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Report regarding a resolution making findings and determining that the sale of a property on Sylvester Road (APN 015-031-090) to the Trammell Crow Company is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402) (Adena Friedman, Chief Planner).
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RECOMMENDATION
Recommendation
It is recommended that the Planning Commission adopt a resolution making findings determining that the sale of a property on Sylvester Road is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402)
MOTION FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION:
1. Move to adopt a resolution making findings that sale of a property on Sylvester Road is in conformance with the South San Francisco adopted General Plan.
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BACKGROUND/DISCUSSION
Following the City Council’s authorization, the City recently completed the purchase of several tax delinquent properties from the San Mateo County Tax Collector’s Office, via a Chapter 8 tax sale (see Attachment 1, Recorded Property Deed). A Chapter 8 tax sale allows public agencies to purchase tax defaulted properties for a public purpose. One of the properties that the City purchased is a portion of Sylvester Road (APN 015031090), which the City now intends to sell to the Trammell Crow Company, the developer of the 120 E. Grand Research & Development (R&D) project.
Parcel Information
This property is a 17,162 square foot section of Sylvester Road north of Associated Road (see Attachment 1 for a map of this parcel and images of recent conditions). It is vacant right-of-way that is currently privately owned and surrounded by other privately-owned rights-of-way in the middle of a fully entitled life sciences redevelopment project at 120 E. Grand Avenue, led by the Trammell Crow Company.
120 E. Grand Avenue Project Information
The 120 E. Grand project, approved by the Planning Commission in May 2023, will consist of two new office / R&D buildings, an amenity building, and a parking garage when constructed. The project will require access via Sylvester Road, either via acquisition of the roadway parcel or via easement, as well as a dedication to the City of a Public Utility Easement. This requirement was included as part of the project’s Conditions of Approval (Engineering Mapping and Agreements Condition #15).
The sale to Trammell Crow will recoup the City’s purchase costs, and the purchase and sale agreement will include protections to preserve the parcels as right-of-way. This will facilitate the efficient and orderly development of the surrounding life science projects and is consistent with the private ownership patterns of the surrounding street network.
GENERAL PLAN CONFORMANCE
In accordance with the provisions of State Planning Law (Govt. Code Section 65402), prior to acquisition or sale of real property by the City, the Planning Commission, as the planning agency for the City, is required to find such acquisition is in conformity with the adopted general plan. The Planning Commission previously approved a General Plan Conformance Consistency finding for the purchase of the Sylvester Parcel via a Chapter 8 Tax Auction, in February, 2024. (See Attachment 2, Resolution 2938-2024). This subsequent General Plan Conformance Consistency finding is for the sale of the property to the Trammell Crow Company, which will allow the City to fully complete this transaction.
The General Plan contains policy direction relevant to the sale of the subject parcel, including:
• Land Use Goal 4: High-quality residential neighborhoods.
• Land Use Policy 1.2: Connectivity in complete neighborhoods.
• Sub-Area Policy 16.1: Implement public realm improvements near the Caltrain station.
• Mobility Policy 2.1: Incorporate complete streets improvements into all roadway and development projects.
The proposed sale of this property will help support the planned redevelopment of the East of 101 area, with a focus on multi-modal access near the Caltrain station, thus conforming to the City’s General Plan.
ENVIRONMENTAL REVIEW
The proposed sale of this property is consistent with the General Plan and previously entitled projects and does not contemplate additional development, therefore, no CEQA action is required by the Planning Commission at this time.
CONCLUSION
It is recommended that the Planning Commission make findings that determine that the sale of a parcel on Sylvester Road (APN 015-031-090) is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402).
Attachments:
1. Property Deed
2. Sylvester Parcel Map
3. Resolution 2938-2024