HomeMy WebLinkAboutReso 64-2015 RESOLUTION NO. 64-2015
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING AMENDMENTS TO THE
GENERAL PLAN, 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.
WHEREAS, the City Council reviewed and carefully considered the information in the
Addendum prepared for the 2015 Project, and by separate resolution considered 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 24, 2015 the City Council 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 take public testimony.
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 meeting held on June 4, 2015, and Planning Commission deliberations;
all site plans, and all reports, minutes, and public testimony submitted as part of the City
Council's duly noticed June 24, 2015 meeting, and City Council deliberations; and any other
evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City
Council 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), Specific Plan Amendment (Exhibit C) and
Precise Plan Drawings (Exhibit D) 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, Sailesh Mehra.
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.
2-1-13: 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, 4-2-1-6: 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.
4-3-1-4: 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. 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 City Council of the City of South San
Francisco hereby makes the findings contained in this Resolution, approves the General Plan
Amendment (attached as Exhibit B), the Specific Plan Amendment (attached as Exhibit C) 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 D).
BE IT FURTHER RESOLVED that the approvals stated herein are conditioned upon the
approval of the Terrabay Specific Plan District Zoning Text Amendments.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately
upon its passage and adoption.
* * * * *
I hereby certify that the foregoing Resolution was regularly introduced and adopted by
the City Council of the City of South San Francisco at a regular meeting held on the 24th day of
June 2015 by the following vote:
AYES: Councilmembers Karyl Matsumoto and Liza Normandy
Vice Mayor Mark N. Addiego and Mayor Richard A. Garbarino
NOES: None
ABSTAIN: None
ABSENT: Councilmember Pradeep Gupta
ATTEST: .e4- 1
Deputy City Clerk
Exhibit A
Conditions of Approval
2015 AMENDMENT TO THE FINAL TERRABAY PHASE III SPECIFIC PLAN,
PRECISE PLAN AND CONDITION OF APPROVAL
PPM15-001, GPA15-0003, SPA15-0002, UPM15-0003
(as recommended by the Planning Commission, unless otherwise noted)
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
I The condition contains the requirements of 2006 and is updated to require a 32 percent mode shift.
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.
5. Prior to the issuance of a building permit for the North Tower, Applicant shall satisfy
all outstanding obligations from prior project entitlements. (requested by Applicant
via June 18, 2015 letter.)
6. These conditions of approval shall run with the land and be recorded against the
property. These conditions of approval shall be binding on the developer and all
successors in interest. Any successor in interest shall execute an assumption and
assignment agreement approved as to form by the City for any obligations
outstanding at the time of transfer of interest. (requested by Applicant via June 18,
2015 letter.)
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.
16. Prior to the issuance of an occupancy permit for the North Tower building, applicant,
(and any successor in interest) shall make a one-time payment of $600,000 to the
City, which will be used for new equipment for the City's Fire Department to help
serve the increased service needs associated with multi-story R&D facilities.
Examples of increased needs, include but are not limited to, the Fire Department's
potential purchase of: a quint apparatus, ladder truck, engine, ambulance, utility
vehicle, and/or related equipment and training associated with those apparatus to
serve the multi-story R&D facilities. The $600,000 payment shall be made within
twelve (12) months after commencement of construction of the North Tower, but in
no event later than January 31, 2017. (requested by Applicant via June 18, 2015
letter.)
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
Terrabay 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 ' -. - - - _ .. . ., ; . • includes permits
up to 611 715 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
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 300,0001 - 300,000 714
Commercial (hotel)
Business 665,0002'7 - 665,000' 2,0466
Commercial (Office
Commercial)
Retail 29,8033
Downtown - - - -
Commercial
Office - - - -
Business & 665,0004'' - - 900
Technology Park
(R&D)
Industrial - - - -
Terrabay 26,9405 NA
Community Support
Community 43,000 - - 86
Commercial
Institutional and Terrabay Fire Station and Terrabay NA
Recreation Recreation Center
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.
2456337.1
Exhibit C
Specific Plan Amendment
EXHIBIT C
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-20t 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 7,500 0
Product Design Studio 0 15,007
Performing Arts Facility 4,432 0
Parking 962 spaces 990 spaces
Recreational Opportunities 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 D
Precise Plan Drawings