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c'1LIFo—rk. Zoning Ordinance: ORD 1531-2017
File Number: 17-126 Enactment Number: ORD 1531-2017
AN ORDINANCE MAKING REVISIONS AND CLARIFICATIONS TO
CHAPTER 20.240 OF THE SOUTH SAN FRANCISCO MUNICIPAL
CODE RELATED TO THE TERRABAY SPECIFIC PLAN DISTRICT.
WHEREAS, AP#-SF2 CT South LLC and AP#-SF3 CT North LLC (Genesis South San Francisco)
("Applicant") owns property commonly known as Terrabay Phase III of the Final Terrabay Specific Plan
Phases II and III, located at One and Two Tower Place in South San Francisco, California, which is a
development consisting of Research and Development, Commercial Office, Retail and various amenities
including open space ("Terrabay Project"); 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 Phases II
and III of the Terrabay Development on November 21, 2000, and have since approved amendments,most
recently in 2015, to the Final Terrabay Specific Plan and approved Precise Plan; and
WHEREAS, pursuant to the California Environmental Quality Act("CEQA"), environmental impacts of
the project and various amendments have been analyzed, 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, 2006, 2008 and 2012, 2015 Addenda, and preparation of a 2016
Addendum; and
WHEREAS,the Applicant now requests an amendment to the General Plan,2015 Final Terrabay Specific
Plan Phases II and III and Precise Plan, Terrabay Specific Plan Zoning District Ordinance, and
Modification to the Transportation Demand Management Program(TDM)to permit the construction of an
Amenity Building on the Phase III site to add approximately 53,000 net new square feet,and including the
15,007 square foot Product Design Studio approved in 2008, and connections to the North Tower and
conversion of approximately 6,965 square feet therein,would total approximately 75,000 square feet; and
WHERAS, the Amenity Building would consist of various uses including but not limited to a hotel,
conference areas, restaurant, and wellness center("2016 Project"); and
WHEREAS,Applicant has proposed amendments to the South San Francisco Zoning Ordinance to revise
the Terrabay Specific Plan District, as further described in Section II.Amendments; and
WHEREAS,pursuant to CEQA, changes to projects for which an EIR has been certified do not
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File Number: 17-126 Enactment Number: ORD 1531-2017
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, the prior certified EIR, SEIRs and Addenda, including a 2016 Addendum fully analyzed all
potentially significant impacts and proposed mitigation for said impacts; and
WHEREAS,the City Council previously adopted a Mitigation Monitoring and Reporting Program for the
Terrabay Project and a Statement of Overriding Considerations for the Terrabay Project's significant and
unavoidable impacts,both of which remain in full force and effect; and
WHEREAS, following a properly noticed public hearing held on December 15, 2016, the Planning
Commission recommended by resolution that the City Council approve the Zoning Ordinance
Amendments; and
WHEREAS,the City Council conducted a properly noticed public hearing on January 11,2017 to consider
the 2016 Addendum and approval of the Project, including the proposed Zoning Ordinance Amendments.
NOW, THEREFORE, the City Council of the City of South San Francisco does hereby ORDAIN as
follows:
SECTION I. FINDINGS.
Based on the entirety of the record as described above, the City Council for the City of South San
Francisco hereby makes the following findings:
A. General Findings.
1. The foregoing recitals are true and correct and made a part of this Ordinance.
2. The Record for these proceedings, and upon which this Ordinance is based, includes without
limitation, Federal and State law; 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 1999 General Plan and General Plan Environmental Impact Report,including the
2001 updates to the General Plan and 2001 Supplemental Environmental Impact Report; the South San
Francisco Municipal Code; the Final Terrabay Specific Plan,as amended in 2000,2006,2008,2012,2015
and as proposed in 2016; the 2005/06 Certified Supplemental Environmental Impact Report and 2000,
2006, 2008, 2012, 2015 and 2016 Addenda and Mitigation Monitoring and Reporting Program, 1998-99
Certified Terrabay Supplemental Environmental Impact Report, the 1982 Certified Terrabay
Environmental Impact Report, the Certified 1996 Terrabay Supplemental Environmental Impact Report
and Addendum to the 1998-1999 Certified Terrabay Supplemental Environmental Impact Report; all site
plans,and all reports, minutes,and public testimony submitted as part of the Planning Commission's duly
noticed December 15, 2016 meeting; all reports, minutes, and public testimony submitted as part of the
City Council's duly noticed meeting on January 11, 2017; and any other evidence (within the meaning of
Public Resources Code §21080(e) and §21082.2).
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File Number: 17-126 Enactment Number: ORD 1531-2017
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.
B. Zoning Amendment Findings
1. The proposed zoning text amendments are consistent with the adopted General Plan in that the
zoning amendments define Wellness Center, stipulate the initiation of valet parking and clarify permitted
uses. The Wellness Center use complies with the General and Specific Plan land use designations,
because the amendments will be consistent with existing General Plan policies and because the standards
and criteria by which the Terrabay Project development has and will proceed and the standards and
conservation,development,and utilization of natural resources are not altered by the proposed zoning text
amendments for the 2016 Project. The proposed text amendment stipulates implementing the Amenity
Building uses to comport with the City's General Plan. The Zoning Ordinance as proposed for
amendment and General Plan modifications are consistent.
2. The subject property is suitable for the uses permitted in the zone in terms of access, size of
parcel, relationship to similar or related uses, and other considerations deemed relevant by the Planning
Commission and City Council.The approved 2016 Precise Plan would remain consistent with the 2006/08
Precise Plans.The Wellness Center would be in the area where the Product Design Studio was approved in
2008. The North and South Tower locations, and the location of access roads and mitigation measures
would remain as approved in 2006,2008 and 2012 and would not be altered by the uses defined on the site.
The North Access Road and fire truck turn around approved at the north and south elevations of the North
Tower and the roadway completely surrounding the South Tower implement fire department conditions of
approval.
3. The proposed zoning text amendments are not detrimental to the use of land in any adjacent
zone in that the CEQA analysis demonstrates there would be no new impacts associated with the Amenity
Building.The R&D,office,retail and Amenity Building uses would result in less vehicle trips to and from
the site than associated with Commercial Office; the CEQA documentation found no new impacts
associated with the Amenity Building and uses contained therein; and, implementation of the 2006
Mitigation Monitoring and Reporting Program and the Conditions of Approval would protect the public
health, safety and welfare and protect the environment. The Development Parcel +/- 20 acres that
contains the North and South Tower parcels, including the Amenity Building, implements mitigation
measures identified in the 1998/99 SEIR. Those measures resulted in the Preservation and Buffer Parcels
and wetland, cultural and habitat preservation. The construction of the hook ramps off of U.S. 101 in
front of the Project site were also a mitigation measure from the 1998/99 SEIR. Applicant contributed
land and$8.5 million in circulation improvement fees to assist in realizing the City sponsored Oyster Point
Traffic Improvement Project.The 2016 Project is required to pay additional improvement fees.
The mixed use approach to land use and development is reflected in the City's recent adoption of the
Downtown Station Area Specific Plan(2015)and the South El Camino Corridor General Plan Amendment
(2010). Terrabay Phase III mixed use would be consistent with the approach to have commercial,
employment and residential areas within close proximity to encourage alternate modes of travel such as
transit,bicycle, and walking as well as close proximity to larger commercial
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File Number: 17-126 Enactment Number: ORD 1531-2017
districts such as the Downtown. The 2016 Amenity Building would promote vitality on the Genesis
Campus similar to that of the City's vision for the Downtown and would be within close proximity to
larger commercial districts such as the Downtown.
SECTION II. AMENDMENTS.
The City Council hereby amends the following sections of Chapter 20.240 of the South San Francisco
Municipal Code to read as follows. Sections and subsections that are not amended by this Ordinance are
not included below, and shall remain in full force and effect.
20.240.003 Land Uses Permitted
Terrabay Mixed Use (Development Parcel).
Wellness Center in support of the dominant campus land uses(Research and Development,Office, and
Hotel)._
Meeting and conference rooms.
Accessory service,personal and retail uses in support of the dominant campus land uses(Research and
Development, Office and Hotel).
Hotel with extensive amenities such as recreation facilities, meeting and conference rooms, personal
services, restaurants and dining facilities, and gift shops.
20.240.013 Mixed Use Regulations
lding Height Limits.
The North Tower shall not exceed 360 feet above mean sea level and the South Tower shall not exceed 275
feet above mean sea level. The parking structure shall not exceed 160 feet above mean sea level. The
Amenity Building shall not exceed 165 feet above mean sea level.
king Requirements Campus Mixed Use.
Structured and surface parking accommodating 1,952 cars in striped stalls is required based upon the
parking requirements of 2.74 spaces per 1,000 gross square feet, of floor area as shown on the approved
2006/08 and 2016 Precise Plan drawings.Valet Parking shall be provided as follows:
Valet or similar assisted parking services shall not be used in the surface parking lot.
Valet or similar assisted parking services shall be accommodated in the parking structure and
implemented pursuant to the Terrabay Transportation Demand Management Program(TDM).
A childcare drop-off and pickup area shall be provided that is protected from the flow of traffic and does
not impede the flow of traffic if child care is provided on the site._
G. Trip Generation Requirements. The total number of vehicle trips for the Genesis Campus (South
Tower,North Tower and Amenity Building) shall not exceed 549 two-way AM Peak Period Trips and 628
two-way PM Peak Period Trips.In the event that uses at the campus generate vehicle trips in excess of 549
two-way AM Peak Period Trips and 628 two-way PM Peak Period Trips, a conditional use permit and
compliance with the California Environmental Quality Act shall be required.
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File Number: 17-126 Enactment Number: ORD 1531-2017
20.240.015 Definitions
"Wellness Center" is a land use that provides health services for the body and mind, including fitness
services, personal training, mental and medical healthcare professionals, nutritionists and life-coaches.
Associated beverage and food services such as vitamins,tea,juices and nutritional foods may be provided
within the Wellness Center.The Terrabay Mixed Use District permits Wellness Center uses provided that it
is an ancillary use to the Research and Development Commercial Office and Hotel uses.
SECTION III. SEVERABILITY.
If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid
or unconstitutional,the remainder of this Ordinance, including the application of such part or provision to
other persons or circumstances shall not be affected thereby and shall continue in full force and effect.To
this end,provisions of this Ordinance are severable. The City Council of the City of South San Francisco
hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence,
clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions,
paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
SECTION IV. PUBLICATION AND EFFECTIVE DATE.
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be
prepared by the City Attorney. At least five(5) days prior to the Council meeting at which this Ordinance
is scheduled to be adopted,the City Clerk shall (1)publish the Summary, and (2) post in the City Clerk's
Office a certified copy of this Ordinance.Within fifteen(15)days after the adoption of this Ordinance,the
City Clerk shall(1)publish the summary,and(2)post in the City Clerk's Office a certified copy of the full
text of this Ordinance along with the names of those City Council members voting for and against this
Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from and after its
adoption.
Introduced at a regular meeting of the City Council of the City of South San Francisco, held the 11th day of
January,2017.
At a meeting of the City Council on 1/25/2017, a motion was made by Liza Normandy, seconded by Mark
Addiego, that this Zoning Ordinance be adopted. The motion passed.
Yes: 5 Vice Mayor Normandy, Councilmember Garbarino, Councilmember
Matsumoto, Mayor Gupta, and Councilmember Addiego
Attest by A LiA jA , y'
argarel'oberts
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File Number: 17-126 Enactment Number: ORD 1531-2017
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Mayor Pradeep Gupta
City of South San Francisco Page 6