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File #: 19-1030    Name:
Type: Resolution Status: Public Hearing
File created: 12/23/2019 In control: Planning Commission
On agenda: 3/5/2020 Final action:
Title: Resolution making findings and approving Precise Plan and Design Review for the development of Phases 2D, 3D and 4D of the Oyster Point Redevelopment Project at 375-389 Oyster Point Boulevard in the Oyster Point Specific Plan District.
Attachments: 1. Exhibit A - Draft Conditions of Approval and 2011 CoA, 2. Exhibit B1 - KOP Precise Plan Intro, 3. Exhibit B2 - KOP Precise Plan Geotech, 4. Exhibit B3 - KOP Precise Plan Foundation, 5. Exhibit B4 - KOP Precise Plan Traffic Analysis, 6. Exhibit B5 - KOP Precise Plan TDM, 7. Exhibit B6 - KOP Precise Plan Lighting, 8. Exhibit B7 - KOP Precise Plan Drawing Set
Related files: 19-1029, 20-127
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Title

Resolution making findings and approving Precise Plan and Design Review for the development of Phases 2D, 3D and 4D of the Oyster Point Redevelopment Project at  375-389 Oyster Point Boulevard in the Oyster Point Specific Plan District.

 

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WHEREAS, in March 2011 the City of South San Francisco (“City”) adopted (1) Resolution No. 46-2011 certifying the 2011 Oyster Point Specific Plan and Phase 1 Project Environmental Impact Report (“2011 EIR”) (State Clearinghouse No. 2010022070), (2) Resolution No. 47-2011 approving a general plan amendment, (3) Ordinance No. 1437-2011 amending Chapter 20.230 of the Zoning Ordinance, (4) Resolution 48-2011 approving a Specific Plan Appendix, Precise Plan, Design Review, and Preliminary Transportation Demand Management Plan, and (5) Ordinance No. 1438-2011 approving a development agreement with Oyster Point Ventures, LLC (“Original Developer”) for the public-private redevelopment of an office/research and development campus and substantial public amenities at the Oyster Point Business Park and Oyster Point Marina properties; and,

 

WHEREAS, in June 2016, the City Council and Successor Agency to the Redevelopment Agency of the City of South San Francisco (“Successor Agency”) approved the transfer of assignments to Oyster Point Development, LLC (“Second Developer”); and,

 

WHEREAS, in May 2018, the City Council and Successor Agency approved the transfer of assignments from the Second Developer to KR Oyster Point Developer, LLC (“Current Developer”); and,

 

WHEREAS, the Current Developer submitted an application requesting approval of a Precise Plan and Design Review to construct Phases 2D, 3D and 4D of the Oyster Point Redevelopment Project at 375-389 Oyster Point Boulevard (“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 2011 EIR 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 Project; and

 

WHEREAS, pursuant to CEQA Guidelines Section 15164, a 2020 Environmental Checklist was prepared to determine whether the Project is within the scope of the 2011 EIR (“2020 Environmental Checklist”) which evaluates whether preparation of a Supplemental or Subsequent EIR or Negative Declaration is required; and

 

WHEREAS, the 2020 Environmental Checklist concludes that in accordance with Public Resources Code § 21166 and CEQA Guidelines § 15162, the implementation of Phases 2D, 3D and 4D will not cause significant impacts, that it will not trigger any new or more severe impacts than were studied in the previously certified 2011 EIR, that no substantial changes in the project nor circumstances justifying major revisions to the previous EIR have occurred, and that no new information of substantial importance has come to light since the 2011 EIR 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 properly noticed public hearing on March 5, 2020, at which time interested parties had the opportunity to be heard, to consider the Precise Plan and Design Review, and the proposed entitlements and environmental effects of the Project and take public testimony; 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 General Plan and General Plan EIR; the South San Francisco Municipal Code; the Project applications; the Oyster Point Phase 2, 3 & 4 Precise Plan Project Drawings, including Master Plan, Geotechnical Summary Report, Foundation Narrative, Traffic Analysis, TDM, Lighting-Luminaire Schedule and Drawing Set, as prepared by NBBJ Architects, dated November 6, 2019; the 2011 Oyster Point Specific Plan and Phase I Project EIR, including the Draft and Final EIR and all appendices thereto; the 2020 Environmental Checklist and all appendices thereto; all site plans, and all reports, minutes and public testimony submitted as part of the Planning Commission’s duly noticed March 5, 2020 meeting; 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 the Conditions of Project Approval (Exhibit A) and the Precise Plan (attached as 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, Sailesh Mehra.

B.                     Oyster Point Precise Plans

 

1.                     The Phase 2D, 3D and 4D Precise Plans are consistent with the City’s General Plan because the overall redevelopment plan promotes compatibility among research and development, commercial, open space and recreational land uses, promotes development of a state-of-the-art research and development life sciences campus with substantial open space and public amenities, encourages development to serve City residents, employees and visitors in close proximity to the Oyster Point Ferry Terminal, and provides for the extension of utilities, infrastructure and services into the Oyster Point Specific Plan District.

 

2.                     The Phase 2D, 3D and 4D Precise Plans are compatible with the intent and purpose of the Oyster Point Specific Plan because the Precise Plan will promote commercial uses in close proximity to office and research and development uses with employee-serving amenities, will develop infrastructure and services that reinforce the City’s competitive advantage, and enhance the quality of life for South San Francisco residents and employees by providing features such as outdoor recreation and food service uses.

 

3.                     Development and construction standards for the Phase 2D, 3D and 4D Precise Plans are designed to comply with standards applicable to the Oyster Point Specific Plan, including lot coverage, parking ratio and floor area ratio as described in the accompanying staff report.

 

4.                     To the extent applicable, the Phase 2D, 3D and 4D Precise Plans are consistent with the Disposition and Development Agreement for the Oyster Point Specific Plan and Phase I Project. The Project continues implementation of the redevelopment project that is part of an overall plan for the intended development of a life sciences campus that is to include research and development facilities, office buildings, public improvements, public amenities and open space on the City’s properties and the Oyster Point Business Park properties.

 

5.                     Infrastructure improvements proposed as part of the Phase 2D, 3D and 4D Precise Plans do not conflict with improvements proposed in the City’s approved Capital Improvement Plan. The proposed infrastructure improvements will be designed to coordinate with Capital Improvement Projects identified in the East of 101, including the Oyster Point Corridor Improvements.

 

G.                     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-density office/research and development campus 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 and the Oyster Point Specific Plan because the proposed research and development buildings and campus are consistent with the policies and design direction provided in the South San Francisco General Plan for the Business Commercial land use designation by encouraging the development of high technology campuses in the East of 101 Area.

 

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 Specific Plan Appendix and Design Guidelines and is consistent with the Oyster Point Specific Plan District Standards included in Chapter 20.230.

 

4.                     The Project is consistent with the Specific Plan and Precise Plan for the reasons stated in Section B 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 April 18, 2017 and July 18, 2017, 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, the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution, and approves the Precise Plan (attached as Exhibit B) and Design Review.

 

BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption.