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Record of Proceedings

South San Francisco Planning Commission Regular Meeting - January 17, 2020

Planning Commission — Friday, January 17, 2020
BodySouth San Francisco, California
SessionPlanning Commission
DateFriday, January 17, 2020
StatusFILED
Video Record
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Transcript — Verbatim
0:00

Item number two.

0:02

Report regarding a resolution making findings and determining that the disposition of the city of South San Francisco owned property located at 323 Miller Avenue in the residential core district is in conformity with the South San Francisco adopted general plan in accordance with provisions of state planning law govern code Section 65402 with the company resolution Thank you.

0:31

Before I move on, is it okay that we're on our screens are not showing tonight's meeting?

0:38

Oh, there we are.

0:40

Okay.

0:42

Is there anyone on the commission who would wish to um move any of the items on the consent calendar off of the consent calendar?

0:51

No.

0:51

Anything from staff on these items?

0:54

No.

0:55

Um with that, do I have a motion on the consent calendar?

1:02

I'll make a motion.

1:03

On items one and two.

1:04

Do I need to read out each motion individually or so for the whole consultation?

1:09

It could just be to approve the items on there on the motion to approve the items on the consent calendar.

1:14

I'll second.

1:15

Can I have a roll call, please?

1:19

Commissioner Evans?

1:20

Yes.

1:21

Commissioner Ferrara?

1:22

Yes.

1:23

Commissioner Zhang?

1:24

Yes.

1:25

Commissioner Shahade?

1:26

Yes.

1:27

Commissioner Bernardo?

1:28

Yes.

1:28

Vice Chair Wong?

1:30

Yes.

1:30

Chairperson Murphy.

1:31

Yes.

1:31

Motion passes.

1:32

Thank you.

1:36

Can we move on to item number three and have a reading of the item, please, for public hearing?

1:42

Report regarding consideration of a first amendment to the second amended and reinstated development agreement to the Gateway Business Plan Park Master Plan Project between the City of South San Francisco and BMR 700 Gateway LP, BMR 750, 800, 850 Gateway LP, BMR 900 Gateway LP, and BR BMR 1000 Gateway LP to make minor modifications to the previously adopted development agreement and determining that no subquential environmental document is necessary pursuant to the criteria of Section 15162 of the California Environmental Quality Act guidelines with an accompanying resolution.

2:29

Thank you.

2:29

With that, I'll turn it over to staff for staff report.

2:32

Yeah, good evening, Chair Murphy, Vice Chair Wong, and fellow commissioners.

2:42

So the project that we are talking about you all are fairly familiar with.

2:49

We're uh looking at the gateway master plan.

2:53

Um this shows the general location with the overall master plan boundaries highlighted in red.

3:01

Um a master plan and phase one precise plan were approved back in 2013.

3:08

Um phase one as it was originally approved.

3:14

As anybody who's driven by knows, uh it is now basically up and looks like that image.

3:21

The shell was recently completed and tenant improvements are currently being worked on.

3:27

Most recently, phases two and three of uh the precise plans for phases two and three were reviewed by the planning commission.

3:36

Construction has begun on phase two uh with vertical construction now apparent.

3:41

Um as you can see the the site is progressing quickly as part of all of them, the master plan project.

3:49

The city did enter into a development agreement with the applicants.

3:53

Uh the planning commission has reviewed a couple of amendments to the development agreements.

3:57

Most recently was the second amended and restated DA, uh, which was in 2018.

4:04

The current requests uh for amendment relates to the replacement child care obligation.

4:12

And so the existing the second amended and restated DA provides three separate options for the provision of child care.

4:19

Uh the first option relates to if the project were to construct more than 750,000 square feet or more of gross flare area, there was a specific requirement for them.

4:31

The second option was if new construction did not exceed 650,000 square feet, then it would allow for an in-lufe fee calculation and payment.

4:41

And then the third option was that if neither of the previous options were completed, the owners would pay a fee equal to the city's estimated reasonable costs required to construct a child care facility ourselves.

5:00

So the applicant is proposing revisions that would substitute all of those three options and basically just include a payment of a fee in total of $7.5 million.

5:10

$1 million would be due within 30 days of the effective date of the amendment, and that 1 million could be used for any city project.

5:21

The remaining 6.5 million would be due prior to the issuance of a temporary certificate of occupancy for phase two, and that would be required to be used for child care facility needs.

5:35

The staff report does include a discussion of how that $7.5 million amount was determined.

5:42

And if after the report you want to get into that in more detail, we we can discuss that further.

Discussion Breakdown — Share of Meeting
Signage█████████████████████████████████████37%
Land Use Planning██████████████████████████26%
Procedural████████████████████████24%
Child Care Services████████8%
Zoning███3%
Design Review██2%
Summary of Proceedings

South San Francisco Planning Commission Regular Meeting - January 17, 2020

The South San Francisco Planning Commission met on January 17, 2020, to consider several items including amendments to a development agreement for the Gateway Business Park, a digital billboard project at 345 Shaw Road, a master sign program for the Genesis campus, and the annual reorganization of the commission. All items were approved unanimously.

Consent Calendar

  • Items 1 and 2: Approved resolutions finding that the disposition of city-owned properties at 432 Baden Avenue and 323 Miller Avenue conforms to the General Plan, allowing their sale. No discussion or opposition.

Public Comments & Testimony

  • No public comments were made on any of the agenda items.

Discussion Items

  • Item 3: First Amendment to Gateway Business Park Development Agreement – Staff presented a proposal to replace three existing childcare options with a single $7.5 million payment: $1 million due within 30 days (usable for any city project) and $6.5 million due before Phase 2 temporary certificate of occupancy (dedicated to childcare facilities). Staff noted the current childcare impact fee fund balance is approximately $5.5 million, with about $1.1 million previously expended on the Seabaker expansion and library improvements. The applicant, Salil Pyapalli of Biomed Realty, said Phase 2 would be completed in about two years. Commissioner questions focused on the use of accumulated fees and the structure of the payment; staff clarified that the $1 million is intended for the civic campus project and the remainder for a specific childcare project near that campus. No public testimony. The commission adopted a resolution recommending City Council approval.
  • Item 4: Digital Billboard at 345 Shaw Road – Staff described a proposal by Clear Channel for an 80-foot tall, double-faced digital billboard on property zoned Mixed Industrial. Key terms: 30-year development agreement, $80,000 annual payment ($40,000 per face), a $1 million one-time in-lieu fee (for two sign faces not removed), removal of an existing billboard at the Caltrain station, reimbursement of up to $140,000 for city gateway signs, and two weeks of free city advertising per quarter. Staff confirmed that the 2015 Initial Study/Mitigated Negative Declaration remains sufficient for CEQA. The applicant, Bruce Qualls, expressed appreciation for the city relationship. Commissioners asked about remaining static billboards (estimated 12-15 along 101) and the process for additional digital billboards (would require a zoning amendment). No public testimony. The commission adopted a resolution recommending City Council approval.
  • Item 5: Master Sign Program for 1, 2, 3 Tower (Genesis Campus) – Staff presented a sign program for tenant and wayfinding signs at the Terrabay Specific Plan Zoning District. Existing success factors signage is compliant; the SAP sign will become legal nonconforming until replaced. Commissioners clarified that changes to nonconforming signs must meet new program standards. No public testimony. The commission approved the master sign program and design review, finding it categorically exempt from CEQA.
  • Item 6: Annual Reorganization of the Planning Commission – Chair JulieAnn Murphy ended her term. Vice Chair Alan Wong was nominated and elected as Chair for 2020 (unanimous). Commissioner Michele Evans was nominated and elected as Vice Chair (unanimous). The commission thanked the outgoing chair for her leadership.

Key Outcomes

  • Item 3: Resolution recommending City Council approval of the First Amendment to the Gateway Business Park Development Agreement passed 7-0.
  • Item 4: Resolution recommending City Council approval of the digital billboard project (development agreement, relocation agreement, sign permit) and CEQA determination passed 7-0.
  • Item 5: Approval of the master sign program and design review (DR19-0049, SIG19-0015) passed 7-0.
  • Item 6: Alan Wong elected Chair and Michele Evans elected Vice Chair of the Planning Commission for 2020, both by unanimous vote.

Meeting Transcript

Item number two. Report regarding a resolution making findings and determining that the disposition of the city of South San Francisco owned property located at 323 Miller Avenue in the residential core district is in conformity with the South San Francisco adopted general plan in accordance with provisions of state planning law govern code Section 65402 with the company resolution Thank you. Before I move on, is it okay that we're on our screens are not showing tonight's meeting? Oh, there we are. Okay. Is there anyone on the commission who would wish to um move any of the items on the consent calendar off of the consent calendar? No. Anything from staff on these items? No. Um with that, do I have a motion on the consent calendar? I'll make a motion. On items one and two. Do I need to read out each motion individually or so for the whole consultation? It could just be to approve the items on there on the motion to approve the items on the consent calendar. I'll second. Can I have a roll call, please? Commissioner Evans? Yes. Commissioner Ferrara? Yes. Commissioner Zhang? Yes. Commissioner Shahade? Yes. Commissioner Bernardo? Yes. Vice Chair Wong? Yes. Chairperson Murphy. Yes. Motion passes. Thank you. Can we move on to item number three and have a reading of the item, please, for public hearing? Report regarding consideration of a first amendment to the second amended and reinstated development agreement to the Gateway Business Plan Park Master Plan Project between the City of South San Francisco and BMR 700 Gateway LP, BMR 750, 800, 850 Gateway LP, BMR 900 Gateway LP, and BR BMR 1000 Gateway LP to make minor modifications to the previously adopted development agreement and determining that no subquential environmental document is necessary pursuant to the criteria of Section 15162 of the California Environmental Quality Act guidelines with an accompanying resolution. Thank you. With that, I'll turn it over to staff for staff report. Yeah, good evening, Chair Murphy, Vice Chair Wong, and fellow commissioners. So the project that we are talking about you all are fairly familiar with. We're uh looking at the gateway master plan. Um this shows the general location with the overall master plan boundaries highlighted in red. Um a master plan and phase one precise plan were approved back in 2013. Um phase one as it was originally approved. As anybody who's driven by knows, uh it is now basically up and looks like that image. The shell was recently completed and tenant improvements are currently being worked on. Most recently, phases two and three of uh the precise plans for phases two and three were reviewed by the planning commission. Construction has begun on phase two uh with vertical construction now apparent. Um as you can see the the site is progressing quickly as part of all of them, the master plan project. The city did enter into a development agreement with the applicants. Uh the planning commission has reviewed a couple of amendments to the development agreements. Most recently was the second amended and restated DA, uh, which was in 2018.

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