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Resolution making findings and approving Design Review and a Transportation Demand Management Plan for the construction of a new seven-story office / R&D building within the Business Technology Park - High (BTP-H) Zoning District at 439 Eccles Avenue.
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WHEREAS, the applicant has proposed the construction of a seven-story, 298,470 square foot (gross square footage) office / R&D building approximately 122 feet in height (with rooftop elements reaching 1146 feet), a 6-level parking structure containing 448 parking stalls, open spaces, landscaping, and circulation improvements (“Project”) on the property located at 439 Eccles Avenue (APN 015-071-260) of approximately 2.63 acres (referred to as “Project Site”) in the City; and
WHEREAS, the proposed Project is located within the Business Technology Park - High (BTP-H) General Plan Land Use Designation and Zoning District; and
WHEREAS, the applicant seeks approval of a Design Review Permit (DR23-0018) and Transportation Demand Management Program (TDM23-0006) for the 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, the City Council certified an Environmental Impact Report (“EIR”) on October 12, 2022 (State Clearinghouse number 2021020064) in accordance with the provisions of CEQA and the CEQA Guidelines, which analyzed the potential environmental impacts of the development of the 2040 General Plan Update, Zoning Code Amendments and Climate Action Plan (“2040 General Plan EIR”); and
WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) on October 12, 2022 in accordance with the provisions of CEQA and the CEQA Guidelines, which carefully considered each significant and unavoidable impact identified in the 2040 General Plan EIR and found that the significant environmental impacts are acceptable in light of the project’s social, economic and environmental benefits; and
WHEREAS, pursuant to CEQA Guidelines Sections 15162 and 15183, the City conducted environmental analysis and prepared an environmental checklist for the proposed Project; and
WHEREAS, the 439 Eccles Avenue Project Environmental Checklist and analysis concludes that in accordance with CEQA Guidelines Sections 15162 and 15183, the proposed Project is consistent with the development density established by the existing general plan land use designation and zoning for which the 2040 General Plan EIR was certified, and demonstrates that the proposed Project qualifies for streamlined environmental review, as there are no project-specific significant effects which are peculiar to the Project or the Project Site; and
WHEREAS, on February 15, 2024, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the environmental effects of the Project and proposed entitlements and take public testimony; and
WHEREAS, the Planning Commission reviewed and carefully considered the information in the 2040 General Plan EIR and 439 Eccles Avenue Project Environmental Checklist pursuant to CEQA Guidelines Section 15183 and, by separate resolution, found that the Environmental Checklist demonstrates that the proposed Project qualifies for streamlining in accordance with CEQA Guidelines Sections 15162 and 15183, as there are no project-specific significant effects which are peculiar to the Project or the Project Site; and
WHEREAS, the Planning Commission exercised its independent judgment and analysis, and considered all reports, recommendations, and testimony before making a determination on the Project.
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 2040 General Plan; the South San Francisco Municipal Code; the 2040 General Plan EIR and Statement of Overriding Considerations; the Project applications; the 439 Eccles Avenue Project Plans, as prepared by DGA planning | architecture | interiors dated January 5, 2024; the Proposed Transportation Demand Management Plan, as prepared by Fehr & Peers, dated January 2024; the 439 Eccles Avenue Project Environmental Checklist, including all appendices thereto, prepared by Lamphier-Gregory, Inc. dated January 2024; all site plans; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed February 15, 2024 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:
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), Project Plan Set (Exhibit B), Proposed Transportation Demand Management Plan (Exhibit C), and Tree Inventory and Assessment Report (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.
4. By a separate resolution, the Planning Commission, exercising its independent judgment and analysis, has found that, the 439 Eccles Avenue Environmental Checklist prepared for the Project, is the appropriate document for the Project and no further environmental analysis would be required, as the Environmental Checklist concludes that implementation of the Project will not create any new significant impacts or trigger any new or more severe impacts than were studied in the previously certified 2040 General Plan EIR; that no substantial changes in the projects or circumstances justifying major revisions to the 2040 General Plan EIR have occurred; and that no new information of substantial importance has come to light since the 2040 General Plan EIR was certified that shows new or more severe significant impacts, impacts that are peculiar to the Project or Project Site, nor shows new, different or more feasible mitigation measures.
B. Design Review
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 a high-quality office / R&D development, which will provide a pedestrian- and bicycle-friendly campus and transit-oriented environment with on-site amenities, and achieve a sustainable building and landscape design.
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 Business Technology Park - High (BTP-H) Land Use designation by developing new office / R&D facilities with campus-serving amenities and connections to transit hubs.
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 BTP-H Zoning District development standards and the Citywide development standards, as evaluated in the Zoning Ordinance Compliance analysis for the Project.
4. The Project, including Design Review, is consistent with other planning or zoning approval that the project requires for the reasons stated above.
5. 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 September 19, 2023, and found to be consistent with each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance.
C. Transportation Demand Management Plan
1. The proposed trip reduction measures contained in the TDM Plan (attached hereto as Exhibit C) are feasible and appropriate for the Project, 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 the 40-point minimum in trip reduction measures for Tier 3 development.
2. The proposed performance guarantees will ensure that the target 40% alternative mode use established for the Project by SSFMC Chapter 20.400 (“Transportation Demand Management”) 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.
SECTION 2 DETERMINATION
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 approves the entitlements request for 439 Eccles Avenue (P23-0076: DR23-0018 and TDM23-0006) subject to the attached Conditions of Approval.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption.
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