Title
Report regarding consideration of applications for a General Plan Amendment, Rezoning Map to Create a Planned Development District, Design Review, and Transportation Demand Management Plan, to allow an eight-story Office/R&D building on 580 Dubuque Avenue, and associated California Environmental Quality Act Analysis. (Christopher Espiritu, Senior 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 recommending that the City Council adopt the Initial Study / Mitigated Negative Declaration (EIR22-0002), in accordance with Section 21080 of the California Public Resources Code and CEQA Guidelines Section 15070 et seq.; and
2. Adopt a resolution making findings and recommending that the City Council adopt an ordinance amending the Zoning Map (RZ21-0003) to rezone the project parcel as a Planned Development and adopt a resolution approving a General Plan Amendment (GPA21-0002), Transportation Demand Management Plan (TDM21-0006), and Design Review (DR21-0024), subject to the draft Conditions of Approval.
MOTIONS FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION:
(1) Move to adopt the resolution recommending adoption of the IS/MND
(2) Move to adopt the resolutions recommending amendment to the zoning map and approval of planning entitlements.
Body
BACKGROUND/DISCUSSION
Site Overview
The project site is on a single lot fronting Dubuque Avenue in the east of 101 area of South San Francisco, California. The project site, located at 580 Dubuque Avenue (APN 015-021-998), is approximately 1.93 acres (82,499 sq. ft.) and is currently vacant, but was previously owned by Union Pacific Railroad, and more recently used as a construction staging area for the Caltrain corridor electrification and station upgrade projects.
The site is located within the boundaries of the study area boundaries of the Downtown Station Area Specific Plan (DSASP), however no zoning was identified, as no development was anticipated on the project site. Currently, the site is zoned Freeway Commercial (FC).
The overall project site is bound by Dubuque Avenue to the west, Grand Avenue to the south, the Caltrain railroad tracks to the east, and Oyster Point Boulevard to the north. Dubuque Avenue is the only access to the project site and Highway 101 (US-101) runs parallel to Dubuque Avenue with on-ramps located approximately 600 feet to the south of the project site.
Surrounding land uses include commercial, small-scale office, and industrial type businesses. The relocated South San Francisco Caltrain station abuts the project site to the south and can be accessed through the project site, and the San Bruno BART station is located approximately two miles southwest of the project site.
The Project site was formerly used for industrial purposes from the 1940s until the 1990s; a rail spur line was present on the property, and industrial materials were stored on the site. Due to this history of industrial uses on the Project site, significant soil contamination is present throughout this site, which has been subject to several soil and groundwater investigations over the past five years.
A covenant restricting sensitive uses, including any residential uses, applies to the property. In addition, the current site owner, South City Ventures, LLC (a subsidiary of IQHQ) entered into a California Land Reuse and Revitalization Act ("CLRRA") Agreement with the Department of Toxic Substances Control ("DTSC") in January 2020 that governs ongoing remediation actions for the site. The CLRRA is tailored to the pre-approved redevelopment plan advanced by IQHQ, and a change in development plan would trigger a regulatory re-evaluation of cleanup requirements.
Project Description
The proposed project at 580 Dubuque Avenue (Project) is a transit-oriented commercial project that will create approximately 295,000 square feet (sq. ft.) of office and Lab/Research and Development ("R&D") adjacent to the relocated South San Francisco Caltrain Station.
By locating high-density employment uses adjacent to public transit and integrating significant improvements to the public realm, the Project aims to create an improved pedestrian-accessible gateway to the Dubuque Avenue corridor from the South San Francisco Caltrain Station.
The 8-story plus mechanical penthouse mixed-amenity Office/R&D building will create a new focal point at the southern end of Dubuque Avenue, just north of the Grand Avenue overpass. The Project proposes a maximum height of approximately 180 feet on a single 1.89 acre (82,499 sq. ft.) parcel, with floor area ratio (FAR) area of approximately 263,000 SF above grade and a FAR of approximately 3.19. Parking shall be provided in a four-story below grade garage, with approximately 350 parking spaces in approximately 163,400 GSF total parking area.
The Project includes significant improvements to the pedestrian experience at the site, providing access through alternative modes of transportation in addition to softening the existing hardscape of the adjacent Caltrain parking lot and the raised roadway infrastructure to the south (Grand Avenue overpass) and west (the 101 Freeway). These improvements will include sidewalks, landscaping, and lighting along Dubuque Avenue. Ground floor amenities will include a fitness center, conference space, and a café space with an adjacent outdoor terrace that will create public gathering spaces along the building's northwesterly-facing entry lobby.
Building Architecture
The Project features a distinctive architectural design that finds inspiration in the forms and colors of the San Francisco Bay and South San Francisco's industrial past. The building’s envelope consists of a mix of full height storefront systems, unitized curtain wall with custom perforated metal fins and shadow box assemblies, and metal plate and profiled metal panel rainscreen systems.
The architectural siting and massing seek to create an envelope that accounts for site restrictions while bringing appropriate density to the Project site. By pushing the building mass towards the eastern property line of the site along the traction power substation and moving vehicular circulation to the west, the Project creates a clear approach sequence and north front door to the building, where a landscape integrated drop off and plaza are located, with pedestrian improvements to connect to the Caltrain Station and Downtown pedestrian tunnel connections. The stepped massing creates a dynamic form of shifting volumes corresponding to program needs, views and urban context. The buildings’ form is recessed at Ground Level entry, with a two-story podium level above those breaks down the scale of the massing at the pedestrian scale of the entry walks, and plaza space. Above the podium, the massing steps and shifts the upper volumes to creates a terrace space at the 4th Level with views over the north plaza. In addition, two notched terraces at the top levels of the tower provide views to the North, East, and South-East towards the San Francisco Bay.
The building’s west glass façade is screened through a series of fins, corresponding to solar, acoustic, and view parameters of the site. Full height glazing at Ground to 4th Level encompasses the lobby and office/ amenity spaces at the terrace levels. The enclosure of the areas intended for R&D laboratory uses are a mixture of glazed and solid metal panels. Glazed shadow box assemblies are utilized to provide further variety of expression on the building façade. Fins will feature a custom perforated pattern to allow for maximum views out at eye level, as well as create a dynamic pattern along the west façade. Pairing the custom perforation pattern with dynamic exterior lighting will animate the public façade along Dubuque Avenue and create differing reads of the building form from daytime to nighttime. At the ground level, metal panel walls enclose building service, loading dock area and parking and mechanical areas along property line to the east.
Elevations are included on Sheets A20.01 through A20.04 in the project plan set (Associated Entitlements Resolution, Exhibit C).
Landscaping and Open Space
The Project will integrate substantial public realm improvements, including access paths, landscaping, and lighting. The Project will include a landscaped pedestrian access path parallel to Dubuque Avenue along the site access road, landscaping along all sides of the building, and at least 50 new trees, creating new green spaces in an area of the City that generally lacks vegetation.
The landscape site design takes cues from the colorful patterning of salt ponds and waterways at the Southern end of San Francisco Bay. A mix of sinuous forms and multi-faceted patches, the salt ponds are an iconic remnant of industrial production and a remarkable, dynamic feature visible from many elevated vantage points around the Bay. The design direction is further informed by the vegetated community surrounding Redwood trees and their life cycle patterns which create rings of new trees around a decaying mother. The blended history of California native and introduced plant communities is important to the plant selection, which will preference plant species that will withstand the Project site’s brownfield soils. The aim of the design is to complement the architecture through inviting, multifunctional spaces anchored by a layered vegetation strategy and strong pavement patterning, and to screen utilitarian areas with artful forms and warm materials.
Entering the Project site from the main vehicular entry on Dubuque Ave, visitors are greeted by a lushly planted grove in the middle of an elongated drop-off loop which is edged by a weathering steel ribbon. Sentinel redwood trees bring the landscape scale up to complement the building, while an understory layer of shrubs and groundcover generates interest at the pedestrian level. A curving north garden area includes retaining walls that enclose a mounded redwood garden and other spaces for outdoor use, creating an integrated pedestrian-scale landscape experience.
Further, the site elements and planting work to provide attractive screening from site utilities and neighboring properties, including the adjacent utility substation owned by the Caltrain Joint Powers Board (JPB). The north property line is heavily planted to screen surrounding properties, while a screen wall against the western property line also features branding for the building. A narrow strip of landscaping is being considered along the east property line to provide further screening while providing additional green space on the Project site.
All landscaping improvements would be subject to the Landscape Design Principles set forth in Section C of Chapter 20.300.007 of the City’s Municipal Code and would be required to abide by the California Model Water Efficient Landscape Ordinance (MWELO). The landscape plans are included on Sheets L00.00 through L007.01 in the project plan set (Associated Entitlements Resolution, Exhibit C).
Circulation
Vehicles will access the Project site from Dubuque Avenue. An existing site access roadway will be reconstructed along the western property boundary access easement connect the Project site to the South San Francisco Caltrain station parking lot and to accommodate adequate size and width for aerial fire apparatus. Visitor drop-offs will occur at the entry plaza located at the northwest corner of the Project site. The Project offers parking access along the south end of the building.
The Project proposes providing 346 parking spaces at grade in a four-level below-grade parking garage (P1 to P4). To maximize parking space efficiency and avoid building more parking than is anticipated to be needed in the future, the Project will meet parking needs through a combination of TDM measures and parking management strategies that may include a parking valet service (for parking within the garage) and/or shared parking with the neighboring properties adjacent the Project.
Visitors to 580 Dubuque and the surrounding area will be encouraged to access the site via Caltrain and other alternative modes of transportation. The Project will provide electric vehicle charging stations for a minimum of 10% of the parking spaces. Further, an additional 10% of the parking spaces will be made EV-ready (20% total), and infrastructure will be provided to make an additional 20% of parking spaces (40% total) EV-charging capable. The Project will also provide a minimum of 36 short-term and 18 long-term bicycle parking spaces.
There are no existing bus routes or stops located in the immediate vicinity of the Project site. However, SamTrans bus stops are located less than a ¼-mile from the Project site through the Caltrain Station. The Project site provides access to the South San Francisco Caltrain Station and the Downtown area of the city through both the Station’s tunnel and on Dubuque Avenue through the Grand Avenue overpass. Pedestrian and bicycle access to and from the site would be facilitated through the Caltrain Station tunnel and the Dubuque Avenue frontage.
Entitlements Request
The project is seeking the following entitlements to mirror the Transit Office/R&D Core (TO/RD) zoning in order to support an office and R&D project consistent with the General Plan Preferred Land Use Scenario (Attachment 1, as reference):
• General Plan Amendment for revisions to the Land Use Chapter to reflect new office and R&D development and increased density at the site;
• Zoning Map Amendment to rezone the Project parcel from Freeway Commercial (FC) to Planned Development (PD) Zoning District;
• Establish a Planned Development (PD) Zoning District (which conforms to the DSASP TO/RD zoning district) to:
o Accept the proposed parking as the appropriate parking standard for the proposed office/R&D Project;
• Design Review; and
• Approval of an Initial Study/Mitigated Negative Declaration (IS/MND) in accordance with Section 21080 of the California Public Resources Code.
GENERAL PLAN AND ZONING CONSISTENCY ANALYSIS
The current General Plan Land Use Designation for the project site parcel is Freeway Commercial (FC). The FC Zoning Ordinance District does not currently allow Research and Development uses and allows office use only with a Conditional Use Permit. However, given the proximity of the project site to the Downtown Area, the General Plan Preferred Land Use Scenario (PLUS) envisions the project site and the nearby vicinity as an area suitable for East of 101 Transit Core designation, and is described as:
Transit-oriented community with a walkable street pattern and a vibrant mix of high-density multifamily and employment uses with supportive retail, services, and amenities (minimum FAR from 2.0 up to 8.0 with community benefits; maximum residential densities up to 120 du/ac to 200 du/ac).
The Project has been designed to implement this PLUS vision. The Project proposes an employment use development with a maximum FAR of 3.19, with a community benefits proposal, that is located adjacent to high-quality and regional transit.
At this point in the ShapeSSF General Plan Update process, no further zoning standards or details are available. Also, the Project parcel is located within the study area boundaries of the Downtown Station Area Specific Plan, but no land use designation, zoning, or development standards were assigned. Thus, the Project is largely being designed in the mold and expectation of nearby DSASP zoning that has been proven successful for high density employment developments near transit. Specifically, to ensure land use compatibility, the proposed Project would conform closely to Transit Office/R&D Core (TO/RD) development standards as described in Section 20.280.004 of the South San Francisco Municipal Code.
The TO/RD sub-district is intended to provide a location for the highest intensity office or R&D 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.
Planned Development
South San Francisco Municipal Code (SSFMC) Chapter 20.140 “Planned Development District” allows the City Council to establish a Planned Development District; the purpose of such a district is to provide for one or more properties to be developed under a plan that provides for better coordinated development and incorporates crafted development standards. One of the key aspects of a Planned Development District is the ability to have more flexible regulations, including setbacks, height limitations, lot sizes, types of structures, parking and the amount and location of open space. The Planned Development District must also show substantial compliance with the PLUS and conformance with standards and density policies of the TO/RD Zoning District.
As indicated in the Associated Entitlements Resolution Exhibit C, “Zoning Map Amendments”, the Project site would be rezoned to a PD Zoning District. The applicant is requesting a Planned Development which includes land use regulations and development standards that conform to the Transit Office/R&D sub-district of the DSASP, while retaining the underlying FC uses. Based on this, the PD Zoning District would include the following:
PD Zoning Summary
Permitted Uses
• Allow Office and Research and Development as permitted uses (it is not listed as “by-right” uses in the existing FC zoning district) and retain existing Freeway Commercial (FC) zoning uses.
Lot Development Standards (FC uses would retain all existing standards as shown in the attached table)
• Allow a Minimum Lot Size of 10,000 sq. ft.
• Revise Minimum Yard standards:
o No Interior Side Yards requirements
o Rear Yards: 10 for the first two stories, 15 thereafter
• Allow a Maximum Lot Coverage of 85%
• Allow a Floor Area Ratio with the following requirements:
§ No Minimum Floor Area Ratio ;
§ Maximum Floor Area Ratio 3.5 with Incentive Program
Height Allowance
• Allow a Maximum Building Height as allowable by the FAA and consistent with the General Plan PLUS
Parking Requirements
According to South San Francisco Municipal Code Table 20.330.004 “Required Parking Spaces”, Office and R&D and South San Francisco Municipal Code Table 20.330.007(A) “Downtown Parking: Required Parking”, the contemplated uses are subject to the following parking requirements:
FC Zoning
• Offices: Business and Professional - 1 space per 300 sq. ft. of floor area up to 100,000 sq. ft.
• Offices: Business and Professional - 1 space per 350 sq. ft. of floor area over 100,000 sq. ft.
• Research and Development - 1 space per 350 sq. ft. of floor area
TO/RD
• Offices: Business and Professional - 1 per 400 sq. ft. of floor area.
• Research and Development - 2 per 1,000 sq. ft. minimum, 2.5 per 1,000 sq. ft. maximum.
The Project is proposing to provide 346 parking spaces (1.6 spaces per 1000 sq. ft.). The general requirements for projects within the TO/RD zoning district would typically require a minimum of 562 parking spaces, per the standard ratio of 2.0 spaces per 1000 SF for R&D uses in the Downtown districts (SSFMC Section 20.330.007).
Given that the proposed development is located next to transit, the Project will meet parking needs through a combination of robust TDM measures and parking management strategies that may include a parking valet service (for parking within the garage) and/or shared parking with the neighboring properties adjacent the Project. The proposed parking ratio is intended to bridge the relatively high ratio under existing zoning and the relatively low ratio contemplated for the 2040 General Plan, ensuring that the Project avoids constructing excessive parking that may undermine achievement of TDM goals. Staff is supportive of the proposed parking ratio given the proximity to transit options such as Caltrain, and high-quality bus service (SamTrans service Route 130, 292, and the South City Shuttle) in the vicinity.
Community Benefits Proposal
As provided under SSFMC Section 20.280.005(A), developers may request additional FAR in exchange for providing a variety of community benefits. The applicant has submitted a comprehensive Community Benefits Proposal that outlines benefits for seeking the maximum allowable density under the Municipal Code (Attachment 2). The proposal includes:
• Funding Contributions. The Applicant proposes to make a direct contribution to the City in the amount of $2,500,000, prior to issuance of building permits for vertical construction, as follows:
o $1,000,000 toward construction of any new City facilities
o $1,000,000 toward acquisition, improvement, and/or maintenance of public park and recreation facilities
o $500,000 toward enhancement and/or ongoing maintenance of public art
• Caltrain Station Plaza. The applicant is in exclusive negotiations with the Peninsula Corridor Joint Powers Board (“JPB”) which operates Caltrain, to create a comprehensive plan for improvement and usage of the JPB property between the Project site and the new Caltrain station. The Project’s proposed contribution toward this effort is $3,500,000.
• Undergrounding Power Lines. The applicant is in negotiations with PG&E to cause overhead power lines connecting to the new Caltrain Traction Power Station to be undergrounded, at an estimated cost of $5,000,000 including demolition, jack and bore, and undergrounding replacement (inclusive of hard costs as well as design, engineering, and permitting fees). Because the City does not have land use jurisdiction over JPB or PG&E, this work is not independently required, and it will be made possible through the Project’s contributions. The City will consider half of this estimated cost - $2,500,000 - as a community benefit. This will further City policies calling for undergrounding of new utility lines and facilitate use of the Caltrain Station plaza as described above.
• Green Building/Electrification. The applicant has committed to measures to improve the Project’s environmental sustainability, beyond code requirements, with an estimated cost of $2,450,000, as follows.
o The Project will achieve LEED Gold Certification, exceeding the baseline requirements established under CALGreen, as well as Fitwel building health certification. The cost of these measures, exceeding CALGreen standards, comes at a premium of approximately 1% of building hard costs, or $1,700,000.
o The Project will also commit to 100% electrification, furthering the City’s Climate Action Plan goals by avoiding use of natural gas, at an added upfront cost of approximately $1,500,000; The City will consider half of this cost - $750,000 - as a community benefit.
• Participation in the future South San Francisco Industrial Area Community Facilities District
SUSTAINABILITY / CLIMATE ACTION PLAN
The City adopted a Climate Action Plan (“CAP”) in February 2014; the CAP serves as South San Francisco’s greenhouse gas reduction strategy. The CAP includes requirements applicable to new development projects; the following are the specific requirements applicable to the proposed project.
• Require all new development to install conduit to accommodate wiring for solar.
• Encourage the use of high-albedo surfaces and technologies as appropriate, as identified in the voluntary CALGreen standards.
• Revitalize implementation and enforcement of the Water Efficient Landscape Ordinance by undertaking the following:
o Establishing a variable-speed pump exchange for water features;
o Restricting hours of irrigation to occur between 3:00 a.m. and two hours after sunrise;
o Installing irrigation controllers with rain sensors;
o Landscaping with native, water-efficient plants;
o Installing drip irrigation systems; and
o Reducing impervious surfaces.
In addition to the requirements listed above, the CAP includes additional measures that are encouraged in order to help with the City’s greenhouse gas reduction efforts:
• Integrate higher-density development and mixed-use development near transit facilities and community facilities and reduce dependence on autos through smart parking practices.
• Work with developers of multi-family properties and nonprofit groups to maximize energy efficiency in new construction.
• Encourage the use of CALGreen energy efficiency measures as a preferred mitigation for CAP streamlining.
• Promote on-site renewable energy or distributed generation energy systems in new and existing residential and nonresidential projects. Encourage developers of multi-family and mixed-use projects to provide options for on-site renewable electricity or install distributed generation energy systems, like the statewide Homebuyer Solar program.
As currently designed, the proposed Project would comply with many of the standards above, and staff will continue to work with the applicant to incorporate as many sustainable features beyond those required by the CAP as possible into the Project. Staff has included Conditions of Approval specific to the Climate Action Plan which require the applicant to revise the Project drawings to include the CAP requirements stated above subject to Chief Planner review and approval prior to the issuance of any building or construction permits. Subject to the Conditions of Approval, the Project is consistent with the City’s Climate Action Plan.
DESIGN REVIEW BOARD
The South San Francisco Design Review Board (DRB) reviewed the proposed Project on two occasions. First was during the August 17, 2021 meeting and the DRB provided comments and requested a suite of revisions to address active space planning at the ground floor, circulation planning, potential wind impacts of the Project, as well as changes to the bicycle and pedestrian infrastructure and landscape palette.
On December 14, 2021, the DRB reviewed a subsequent revision to plans and was uniformly supportive of the design edits and presentation to address previous comments. During this meeting, the DRB deemed that the revisions to the Project addressed previous comments, and recommended approval with the following comments and conditions (also documented in Attachment 3):
1. The Board liked the revised Project.
2. The applicant had addressed the previous Board comments.
3. The proposed Redwood trees will not work on this site, as the site is too windy for this type of species to survive. Consider using Canary Island Pine, Norfolk Island Pine, or Deodar Cedar, all of which do better in the wind
4. The proposed Platanus rasemosa will suffer from Anthracnose. Consider using Platanus acerifolia 'Columbia', Columbia London Plan tree which does well in SSF.
5. The proposing landscaping plan will require a good fast-draining soil for the Cistus species to work for the campus.
Following the December 16, 2021 DRB meeting, the applicant submitted revised plans (Associated Entitlements Resolution Exhibit D) that are included as part of the Planning Commission’s packet, which address the final comments from the DRB. In addition, Planning Condition # 16 as listed in the Draft Conditions of Approval (Associated Entitlements Resolution Exhibit F), requires that the applicant incorporate the DRB’s recommendations prior to the issuance of building permits.
AIRPORT LAND USE COMMISSION
On March 24, 2022, the Project was reviewed by the Airport Land Use Committee (ALUC) in a duly noticed public meeting. During that meeting, the ALUC recommended the Project for approval and found that the Project was consistent with the SFO Airport Land Use Compatibility Plan (ALUCP). On April 14, 2022, the Project was approved with conditions by the Board of Directors of the City/County Association of Governments of San Mateo County (C/CAG). The resolutions conditionally approving the Project are documented in Attachment 4 and the related conditions of approval are included in the project’s Conditions of Approval (Associated Entitlements Resolution Exhibit F).
ENVIRONMENTAL REVIEW
Initial Study/Mitigated Negative Declaration (IS/MND)
An IS/MND (Associated CEQA Resolution, Exhibit A) was prepared by Lamphier-Gregory, Inc. for the proposed project. It was circulated in accordance with the California Environmental Quality Act (CEQA) for 30 days to state and other reviewing agencies/jurisdictions, and interested parties, from January 19, 2022 through February 17, 2022.
The IS/MND finds that the following resources could potentially result in impacts due to the proposed Project: Air Quality, Biological Resources, Cultural and Tribal Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Transportation, and Hydrology and Water Quality. However, mitigation measures are proposed that would ensure the potential impacts would be less than significant with mitigation.
The proposed mitigation measures are typical for a modern construction project and detailed within the IS/MND, and summarized below:
1. Implementation of Bay Area Air Quality Management District (BAAQMD) construction best management practices to reduce air quality impacts associated with grading and new construction;
2. Biological mitigation measures designed to protect any nesting birds that may be on site;
3. Archaeological and / or paleontological evaluation in the case of accidental discovery of resources;
4. Halt of construction activities to evaluate potential discovery of unidentified resources;
5. Compliance with a design-level geotechnical investigation report;
6. Hazards and hazardous materials mitigation measures to ensure that hazardous materials and / or accidental spills would not create public or environmental hazards;
7. Preparation of a Response Plan Implementation and Completion with DTSC;
8. Coordinate safety improvements for the shared Dubuque Avenue driveway with Caltrain/JPB
9. Best management practices to control stormwater during construction and post-construction; and,
These required mitigations will be incorporated into the Project through a Condition of Approval requiring compliance with the IS/MND mitigation measures.
Comments on the IS/MND
The comment period on the IS/MND closed on February 17, 2022. Four comment letters were received during the comment period, as listed below:
• California Department of Fish and Wildlife Headquarters: Lance Salisbury, Senior Environmental Scientist, email sent January 25, 2022
• San Francisco International Airport Letter: John Bergener, Airport Planning Director, dated February 10, 2022
• California Department of Transportation Letter: Mark Leong, District Branch Chief, dated February 16, 2022
• Department of Toxic Substances Control: Nathan Unangst, Engineering Geologist, email sent February 17, 2022
In summary, the comments received by Staff have not raised any issues that would require recirculation of the IS/MND or preparation of an environmental impact report under sections 15073.5 and 15074.1 of the CEQA Guidelines as no new significant effects were identified, no new mitigation measures were added and proposed revisions to the mitigation measures would result in measures that are equivalent or more effective, the significance of identified impacts remains unchanged, and all impacts are either below significance levels or reduced to that level through application of identified mitigation. The Final IS/MND includes the comments received, response to the comments received, as well as revisions to address the comments.
The Mitigation Monitoring and Reporting Program is attached to the Associated CEQA Resolution (Exhibit B); staff will continue to work with the applicant during project construction to ensure that all required mitigation measures are incorporated.
CONCLUSION
The proposed Office/R&D development is consistent with both the General Plan 2040 goals and the Zoning Ordinance requirements. The Project proposes a state-of-the-art Office/R&D building that will transform a vacant, access constrained, and historically contaminated site located adjacent to the South San Francisco Caltrain Station. The Project aims to bring high-quality architectural design and significant public realm improvements to reimagine the Project site and the surrounding area as a destination accessible by foot, bicycle, or public transit. Given the Project's high visibility along the Highway 101 corridor and proximity to public transportation, the building’s aim is to act as a landmark structure signifying the strength of biotechnology development in the area and reclamation of a postindustrial landscape.
For these reasons, staff recommends that the Planning Commission take the following actions:
1. Adopt a resolution making findings and recommending that the City Council adopt the Initial Study/Mitigated Negative Declaration (EIR22-0002) in accordance with Section 21080 of the California Public Resources Code and CEQA Guidelines Section 15070 et seq.; and
2. Adopt a resolution making findings and recommending that the City Council adopt an ordinance amending the Zoning Map (RZ21-0003) to rezone the project parcel as a Planned Development and adopt a resolution approving a General Plan Amendment (GPA21-0002), Transportation Demand Management Plan (TDM21-0006), and Design Review (DR21-0024), subject to the draft Conditions of Approval.
Attachments
1. General Plan Preferred Land Use Scenario Map
2. 580 Dubuque Avenue Community Benefits Proposal
3. Design Review Board (DRB) Comment Letter dated December 16, 2021
4. San Mateo County Airport Land Use Commission Resolution 22-20
Exhibits to Associated CEQA Resolution
A. Initial Study/Mitigated Negative Declaration
B. Mitigation Monitoring and Reporting Program
Exhibits to Associated Entitlements Resolution
A. General Plan Amendment
B. Zoning Map Amendment - Planned Development
C. Project Plans
D. Transportation Demand Management Plan
E. Draft Conditions of Approval