design Guidelines for the Downtown Station Area 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 May 17, 2022, and August 16, 2022, and found to be consistent with each of the eight design review criteria included in the Design Review Criteria” section of the Ordinance.
Transportation Demand Management Plan
1. Consistent with South San Francisco Municipal Code Section 20.400.006005, the proposed trip reduction measures are feasible and appropriate for the project, considering the proposed use and the project’s location, size, and hours of operation; and
2. Consistent with South San Francisco Municipal Code Section 20.400.006005, the proposed performance guarantees will ensure that the target alternative mode use established for the project by this chapter will be achieved and maintained. TDM program meets the points requirements indicated for the tier and land use of the project; and
3. Consistent with South San Francisco Municipal Code Section 20.400.005, the TDM program is adequate to achieve the required performance measures.
Community Benefits Proposal
Chapter 20.395 of the South San Francisco Municipal Code provides a Community Benefits Program by which the City may increase the value of private property by granting additional development capacity (i.e., a floor area ratio (FAR) bonus) in exchange for community benefits. The Program is a way for the City to derive greater benefit for the broader community from the granting of planning entitlements than would be otherwise possible through base zoning district standards. Community benefits include enhanced open spaces, enhanced connectivity, green buildings, social service uses, expanded transportation demand management, on-site and off -site affordable housing, or sea level rise adaptation measures. Among the various FAR incentives provided, an increase of FAR in excess of 2.5 requires City Council approval of a Community Benefits Agreement, which may include payment of Community Benefits fees to satisfy part or all of the benefit. A valuation study is File #: 23-539, Version: 1
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required for applicants seeking an FAR in excess of 2.5 through the Community Benefits Program. Further, the Community Benefits Program identifies the City’s benefits priorities consisting of the following: (1) public spaces; (2) enhanced connectivity; (3) Public and Social Services; (4) Support for Local Businesses; (5) On- Site or Off-Site Affordable Housing; (6) District Transportation Demand Management (TDM) Measures.
The Project proposes an FAR of approximately 3.3 beyond the zoning standards, and proposes to provide various benefits, including: funding contribution of $4,742,500; inclusion of publicly accessible plaza space; improvements of public access and connectivity around the Project site including installation of new landscaping and sidewalk; and building electrification. The Project applicant further agrees to support City’s formation of a Community Facilities District (CFD) serving land within the East of 101 area, and will provide additional improvements as a part of its commitments to further benefit the community (see Attachment 1A to the accompanying staff report). A valuation study has been provided (see Attachment 1B to the accompanying staff report) as required by the Municipal Code. Based on the valuation study, the specific community benefits package identified above is valued at $12.6 million to the City of South San Francisco. In accordance with the information presented to it as a part of the public hearing proceedings, the City Council finds that these identified community benefits align with the City’s priorities under Municipal Code section 20.395.004, and serve the goals of the Community Benefits Program to enhance open space, connectivity, green buildings, and transportation.
SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of South San Francisco hereby makes the findings contained in this Resolution, and approves a Design Review Permit, Transportation Demand Management Plan, and Community Benefits Proposal to allow a new Office/R&D Development on 800 Dubuque Avenue as described in this resolution, subject to the Conditions of Approval attached hereto as Exhibits D1 and D2 and incorporated herein.
BE IT FURTHER RESOLVED that the City Manager or designee is authorized to prepare and execute a Community Benefits Agreement that contains the terms outlined in the Community Benefits Proposal as approved by this resolution and reflected in Attachment 1A of the accompanying staff report, and to make minor, non-substantive changes that do not increase the City’s obligations or materially alter the approved Community Benefits Proposal, all subject to approval as to form by the City Attorney.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption.
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