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Report regarding consideration of a Use Permit, Design Review, Tentative Parcel Map, Master Sign Program, Transportation Demand Management Plan and Environmental Consistency Analysis with the Downtown Station Area Plan Specific Plan Environmental Impact Report pursuant to the California Environmental Quality Act to allow two office / R&D buildings totaling approximately 541,000 square feet, ancillary uses, and associated parking at 100 East Grand in the Transit Office / Research & Development (TO/RD) Zoning District. (Adena Friedman, Principal Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission conduct a public hearing and take the following actions:
1. Adopt a resolution making findings and a determination that the 100 E. Grand Office/R&D Project is consistent with an adopted Program Environmental Impact Report / Addendum for the Downtown Station Area Specific Plan and, based on the Environmental Consistency Analysis and Environmental Checklist, would not necessitate the need for preparing a subsequent environmental document pursuant to the criteria of CEQA Guidelines Sections 15162 and 15168, is categorically exempt from CEQA per CEQA Guidelines Section 15183, and is statutorily exempt from CEQA per California Public Resources Code Section 21155.4.
2. Adopt a resolution making findings approving the entitlements request for Project P21-0087, including Use Permit (UP21-0011), Design Review (DR21-0038), Tentative Parcel Map (PM22-0001), Transportation Demand Management Plan (TDM21-0010), and Master Sign Program (SIGNS22-0008), subject to the draft Conditions of Approval.
MOTIONS FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION:
(1) Move to adopt the resolution making a CEQA determination.
(2) Move to adopt the resolution approving planning entitlements.
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PROJECT OVERVIEW AND BACKGROUND
Site Overview
The project site is a 5.5-acre site, irregularly-shaped site located at 100 E. Grand Avenue, within the East of 101 area, adjacent to the newly expanded and relocated Caltrain station. The site currently is developed with single-story warehouse buildings, outdoor storage, and surface parking areas. The site is bounded by Highway 101 to the west, E. Grand Avenue to the north, Sylvester Road (a private street) and Baker Avenue to the east, and Associated Road to the south. Existing uses surrounding the site include a hotel on the north side of E. Grand Avenue, additional warehouse uses to the east and south, and the Caltrain station directly northwest of the site. The 100 E. Grand project site is within the Downtown Station Area Specific Plan, and is zoned as Transit Office / R&D Core (TO/RD), which permits employment uses including office, and R&D. In addition to the 100 E. Grand project, there are several other office / R&D projects within the TO/RD area currently in the entitlement process, signaling a transition from lower-intensity warehouse / storage uses, to higher-intensity employment uses.
Project Description
The project applicant, Alexandria Real Estate (ARE), proposes to demolish the existing buildings on site, and develop an office / R&D campus, with associated amenities, open space, and parking. The proposed project includes two new office / R&D buildings (Buildings A and B), and an eight-story (96’) parking structure containing 782 spaces. Building A is proposed as a ten-story (185’) building of approximately 309,000 square feet (sq. ft.), including a ground-floor café. Building B is proposed as an eight-story (154’) building of approximately 250,000 sq. ft, for a total project square footage of 559,000. An open space plaza is integrated into the campus between Buildings A and B, opening onto Sylvester Road. It is anticipated that the project would consistent of approximately 60% R&D / laboratory uses, and 40% office uses, consistent with other office/ R&D development within the East of 101 area. The project would also provide circulation and infrastructure improvements to improve pedestrian and bicycle circulation and connectivity in the neighborhood, particularly access to the Caltrain station.
The proposed site design, architectural details, and landscaping plans are all detailed in the project plan set, prepared by ZGF Architects (Exhibit B to the Associated Entitlements Exhibit).
Building Architecture and Site Design
The 100 E. Grand project’s architectural design is intended to create a new presence and identity along Highway 101, and serve as a gateway to the East of 101 area from the Caltrain station. The project’s architecture and site design has been designed to take advantage of the site conditions, and create a transition between the Downtown, and the new office / R&D development sites in the area surrounding the Caltrain station.
The buildings' massing is shaped with a variety of angles responding to views and the site, and creating a central courtyard accessible to the public. Along all facades, a continuous carve moves up and down the façade connecting atria and terrace spaces providing visual variety. At the Level 1 (ground floor) a large, angled overhang marks the entry area connecting the street experience to a courtyard.
All facades incorporate vision and spandrel curtain wall system articulated with a frit pattern and a vertical metal fin. Different glass types, frit patterns, and vertical fins accentuate the architectural form and provides variety to the façade. Where the façade recesses, a clear glazed curtain wall system is used to differentiate this zone of the façade. Accent materials include metal-wrapped columns, entryways, and warm-colored soffits. The parking garage is composed of multiple screening materials, to create visual interest and screen the cars from view.
Buildings A and B are organized around the open space courtyard, which opens up to Sylvester Road. The courtyard open space expands throughout the site, with a gateway entrance off to the site from E. Grand and Sylvester, continuing south through the site via a breezeway that extends through the ground floor of Building B. The ground floors of both buildings contain amenities, including a café, conference center, and fitness center. Service yards are located to the rear of each building, designed to be screened from view.
Landscaping and Open Space
Landscaping and open space features are integrated throughout the project. The project includes a landscape buffer adjacent to E. Grand Avenue, which contains a garden, and meandering pedestrian pathways, as well as a garden along the eastern façade of the parking garage. The main project courtyard is located between Buildings A and B, and it contains a variety of seating areas, recreational elements, and plantings. The courtyard also includes a green wall feature, and a water feature with recirculating water designed to reduce freeway noise. The terrace features, located throughout both buildings, contain raised planters and seating areas. A bioretention area is located west of the parking garage, adjacent to the Highway 101 off-ramp.
The applicant has proposed a total landscaped area of 12.5%. Per South San Francisco Municipal Code (SSFMC) Section 20.280.004, Downtown Station Area Specific Plan Development Standards, the required minimum site landscaping is 15%. However, the applicant has proposed an Alternative Landscape Plan, per SSFMC Section 20.300.007, Landscaping. The Alternative Landscape Plan code provision allows for a reduction of the site landscaping if the applicant demonstrates that the intent of the landscape requirements can be achieved through alternative methods.
As proposed, the Alternative Landscape Plan for 100 E. Grand meets the intent of the SSFMC through the following criteria (detailed in the Project Plan Set, Exhibit B to the Entitlements Resolution):
• Innovative Use of Plant Material: The 18-foot-tall western wall of the central courtyard is planted with vines to serve as green backdrop to the courtyard while aiding in noise and wind mitigation. Plant selection will consider habitat potential for birds and beneficial insects.
• Naturalistic Design Principles: Planting design references the San Francisco Bay alluvial soil landscape that once inhabited the site. Stormwater bio-filtration throughout the landscape will promote the use of wet species evocative of this ecosystem while manage site stormwater runoff.
• Integration of Landscaping and Pedestrian Facilities in a Manner that Improves Access and Incorporates Pedestrian-friendly Design: The improved streetscape of Sylvester Road introduces a safe and attractive pedestrian environment along the extent of the project where there is currently asphalt and no designated pedestrian zone. The Sylvester streetscape blends seamlessly into the adjacent publicly accessible courtyard between the two buildings. Building entries and active frontages along with programming in the courtyard have been designed to create a vibrant pedestrian space that will include outdoor cafe seating and outdoor games to enliven the pedestrian environment.
• Additional Shade Trees: Multiple shade trees have been located along all roadway edges and service drives to reduce heat island effect as well as promote a pleasurable pedestrian experience. Varied tree species within the site provide changing color and visual densities with the overall canopy providing abundant shade. Significant building terraces have been designed to incorporate raised planters and integrated benches to support smaller multi trunk trees selected to withstand the characteristic winds and salt air.
Site Access and Circulation
Site access is from the intersection of E. Grand Avenue and Sylvester Road. Pedestrians and cyclists arriving from the Caltrain station will use the sidewalk and bike facilities on the north side of E. Grand, cross at the E. Grand and Sylvester intersection, and enter the site from the northeast corner. There are multiple bicycle and pedestrian circulation routes through the site, with bike rooms located in both buildings and the parking garage, and bike racks provided along the bike circulation route.
Passenger and service vehicles both enter the site from E. Grand and Sylvester, and passenger vehicles can access drop-off zones in front of both buildings and then the parking garage via internal circulation. Service vehicle traffic is separated from passenger vehicles, bicycles, and pedestrian traffic, and will follow Sylvester Avenue and Associated Road to access service areas on the west side of the site, via an internal service road.
The project will implement right-of-way improvements designed to enhance the pedestrian environment, along project street frontages on E. Grand Avenue and Sylvester Road, including a new traffic signal and new high-visibility pedestrian crosswalks at this location. Additional pedestrian and public realm improvements include new street trees along both street frontages, street and pedestrian lighting, landscaping improvements, trash receptacles, bike racks, and seating areas. The location proximate to the Caltrain station and downtown provides an excellent opportunity to develop this site as a transit-oriented development, with an emphasis on bicycle and pedestrian connections to Caltrain and shops, services, and amenities in downtown. The applicant has also submitted a draft TDM plan to support alternate transportation modes and reduce single-occupancy car trips (discussed in detail later in this staff report).
Entitlements Request
The project is seeking the following entitlements:
• Conditional Use Permit for a parking reduction
• Transportation Demand Management (TDM) Program
• Design Review
• Tentative Parcel Map
• Master Sign Program
• Finding of CEQA Consistency with the Downtown Station Area Specific Plan Environmental Impact Report (EIR)
GENERAL PLAN AND ZONING CONSISTENCY ANALYSIS
Downtown Station Area Specific Plan (DSASP)
The 100 E. Grand project site is within the boundaries of the Downtown Station Area Specific Plan (DSASP), adopted in 2015. The DSASP contains policy direction related to redevelopment of the Eastern Neighborhood, directly adjacent to the Caltrain station, which includes the 100 E. Grand site. The 100 E. Grand R&D project implements the policy direction in the DSASP, including the following principles and strategies:
• Guiding Principle 4: Encourage redevelopment of the Eastern Neighborhood between Gateway Boulevard, the East Grand Avenue overcrossing and the US 101 corridor as a high intensity office/R&D district.
• Guiding Principle 8: Focus increases in residential and mixed-use densities within 1/4 mile of the Caltrain Station and in areas proximate to Grand Avenue to increase patronage of Caltrain as well as Grand Avenue businesses.
• Guiding Principle 10: Encourage high-density employment.
• Guiding Principle 11: Enhance the few existing streets with a more fine-grained pattern of vehicular and bicycle/pedestrian routes to allow convenient circulation throughout the area.
• Guiding Principle 16: Improve the Eastern Neighborhood street network to provide better vehicular connections and complete pedestrian and bicycle access within the neighborhood, and from the neighborhood to the Caltrain Station and the Downtown.
• UD-13: Improve Sylvester Road to accommodate vehicular access to building and parking while also providing bicycle lanes and minimum 10-foot sidewalks. Provide improved crosswalks, including corner bulb-outs to improve pedestrian crossing experience.
• Guiding Principle 17: Throughout the Specific Plan area, provide an attractive public realm that is accessible to persons of all abilities, including improved sidewalks, streetscapes, pedestrian crossings, plazas and open spaces.
• Guiding Principle 24: Ensure new development in the Eastern Neighborhood provides a significant amount of publicly-accessible open space within the development concepts for new office, R&D, or supporting uses.
• Guiding Principle 28: Provide for a balanced mix of travel modes - including pedestrians, bicyclists, transit and automobiles.
• Guiding Principle 29: Improve access to transit, especially the Caltrain Station.
The proposed high-intensity R&D development at the 100 E. Grand site directly implements the vision of the DSASP, by providing a high-quality, high-intensity transit-oriented development use adjacent to the Caltrain station. The project includes pedestrian and bicycle improvements, as well as publicly accessible open space and landscape amenities.
Transit Office / R&D Core (TO/RD) District
The General Plan designation and zoning district for the site is Transit Office/Research & Development Core (TO/RD). The vision and purpose of the TO/RD District is:
“intended to provide a location for the highest intensity office or R&D uses. Suited to headquarters or other office type uses that do not include significant manufacturing, the sub-district offers the opportunity for locating high intensity uses in immediate proximity to the Caltrain Station. In addition, with the relocation of the Caltrain Station and construction of a pedestrian and bicycle rail undercrossing, this sub-district will provide convenient access to Grand Avenue and the surrounding areas and will support commercial revitalization.”
The maximum base floor area ratio (FAR) in the TO/RD district is 2.5, and the height maximum is the maximum permitted by FAA regulations. As proposed, the project would be developed at a FAR of 2.47, consistent with the maximum base zoning, and the height of each building was determined to be consistent with FAA regulations, with a determination of no hazard to mitigation issued for all three structures. The applicant has provided a Zoning Consistency Matrix (Attachment 1 to this staff report) that illustrates project compliance with TO/RD zoning and DSASP design guidelines). The Draft 2040 General Plan and associated Zoning Ordinance would grant an East of 101 Transit Core (ETC) designation that would carry over the DSASP land use vision for the site, with an allowance for increased density and intensity.
The proposed 100 E. Grand R&D project will provide a transit-oriented development that will revitalize an underutilized property; provide active street frontages and open space amenities; focus on pedestrian and bicycle linkages; and establish a high-quality design precedent in the Eastern Neighborhood of the DSASP area, consistent with the goals of the General Plan, Specific Plan, and Zoning District, and is also consistent with the Draft 2040 General Plan Update and Zoning.
Parking and Loading Requirements
Vehicle Parking
The project is seeking a Conditional Use Permit for a parking reduction. Given that the development is located in close proximity to transit and residential uses, the project’s proposed parking ratio for the employment uses (1.44 spaces / 1,000 sq. ft.) is intended to be consistent with the parking ratios included in the Draft Zoning Ordinance, which have been revised to reflect transit-oriented locations, and the need to provide fewer parking spaces in order to incentivize and support alternative modes of transportation. However, since this project is going through the entitlement process prior to the updated parking requirements being adopted, a parking reduction is required.
The following table outlines the proposed parking compared with the existing and updated parking requirements:
|
Project Square Footage / Parking Proposed |
Current Parking Requirements / Spaces Req’d |
Updated (Draft) Required / Spaces Req’d |
|
541,284 1.44/1,000 780 spaces proposed |
2.0/1,000 1,028 spaces minimum |
1.5/1,000 812 spaces maximum |
Based on these calculations, the project is requesting a parking reduction of 248 spaces (24%), which would be consistent with the updated draft parking requirements. The proposed parking ratio will ensure that the project avoids constructing excessive parking that may undermine achievement of alternate mode share and TDM goals.
SSFMC Section 20.330.007(C), Downtown Parking Reductions, provides an opportunity for parking reductions with a Planning Commission review and determination that there is sufficient parking to accommodate the use.
Due to the location adjacent to the Caltrain, as well as the multiple bus lines serving Downtown South San Francisco, proximity to housing, retail and services, the applicant is requesting a parking reduction, and is proposing to provide 780 parking spaces. To further support the parking reduction, the project is incorporating a variety of TDM measures intended to reduce the need for employees to drive single-occupancy vehicles cars, and to support transit, bicycle, and pedestrian modes. Staff supports the proposed parking as adequate for the transit-oriented development and finds it consistent with SSFMC requirements, and consistent with the goals for developing the DSASP area with high-intensity, transit-oriented development.
Bicycle Parking
The 100 E. Grand R&D project includes short-term and long-term bike parking options for employees and visitors.
SSFMC Section 20.330.008 includes standards for bicycle parking:
• Long-term for commercial projects: one space per 25 required vehicle parking spaces.
Based on this requirement, 100 E. Grand would need to provide 41 parking spaces, based on 1,028 required parking spaces. The project is providing 132 long-term secure bike parking spaces, as well as 23 bike racks for short-term / visitor parking, located throughout the site. The project is far exceeding the number of required parking spaces, helping to support the requested parking reduction and proposed TDM plan.
Loading Requirements
SSFMC Section 20.330.009 establishes requirements for on-site loading spaces for new buildings. Based on a square footage of approximate 541,000, the 100 E. Grand project would be required to provide seven loading spaces for the project. SSFMC Section 20.330.009 (B)(1) includes a provision for a reduction in the number of loading spaces required, upon a finding by the Chief Planner and City Engineering that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such loading space will not be needed.
The 100 E. Grand project is proposing to include three loading spaces, and the applicant has submitted a study by American Trash Management that outlines the justification for the reduction in loading spaces (Attachment 2 to this staff report). The report finds that a project of this size and operating characteristics would have between 12 - 13 commercial truck deliveries per day, which will be spread out from 7:00 AM to 3:00 PM. Given the number of deliveries and the wide variation in arrival times, on almost all occasions not more than three delivery vehicles will be on site at any one time. Additionally, the project’s building management team will include a loading dock manager, who will be responsible for scheduling, assigning loading locations, and limiting truck size. Staff has reviewed this justification and supports the waiver for a loading space reduction to three spaces.
Transportation Demand Management Plan
The 100 E. Grand R&D project is required to implement a TDM plan per SSFMC Section 20.400, as it is a non-residential project expected to generate 100 or more average daily trips, and to support the requested parking reduction. The proposed TDM Plan, prepared by Silvani Transportation Consulting (Associated Entitlements Resolution, Exhibit C) outlines a range of measures designed to reduce the number of peak hour vehicle trips, auto dependency, and the need for commuting by single-occupancy vehicle for project employees and visitors. The proposed TDM plan is designed to achieve a 45% peak hour trip reduction target; this is consistent with the requirements of the existing TDM requirements for projects of a comparable FAR, and is also consistent with anticipated updates to the City’s TDM Ordinance, which will require projects such as this one to meet a 45% Alternative Mode Split (AMS).
The 100 E. Grand TDM Plan assumes the entire project will be completed and fully occupied within three or four years following the start of construction. Since delivering and occupying such a large, multi-building campus will take time, during the phasing in of occupancy, the project will meet a minimum of 30% AMS. The AMS target of 45% will be achieved upon full occupancy and stabilization of the project in the aggregate. Reporting will begin after one year of full occupancy.
The applicant will provide the City with annual reports regarding the efficacy of the TDM program and will adjust program components as necessary to achieve the peak hour trip reduction goal (included as a Condition of Approval, Exhibit A to the Entitlements Resolution).
The proposed TDM measures are organized into four categories:
• Infrastructure (pick-up / drop-off zones, campus walkability, pedestrian links to Downtown and Caltrain, bike parking and repair station, designated carpool / EV parking and charging facilities, on-site amenities and services)
• Programs and services (shuttles, carpooling / vanpooling, guaranteed ride home, transit subsidies, mobile services and amenities that support trip reduction)
• Marketing and Information (onboarding for new hires, pre-move in planning and promotion for tenants, ongoing marketing and communications about TDM, annual promotional events)
• Leasing and reporting (on-site TDM coordinator, inclusion of TDM measures in leases, annual reporting)
The TDM plan also notes that a significant portion of workers at 100 E. Grand are expected to work from home at least two or three days a week in the post COVID-environment; even some lab personnel may no longer need to be on site five days a week. Increased flex/work from home schedules greatly contribute to project trip reduction.
The project’s location lends itself to successful TDM implementation, as it is a two- to four-minute walk or bike ride to the new Caltrain station and pedestrian tunnel, which connects East of 101 with Downtown. The unique location supports TDM in several distinct ways:
• Increased Caltrain service with electrification will make this mode particularly convenient for commuters along the “Caltrain spine” which traditionally represents a large percentage of life sciences employees.
• The proximity of new residential developments in Downtown and nearby will make walking and biking to work the best alternative for many within a one-to-five-mile radius.
• Improved shuttle and bus connections at Caltrain (i.e., 100 E. Grand employees can board a shuttle to BART as well as other SamTrans bus lines.
• Enhanced bike-share availability at or near the Caltrain station will make this mode practical for local and longer distance commuters.
Tentative Parcel Map
As part of the overall entitlements, the applicant has submitted a Vesting Tentative Parcel Map, prepared by BKF Engineers (included in the Project Plan Set, Civil Sheets, Associated Entitlements Resolution Exhibit B), to reconfigure the existing parcel pattern into three new parcels, consistent with the proposed development. Per Section 20.280.004 of the SSFMC, the minimum lot size in the TO/RD zoning district is 10,000 sq. ft., with a minimum lot width of 50 ft. Each of the proposed lots meets the development standards. The Engineering Division has reviewed the Vesting Tentative Parcel Map application and has included relevant conditions of approval.
SUSTAINABILITY / CLIMATE ACTION PLAN
The proposed project is consistent with recent sustainability regulations that have been adopted at State and local levels. Examples include Senate Bill 375, passed in 2008, which aims to create more efficient communities by providing alternatives to using single occupancy vehicles. Projects that link higher density development to transit help meet this goal. At the local level, the General Plan policies and implementing zoning for this area focus on linkages to Caltrain, other regional transit including SamTrans, and community amenities. In February 2014, the City adopted a Climate Action Plan (CAP), which serves as South San Francisco’s greenhouse gas reduction strategy.
100 E. Grand is designed as a high-density transit-oriented development, located adjacent to Caltrain station, several bus routes and commuter shuttles, residential development, and retail and services. The building design incorporates a variety of green building features such as passive ventilation and cooling, large windows to provide natural daylight, robust insulation, high performance glazing, low-water landscaping, a selection of sustainably-produced materials, and electric vehicle charging spaces. While not required by ordinance for non-residential buildings, the project is designed with all-electric buildings, which will help to reduce greenhouse gas emissions and meet the City’s Climate Action Plan goals, as well as reduce project energy costs. As currently designed, the proposed project will comply with CAP standards, and meets General Plan and zoning goals for sustainability and transit-oriented development.
DESIGN REVIEW BOARD
The Design Review Board (DRB) initially reviewed the project on November 16, 2021. The Board was supportive of the project, site planning and architecture. DRB requested clarifications to bicycle and pedestrian access to and throughout the site, as well as to trash storage The Board requested revisions to and a resubmittal of the landscape plan, including revisions to the landscape materials palette, to ensure that the planting will survive in the climate and provide adequate screening for the development. The applicant resubmitted the plans with clarifications and updates to the landscape plan as requested, and the DRB members reviewed the updates and supported the revised landscape plan and palette. The DRB recommendations are included as Attachment 3 to this staff report.
IMPACT FEES
The 100 E. Grand project is subject to the City’s impact and development fees, which are used to offset the impacts of new development on City services and infrastructure. The draft Conditions of Approval (Exhibit A to the Entitlements Resolution) list out the relevant impact fee estimates, summarized below:
• Childcare Fee: $817,000
• Citywide Transportation Fee: $18.9M
• Commercial Linkage Fee: $9.4M
• Public Safety Impact Fee: $1M
• Library Impact Fee: $75,000
• Public Art Requirement: On-site, or in-lieu contribution of .5% of construction costs
MASTER SIGN PROGRAM
Along with project entitlements, ARE has also submitted an application for a master sign program for this project, briefly described below and included in the Master Sign Program Plan set (Entitlements Resolution, Exhibit D). The master sign program, developed by RSM Design, is intended to establish a distinctive signage vocabulary, complement the high-quality site design and architecture, and create clear wayfinding and access throughout the project. The signage throughout the project includes consistent colors, materials, and branding.
Notable signage includes the following:
• Primary Monument Sign. A primary freestanding monument sign is proposed for the project entry, at the corner of E. Grand and Sylvester, serving to welcome employee and visitors to development and create a sense of arrival. The monument sign is a total of 49 square feet (sq. ft.), and is situated on a concrete base surrounded by a landscaped area. The monument sign reflects the architectural character of the proposed buildings and open spaces.
• Freestanding Tenant Identity Signs. These signs are proposed to be five feet in height and are located adjacent to building entries. These signs will contain project branding and building addresses, and also will contain identity signage for anchor tenants.
• Vehicular, Rideshare, Parking, Pedestrian Directional Signs. These freestanding directional signs are all proposed to be six feet in height, and are located at vehicular drive lanes, ride share area, and pedestrian decision points. The signs will include the project logo, parking garage directions, and the addresses that the parking serves.
• Project Identity Signage. The parking garage facades contain project identity signage, consisting of a painted logo mark wrapping the east and south facades, and a sign with dimensional letters, logo, and tagline on the western façade, facing Highway 101.
• Building Mounted Signage. Both Buildings A and B contain building mounted signage, to be used for tenant identity. Letters and / or logos will be attached to the building, carefully located on the façade to align with and complement the architecture.
The Design Review Board considered the Master Sign Program on May 17, 2022. The Board supported the design concept, and suggested that the project identity signage on the west façade of the parking garage was too large, and out of scale with the building. The Board also requested additional details on the design and construction of the monument sign (DRB comments attached to this staff report, Attachment 3). The applicant resubmitted the sign program, and made changes to be consistent with the Board’s recommendation.
ENVIRONMENTAL REVIEW
In 2015, the City Council certified a programmatic Environmental Impact Report (EIR) for the Downtown Station Area Specific Plan (DSASP) (State Clearinghouse #2013102001) (CEQA Resolution, Exhibit A). The program EIR assessed the potential environmental impacts resulting from implementation of the DSASP, which established new land use, development, and urban design regulations for the area over a 20-year planning period. Since the certification of the program EIR, the City Council has certified an Addendum to the program EIR for the Downtown Transit Core (DTC) Zoning Amendments by Resolution No. 31-2018 on February 28, 2018.
The California Environmental Quality Act (CEQA) provides for limited environmental review of subsequent projects under a program EIR (CEQA Guidelines Sections 15162, 15168.) CEQA also provides for streamlining for projects consistent with a community plan or zoning for which an EIR was certified (CEQA Guidelines Section 15183). Components of a subsequent project must be examined in the light of the program EIR to determine whether any additional environmental analysis must be conducted. The CEQA Guidelines require lead agencies to use checklists or similar mechanisms to conduct this evaluation. The applicant and the City prepared an Environmental Consistency Analysis (ECA) (Exhibit B to the CEQA Resolution), to examine the proposed Project regarding the need to conduct additional environmental analysis and to determine consistency with the DSASP and zoning.
The ECA determined that the project qualifies for CEQA streamlining per CEQA Guidelines 15183, as it is consistent with the DSASP and TO/RD zoning, for which the DSASP EIR was previously certified. The City also used the ECA to determine whether the environmental effects of the proposed project were sufficiently analyzed under the DSASP program EIR (CEQA Guidelines Section 15168(c)(4)). The ECA demonstrates that the proposed project is within the scope of and consistent with the DSASP program EIR and addendum and would not necessitate the need for preparing a subsequent environmental document pursuant to CEQA Guidelines 15162 and 15168.
Additionally, the proposed project is exempt from CEQA pursuant to California Public Resources Code Section 21155.4, which establishes a statutory exemption from CEQA review for “employment center” projects that meet the specified requirements: a project located on a property zoned for commercial use with a FAR no less than 0.75 and that is located within a transit priority area, and is undertaken to implement and is consistent with a specific plan, for which an EIR has been certified. A transit priority area is defined per California Public Resources Code Section 21099, subsection (a), as “an area within one-half mile of a major transit stop that is existing or planned, if the planned stop is scheduled to be completed within the planning horizon in a Transportation Improvement Plan or applicable regional transportation plan.” California Public Resources Code Section 20164.3 defines “major transit stop” to include an existing rail transit station. The Project is an “employment center project” because: the site is zoned Transit Office/R&D Core, which permits commercial uses, including offices and research and development; the 100 E. Grand project proposes an FAR of just under 2.5; the project site is located within one-half mile of the City’s Caltrain station, and the project is consistent with and implements the DSASP, for which a Program EIR has been certified.
The project would be subject to all relevant mitigation measures included in the DSASP EIR Mitigation, Monitoring, and Reporting Program (MMRP) (CEQA Resolution, Exhibit C).
CONCLUSION
The proposed project seeks to transform underutilized parcels adjacent to the Caltrain station into a transit-oriented, R&D development that will provide new employment opportunities, new publicly-accessible open space amenities, and improved pedestrian and bicycle connections to Caltrain. In addition, the proposed development conforms to the vision articulated in the DSASP and the General Plan, and is consistent with the zoning standards and design guidelines of the TO/RD district.
Therefore, staff recommends that the Planning Commission take the following actions:
1. Adopt a resolution making findings and a determination that the 100 E. Grand Office/R&D Project is consistent an adopted Program Environmental Impact Report / Addendum for the Downtown Station Area Specific Plan and, based on the based on the Environmental Consistency Analysis, would not necessitate the need for preparing a subsequent environmental document pursuant to the criteria of CEQA Guidelines Sections 15162 and 15168, is exempt from CEQA per CEQA Guidelines Section 15183, and is statutorily exempt from CEQA per California Public Resources Code Section 21155.4.
2. Adopt a resolution making findings and approving the entitlements request for Project P21-0087, including Use Permit (UP21-0011), Design Review (DR21-0038), Tentative Parcel Map (PM22-0001), Transportation Demand Management Plan (TDM21-0010), and Master Sign Program (SIGNS22-0008), subject to the draft Conditions of Approval.
Attachments
1. 100 E. Grand Zoning Consistency Matrix
2. Loading Spaces Study
3. Design Review Board Meeting Minutes, November 16, 2021 and May 17, 2022
Associated Resolutions and Exhibits
1. 100 E. Grand CEQA Resolution (File ID#22-814)
A. 2015 DSASP EIR (available online <https://weblink.ssf.net/weblink/0/doc/198023/Page1.aspx>)
B. 100 E. Grand Environmental Consistency Analysis
i. Historical Evaluation
ii. Traffic Memorandum
C. DSASP Mitigation and Monitoring Program (MMRP)
2. 100 E. Grand Entitlements Resolution (File ID#22-815)
A. 100 E. Grand Draft Conditions of Approval
B. 100 E. Grand Project Plan Set
C. Transportation Demand Management (TDM) Program
D. Master Sign Program Plan Set