HomeMy WebLinkAboutReso 148-2000RESOLUTION NO. 148-2000
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING A GENERAL PLAN
AMENDMENT, THE FINAL TERRABAY SPECIFIC PLAN,
AND A SPECIFIC PLAN MAP AMENDMENT RELATING
TO 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. 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
and 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 existing 1996 Specific Plan governing the use of this property does not
identify the architecture or the location of the land uses nor does it address the archaeological site
or wetlands; and,
WHEREAS, the proposed third specific plan 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
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 conceptual land use designations and land uses contained in the 1996 Terrabay
Specific Plan with respect to the Commons, Point (Phase II) and Commercial (Phase III) land
uses. Precise plan approvals are required prior to any development; and,
WHEREAS, the proposed Final Terrabay Specific Plan creates a 25.73 acre "Preservation
Parcel" in the mid- to north-area of the commercial lands pursuant to the Mutual Release and
Settlement Agreement between the City, Myers, San Bruno Mountain Watch and the Center for
Biological Diversity; and,
WHEREAS, the proposed Final Terrabay Specific Plan creates a 2.69 acre "Buffer Parcel"
located adjacent to and south of the Preservation Parcel which provides a "buffer area" between the
Preservation Parcel and the Office Parcel, consistent with the terms of the aforementioned Settlement
Agreement; and,
WHEREAS, the proposed Final Terrabay Specific Plan creates an 8.22 acre "Recreational
Parcel" with a proposed recreation center. Additionally, the portion of Recreation Parcel that
contains Viola Pendunculata will be dedicated to the County of San Mateo for inclusion in San
Bruno County Mountain Park and the boundary line of the HCP is revised to accommodate the
protection and conveyance of the habitat; and,
WHEREAS, the proposed Final Terrabay Specific plan creates a 14.96 acre "Residential
Parcel" consisting of the remaining areas of the Phase II Residential area near the Point. There are
proposed on the Residential Parcel 70 units of single family attached units on the mid and eastern
portions of the site and a 96 unit condominium building on the western portion of the site. The Final
Terrabay Specific Plan also proposes 32 units of moderate income housing to be provided off site;
and,
WHEREAS, the proposed Final Terrabay Specific Plan creates a 18.08 "Office Parcel"
which consists of the remaining portion of the commercial area south of the Preservation and Buffer
Parcels and a portion of what was the Point Area. The proposal is for an office tower consisting of
665,000 square feet of commercial office space including: 1) 7,500 square feet of ground floor
support retail; 2) a 9,000 square foot child care facility for up to 100 children; 3) a 4,000 square foot
Performing Arts Center that seats 150 people; and 4) 1,785 parking spaces; 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,
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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, a Map Amendment to the Specific Plan is required in order to reflect the
proposed parcels and allow adoption of the Final Terrabay Specific Plan; and,
WHEREAS, the Terrabay Specific Plan District Zoning Ordinance will be amended after
adoption of the Final Terrabay Specific Plan and the amendments will incorporate the land use
designations and development criteria contained in the Final Terrabay Specific Plan; and,
WHEREAS, on November 2, 2000 and November 16, 2000, the Planning Commission
held properly noticed public hearings to consider the proposed General Plan General Plan
Amendment, the Final Terrabay Specific Plan and the Specific Plan Map Amendment; and,
WHEREAS, on November 16, 2000, the Planning Commission recommended approval
of the General Plan Amendment, the Final Terrabay Specific Plan and the Specific Plan Map
Amendment; and,
NOW THEREFORE, BE IT RESOLVED that the City Council 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 and
November 16, 2000; and 9) Testimony and materials presented at the public hearing before the
City Council on November 21, 2000:
1. 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:
Housing Element Policy lB: 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.
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ii.
iii.
Action 1B-l: 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.
Housing Element Policy lC: 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
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 Final Terrabay Specific
Plan. The 1996 Terrabay Specific Plan identifies this housing mix for the
Terrabay project.
Action 1C-l: 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.
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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.
Bo
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.
The proposed Specific Plan amendment 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).
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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
Specific Plan would conform to the City's General Plan and implement Housing
Element Policies lB and lC.
Bo
The Final Terrabay Specific Plan conforms to the Open Space, Business Commercial
and Medium Density Residential land use designations.
Co
The proposed Final Terrabay Specific Plan would conform with or implement the
following General Plan policies.
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
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limited to sewers, water, storm drainage and parks;
ii.
iii.
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.
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 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.
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.
vi.
vii.
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.
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.
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
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
approximately 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.
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.
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VII1.
Habitat and Biological Resources Conservation: Chapter 7.1 Guiding
Policy 7.1-G-l: 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.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City
of South San Francisco does hereby:
Approve the General Plan Amendment attached hereto and incorporated herein as
Exhibit A.
Approve the Final Terrabay Specific Plan attached hereto and incorporated herein
as Exhibit B.
Co
Approve the Specific Plan Map Amendment, attached hereto and incorporated
herein as Exhibit C.
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I hereby certify that the foregoing Resolution was introduced and adopted by the City
Council of the City of South San Francisco at a Special meeting held on the 21st day of
November , 2000 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Councilmembers Pedro Gonzalez and Eugene R. Mullin, Mayor Pro Tem
Joseph A. Fernekes and Mayor Karyl Matsumoto
None.
None.
Councilman John R. Penna
ATTEST:
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EXHIBIT A
PAGE 2 OF 2
GENERAL PLAN TEXT AMENDMENT
The text amendment on page 39 of the General Plan shall read:
Dwelling types may include attached or detached single-family housing,
duplexes, triplexes, fourplexes, and townhomes ~