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Resolution approving a Design Review Modification (DR20-0016) for the development of 233 East Grand Avenue / 328-340 Roebling Road in the Business and Technology Park (BTP) Zoning District, subject to the Draft Conditions of Approval.
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WHEREAS, in 2012 the City of South San Francisco (“City”) adopted (1) Resolution No. 94-2012 certifying the 2012 Recirculated Initial Study/ Mitigated Negative Declaration (“2012 Recirculated IS/MND”) (State Clearinghouse No. 2009022013), (2) Resolution No. 93-2012 approving a use permit, parcel map, master sign permit, preliminary transportation demand management (TDM) plan, and design review, and (3) Ordinance No. 1460-2012 approving a development agreement with Bayside Area Development, LLC, for the construction of two new 2-story office/ R&D buildings totaling 105,536 square feet, with a combination of at-grade and subterranean parking at a ratio of 2.7 spaces per 1,000 square feet (“Entitled Project”) on an approximately 2.97-acre site located at 233 East Grand Avenue / 328-340 Roebling Road (“Project Site”) in the City of South San Francisco; and
WHEREAS, Bayside Area Development LLC (“Owner” or “Applicant”) submitted an application requesting approval of a Design Review Modification and Development Agreement Amendment to increase the entitled square footage to 129,919 square feet of office/R&D space, increasing the density of development on the site from a Floor Area Ratio (“FAR”) of 0.81 to a 1.0 FAR, and revise the site plan to have a five-story stand-along office/R&D building with a three-story parking structure (“Revised Project”); and
WHEREAS, approval of the Applicant’s Revised Project is considered a “project” for purposes of the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. (“CEQA”); and
WHEREAS, the 2012 Recirculated IS/MND was certified in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., “CEQA”) and CEQA Guidelines, which analyzed the potential environmental impacts of the Revised Project; and
WHEREAS, pursuant to CEQA Guidelines Sections 15162 and 15164, an addendum to the 2012 Recirculated IS/MND was prepared for the Revised Project (“2020 Addendum”) which evaluates whether preparation of a Supplemental or Subsequent EIR or Negative Declaration is required; and
WHEREAS, the 2020 Addendum concludes that in accordance with Public Resources Code § 21166 and CEQA Guidelines § 15162, the implementation of the Revised Project will not cause significant impacts, that it will not trigger any new or more severe impacts than were studied in the previously certified 2012 Recirculated IS/MND, that no substantial changes in the project nor circumstances justifying major revisions to the previous MND have occurred, and that no new information of substantial importance has come to light since the 2012 Recirculated IS/MND was certified that shows new or more severe significant impacts nor shows new, different or more feasible mitigation measures; and
WHEREAS, the Planning Commission held a duly noticed public hearing on June 4, 2020, at which time interested parties had the opportunity to be heard, to consider the Project and the 2020 Addendum, as well as supporting documents, at the conclusion of which the Planning Commission recommended that the City Council find that the 2020 Addendum is the appropriate environmental document and to approve the Project; and
WHEREAS, the City Council held a duly noticed public hearing on June 24, 2020, and has reviewed and carefully considered the information in the 2020 Addendum, and by separate resolution approves the 2020 Addendum as an objective and accurate document that reflects the independent judgment and analysis of the City in the discussion of the Revised Project’s environmental impacts.
NOW THEREFORE, 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 Environmental Impact Report; the South San Francisco Municipal Code; 2012 Recirculated IS/MND, and associated Mitigation Monitoring and Reporting Programs; 2020 Addendum to the 2012 Recirculated IS/MND; the Revised Project applications; the 233 East Grand Ave / 328-340 Roebling Ave Project Plans, as prepared by Flad Architects, dated March 23, 2020; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed June 4, 2020 meeting; all site plans, and all reports, minutes, and public testimony submitted as part of the City Council’s duly noticed June 24, 2020 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:
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 the Conditions of Project Approval (Exhibit A) and the 233 East Grand / 328-340 Roebling Revised Project Plans (Exhibit B) are each incorporated by reference as if they were each 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.
B. Design Review
1. The Revised Project, including Design Review, is consistent with the standards and requirements of the City’s Zoning Ordinance and with the provisions of the Business Technology Park (BTP) Zoning District because the Project has been designed as a high quality, energy efficient, contemporary, office/life science campus which will provide open spaces and a pedestrian-friendly environment with extensive landscaping and sustainability elements incorporated.
2. The Revised Project, including Design Review, is consistent with the General Plan because the proposed research and development building and campus are consistent with the policies and design direction provided in the South San Francisco General Plan by encouraging the development of high technology campuses in the East of 101 Area. Further, the land uses, development standards, densities and intensities, buildings and structures proposed are compatible with the goals, policies, and land use designations in the General Plan.
Specifically, the project site is designated Business and Technology Park. This designation accommodates R&D uses, subject to certain development and FAR restrictions. The proposed Revised Project complies with development restrictions and proposes a FAR or 1.0, which conforms to the maximum allowable FAR in the Business and Technology Park General Plan designation, with an acceptable TDM plan and meeting high design standards.
3. The Revised Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with projects in the East of 101 Area and remains a campus-style development that provides on-site amenities and is consistent with the Business and Technology Park District Development Standards and Supplemental Regulations included in Section 20.110.003 and 20.110.004.
4. The Revised Project is consistent with the Use Permit as approved as part of the Entitled Project, which granted a parking reduction to a ratio of 2.7 parking spaces per 1,000 square feet, based on the implementation of a Transportation Demand Management (TDM) Plan on an on-going basis over the life of the Project with a required alternative mode shift of 35%. The Revised Project would continue to be subject to the reduced parking ratio and the TDM implementation requirement.
5. The Revised Project is consistent with the applicable design review criteria in Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated against, and found to be consistent with, each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that subject to the Conditions of Approval, attached as Exhibit A to this resolution and incorporated herein, the City Council of the City of South San Francisco hereby makes the findings contained in this Resolution and approves a Design Review Modification (DR20-0016) for the Project.
BE IT FURTHER RESOLVED that the City Council approvals stated herein are conditioned upon the City Council’s approval of the First Amendment to the Development Agreement and will become effective upon the effective date of the ordinance approving that Development Agreement Amendment.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption.
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