HomeMy WebLinkAboutPC Meeting 06-04-15 (Reso 2769-2015) - Centennial Towers RD Alternative Entitlements Reso
RESOLUTION NO. 2769-2015
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO,
STATE OF CALIFORNIA
A RESOLUTION MAKING FINDINGS AND
RECOMMENDING THAT THE CITY COUNCIL APPROVE
AMENDMENTS TO THE GENERAL PLAN, TERRABAY
SPECIFIC PLAN ZONING DISTRICT ORDINANCE, 2012
FINAL TERRABAY SPECIFIC PLAN AND PRECISE PLAN
TO PERMIT A SECOND DEVELOPMENT ALTERNATIVE
CONSISTING OF RESEARCH AND DEVELOPMENT FOR
THE CENTENNIAL TOWERS PROJECT
WHEREAS, Myers Development Company, LLC (“Applicant”) owns 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 2012, 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 Addenda, and a 2015 Addendum;
and,
WHEREAS, the Applicant now requests an amendment to the 2012 Final Terrabay Specific
Plan and Precise Plan, General Plan and Terrabay Specific Plan Zoning District Ordinance to allow
mixed use on the Phase III site to add a second development alternative consisting of Research and
Development/Office (“2015 Project”); and,
WHEREAS, together, the proposed amendments to the 1999 General Plan, Terrabay
Specific Plan Zoning District, 2015 Final Terrabay Specific Plan, the Precise Plan, and the
conditions of approval, are referred to as the “Amendments”; 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, the prior certified EIR, SEIRs and Addenda 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 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 reviewed and carefully considered the information in
the Addendum prepared for the 2015 Project, and by separate resolution, recommends the City
Council consider the Addendum as an objective and accurate document that reflects the independent
judgment and analysis of the City in the discussion of the 2015 Project’s environmental impacts; and,
WHEREAS, on June 4, 2015, the Planning Commission held a properly noticed public
hearing to consider the proposed Amendments to the 1999 General Plan, Terrabay Specific Plan
Zoning District Ordinance, Final Terrabay Specific Plan, the Precise Plan, and conditions of
approval, to take public comments, and make a recommendation to the City Council on the Project.
NOW THEREFORE, based on the entirety of the record before it, which includes without
limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. and the
CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco
General Plan, and General Plan EIR; the South San Francisco Municipal Code; the Final Terrabay
Specific Plan, as amended in 2000, 2006, 2008, 2012 and as proposed in 2015; the 2005/06 Certified
Supplemental Environmental Impact Report and 2000, 2006, 2008, 2012 and 2015 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 June 4,
2015 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:
A. General Findings
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits attached to this Resolution, including Conditions of Approval (Exhibit
A), General Plan Amendment (Exhibit B), Zoning Ordinance Amendment (Exhibit C), Specific Plan
Amendment (Exhibit D) and Precise Plan Drawings (Exhibit E) are each incorporated by reference
as part of this Resolution, as if each were set forth fully herein.
3. The documents and other material constituting the record for these proceedings are
located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San
Francisco, CA 94080, and in the custody of the Chief Planner.
B. General Plan Map and Text Amendments
1. The General Plan, as proposed for amendment to Terrabay Mixed Use, would permit
a variety of office, employment, research and development (“R&D), retail, cultural and recreational
uses on the Terrabay Phase III site. The proposed amendments will be consistent with existing
General Plan policies as follows:
Chapter 2.6 Land Use Policies
2-G-2: Maintain a balanced land use program that provides opportunities for continued
economic growth and building intensities that reflect South San Francisco’s prominent inner
bay location and excellent regional access.
Analysis: The Project has immediate access to U.S.101, San Francisco, the peninsula
and the airport which provides local and area-wide clientele for the Project. The Project has
constructed infrastructure improvements and contributed to area-wide circulation
improvements. The addition of an R&D land use option would provide an essential service;
research for cures to many currently incurable diseases. The land use pattern and quality of
development would not be compromised. The 2015 Project is the addition of a land use
alternative.
2-I-13: As a part of development review in environmentally sensitive areas require specific
environmental studies and/or review as stipulated in Section 7.1: Habitat and Biological
Resources Conservation.
Analysis: The site plan as approved in 2006/08/12 avoids critical species habitat,
wetlands, and the archaeological site. The requested R&D use alternative does not change
these conditions. The driving factor in clustering the Project was the protection of 26 acres
(the Preservation Parcel) for species habitat preservation. Terrabay Phase III was
approximately 47 acres in area prior to the designation of the Preservation Parcel as open
space and the Buffer Parcel as an area that would permit surface roads, parking landscaping
and a small kiosk. The Preservation Parcel contains over 1,000 Viola Pendunculata which is
the food plant for the endangered Callippee silverspot butterfly. The Preservation Parcel also
preserves the archaeological site and wetlands in perpetuity. The 2015 Project would not
affect these conditions.
Chapter 3: Planning Sub-Areas Element: Paradise Valley/Terrabay
3-8-G-2: Improve accessibility to neighborhood shopping opportunities.
Analysis: The approved Project provides office, restaurant and retail land uses and a
performing arts center. The 2015 Project would not alter these conditions, but add an R&D
option, and complies with this policy. Moreover, completing the Project with the North
Tower would augment retail services in the area.
Chapter 4: Transportation
4-2-G-7: Provide a fair and equitable means for paying for future street improvements; and,
4-2-I-6: Incorporate as part of the City’s CIP needed intersection and roadway
improvements including Bayshore (now Airport) Boulevard and U.S. 101 Hook Ramps.
Analysis: The Applicant contributed land and $8.5 million to construct the hook ramps.
The traffic improvements are in place and operational. The 2015 Project would not change
these conditions and has complied with this policy.
4-3-G-2: Provide safe and direct pedestrian and bikeways between and through residential
neighborhoods, and to transit centers.
Analysis: The Project includes pedestrian walkways to Airport and Sister Cities
Boulevard and to the bus stop on Airport Boulevard. The Project includes underground
pedestrian tunnels from the parking structure to the North and South Tower retail concourse
areas. The TDM Program includes bus service to the site and transport of occupants to
transit centers including the Oyster Point Ferry, BART and Caltrain. The 2015 Project would
not impact pedestrian and bikeways and links to transit and implements this policy.
4-3-G-3: In partnership with local employers, continue efforts to expand shuttle operations.
Analysis: The Terrabay project implements two shuttle services. One service is in
concert with the Peninsula Congestion Relief Alliance and the other with Success Factor the
existing South Tower tenant. Notwithstanding existing or future Project occupants the TDM
Program would continue to be required and operational.
4-3-I-4: Require provision of secure and covered bicycle parking.
The approved TDM Program includes bicycle facilities. The South Tower is constructed
with showers and lockers and secure bicycle storage as would the North Tower when
constructed. The 2015 Project would not alter or affect these conditions.
Chapter 5: Parks, Public Facilities and Services
5-I-G-5: Develop linear parks in conjunction with major infrastructure improvements and
along existing utility and transportation rights-of-ways.
Analysis: Terrabay Phases I and II includes linear parks. The parks terminate at the
Phase III site. The Phase III Project includes a 1,500 foot trail to the north western portion of
the site terminating at an overlook area with landscaping and seating. The 2015 Project
would not alter these conditions.
Chapter 6: Economic Development
6-G-I: In partnership with business and community groups, proactively participate in the
City’s economic development.
Analysis: Terrabay has had a long (33 years) history that has included the following
actions:
The Planning Commission and City Council designated the Preservation Parcel as
permanent open space.
Applicant, City leaders and City staff worked with community groups to address the
restoration and preservation of land and habitat. The results of the restoration are
being used as examples of success by U.S. Fish and Wildlife, San Mateo County and
Thomas Reid and Associates. San Bruno Mountain Watch, in a comment letter on
the 2005 SEIR also lauded the restoration of the Preservation Parcel.
Applicant and the City, in particular the City Council and Planning Commission
subcommittee worked to develop a land plan (2006) that in the words of one
subcommittee member, “makes economic and land use sense”. The 2015 Project
would not detract from but add to the economic viability of the Project.
2. The General Plan, as proposed for amendment, will not be detrimental to the public
interest, health, safety, convenience, or welfare of the City, because the amendments would allow
research and development uses on an existing mixed use development site but not make any other
changes to the existing development parameters. The CEQA analysis demonstrates there would be
no new impacts associated with mixed use. The R&D alternative would result in less vehicle trips to
and from the site than associated with commercial office. The approved 2012 site plan would not be
altered by the addition of an R&D use 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 General Plan, as proposed for amendment, will result in a Terrabay Phase III area
that continues to be physically suitable for the type and intensity of the land use being proposed. The
General Plan specifically contemplates the proposed development, and the suitability of the site for
the existing and proposed development was analyzed thoroughly in previously certified
environmental documents and the Addenda prepared for the Project. The development parcel +/- 20
acres that contains the North and South Tower parcels 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.
C. Specific Plan Amendment
1. The Specific Plan, as proposed for amendment to allow an R&D development option
that would conform to the General Plan Amendment. The standards and criteria by which the
Terrabay development has and will proceed and the standards and conservation, development, and
utilization of natural resources are not altered by the 2015 Plan Amendment. The proposed text
amendment stipulates an alternative development scenario permitting R&D as defined by the City’s
General Plan. The specific plan and General Plan modifications are consistent.
2. The Specific Plan, as proposed for amendment, will not alter the findings of the
environmental documentation that indicate that the specific plan modification would not be
detrimental to the public interest, health, safety, convenience or welfare of the City because the
proposed uses are permitted uses in the Terrabay Zoning District and are designed to serve the
project as a whole, reduce traffic and provide public access and benefit. The Mitigation Monitoring
and Reporting Program adopted by City Council Resolution No. 81-2006 is not altered or modified
by the 2015 Plan Amendment and would remain in full force and effect. The conditions of approval
adopted by Resolution No. 82-2006 would not be altered by the 2015 Plan Amendment and would be
augmented as identified in the attached proposed conditions of project approval (Attachment II
Exhibit A).
3. The Specific Plan area is physically suitable for the type and intensity of the land use
being proposed. The approved 2012 Final Terrabay Specific Plan would be modified only to allow
an alternative development scenario on the Phase III site. Therefore, the distribution, location, and
extent of land uses governed by the Terrabay Specific Plan would not be altered from that of
previous approvals. The distribution, location, extent and intensity of major components of the
public and private improvements including transportation, water, wastewater, drainage, solid waste
disposal, energy and other essential facilities would not be altered by the 2015 Plan Amendment.
The site is suited for the type, density and location of commercial development in that all the
mitigation measures applicable to the Phase III site identified in the 1982 EIR, 1996 SEIR, 1998/99
SEIR, and 2005 SEIR and 2006, 2008 and 2012 Addenda and are incorporated into the Mitigation
Monitoring and Reporting Program. No changes to the Mitigation Monitoring and Reporting
Program are required as a result of the Amendments. The Centennial Towers location provides
immediate access to the City’s East of 101 biotech center, U.S. 101 and a short commute to San
Francisco’s Mission Bay biotech industry as well as San Francisco International Airport.
4. The Amendments to the Specific Plan will be superior to development otherwise
allowed under conventional zoning classifications because they are in conformance with the
parameters of the specific plan and allow for preservation of habitat and open space, traffic
improvements and shared uses not otherwise recognized through conventional zoning.
5. The Amendments are consistent with the Airport Land Use Plan. Dave Carbone,
Staff Administrator of the C/CAG San Mateo County Airport Land Use Committee (ALUC)
previously reviewed the Final Terrabay Specific Plan and found it complied with the ALUC
requirements (letter of October 25, 2000). The proposed amendments will allow for a second
development alternative consisting of Research and Development and will not alter the ALUC
findings.
6. The Amendments are consistent with the Habitat Conservation Plan. (HCP) Victoria
Harris, biologist with Thomas Reid Associates (The Plan Administrator) reviewed the previously
approved Final Terrabay Specific Plan and found the Specific Plan complied with the HCP boundary
and grading limits (letter of October 25, 2000) certified by the City of South San Francisco on May
12, 1999. The limits certified by the City on May 12, 1999, were used to verify HCP Compliance for
Terrabay Phase II and Phase III. The Amendments will allow and for a second development
alternative consisting of Research and Development and will not alter the previously approved and
constructed building envelope. The Amendments are consistent with the HCP.
D. Zoning Ordinance and Map Amendment
1. The proposed zoning district and map amendments are consistent with the adopted
General Plan in that the zoning amendment from Terrabay Commercial District to Terrabay Mixed
Use complies with the General and Specific Plan land use designations for the reasons stated in
Findings B.1 and C.1 above.
2. The subject property is suitable for the uses permitted in the proposed 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 in that the approved 2012 site plan would not
be altered by the addition of an R&D use 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.
The proposed change of zoning district is 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 mixed use.
The R&D alternative 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 R&D use on the
site; and, implementation of the 2006 Mitigation Monitoring and Reporting Program and the
Conditions of Approval identified in Exhibit A 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 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 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
districts such as the Downtown.
E. Precise Plan Amendments
1. The Precise Plan is compatible with the intent and purpose of the General Plan and
the Terrabay Specific Plan for the reasons stated in Findings B.1 and C.1 above, and because the
Precise Plan, including the site plan roadways, building placement and landscaping would not change
from the approved 2012 Precise Plan. An R&D use would be added and certain venting and safety
features are required. As conditioned in Exhibit A, the modifications to the building elevation and
site plan to emplace generators and install ventilation shall require Chief Planner review and
potentially Design Review Board consideration prior to issuance of building permits.
2. The Amendments will not cause environmental damage or substantially and
unavoidably injure fish or wildlife in their habitat and are designed to achieve compliance with the
development and/or construction standards of the Terrabay Specific Plan. This finding is based upon
all evidence in the record as a whole, including, but not limited to the following: the 1982 EIR, 1996
SEIR, 1998/99 SEIR, and 2005/06 SEIR and 2000, 2006, 2008, 2102 and 2015 Addenda that analyze
the anticipated environmental effects of the proposed Phase III development and together with the
adopted Mitigation Monitoring and Reporting Program demonstrate that the project will either avoid
or mitigate impacts of the project that are likely to cause serious public health problems, or to cause
substantial environmental damage, or to cause substantial and avoidable injuries to fish, wildlife or
their habitat.
3. The design and type of improvements proposed in the Amendments do not conflict
with public easements for access through or use of the property within the Phase III areas of the
Terrabay development and conform to the provisions of the Subdivision Map Act and Chapter
19.48.080 of the South San Francisco Municipal Code as to design, drainage, utilities, road
improvements and offers of dedication or deed. This finding is based upon all evidence in the record
as a whole, including, but not limited to the Planning Commission’s independent review of the
proposed Amendments and the reports of the city engineer and other appropriate department heads.
4. As previously determined by the City Council, Phase III of the Terrabay development
provides, to the extent feasible, future passive or natural heating or cooling opportunities. No
changes are proposed in the Amendments that would alter passive or natural heating and cooling
opportunities. This finding is based upon all evidence in the record as a whole, including, but not
limited to the 1982 EIR, 1996 SEIR, 1998/99 SEIR, and 2005/06 SEIR and 2006, 2006, 2008, 2102
and 2015 Addenda.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, the Planning Commission of the City of South
San Francisco hereby makes the findings contained in this Resolution, and recommends that the City
Council adopt a resolution approving the General Plan Amendment (attached as Exhibit B), the
Specific Plan Amendment (attached as Exhibit D) and authorization for staff to make changes to the
Specific Plan consistent with the City Council’s approval of same, and the Precise Plan Amendment
(attached as Exhibit E).
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt an ordinance adopting the Terrabay Specific Plan District Amendments (attached as
Exhibit C).
BE IT FURTHER RESOLVED that this 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 the regular meeting held on the 4th day of June 2015 by the following vote:
Ayes: Chairperson Wong, Vice Chairperson Khalfin, Commissioner Faria, Commissioner Lujan
Commissioner Nagales and Commissioner Ruiz
Noes:
Abstain:
Absent: Commissioner Martin
Attest: /s/Sailesh Mehra
Sailesh Mehra
Secretary to the Planning Commission
Exhibit A
Conditions of Approval
2012 AMENDMENT TO THE FINAL TERRABAY PHASE III SPECIFIC PLAN,
PRECISE PLAN AND CONDITION OF APPROVAL
PPM15-001, GPA15-0003, SPA15-0002, UPM15-0003
The Applicant/Project shall conform to all the conditions of approval identified in Resolutions 82-
2006, 89-2008 and 107-2012, as modified herein, as well as the additional conditions contained
herein.
A. PLANNING DIVISION
1. The Applicant/Project shall implement all the mitigation measures identified in the
adopted Mitigation Monitoring and Reporting Program for Terrabay adopted by City
Council Resolutions 81-2006, 88-2008 and 108-2012.
2. All the requirements of the Transportation Demand Management Program (TDM
Program) contained in the Final Terrabay Specific Plan and shown in Attachment B to
the 2012 CEQA Addendum resolution of approval and in accordance with SSF
Municipal Code Chapter 20.400 shall be implemented into the project. Monitoring shall
occur in accordance with SSF Municipal Code 20.400 and updates (as needed) of the
TDM Program shall occur in order to assure that the performance objectives (32 percent
mode shift) are met. The 20061 Project, as noted in the TDM Program, shall incorporate
shuttle bus service into the Project. The shuttle bus service can either be a stand alone
serving the project, connect with the Alliance shuttle bus service serving the East of 101
areas, or another similar shuttle service such as the one serving the Peninsula Mandalay
Tower. The Applicant shall cooperate with the City in the development and
implementation of a regional shuttle service if such service is considered by the City.
3. Prior to issuance of a building permit and after BAAQMD and Fire Department review of
R&D operations and building requirements, building elevations showing these
requirements shall be submitted to the Planning Division for review and approval.
Building elevations shall indicate the location and screening of including but not limited
to generators, boilers, venting, stacks, and any other mechanical, life safety and
emergency equipment, required for R&D operations. The Chief Planner, or designee,
may refer the elevations to the City’s Design Review Board for review and approval prior
to issuance of building permits. Additional screening may be required.
4. A development deposit of $75,000 shall be paid to the City within 48 hours of City
Council approval. The development deposit shall not drop below a $25,000 balance at
any time until a final certificate of Occupancy is issued for the North Tower and all
impact fees, mitigation measures and construction are complete. The development
account shall pay for City services including but not limited to attorney fees, consultant
and staff fees to review project plans, perform inspections, respond to questions and
overall project management.
1 The condition contains the requirements of 2006 and is updated to require a 32 percent mode shift.
B. FIRE PREVENTION
1. Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan
check and permit.
2. At least one elevator shall be sized for a gurney the minimum size shall be in accordance
with the CFC.
3. Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco
Municipal Code.
4. Buildings 4 stories or more will require a modified smoke control system. A rational
analysis is required before building plans are approved.
5. Provide fire extinguishers throughout the building.
6. All buildings shall provide premise identification in accordance with SSF municipal code
section 15.24.100.
7. Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
8. All Non parking space curbs to be painted red to local Fire Code Specifications
9. Access road shall have all weather driving capabilities and support the imposed load of
75,000 pounds.
10. Road gradient and vehicle turning widths shall not exceed maximum allowed by
engineering department.
11. Provide fire flow in accordance with California Fire Code Appendix III-A.
12. Provide fire hydrants; location and number to be determined.
13. All buildings shall have Emergency Responder Radio Coverage throughout in
compliance with Section 510 of the California Fire Code.
14. The Fire Department reserves the right to make additional safety conditions, if
necessary, upon receipt of detailed / revised building plans.
15. This new residential construction will be assessed a recently adopted Public Safety
Impact Fee. The amounts for Office/R & D are $0.13 per square foot for the Police
Department and $0.31 per square foot for the Fire Department.
C. WATER AND WASTEWATER
The following items must be included in the plans or are requirements of the Stormwater and/or
Pretreatment programs and must be completed prior to the issuance of a permit:
1. Condensate drains from HVAC system must be connected to the sanitary sewer.
2. Site is subject to Low impact development requirements; site must treat stormwater
prior to it entering the stormwater system.
3. Roof leaders cannot be connected directly to the storm drain system.
4. Landscaping shall meet the following conditions related to reduction of pesticide use
on the project site:
a. Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas
that provide detention of water, plants that are tolerant of saturated soil conditions
and prolonged exposure to water shall be specified.
b. Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns of land use, ecological consistency and plant
interactions to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall be encouraged
as part of the landscaping design to the maximum extent practicable. Examples of
IPM principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site.
ii. Select plants that are well adapted to sun and shade conditions at the site.
In making these selections, consider future conditions when plants reach
maturity, as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the selected
plants.
iv. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from
affecting the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial
insects.
5. No decorative bark shall be used in landscaping.
6. Install a separate non-pressurized process line for sample monitoring before mixing
with domestic waste in the sanitary sewer.
7. Wastewater pretreatment may be required at the time of the Tenant Improvement
process to properly treat discharged waste to City standards prior to entering the City
sanitary sewer system (dependent upon the type of work being conducted).
8. Facility will need approval from Environmental Compliance prior to discharging to
the sanitary sewer.
D. POLICE
1. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal
Code, “Minimum Security Standards” ordinance. The Police Department reserves the
right to make additional security and safety conditions, if necessary, upon receipt of
detailed/revised building plans.
a. Multiple-tenant, commercial, and office buildings using a common entrance shall
be equipped with a silent intrusion alarm system covering all entrances and exits,
or each individual tenant shall be required to install its own alarm system. Specific
tenants inside multiple-tenant buildings may be required to install their own
separate alarm systems, whether or not the building shell is so equipped, if in the
opinion of the police department the business may be subject to a high risk of
burglary or robbery or the business has an inventory which presents a potential
danger to the public health or safety.
b. Pedestrian entrance/exits, parking garage entrance/exits, any loading docks or
other points of entry into the building shall have video surveillance cameras
installed to record the persons or vehicles who enter those areas. The video
surveillance cameras will be used as a crime deterrent and assist with the
identification and apprehension of criminals if a crime is committed on the
property.
The video surveillance systems shall be:
i. Maintained in proper working order at all times; and
ii. Kept in continuous operation 24 hours a day, 7 days a week; and
iii. Have enough memory to retain the data from all cameras for a period of 30
days; and
iv. Have a recording resolution level of 640 x 480 or better; and
v. Have the ability to view and retrieve data while the system remains in
operation.
2. The Police Department reserves the right to review and comment upon the submission
of revised and updated plans.
Exhibit B
General Plan Amendment
EXHIBIT B
TERRABAY GENERAL PLAN AMENDMENT
3.8 PARADISE VALLEY/TERRABAY
This area includes the subdivisions north of Sign Hill and the new Terrabay project on the south
and east slope of San Bruno Mountain. It also includes Peck’s Subdivision located north of
Linden Avenue and east of the PG&E utility corridor which is an older development with
narrow streets, insufficient parking, and homes showing signs of dilapidation and deferred
maintenance. The area includes two schools; however there are no large grocery stores in the
neighborhood.
The Terrabay Specific Plan (see extent in Figure 2-6) was originally prepared in 1982 to
address development of one of the last remaining unbuilt areas in South San Francisco – the
lower southern and eastern slopes of San Bruno Mountain. Development in this area was
extremely controversial, and the plan eventually led to the preparation of a Habitat
Conservation Plan (HCP) for protection of endangered butterflies and other species on San
Bruno Mountain. The Specific Plan is currently being amended, but may includes permits up
to 611 745 housing units (including 294 detached and attached single family
units in Phase I known as Terrabay Village and Park; and 135 single-family
detached units known as Mandalay Woods; 70 duplex style units known as Mandalay Pointe and 112
condominium units in the Peninsula Mandalay condominium tower in Phase II of Terrabay. The land
use designation for Terrabay Phase I and II is residential.
Phase III Terrabay (now known as Centennial Towers) is designated Terrabay Mixed Use and
permits the one of following two development alternatives, which are more clearly defined in the
Final Terrabay Specific Plan Phases II and III:
Development Alternative 1: 665,028 square feet of office; 29,800 square feet of
retail; 4,433 square feet of shared use performing arts space; and 15,007 square
feet of product design studio; and 7,500 square feet of outdoor second floor
amenity in the South Tower. A hotel use may replace some of the office square
footage.
Development Alternative 2: 665,028 square feet of R&D/Office uses; 29,800
square feet of retail; 4,433 square feet of shared use performing arts space;
15,007 square feet of product design studio; and 7,500 square feet of outdoor
second floor amenity in the South Tower.
otel, high tech space, offices, restaurants, and a health club. The project also includes 132 325.3 acres
of land that has been dedicated to the City for recreational purposes and San Mateo County for
open space with hiking trails and species, wetlands and archaeological preservation which is
included in the HCP. An approximate 6.22-acre parcel was dedicated to the City for recreation
and open space use. acres of open space, including dedicated to in the San Bruno Mountain
County Park HCP area. , are to . Phase I was recently completed and includes 293 single-
family homes and townhouses.
Table 3.8-1 (The following table replaces existing General Plan Table 3.8-1 in its entirety)
Paradise Valley/Terrabay: Development, Population, and Employment Under the General
Plan
Approved Additional Total Population/Employment
(housing units/floor area in square feet)
Residential
Low Density 710 - 710 2,130
Medium Density 182 - 182 546
High Density 0 - 0 0
Total 892 892 2,676
Non Residential
Business Commercial
(hotel)
300,0001 - 300,000 714
Business Commercial
(Office Commercial)
665,0002,7 - 665,0007 2,0466
Retail 29,8033
Downtown Commercial - - - -
Office - - - -
Business & Technology
Park (R&D)
665,0004,7 - - 900
Industrial - - - -
Terrabay Community
Support
26,9405 NA
Community Commercial 43,000 - - 86
Institutional and Recreation Terrabay Fire Station and Terrabay Recreation
Center
NA
Footnotes: 1) The square footage for a hotel on the Terrabay Phase III site is a theoretical maximum. 2)
Represents the 2006/08 Terrabay Specific Plan approvals. 3) Represents the minimum amount of commercial on
the Terrabay Phase III site. 4) Represents Development Alternative 2 identified in the Final Terrabay Specific
Plan Phases II and III. 5) Includes the 15,007 Product Design Studio; 4,433 square foot shared use performing arts
facility; and 7,500 square foot second floor South Tower exterior outdoor gathering space.6) Approximately 1,300
attributable to Terrabay. 7) Phase III development may be a combination of Office Commercial and Business and
Technology Park (R&D) for a total of 665,000 square feet.
2447886.1
Exhibit C
Zoning Ordinance Chapter 20.240 Amendment
ORDINANCE NO. ________
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
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, Myers Development Company, LLC (“Applicant”) owns 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 2012, 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
Addenda, and a 2015 Addendum; and,
WHEREAS, the Applicant now requests an amendment to the 2012 Final Terrabay
Specific Plan and Precise Plan, General Plan and Terrabay Specific Plan Zoning District
Ordinance to allow mixed use on the Phase III site to add a second development alternative
consisting of Research and Development/Office (“2015 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 I.
Amendments; 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, the prior certified EIR, SEIRs and Addenda 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 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, following a properly noticed public hearing held on June 4, 2015, the
Planning Commission recommended by resolution that the City Council approve the Zoning Text
Amendments; and
WHEREAS, the City Council conducted a properly noticed public hearing on _____ , 2015 to
consider the 2015 Addendum and approval of the Project, including the proposed Zoning
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 and as proposed in 2015;the
2005/06 Certified Supplemental Environmental Impact Report and 2000, 2006, 2008, 2012 and
2015 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 June 4, 2015 meeting; all reports, minutes, and public testimony submitted as part of
the City Council's duly noticed meeting on ________, 2015; and any other evidence (within the
meaning of Public Resources Code §21080(e) and §21082.2).
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 district and map amendments are consistent with the adopted
General Plan in that the zoning amendment from Terrabay Commercial District to Terrabay Mixed
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 development has and will proceed and the standards and conservation, development,
and utilization of natural resources are not altered by the 2015 Plan Amendment. The proposed text
amendment stipulates an alternative development scenario permitting R&D as defined by the City’s
General Plan. The Zoning Ordinance and General Plan modifications are consistent.
2. The subject property is suitable for the uses permitted in the proposed 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 in that the approved 2012 site plan would not
be altered by the addition of an R&D use 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 change of zoning district is 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 mixed use. The R&D alternative 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
R&D use on the site; and, implementation of the 2006 Mitigation Monitoring and Reporting
Program and the Conditions of Approval identified in Exhibit A 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 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 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
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 (with text in double strikeout indicating deletion and
double underlined text indicating addition). Sections and subsections that are not amended by this
Ordinance are not included below, and shall remain in full force and effect.
A. Amend Subsection B of Section 20.240.003 “Terrabay Commercial District (Development
Parcel)” to read as follows:
B. Terrabay Commercial Mixed Use District (Development Parcel)
1. Public and private open space area.
2. Habitat conservation areas.
3. Public and private utilities and facilities.
4. Health clubs primarily associated with the Research and Development or office use
as an office-worker support use and a TDM measure.
5. Eating and Drinking Establishments, limited to the Phase III Commercial Mixed Use
site.
6. Retail Sales, limited to the Phase III Commercial Mixed Use site.
7. Personal Services, limited to the Phase III Commercial Mixed Use site.
8. No drive through facilities are permitted on the Phase III site.
9. Medical office and associated uses are not permitted on the ground floor.
10. Retail oriented financial or business serving uses that support commercial retail such
as automatic teller machines (ATM’s) are permitted with approval of a Use Permit on
the ground floor and provided that these types of uses can be shown to be of benefit
to the employees of the site and do not exceed 10 percent of the ground floor retail
space.
11. Class A Office buildings for a gross square footage of approximately 665,000 square
feet.
12. Meeting and conference rooms within the office buildings.
13. Accessory service and retail uses associated with the office use as an office-worker
support use and a TDM measure and retail commercial uses that serve the area as
noted in paragraph 7 above.
14. Performing arts center (200 seat minimum) within the South Tower. office building.
15. Child care center serving a minimum of 100 children with outdoor play area.
16. Hotel with extensive amenities such as recreation facilities, meeting and conference
rooms, restaurants and dining facilities, and gift shops.
17. Product Design Studio as a support use to the office component and as defined in
Section 20.240.015 (“Definitions”) consisting of approximately 15,010 square feet.
18. Research and Development uses.
C. Amend the Title of Section 20.240.013 “Commercial District Regulations” to read as
follows:
20.240.013 Commercial Mixed Use District Regulations
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 and adopted at a regular meeting of the City Council of the City of South San
Francisco, held the ____ day of _____, 2015.
Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the City
Council held the _____ day of _____________, 2015 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
Krista Martinelli, City Clerk
As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance
this _____ day of _____________, 2015.
Mayor
2448311.1
Exhibit D
Specific Plan Amendment
EXHIBIT D
FINAL TERRABAY SPECIFIC PLAN AMENDMENT
Addition of the following language to page 39 of the Final Terrabay Phases II and III Specific
Plan:
4. Relationship to General Plan
Justification for Land Use Designation Change in General Plan (June, 2015):
The Terrabay planning effort began in the late 1970s culminating in the 1982 Terrabay
Specific Plan (1982 Plan). Prior to 1982 the Terrabay lands were unincorporated lands of San
Mateo County. There were many environmental, fiscal and land planning models that were in
place in the 1970s. In particular the:
1. California voters approved the Jarvis Gann Initiative (1978), commonly referred to as
Proposition 13. Proposition 13 reduced the limits and rules by which property tax can
be assessed. Property tax was a considerable source of revenue used by city and
county governments to provide essential services. Cities and counties throughout
California scrambled to find alternate ways and means to provide libraries, schools,
recreational facilities, police and fire services, to name but a few of the services.
2. Federal Endangered Species Act of 1973 was signed into law. The Act requires
protection of threatened and endangered species and established provisions for
Habitat Conservation Plans (HCPs). The US Fish and Wildlife Service is the lead
agency with respect to HCPs the input from California Department of Fish and
Wildlife and local agencies and landowners.
3. California legislature adopted the California Environmental Quality Act (CEQA) in
1970 requiring review and analysis of potential impacts to the environment that
could result from implementation of a project.
4. Planning models were largely Euclidian and not form based as they have become in
recent years. Land uses were largely separated, i.e., residential separated from
commercial, large areas of residential subdivisions separated from commercial
services resulting in a heavy reliance on reliance automobile use.
The Terrabay entitlements and legislative actions resulted in the provision of privately
developed, owned and maintained infrastructure (roads, geotechnical mitigations, policing of
parking, landscaping, linear parks, hillside history trail); the construction and furnishing of
essential services by the developer including the Terrabay Recreation Center, Terrabay Fire
Station, the California Water Service parcel and pump house on the Phase III site and the
water tower and infrastructure in Phase II; funding of police and fire positions; and the
adoption of the first HCP in the nation, the San Bruno Mountain Habitat Conservation Plan.
San Bruno Mountain HCP is managed by the cities of South San Francisco, Daly City and
Brisbane and the County of San Mateo. San Bruno Mountain is a 3,600 acre wildlife refuge
that is home to the Mission Blue, San Bruno Elfin and Callippe Silverspot butterflies. Of the
6,300 native plants on the Mountain 2,100 are found nowhere else in the world. The
Terrabay entitlements and legislative actions also resulted in wetlands and cultural
preservation; habitat preservation; and dedication of 325 acres of land that was restored, by
removing debris, abandoned cars, invasive exotic plants that succeed native vegetation
supporting the habitat if left unabated, to the County for inclusion in San Bruno Mountain
County Park.
The Terrabay land use plan clearly reflects mid-20th Century planning philosophies. The land
use designation is Terrabay Specific Plan District. The zoning map Section 20.240 SSFMC
(page 215) shows two zoning designations: ‘Terrabay Residential District’ and Terrabay
Commercial District’. Mixed use is not present on Terrabay.
The requested land use designation change from Terrabay Office Commercial and
implementing zoning map amendment to Terrabay Mixed Use brings 21st Century land use
practices into play. The mixed use designation would serve our changing demographic;
people and businesses that want to be close to restaurants and services and are just as likely
to bicycle, walk and take shuttle buses and trains as to drive. Phase III, the two North and
South Tower parcels comprising Phase III, would allow any one of the following two land
use alternatives.
Development Alternative 1
Table 1, identifies the current approved (2006/08/12) entitlements for the Phase III site.
These entitlements consisting of Office Commercial and Retail are referred to as
Development Alternative 1. Development Alternative 1 would continue to permit office
commercial and retail on the site in both towers.
TABLE 1
TERRABAY PROJECT ANALYZED IN THE 2012 ADDENDUM
2012 APPROVED TERRABAY PROJECT
Gross Square Feet
SOUTH TOWER
Office 313,002
Commercial 11,544
Second Floor Retail 5,794
Outdoor Public Amenity 7,500
Performing Arts 4,432
Sub Total 324,773
Parking 962 spaces
NORTH TOWER
Office 352,026
Commercial 12,465
Product Design Studio 15,007
Sub Total 379,486
Parking 990 spaces
TOTALS
Office 665,028
Commercial 24,009
Second Floor Retail 5,794
Performing Arts 4,432
Product Design Studio 15,007
Total 714,271
Total Parking 1,952 spaces
Recreational Opportunities 1,500 linear foot trail to overlook area on
Buffer and South Tower Parcels with
seating and landscaping.
Development Alternative 2
Development Alternative 2, shown in Table 2, introduces a business and technology park use
(R&D). As defined on page 43 of the 1999 General Plan Business and Technology Park,
“…accommodates campus-like environments for corporate headquarters, research and
development facilities, and offices. Permitted uses include incubator-research facilities,
testing, repairing…”. Alternative 2 would permit R&D in both the North and South Towers.
Development Alternative 2 was analyzed pursuant to CEQA. The conclusion of the analysis
is that Development Alternative 2 would not present any additional impacts or increase the
severity of any impacts identified in the 1998/99 and 2005/06 SEIRs.
TABLE 2
DEVELOPMENT ALTERNATIVE 2 PROPOSED DEVELOPMENT ALTERNATIVES
R&D DEVELOPMENT ALTERNATIVE
South Tower/sq. ft. North Tower/sq. ft.
R&D/Office 313,000 352,026
Retail Commercial 11,544 12,465
Second Floor Retail 5,794 0
Second Floor Outdoor Amenity 7,500 0
Product Design Studio (R&D) 0 15,007
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1,500 linear foot trail to overlook area on Buffer and South Tower Parcels
with seating and landscaping.
The mixed use designation would facilitate development of the last phase of Terrabay,
known as Centennial Towers. The commercial component has clearly been the most
challenging phase of Terrabay. As of May, 2015 the South Tower is constructed and 55%
occupied. The shared use Performing Arts facility is in place and has sponsored events. A
robust Transportation Demand Management Program (TDM Program) is in place and based
upon traffic counts conducted in 2015, is exceeding the projected trip reduction goals.
The mixed use designation would be synergistic with the City’s Downtown Station Area
Specific Plan visions to increase Downtown density and vitality, provide a walkable
community and move the CalTrain station closer to the Downtown. A fully occupied
Terrabay Phase III site would increase transit use, as demonstrated in the current TDM
Program, jump start more retail services on the site, and is within bicycling and walking
distance of Downtown. The Phase III Project is also easily accessible to the East of 101
without using US 101. Moreover, the Terrabay Project paid 8.5 million in fees to assist with
the City-sponsored construction of the Oyster Point Flyover and hook ramp transportation
improvement project.”
Exhibit E
Precise Plan Drawings