HomeMy WebLinkAboutPC Meeting 12-07-17 (Reso 2813-2017)- Terrabay Phase III - Tentative Parcel RESOLUTION NO. 2813-2017
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION APPROVING A TENTATIVE PARCEL MAP TO REPARCELIZE THE
TERRABAY PHASE III GENESIS CAMPUS TO ALLOW THE APPROVED AMENITY
BUILDING TO BE ON A SEPARATE PARCEL
WHEREAS, AP#-SF2 CT South LLC and AP#-SF3 CT North LLC (Genesis South San
Francisco) (“Applicant”) own property commonly known as Terrabay Phase III of the Terrabay
Specific Plan, which is located at One and Two Tower Place in South San Francisco, California;
and
WHEREAS, the Terrabay project has an extensive planning history, dating back to the early
1980s; and
WHEREAS, the City Council of South San Francisco approved the Final Terrabay Specific Plan
Phase III of the Terrabay Development on November 21, 2000, and have since approved
amendments, most recently in 2017, to the Final Terrabay Specific Plan and approved Precise
Plan; and
WHEREAS, the Terrabay Phase III Genesis Campus Project consists of a Transportation
Demand Management Program (TDM), surface, structured and valet parking, 665,000 square
feet of Research and Development (R&D) and office in two towers (North and South Towers),
25,000 square feet of retail with a minimum of one quality restaurant, a shared use 200-seat
performing arts center, public art program and a 53,000 square foot Amenity Building permitted
to include, but not limited to, a hotel, conference areas, restaurant, and wellness center (“2016
Project”); and
WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”), environmental
review has been conducted, certified and adopted evaluating the impacts of the Project resulting
in certification of a 1982 Environmental Impact Report (“EIR”), a 1996 Supplemental
Environmental Impact Report (“SEIR”), a 1998/99 SEIR, a 2005/06 SEIR, a Mitigation
Monitoring and Reporting Program, and adoption of 2006, 2008, 2012, and 2015 Addenda, and a
2016/17 Addendum; and
WHEREAS, pursuant to CEQA, changes to projects for which an EIR has been certified do not
require subsequent EIRs, unless the lead agency determines that the changes will result in new
significant impacts or mitigation measures, or substantially more severe impacts than those
analyzed in the previous EIR; and
WHEREAS, with approval of the proposed Tentative Parcel Map, the intensity and density of the
Project will remain the same, the land uses will remain the same, and the location of structures
will remain the same; and
WHEREAS, the reconfiguration of the parcel map into four parcels is proposed in order to
facilitate the financing and construction of the previously approved and analyzed hotel, therefore
there will be no new or increased impacts associated with the tentative parcel map; and
WHEREAS, the prior certified EIR, SEIRs and Addenda, including the 2016 Addendum, fully
analyzed all potentially significant environmental impacts and proposed mitigation for said
impacts; and
WHEREAS, in connection with the Tentative Parcel Map, fewer than five parcels are being
conveyed to or from a non-governmental or non-public entity in accordance with Government
Code Section 66426.5, and accordingly, the Tentative Parcel Map is being processed pursuant to
the procedures outlined under South San Francisco Municipal Code (“SSFMC”) Section 19.48;
and
WHEREAS, SSFMC Section 19.48 requires the Planning Commission to consider the City
Engineer and staff’s evaluation of the Tentative Parcel Map and make a determination as to
whether the Tentative Parcel Map is in conformity with the Subdivision Map Act and the
SSFMC; and
WHEREAS, the City Engineer and other relevant City staff have reviewed and analyzed the
Tentative Map and determined that the Tentative Parcel Map complies with the requirements of
SSFMC Title 19 and the Subdivision Map Act and recommend that the Planning Commission
approve the Tentative Parcel Map; and
WHEREAS, the City Council previously adopted a Mitigation Monitoring and Reporting
Program for the project and a Statement of Overriding Considerations for the project’s
significant and unavoidable impacts, both of which remain in full force and effect; and
WHEREAS, the Planning Commission considered the Tentative Parcel Map at its duly noticed
public hearing on December 7, 2017.
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 California Subdivision Map Act; the Tentative Parcel Map prepared by BKF
Engineering; the South San Francisco General Plan and General Plan EIR, including all
amendments and updates thereto; the South San Francisco Municipal Code; all reports, minutes,
and public testimony submitted as part of the Planning Commission’s duly noticed December 7,
2017 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
I. General Findings
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits, including Tentative Parcel Map attached hereto as Exhibit A and the
Conditions of Approval attached as Exhibit B, are incorporated 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 Chief Planner,
Sailesh Mehra.
4. The Planning Commission finds that the Tentative Parcel Map is in conformity with
the provisions of the Subdivision Map Act and Title 19 of the SSFMC as to design,
drainage, utilities, road improvements and offers of dedication or deed.
II. Chapter 19.48 Findings
1. The Tentative Parcel Map does not deviate from existing as-built and approved yet-
to-be-built conditions. Currently the South Tower is located on Parcel 1 that also
includes the structured parking garage, visitor parking, and Tower Place Drive. Parcel
2 contains the North Tower (under construction) and the Amenity Building (in
financing and design stage). Access to, and maintenance of the infrastructure, roads,
amenities, utilities, and parking structure is currently (and would continue to be)
allocated to both the North and South Tower occupants and owners through the
recorded Reciprocal Easement Agreement (REA) and recorded Conditions,
Covenants and Restrictions (CCR’s). The current two-parcel map and REA was
approved February 7, 2008. Approval of the 2017 parcel map would require an
amendment to the existing REA and CCR’s with City and legal staff approval prior to
filing the final Parcel Map, which is included as a condition of approval.
2. The Tentative Parcel Map is consistent with the analysis included in the certified
1982 Environmental Impact Report (EIR), 1998 Supplemental Environmental Impact
Report (SEIR), 1998/99 SEIR, 2005/6 SEIR, Mitigation Monitoring and Reporting
Program (MMRP), and addenda prepared thereto in 2006, 2008, 2015 and 2017. A
Statement of Overriding Considerations for impacts related to air quality and
transportation remain in effect. Approval of this Tentative Parcel Map would not
result in any new significant environmental effects or a substantial increase in the
severity of any previously identified effects beyond those disclosed and analyzed in
the EIR certified by City Council, nor does the Tentative Parcel Map constitute a
change in the Project or change in circumstances that would require additional
environmental review. Therefore, no further CEQA action is required by the Planning
Commission at this time.
3. The Tentative Parcel Map would not alter the location, use or maintenance of any
activities, uses or improvements on the Genesis Campus. The Tentative Parcel Map
would not change any other aspects of the Project which is to continue to be governed
by the approved 2017 Specific and Precise plans and MMRP.
4. The Tentative Parcel Map would not result in health, safety or welfare impacts to the
occupants and visitors to the campus and the community at large. The addition of
parcel lines will increase safety on the site. The creation of new parcel lines requires
building and fire safety upgrades in areas where the new parcel line does not meet the
minimum building setback identified in the California Building Code. Therefore,
some areas will require Type 1-A building construction, increases to a two-hour fire
barrier, additional air in- and out-take, some exterior walls constructed to a two-hour
fire rating, two-hour walkway construction and additional density in fire suppression
systems.
5. The Tentative Parcel Map conforms to the Terrabay Mixed Use Development land
use designation, the Terrabay Specific Plan Zoning District zoning designation, the
land use, density, location, and intensity of use identified in the approved 2017 Final
Terrabay Specific Plan Phases II and III, and the approved 2017 Genesis Precise Plan.
The Genesis Campus site permits R&D, office, restaurants, wellness center, hotel
retail, open space and recreation land uses.
6. The proposed Tentative Parcel Map is consistent with the standards and requirements
of the City’s Zoning Ordinance, Title 19 of the South San Francisco Municipal Code
(“Subdivisions”) and with the requirements of the State Subdivision Map Act.
7. The Project site is physically suitable for the type of development and density
proposed, as the mixed-use campus in the Terrabay Specific Plan Phase III Area.
8. The design and improvements of the Tentative Parcel Map are not in conflict with
any existing public easements.
9. The property is located in a developed, urban setting, and is not subject to a
Williamson Act contract, on open space easement, a conservation easement, or an
agricultural conservation easement. The surrounding land uses and resulting parcels
would not support agricultural uses; the resulting parcels would result in mixed-use
development not incidental to commercial agricultural use of the land.
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, determines that
the Tentative Parcel Map is in conformity with the Subdivision Map Act and SSFMC Chapter
19.48, and approves the Tentative Parcel Map, attached hereto and incorporated herein as Exhibit
A, subject to the Conditions of Approval attached as Exhibit B.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its
passage and adoption.
* * * * * * *
I hereby certify that the foregoing resolution was adopted by the Planning Commission of
the City of South San Francisco at a regular meeting held on the 7th day of December, 2017 by
the following vote:
AYES: Chairperson Faria, Vice Chairperson Nagales, Commissioner Shihadeh, Commissioner
Wong, Commissioner Murphy, Commissioner Tzang
NOES:
ABSTENTIONS______________________
ABSENT:
Attest_/s/Sailesh Mehra__________
Secretary to the Planning Commission