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HomeMy WebLinkAboutPC Meeting (Reso 2605-2000) - Terrabay Final SP, GPA SPA & DA 1 RESOLUTION NO. _2605-2000_ PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING APPROVAL OF THE FINAL TERRABAY SPECIFIC PLAN, A GENERAL PLAN AMENDMENT, AND A SPECIFIC PLAN AMENDMENT AND DEVELOPMENT AGREEMENT FOR THE REMAINING PARCELS IN TERRABAY WHEREAS, the Terrabay lands have an extensive planning history dating to the early 1980’s; and WHEREAS, the City Council of South San Francisco and Board of Supervisors of the County of San Mateo approved the first Terrabay Specific Plan in 1982. The Plan addresses development of the three phases of Terrabay consisting of two residential phases (Phases I and II) and one commercial phase (Phase III). On May 18, 1983, the City Council approved and adopted a development agreement (DA) for Terrabay. A ten-year extension to the Terrabay Specific Plan was approved by City Council on December 18, 1996 which extends the terms of the Plan to February 14, 2007; and WHEREAS, The 1996 Specific Plan extends and replaces the 1982 Plan by incorporating all of its terms and updating certain information in the Plan. The 1982 and 1996 Specific Plans are now referred to as the 1996 Terrabay Specific Plan. A ten-year extension to the DA regulating the 1996 Terrabay Specific Plan was approved by the City Council on January 8, 1997. On September 25, 1996, an amendment to the Terrabay Specific Plan was also approved in order to provide for an in-lieu fee for the child care lot (known as lot 179 which is applicable to Phase I development and located in the Village neighborhood). The 1996 Specific Plan encompasses and governs all three phases of Terrabay; and WHEREAS, the second specific plan, identified as the Woods Only Specific Plan II was adopted by City Council on May 12, 1999. The Woods Only Specific Plan modifies and reflects the City Council approvals to the Phase II-Woods land use along with the Amended and Restated Development Agreement adopted by City Council on December 15, 1999. The Woods Only Specific Plan is supported by the Certified 1998-99 Supplemental Environmental Impact Report, as well a, the 1996 and 1982 environmental impact reports. Additionally, the Plan is governed by the terms of the adopted Amended and Restated Development Agreement (December 15, 1999), the Conditions of Approval (adopted by City Council on May 12, 1999) and the Habitat Conservation. The Woods Only Specific Plan replaces the conceptual land use descriptions contained in the 1996 Specific Plan with respect to the Woods Only (Phase II); and WHEREAS, the proposed third specific plan for Terrabay addresses the properties known as the “Remaining Parcels” of Terrabay. The parcels include the lands historically referred to as the Commons, Point and Commercial. The proposed specific plan is referred to as the “Final Terrabay Specific Plan” and is attached hereto as Exhibit B and incorporated herein by this 2 reference. The Final Terrabay Specific Plan contains residential and commercial land uses as well as habitat and cultural preservation parcels. The Final Terrabay Specific Plan will expunge and replace all land use designations and land uses, conceptual or otherwise, of the 1996 Terrabay Specific Plan with respect to the Commons, Point (Phase II) and Commercial (Phase III) land uses; and WHEREAS, if the Final Terrabay Specific Plan is approved, the 1996 Terrabay Specific Plan will govern Phase I Village and Park. The 1999 Woods Only Specific Plan governs Phase II Woods Only and the proposed Final Terrabay Specific Plan will govern the remaining lands consisting of Commons and Point (Phase II) and Commercial (Phase III); and WHEREAS, certain amendments to the South San Francisco General Plan, shown in Exhibit A attached hereto and incorporated herein by this reference, are necessary to allow for adoption of the Final Terrabay Specific Plan; and WHEREAS, the City and Myers Peninsula Development Company, L.L.C., have prepared a Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase III of the Terrabay Development (attached hereto as Exhibit “C”); and WHEREAS, the Restated and Amended Development Agreement sets forth the agreed upon terms that, in addition to the Final Terrabay Specific Plan, will govern development of the Remaining Parcels of Terrabay; and WHEREAS, the Restated and Amended Development Agreement is consistent with the Final Terrabay Specific Plan and implements the Plan consistent with all applicable land use regulations; and WHEREAS, on November 16, 2000, the Planning Commission held a properly noticed public hearing to consider the proposed General Plan and Specific Plan amendments; and 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 submitted at the City Council study session on April 24, 2000; 5) Testimony and materials submitted at the Planning Commission study sessions of June 1, 2000 and September 14, 2000; 6) Testimony and materials submitted at the Design Review Board meeting on June 20, 2000; 7) Testimony and materials submitted at the Historic Preservation Commission on June 8, 2000; 8) Testimony and materials submitted at the Planning Commission meeting on November 2, 2000; and 9) Testimony and materials, including the Restated and Amended Development Agreement for Remaining Parcels of Phase II and Phase III of the Terrabay 3 Development, submitted at the Planning Commission meeting on November 16, 2000: 1. California Environmental Quality Act (CEQA) Public Resources Code Section 15164 permits the use of an Addendum to an existing certified environmental impact report (EIR) under specified circumstances. Based on the analysis contained in the Staff Report and the Final Terrabay Specific Plan, the appropriate CEQA document is an Addendum to the SEIR. An Addendum to the Certified 1998-99 SEIR has been prepared and is available for review in the South San Francisco Planning Division. 2. The proposed General Plan Amendment is internally consistent with the South San Francisco General Plan. This finding is based on the following facts and analyses: A. The proposed medium density land use designation conforms with and implements the Housing and General Plan policies as identified below: i. 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 medium density land use designation (8.1-18.0 dwelling units per acre) would provide for an additional 166 housing units on the Terrabay site while preserving habitat and open space. The proposed development in the Final Terrabay Specific Plan would conform to this designation at 11.1 dwelling units per acre. The language in the proposed Final Terrabay Specific Plan also states that 32 moderate-income units will be provided off-site. Additionally, the Housing Element of the General Plan (page 40) identifies the Terrabay site as having the potential to add 719 housing units to the City’s housing stock. All three phases of Terrabay (should the Final Terrabay Specific Plan be approved) would provide 587 housing units. ii. Housing Element Policy 1C: Assure people a choice of locations by encouraging a variety of housing units in well-planned neighborhoods. Analysis: The medium density land use designation on the Terrabay site would implement this policy. The proposed Final Terrabay Specific Plan includes a TDM Program, child-care, a recreation center and a variety of housing units and types. The proposed project, coupled with the previously approved projects, would provide a diverse housing unit mix. The Final Terrabay Specific Plan proposes 70 attached housing units to be configured 4 in groupings of 3, 4 and 5 units. The Plan also proposes a 96-unit condominium/apartment tower. A text amendment to the General Plan is required to achieve consistency between the definition of multi-family dwelling units contained in the General Plan and the definition provided in the Zoning Ordinance. Additionally, the text amendment would allow development of the housing types proposed in the October Final Terrabay Specific Plan. The 1996 Terrabay Specific Plan identifies this housing mix for the Terrabay project. iii. Action 1C-1: Review the zoning ordinance for adequate tools for flexibility: Encourage a variety of unit sizes and mix of housing types including single-family, condominiums, cluster projects, PUD’s, townhomes, cooperatives, mobile homes, senior projects and manufactured housing. Analysis: The existing 1996 Terrabay Specific Plan and Terrabay Specific Plan District Zoning Ordinance provides for development of condominium and townhome units on the site. Both the proposed land use designation and the proposed Final Terrabay Specific Plan implement this policy. iv. Jobs/Housing Balance: The General Plan speaks to the City’s jobs/housing imbalance (page 52 General Plan). The medium density residential land use designation would assist in bridging the gap between the availability of housing in the City and the abundance of jobs. B. The text amendment would clarify the definitions and text of the General Plan as analyzed in the Staff Report dated November 2, 2000. The text amendment is required in order to obtain consistency between the definition of multifamily housing in the General Plan and that contained in the South San Francisco Zoning Ordinance. 2. The proposed Specific Plan and General Plan amendment is consistent with the Airport Land Use Plan. Dave Carbone, Staff Administrator of the C/CAG San Mateo County Airport Land Use Committee (ALUC) reviewed the proposed Final Terrabay Specific Plan and found the Plan to be in compliance with the ALUC requirements (letter of October 25, 2000). 3. The proposed Specific Plan and General Plan amendment is consistent with the Habitat Conservation Plan. ( HCP ) Victoria Harris, biologist with Thomas Reid Associates (The Plan Administrator) reviewed the proposed 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. 4. The proposed Final Terrabay Specific Plan is consistent with the South San Francisco General Plan as proposed to be amended. This finding is based on the following facts and analysis: A. As identified above, under the General Plan analysis, the proposed Final Terrabay Formatted: Bullets and Numbering 5 Specific Plan would conform to the City’s General Plan and implement Housing Element Policies 1B and 1C. B. The Final Terrabay Specific Plan conforms to the Open Space, Business Commercial and Medium Density Residential land use designations. C. The proposed Final Terrabay Specific Plan would conform with or implement the following General Plan policies. 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. All future major housing projects will be evaluated according to the following factors: Effects the proposed densities will have on the surrounding neighborhoods, streets, and the community as a whole; Need for additional infrastructure improvements, including but not limited to sewers, water, storm drainage and parks; Need for additional public services to accommodate the project including but not limited to police, fire, public works, libraries, recreation, planning, engineering, administration, finance, building and or other applicable services; and, Cost /revenue impacts, especially of major projects. Analysis: The proposed medium-density land use designation and the proposed Final Terrabay Specific Plan would further this policy. The density of the project would not be increased, it would however be clustered with this land use designation. Sewer, water, storm drain and open space and a linear park are already in place and are proposed to be continued for the Final Terrabay Specific Plan lands. The developer, through the development agreement, will contribute to the City’s infrastructure projects. Developer will either construct the infrastructure improvements identified in the Certified 1998-99 SEIR or pay an in-lieu fee for those improvements. Precise plan and design review of detailed architectural and landscape drawings (as required by the Terrabay Specific Plan District Zoning Ordinance) would 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- 6 care and after-school care facilities within or near affordable and higher density housing and mixed use developments. Analysis: The proposed Final Terrabay Specific Plan is in conformance with and implements this policy. There is a moderate-income component built into the Plan and a day care center is proposed within the Plan area. The proposed residential component includes one, two and three bedroom units ranging in size from 1,000 to 1,500 square feet in area. The unit size would accommodate a small household. 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 proposed Final Terrabay Specific Plan is in conformance with and implements this policy. The site planning proposed includes pedestrian trails, shuttle service to major transit areas and bike paths. iv. Transportation Element Policy 4.3-G- 3: In partnership with the local employers, continue efforts to expand shuttle operations. Analysis: The proposed Final Terrabay Specific Plan is in conformance with and implements this policy. The TDM Program includes shuttle service to major transit areas and would serve both the residential and commercial component of the project. v. Parks, Public Facilities and Services Element Policy 5.1-G-5: Develop linear parks in conjunction with major infrastructure improvements and along existing utility and transportation rights-of-way. Analysis: The proposed Final Terrabay Specific Plan is in conformance with and implements this policy. The proposed Final Terrabay Specific Plan incorporates a linear park and pedestrian paths. vi. Open Space and Conservation Policy 7.1-G-2: Protect and, where reasonable and feasible, restore salt marshes and wetlands. Analysis: The proposed Final Terrabay Specific Plan is in conformance with and implements this policy. The Final Terrabay Specific Plan proposes a 25.73 acre Preservation Parcel to preserve the archaeological site, wetlands and Viola Pedunculata. The Preservation Parcel (a required element by the Settlement Agreement between the City, Myers, San Bruno Mountain Watch and the Center for Biological Diversity) is located in the mid-to north-area of the commercial lands. The Preservation Parcel would preserve the shell mound, wetlands and viola. The Final Terrabay Specific Plan also proposes 7 wetland mitigation on the Preservation Parcel for both the 1/10 acre wetland loss due to development proposed in the Final Terrabay Specific Plan and 0.83 acre wetland loss due to the hook ramps project. The replacement is proposed at a 1.5:1 ratio. A Map Amendment to the General Plan is required to modify the boundaries of the commercial lands and create a Preservation Parcel that is consistent with the Final Terrabay Specific Plan and Settlement Agreement. vii. 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 Analysis: The proposed Final Terrabay Specific Plan is in conformance with and implements this policy. The proposed Final Terrabay Specific Plan would limit development to areas predominately disturbed by Phase I grading activities and proposes clustering development and preserving open space. viii. Habitat and Biological Resources Conservation: Chapter 7.1 Guiding Policy 7.1-G-1: Protect special status species and supporting habitats within South San Francisco, including species that are State or federally listed as endangered, threatened or rare. Analysis: The existing General Plan land use designation is Low Density Residential and the proposed designation is Open Space. Designating the Recreation Parcel as Open Space would implement the policy above. Additionally, a YMCA use would be compatible with an Open Space designation in that it would use limited site area, be supervised and would include an educational program component. A YMCA use would provide an opportunity to provide information to the users of the site with respect to the Mountain’s cultural, geographic and biological heritage and resources. A Map Amendment is required to change the designation of the parcel from Low Density Residential to Open Space. Such an amendment furthers those policies in the General Plan relating to preservation of open space. ix. Habitat and Biological Resources Conservation Chapter 7.1: Implementing Policy 7.1-1-1:0 Cooperate with State and federal agencies to ensure that development does not substantially affect special status species appearing on any State or federal list for any rare, endangered or threatened species. Require assessments of biological resources prior to approval of any development on sites with ecologically sensitive habitat. Analysis: Designating the Preservation and Recreation Parcels as Open Space and moving the HCP fence line to include the Viola Pedunculata on the Recreation Parcel implements this policy. Additionally, moving the fence line to include additional land within the HCP area implements this policy. 8 5. A Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase III is attached as Exhibit C. The Development Agreement implements and clarifies obligations set forth in the Final Terrabay Specific Plan and is consistent with those obligations. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco does hereby: A. Recommend approval of the Addendum to the Certified 1998-99 SEIR. B. Recommend approval of the General Plan Amendment attached hereto and incorporated herein as Exhibit A. C. Recommend approval of the Final Terrabay Specific Plan attached hereto and incorporated herein as Exhibit B. D. Recommend approval of the Restated and Amended Development Agreement for Remaining Parcels of Phase II and Phase III of the Terrabay Development attached hereto and incorporated herein as Exhibit C. 9 * * * * * AYES: Commissioner D'Angelo, Commissioner Teglia, Vice Chairperson Meloni and Chairperson Sim NOES: Commissioner Romero and Commissioner Honan ABSTAIN: None ABSENT: Commissioner Baldocchi ATTEST: Commission Secretary Thomas C. Sparks