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HomeMy WebLinkAboutPC Meeting 06-06-02 (Reso 2618-20020 - Tbay 00-0201 RESOLUTION NO. _2618-2002__ PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE FINAL TERRABAY SPECIFIC PLAN, APPROVAL OF AN AMENDMENT TO MUNICIPAL CODE CHAPTER 20.63 (THE TERRABAY SPECIFIC PLAN DISTRICT) AND AMENDMENT TO THE PRECISE PLAN WHEREAS, the City Council of South San Francisco approved the Final Terrabay Specific Plan and the Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase III of the Terrabay Development on November 21, 2000; and, WHEREAS, the City Council of South San Francisco adopted an amendment to Chapter 20.63, Terrabay Specific Plan Zoning District, Precise Plan and Vesting Tentative Map on May 9, 2001; and, WHEREAS, the City Council adopted an amendment to the Restated and Development Agreement to incorporate changes in the approved Final Terrabay Specific Plan and Chapter 20.63; and, WHEREAS, Myers Peninsula Development Company, L.L.C., has prepared text amendments to the Final Terrabay Specific Plan (“Amended Final Terrabay Specific Plan”); and, WHEREAS, the Terrabay Specific Plan District Zoning Ordinance is revised to incorporate modifications to the parking, height of the condominium building and other technical changes to the Final Terrabay Specific Plan, as amended on May 9, 2001; and, WHEREAS, Myers Peninsula Development Company has prepared changes to the previously approved Precise Plan with respect to the condominium portion only; and, WHEREAS, the proposed modifications result in changes to the number of one-bedroom units, the guest parking ratio, reduction in grading on the site, reduction in the height of the building and alters the configuration of the units within the structure; and, WHEREAS, together, the amendments to the Final Terrabay Specific Plan, Chapter 20.63 and the Precise Plan are referred to as the “Amendments” and do not result in an increase in land use or development intensity over that analyzed in the 1982 EIR, the 1996 SEIR and the 1998-99 SEIR and Addendum thereto; and, WHEREAS, pursuant to the California Environmental Quality Act, projects which have been previously analyzed and do not result in new significant impacts or mitigation measures do not require further environmental analysis; and, WHEREAS, the prior certified EIR’s, SEIR and Addendum to the 1998-9 SEIR fully analyzed all potentially significant impacts and proposed mitigation for said impacts; and, 2 WHEREAS, the City Council previously adopted a Mitigation Monitoring and Reporting Program for the project and said program remains in full force and effect; and, WHEREAS, based on the foregoing and CEQA Guidelines section 15162(a), no further environmental review is required; and, WHEREAS, on June 6, 2002, the Planning Commission held a properly noticed public hearing to consider the proposed text amendments to the Final Terrabay Specific Plan, the Terrabay Specific Plan District Zoning Ordinance and the amendments to the Precise Plan. NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of South San Francisco hereby adopts the following findings based upon the entire record for the Terrabay development. The record includes, but is not limited to, the following: 1) The South San Francisco General Plan, and General Plan Environmental Impact Report; 2) The proposed Final Terrabay Specific Plan; 3) The 1998-99 Certified Terrabay Supplemental Environmental Impact Report, which includes 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; 4) Testimony and materials, including the Restated and Amended Development Agreement for Remaining Parcels of Phase II and Phase III of the Terrabay Development, submitted at the Planning Commission meeting on November 16, 2000; 5) Testimony and materials, including amendments to the Final Terrabay Specific Plan and First Amendment to the Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase III of the Terrabay Development; and 6) Testimony and Materials, including amendments to the Final Terrabay Specific Plan, Terrabay Specific Plan District Zoning Ordinance, and Precise Plan submitted at the Planning Commission meeting on June 6, 2002: 1. The Amendments do not alter the land use or result in an increased development intensity of the property. The Amendments relate entirely to the condominium portion of the approved project. Specifically, the Amendments replace the .25 parking ratio for guest parking with a ratio of no less than .13 spaces per unit. The Amendments also reduce the height and development footprint of the condominium tower, reduce grading on the site, reducs the tower from 20 floors to 15 and alters the units configuration to 52 one bedroom units from the previously approved 14 one- bedroom units. The total number of units, 112, would remain unchanged 2. The Amendments to the Final Terrabay Specific Plan, Chapter 20.63 and Precise Plan 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). Because the Amendments result in a reduction of the height of the condominium tower and will not result in increased development or densities over that previously analyzed by Dave Carbone, the compliance letter of October 25, 2000 supports approval of the Amendments with the conditions imposed as part of the Vesting Tentative Map and prior Precise Plan approvals. 3. 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 3 HCP Compliance for Terrabay Phase II and Phase III. Because the proposed Amendments would result in less grading on the site and would remain well within the previously approved grading limits, the Amendments are consistent with the HCP. 4. The Amendments are consistent with the South San Francisco General Plan. Amendments proposed relate only to the condominium portion of the approved project. All findings and analysis made in support of the 70 unit residential and commercial portions are unchanged. Specific findings related to the condominium amendments are set forth below. i. Housing Element Action 1C-3: Ensure that new development and rehabilitation efforts promote quality design and harmonize with existing neighborhood surroundings. Support excellence in design through the continued use of the design review board and/or staff. Analysis: The Amended Final Terrabay Specific Plan, Terrabay Specific Plan District zoning ordinance and the Precise Plan further this policy. The density of the project would not be increased, it would however be situated on a smaller portion of the condominium parcel. Sewer, water, storm drain and open space and a linear park are already in place and are continued in the Amended Final Terrabay Specific Plan lands. Precise plan and design review of detailed architectural and landscape drawings (as required by the Terrabay Specific Plan District Zoning Ordinance) ensure architectural compatibility. ii. Housing Element Policy 3E: Foster amenities needed by female-headed households. Action 3E-1 The City shall strongly encourage the inclusion of child-care and after-school care facilities within or near affordable and higher density housing and mixed use developments. Analysis: The Amendments incorporate the previously approved project and permit development of additional one bedroom units. The Amendments allow for 52 one bedroom units, 54 two bedroom units and 6 three bedroom units ranging in size from approximately 900 square feet to 1,500 square feet in area. The unit sizes and sales prices are intended to accommodate small households. iii. Transportation Element Policy 4.3-G-2: Provide safe and direct pedestrian routes and bikeways between and through residential neighborhoods, and to transit centers. Analysis: The Amendments conform with and implement this policy. The site planning proposed includes pedestrian trails, shuttle service to major transit areas and bike paths as previously approved in Final Terrabay Specific Plan, Chapter 20.63 and the Precise Plan. iv. Paradise Valley Terrabay Guiding Policy 3.8-G-1: Allow limited development that is in keeping with the character of the Paradise Valley/Terrabay area and its natural setting 4 Analysis: The Amendments conform with and implement this policy. The Final Terrabay Specific Plan, which includes the Recreation and Preservation parcels, limits development to areas predominately disturbed by Phase I grading activities and proposes clustering development and preserving open space. No changes to those parcels are made as part of the Amendments. Additionally, architectural and design changes in the Precise Plan have been incorporated to impart a more residential appearance to the condominium tower. v. The Amendments conform to the Open Space, Business Commercial and Medium Density Residential land use designations reflected in the General Plan, Final Terrabay Specific Plan, as amended, and the Vesting Tentative Map. vi. Housing Element Policy 1B. Provide assistance from all divisions, departments, and levels of the City Government, within the bounds of local ordinances and policies, to stimulate private housing development consistent with local needs. Action 1B-1 Support Private Market Construction: The program is designed to remove hurdles to constructing new market-rate housing units for above-moderate and moderate- income households so that units can be built at a rate that will meet the current and projected housing needs. Analysis: The Amendments conform to the Medium Density Residential Designation and (8.1-18.0 dwelling units per acre) provides for housing while preserving habitat and open space. All three phases of Terrabay would provide 603 housing units. The Amendments do not authorize additional units nor result in a reduction in the number of units previously approved. However, the number of one bedroom units increases from 14 to 52 with a resulting reduction in the number of two and three bedroom units. The change in unit distribution is based on market considerations and are intended to meet the need of working professionals in the East of 101 area and nearby airport. vii. Housing Element Policy 1C: Assure people a choice of locations by encouraging a variety of housing units in well planned neighborhoods. Analysis: The previously approved Final Terrabay Specific Plan and Precise Plan include a variety of housing units and types. The Amendments add one-bedroom units in a double loaded design within the condominium tower. The proposed project and the existing approved project that includes townhomes and a variety of sizes of detached units would provide an overall variety of housing. Recreational land uses are also included within the Terrabay planning area. 5. The Terrabay Specific Plan District Zoning Ordinance implements the Final Terrabay Specific Plan, as amended. In recommending approval, the Planning Commission relies on the extensive findings in the record, including environmental analyses, articulated at the June 6, 2002, meeting of the Planning Commission. As the Terrabay Specific Plan District Zoning Ordinance merely implements the particular standards, land uses, boundaries and development criteria of the Amended Final Terrabay Specific Plan, the findings related to consistency with the General Plan support consistency findings for the Specific Plan Zoning Ordinance. As an implementing 5 measure, the Terrabay Specific Plan District Zoning Ordinance is consistent with the Amended Final Terrabay Specific Plan. 6. Proper environmental documentation has been prepared on the Amendments in accordance with CEQA Guidelines section 15162(a). This finding is based upon all evidence in the record as a whole, including, but not limited to the following: City Council’s independent review of the proposed Amendments; the SEIR and relevant sections of the 1982 EIR and the 1996 Supplemental EIR and the entire 1999 SEIR, and Addendum thereto, which demonstrate that any significant impacts from the proposed development have either been avoided or mitigated to a level of less than significance or were addressed in the Statement of Overriding Considerations. No further environmental analysis is required when a prior EIR has been prepared for a project unless new impacts or mitigation measures are identified. The Amendments do not result in any new significant impacts or require changes to existing mitigation measures. Therefore, in accordance with CEQA Guidelines section 15162(a), no additional environmental review is required. 7. The condominium site is physically suitable for the proposed type and density of development. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: The site is suited for the type, density and location of commercial and residential development in that all the mitigation measures applicable to the Phase II and Phase III sites identified in the 1982 EIR, 1996 SEIR and 1999 SEIR are incorporated into the mitigation monitoring program for Phase II and Phase III. No changes to the mitigation monitoring program are required as a result of the Amendments nor do the Amendments result in a change in density or location over that previously analyzed and approved in the Final Terrabay Specific Plan, Terrabay Specific Plan District, Precise Plan or Vesting Tentative Map. 8. The design, improvements and constructions standards included within the Amendments are not likely to 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 1999 Supplemental Environmental Impact Report, together with the Environmental Impact Report prepared in 1982, the 1996 Supplemental Environmental Impact Report, and Addendum to the 1999 SEIR analyze the anticipated environmental effects of the proposed Phase II and Phase III development and together with the adopted mitigation monitoring program demonstrate that the project will either avoid or mitigate impacts of the project that are likely to cause serious public health problems, to cause substantial environmental damage, or to cause substantial and avoidable injuries to fish, wildlife or their habitat. 9. 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 II and 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 following: Planning Commission’s independent review of the proposed Amendments and the reports of the city engineer and other appropriate department heads. 6 10. As previously determined by the City Council, Phase II and Phase III of the Terrabay development provide, 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 following: the 1999 Supplemental Environmental Impact Report, together with the Environmental Impact Report proposed in 1982 and the 1996 Supplemental Environmental Impact Report, and Addendum related thereto, analyze the energy impacts of the project and provide to the extent feasible future passive or natural heating or cooling opportunities. 11. The proposed Amendments are consistent with the proposed Vesting Tentative Map. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: Planning Commission’s independent review of the Amendments and the previously approved Vesting Tentative Map; Planning Commission’s review of the comments of the Design Review Board; and, Planning Commission’s review of the staff report and supporting documents submitted with the application for Amendments and the approved Vesting Tentative Map. Based on the foregoing, the Planning Commission finds that the Precise Plan implements the project as proposed in the Amended Final Terrabay Specific Plan, including the incorporation of residential housing and preservation of open space as indicated on the Vesting Tentative Map. 12. The Amendments are consistent with the approved development agreement. This finding is based upon the Planning Commission’s independent review of the Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase III of the Terrabay Development, the First Amendment to the Restated and Amended Development Agreement, and the attached Amendments. The Amended and Restated Development Agreement for the Final Terrabay Specific Plan Lands was approved by Council on January 24, 2001. A First Amendment to the Restated and Amended Development Agreement was approved in January 2001, which implemented the changes made to the Final Terrabay Specific Plan related to the configuration of the 70 unit residential neighborhood and development approval process. The Development Agreement vests rights to develop the property in accordance with the previously approved Final Terrabay Specific Plan and its implementing ordinance, Chapter 20.63 of the South San Francisco Municipal Code, in effect as of January 11, 2001. The Amendments are consistent with the land uses, development intensities and design standards approved in the Development Agreement, as amended. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco does hereby: A. Recommend approval of an amendment to the Final Terrabay Specific Plan and authorize staff to make changes to the plan consistent with the Commission’s approval of same. B. Recommend approval of an amendment to the Terrabay Specific Plan District Zoning Ordinance and authorize staff to prepare text changes to Chapter 20.63 to reflect the amendments recommended by the Planning Commission. 7 C. Recommend approval of an amendment to the Precise Plan for the condominium project. * * * * * * * 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 6th day of June 2002 by the following vote: AYES: Commissioner D'Angelo, Commissioner Honan, Commissioner Meloni, Commissioner Sim, Commissioner Teglia, Vice Chairperson Ochsenhirt, Chairperson Romero NOES: None ABSTAIN:NONE ABSENT:NONE Thomas A. Sparks Secretary to the Planning Commission