HomeMy WebLinkAboutReso 08-2006
RESOLUTION NO. 08-2006
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTH SAN FRANCISCO: 1) APPROVING P03-0092 AND
MITIGATED NEGATIVE DECLARATION MND03-0001, TO
ALLOW DEVELOPMENT OF HIGH DENSITY RESIDENTIAL
TRANSIT VILLAGE PROJECT ON A 2.04 ACRE SITE
LOCATED AT THE INTERSECTION OF EL CAMINO REAL
AND BART DRIVE IN THE PLANNED COMMERCIAL AND
THE TV TRANSIT VILLAGE ZONE DISTRICTS; 2)
APPROVING SA03-0001, THE VESTING SUBDIVISION MAP
FOR CONDOMINIUM PURPOSES, RELATED THERETO; AND,
3) ADOPTING SOUTH SAN FRANCISCO GENERAL PLAN
AMENDMENT GPA03-0001 TO MODIFY THE DESIGNATION
OF A 0.79 ACRE SITE LOCATED AT THE INTERSECTION OF
EL CAMINO REAL AND BART DRIVE AND ADJACENT TO
THE SOUTH SAN FRANCISCO BART STATION TRANSIT
VILLAGE ZONING DISTRICT IN THE CITY OF SOUTH SAN
FRANCISCO FROM PUBLIC USE TO MIXED COMMUNITY
COMMERCIAL AND HIGH DENSITY RESIDENTIAL USES
WHEREAS, the South San Francisco Planning Commission held duly noticed public
hearings on November 3,2005, November 17, 2005 and December 15,2005; and
WHEREAS, as required by the "Use Permit Procedure" (SSFMC Chapter 20.81), the City
Council makes the following findings in support ofthe request to approve a high-density residential
transit village project on a 2.04-acre site located at the intersection ofEl Camino Real and BART
Drive in the TV Transit Village Zone District. These findings are based on public testimony and the
materials submitted to the City of South San Francisco City Council which include, but are not
limited to: the site plans, floor plans, elevations and color and materials boards, prepared by MV &P
International; Preliminary Landscape Plans, prepared by Guzzardo Partnership, Inc., and a revised
Vesting Tentative Map for Condominium Purposes, dated October 24, 2005, prepared by Charles
Davidson Company; Affordable Housing Agreement; Initial Study/Mitigated Negative Declaration,
Park Station Lofts and Response to Comments; Planning Commission staff reports dated November
3, 2005, November 17, 2005 and December 15, 2005; testimony received and revised plans
presented at the November 3, 2005, November 17, 2005 and December 15, 2005 Planning
Commission meetings: and testimony and materials received at the City Council meeting ofJanuary
25, 2006.
1. The subject site is physically suitable for the type and intensity ofthe land use being
proposed. The suitability of the site for development was analyzed thoroughly in the
South San Francisco General Plan Environmental Impact Report and the
environmental document prepared for the project.
2. The project is consistent with the General Plan, which designates the property for
mixed-use commercial/retail and high-density residential uses. High-density
residential use is considered an appropriate use under this designation. The following
policies specifically support the proposed project:
a. Guiding Policy 2-G3 - Provide land use designations that maximize benefits of
increased accessibility that will result from BART extension to the city and
adjacent locations.
b. Guiding Policy 2-G-7 - Encourage mixed-use residential, retail, and office
development in centers where they would support transit, in locations where they
would provide increased access to neighborhoods that currently lack such
facilities, and in corridors where such developments can help to foster identity
and vitality.
c. Implementing Policy 3.4-1-3 - In partnership with property owners, area
residents, and BART and other agencies, develop the approximately 8-acre
McLellan Boulevard Extension area as a pedestrian-oriented spine fronted by
active uses.
d. Policy 4.2-G-l 0 -- Exempt development within the one-quarter mile of a Caltrain
or BART station or a City-designated ferry terminal from LOS standards.
3. The proposed project meets or exceeds the City's minimum standards and
requirements, established in Chapter 20.27, Transit Village Zoning District, which
designates the site as TV -C, Transit Village Commercial and TV - RH, Transit Village
Residential, High-Density. The project meets or exceeds the following zoning
standards:
a. The proposed project will not exceed 50 residential units per acre and, thus,
meets the City's maximum density requirement of 50 units per acre for a high-
density residential project, established in Section 20.47.040, Regulations and
Standards in the Transit Village Zoning District.
b. The proposed project will provide a ratio of 1.2 parking spaces per residential
units and, thus, meets the City's parking standards, established in Section
20.4 7.040, Regulations and Standards in the Transit Village Zoning District and
Chapter 20.74, Off-Street Parking and Loading Regulations.
c. The proposed project complies with the City development and design standards
for street frontages, parking garage locations, building design, open space areas,
pedestrian-orientation and project amenities, established in Section 20.47.040,
Regulations and Standards in the Transit Village Zoning District.
4. The proposed project is consistent with the goals and objectives of the El Camino
Real Corridor Redevelopment Project Area, and specifically with the following:
a. To create and develop high-density residential development adjacent to the
South San Francisco BART Station.
b. To replan, redesign and develop areas, which are stagnant or improperly used.
5. An Initial Study/Mitigated Negative Declaration has been prepared for the project in
accordance with the provisions of CEQA, attached hereto as Exhibit B. Mitigation
measures have been incorporated into the project, which will reduce all the identified
impacts to a less than significant level. The City has also prepared the Response to
Comments, incorporated herein as Exhibit B, and a Mitigation Monitoring and
Reporting Program, November 2005, attached hereto as Exhibit C.
6. Pursuant to the California Environmental Quality Act and as required by Public
Resources Code section 21081, the Negative Declaration found that there are no
significant impacts from the proposed General Plan Amendment.
7. The proposal will not be adverse to the public health, safety, or general welfare ofthe
community, nor unreasonably detrimental to surrounding properties or
improvements; and
WHEREAS, the applicant has requested that the City approve a lot line adjustment to create
one parcel from portions of three .separate parcels that makt: up the 0.79-acre BART parcel for
acquisition purposes. The Final Map will merge the 1410 EI Camino Real parcel with the BART
parcel. The proposed project would require the City to designate the 0.79-acre site, currently part of
the South San Francisco BART property and located at the intersection of El Camino Real and
BART Drive, from Public Use to mixed Community Commercial and High-Density Residential; and
WHEREAS, Section 65300 et seq ofthe State Planning and Zoning Law (Division 1 of Title
7 of the California Government Code) requires every city to adopt a comprehensive, long-term
general plan for the physical development ofthe City which bears a reasonable relationship to the
planning and development of the city; and
WHEREAS, on October 13, 1999, the City of South San Francisco City Council adopted the
South San Francisco General Plan in accordance with state law and the guidelines ofthe State Office
Planning and Research General Plan Guidelines; and
WHEREAS, the General Plan Update consists ofthe mandatory and optional elements each
containing goals and policies. The elements in the General Plan Update are Land Use, Planning
Sub-Areas, Transportation, Parks, Recreation and Services, Economic Development, Open Space
and Conservation, Health and Safety, and Noise; and
WHEREAS, the South San Francisco General Plan's Planning Sub-Areas Element includes
policies, programs, and standards to develop a pedestrian-oriented transit-oriented development
center; and
WHEREAS, General Plan Guiding Policy 3.4-G-3 in the South San Francisco General Plan
Planning Sub-Areas Element states "Develop the South San Francisco BART station area as a vital
pedestrian-oriented center, with intensity and mix of uses that complement the area's new role as a
regional center"; and,
WHEREAS, General Plan Implementing Policies 3.4-1-3, 3.4-1-5, 3.4-1-6, 3.4-1-7, 3.4-1-8,
3.4- I -9, 3.4-1-10 and, 3.4-1-11 require the establishment of a pedestrian-oriented transit village, with
transit-supportive development requirements, within Y2 mile of the South San Francisco BART
Station; and,
WHEREAS, on October 13, 1999, the South San Francisco City Council certified the South
San Francisco General Plan Environmental Impact Report (EIR) as part of the South San Francisco
General Plan; and
WHEREAS, on August 23,2001, the South San Francisco City Council adopted the South
San Francisco Transit Village Zoning District and Plan, which is internally consistent and
compatible with all elements of the City of South San Francisco General Plan; and
WHEREAS, the Park Station Mitigated Negative Declaration has been prepared 111
accordance with the provisions of the California Environmental Quality Act (CEQA); and
WHEREAS, the Park Station Project Mitigated Negative Declaration was circulated for a
30-day public/agency review period beginning on October 5, 2005. Public notice of the availability
of the Park Station Negative Declaration was published in a newspaper of general circulation and
mailed to agencies. In addition, all persons who had requested notification were mailed a notice; and
WHEREAS, the City prepared responses to comments on environmental issues received
during the public review period and at the public hearing, which responses clarify, amplify, and
make minor corrections to the information contained in the Park Station Negative Declaration,
providing good faith reasoned analysis supported by factual information. The comments were
distributed to or otherwise made available to the Planning Commission, responsible agencies, and
other interested parties; and
WHEREAS, the findings and determinations contained herein are based on all competent and
substantial evidence in the record, both oral and written, contained in the entire record relating to the
project. The findings and determinations constitute the indept:ndent findings and determinations of
the Planning Commission and the City Council and are supported by substantial evidence in the
record, including the General Plan adopted in 1999 and environmental documents supporting the
General Plan, the staff reports and consultant reports submitted at the Planning Commission meeting
on November 3,2005, November 17,2005 and December 15,,2005 and the Park Station Mitigated
Negative Declaration related thereto, and at the City Council meeting of January 25,2006:
NOW THEREFORE, the City Council of the City of South San Francisco hereby finds as
follows:
The General Plan Amendment, which implements a land use reclassification of one 0.79-acre
parcel located at the intersection ofEl Camino Real and BART Drive is internally consistent
and compatible with all elements in the City of South San Francisco General Plan.
Analysis: The proposed General Plan Amendment would assist the development of a
quality high-density residential project adjacent to the South San Francisco BART Station.
The proposed amendment would be consistent and compatible with the existing policies in
the General Plan. The General Plan Guiding Policy 3.4-G-3 in the South San Francisco
General Plan Planning Sub-Areas Element states "Develop the South San Francisco BART
station area as a vital pedestrian-oriented center, with intensity and mix of uses that
complement the area's new role as a regional center". The General Plan Implementing
Policies 3.4-1-3, 3.4-1-5, 3.4-1-6, 3.4-1-7, 3.4-1-8, 3.4-1..9, 3.4-1-10 and, 3.4-1-11 require the
establishment of a pedestrian-oriented transit village, with transit-supportive development
requirements, within Y2 mile ofthe South San Francisco BART Station.
1. Documents and other material constituting the record of the proceedings upon which
the City's decision and its findings are based are located at the Planning Department
of the City of South San Francisco in the custody of Chief Planner, Thomas C.
Sparks;
a) On August 23, 2001, the City Council adopted the South San Francisco BART
Transit Village Plan and Zoning District;
b) Policy 3.4-G-3 in the South San Francisco General Plan Planning Sub-Areas Element
states "Develop the South San Francisco BART station area as a vital pedestrian-
oriented center, with intensity and mix of uses that complement the area's new role
as a regional center";
c) The applicant has requested that the City approve a lot line adjustment to create one
parcel from portions of three separate BART parcels for acquisition purposes. The
proposed project would require the City to reclassify a 0.79-acre site, currently part of
the South San Francisco BART property and located at the intersection ofEl Camino
Real and BART Drive, from Planned Commercial to TV Transit Village Zone
District;
d) Staffreports, dated November 3, 2005, November 17,2005 and December 15,2005
incorporated herein by reference, were prepared for distribution to the Planning
Commission review" which reports describe and analyze the Park Station residential
project and proposed reclassification;
e) The findings and determinations contained ht:rein are based on all competent and
substantial evidence in the record, both oral and written, contained in the entire
record relating to the project. The findings and determinations constitute the
independent findings and determinations of the City Council and are supported by
substantial evidence in the record, including the General Plan adopted in 1999, the
staff reports and consultant reports submitted at the Planning Commission meetings
on November 3,2005, November 17,2005 and December 15,2005, and the proposed
General Plan amendment and Negative Declaration related thereto, and the staff
reports, testimony and materials presented to the City Council at its meeting of
January 25, 2006.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council hereby 1)
approves P03-0092, subject to the Conditions of Approval contained in Exhibit A, and Mitigated
Negative Declaration and Response to Comments MND03-000 1, as contained herein in Exhibit B,
and the Mitigation Monitoring and Reporting Program contained in Exhibit C 2) approves SA03-
0001, the Vesting Tentative Subdivision Map for Condominium Purposes connected with the
application; and 3) adopts South San Francisco General Plan Amendment GPA03-0001 to modify
the designation of a 0.79 acre site located at the intersection ofEl Camino Real and BART Drive and
adjacent to the South San Francisco BART station Transit Village Zoning District in the City of
South San Francisco from public use (Transportation Center) to mixed community commercial and
high density residential uses, attached as Exhibit D.
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I hereby certify that the foregoing Resolution was regularly introduced and adopted by the
City Council ofthe City of South San Francisco at a regular meeting held on the 25th day ofJanuary
2006 by the following vote:
AYES:
Councilmembers Mark N. Addiego, Pedro Gonzalez and Karyl Matsumoto,
Vice Mayor Richard A. Garbarino and Mayor Joseph A. Fernekes
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
q~,(( . OJ · t?<-
/ City Cl~rk
EXHIBIT A
Park Station Transit Village Residential Project
And Tentative Subdivision Map For Condominium Purposes
PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
A. Planning Division requirements shall be as follow:
1. The project shall be completed substantially as indicated on the attached site plans,
floor plans, elevations, and color and materials board, revised December 15,2005
prepared by MV &P International, Inc.; Preliminary Landscape Plan revised
December 15, 2005 prepared by Guzzardo Partnership, Inc.; and Vesting Tentative
Map For Condominium Purposes, revised October 24, 2005, prepared by Charles W.
Davidson Company, except as otherwise modified by the following conditions:
2. The applicant shall comply with all mitigation measures outlined in the Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program for the Park
Station Project.
3. Final Landscaping Plans - Prior to issuance of a building permit, the applicant shall
prepare fmallandscape and irrigation plans for the entire project are, including the
rear public open space area and the private common and recreation areas - such as
potential common area, play areas, BBQ area, or spa areas - for review and approval
of the Planning Division. The landscape plan shall incorporate all the conditions
identified in this resolution.
4. The applicant shall submit, with the building permit application, a fmal color and
materials board that shall be reviewed and approved by the Design Review Board
and the Planning Commission prior to issuance of any building permits.
5. Approval of exterior colors on the submitted materials board shall be subject to the
review of field mock-ups of sample colors on specified materials, and shall be
subject to approval by project design team and City of South San Francisco Planning
Division prior to application on the actual building.
6. Master Sign and Design Program - Prior to issuance of a building permit, the
applicant shall submit a comprehensive sign program. The sign program shall
include the temporary sales office, banner signs, linear park signage, and monument
or gateway signage. The Master Sign and Design Program shall be reviewed and
approved by the Design Review Board prior to issuance of a building permit.
7. All future signage for residential uses shall be subject to separate review and
approval by the Planning Division.
8. The applicant has agreed to install and maintain linear park improvements on the 0.4
acre area adjacent to the SSF Bart Linear Park. The type, location and design of the
proposed improvements in the area adjacent to the linear park shall be subject to a
separate review and approval by the Parks and Recreation Department and the
Planning Division. The developer shall include the provision for the installation and
maintenance of the improvements in the CC&R's. The applicant has agreed to
install and maintain improvements along El Camino Real and BART Drive as
PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
Page 2
designated in the Vesting Tentative Map for Condominium Purposes and the Final
Landscaping Plans.
9. Easements - The final map shall clearly indicate the extent of all common easements
on the property. The applicant shall include an "open space" or "linear park"
easement for the City in the area that is adjacent to the South San Francisco BART
Linear Park right-of-way.
10. Easement on BART Drive - Prior to issuance of a building permit, the applicant shall
execute an agreement with BART for automobile and emergency vehicle access
from the project site onto BART Drive.
11. Transportation Demand Management - The applicant shall submit a TDM plan
which encourages residents to use public transportation and promotes the City's
transit oriented development policies. The TDM plan could include bike racks,
participation in shuttle and rideshare programs, and a bulletin board that would
inform residents of public transportation opportunities.
12. Child Care - The applicant or developer shall pay the Childcare fee, per SSF
Municipal Code Chapter 20.115.
13. Park Fee_- The applicant or developer shall pay the park fee, per SSF Municipal
Code Chapter 19.24.
14. In lieu of the proposed clock, the applicant may provide public art within the project
area at an equivalent value.
15. The applicant agrees to install trail head enhancements for the SSF BART Linear
Park near the intersection of the bike path and BART Drive. The enhancements shall
be valued at not more than Fifty Thousand Dollars ($50,000). The applicant shall
consult with the City regarding the selection and location ofthe enhancements prior
to installation. The enhancements shall be installed prior to issuance of the certificate
of occupancy for the first unit.
16. The applicant shall comply with all Standard Conditions of Approval.
(Planning Division contact: Michael Lappen, Senior Planner (650) 877-8535)
B. Engineering Division conditions shall be as follows:
Should the Planning Commission approve this development and Parcel Map, we request
that the following items be included in the Conditions of Approval for the Park Station
Lofts, case number P03-0092:
1. STANDARD CONDITIONS
a. The Applicant/Project Sponsor shall comply with the Engineering
Division's "Standard Subdivision and Use Permit Conditions for
Townhouse, Condominium and Apartment Developments with Private
Streets and Utilities", consisting of eight pages. These conditions are
contained in the Engineering Division's "Standard Conditions for
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PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-000l
Page 3
Subdivisions and Private Developments" booklet, dated January 1998.
(Copies of this booklet are available at no cost from the Planning and
Engineering Divisions).
b. The subdivider/property owner shall comply with the requirements of the
Engineering Division's "Standard Conditions for Tentative Parcel Maps",
as contained in the Engineering Division's "Standard Conditions for
Subdivisions and Private Developments" booklet, dated January 1998, in
connection with the processing of a parcel map for the subject project.
2. SPECIAL CONDITIONS
a. One empty, one and one-quarter inch, PVC, four conduit duct bank and
one additional two inch, PVC conduit and mid- and end-of-run pull-boxes,
shall be installed along the entire project frontage ofEl Camino Real, in
order to accommodate future communication services within the City.
b. In connection with the grading, development, building construction and
occupancy of the subject development, the subdivider shall prepare and
submit for City approval, three copies of a Storm Water Pollution
Prevention Plan (SWPPP) for both construction and post-construction
activities, that will result in the filtering of storm water runoff, so as to
prevent silt, debris and toxic materials from being discharged, transported
or blown from the site and entering adjacent public or private property, or
the public storm drain system.
c. The Subdivider shall reimburse the City for all costs to plan check and
inspect the subject development in accordance with the City's Master Fee
Schedule.
d. Prior to completing the last phase of the development, the subdivider shall
repair or reconstruct any damage to the El Camino Real sidewalks, curbs,
gutters and pavements, along the entire frontage of the project, to conform
to current City standards. This work shall be performed at no cost to the
City of South San Francisco, in accordance with City standards and to the
satisfaction of the City's Construction Manager.
e. The driveway 011 El Camino Real shall be posted with an Rl "Stop" sign
and a Right Turn Only" sign. The driveway to the BART access road and
exits from the garage shall be posted with an Rl "Stop" sign.
f. All access from El Camino Real to the subject site shall be accomplished
by right turns into the site and right turns out of the site.
g. The applicant shall pay their fair share contribution to assist in signalizing the
Mission Road/Evergreen Drive intersection. The City Engineer estimates that
the applicant will contribute approximately 5% of the cost of the signalization
improvement, or $12,500. This contribution shall be paid for prior to issuance
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PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
Page 4
of the building permit per Initial Study/Park Station Project, Mitigation
Measure 10. .
h. The subdivision's common area infrastructure shall be owned and maintained
by the subdivision's homeowners association, not the City of South San
Francisco. The subdivision final map shall contain a statement that no
improvements within the boundaries of the subdivision are being dedicated to
the City, within the proposed utility or other easements shown on the final
map.
1. The proposed yearly Homeowner's Association Budget shall be submitted to
the City Engineer for review and approval, as to the adequacy of the estimated
common area improvements and infrastructure: maintenance and capital
improvement replacement and repair services.
(Engineering Division contact: Dennis Chuck, Senior Engineer (650) 829-6660)
C. Police Department conditions shall be as follows:
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code;
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans. The applicant is recommended to
pay particular attention additional security requirements below.
2. Multiple Family Dwelling Units
A. Exterior security lighting
a. Parking lots, (including parking lots with carports), circulation areas, aisles,
passageways, recesses and grounds contiguous to buildings shall be provided with
high intensity discharge lighting with sufficient wattage to provide adequate
illumination to make clearly visible the presence of any person on or about the
premises during the hours of darkness and provide a safe, secure environment of all
persons, property and vehicles on site. Such lighting shall be equipped with vandal-
resistant covers.
b. The lower level parking area will have sufficient lighting levels to provide a safe
environment.
c. All exterior doors shall be provided with their own light source and shall be
adequately illuminated at all hours to make clearly visible the presence of any
person on or about the premises and provide adequate illumination of persons
exiting the building.
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PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
Page 5
d. Exterior doors, perimeter, parking area and canopy lights shall be controlled by
photocell or timer and shall be left on during hours of darkness or diminished
lighting.
e. Parking lot lights shall remain on during the hours of darkness.
f. The lighting required in subsection (a) of this section shall be installed according to
project specific illumination levels prescribed, and a lighting plan reviewed and
approved by the Police Department.
g. Photometries are required for this site plan to illustrate lighting levels for all areas of
this project.
2. Landscaping
Landscaping shall be of the type and situated in locations to maximize observation while
providing the desired degree of aesthetics. Security planting materials are encouraged along
fence and property lines and under vulnerable windows.
3. Numbering of Buildings
a. There shall be positioned at each entrance of a multiple family dwelling complex an
illustrated diagrammatic representation of the complex, which shows the location of
the viewer and the unit designations within the complex. The illuminated
diagrammatic representation shall be protected by the use of vandal-resistant covers.
In addition, each individual unit within the complex shall display a prominent
identification number not less than two inches in height, which is easily visible to
approaching vehicular and pedestrian traffic. The numbers shall be of contrasting
color to the background to which they are attached.
b. Monument signage is required, to provide Public Safety responders the ability to
locate an individual building or unit quickly. All signage shall be designed to meet
the desired aesthetics, as well as provide the ability to locate key landmarks readily.
4. Traffic, Parking, and Site Plan
All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC,
to assist in removing vehicles at the property owner or manager's request.
5. Handicapped parking spaces shall be clearly marked and properly posted.
The applicant shall provide adequate onsite parking for residents and visitors of the
property. The plan shall illustrate the project will not adversely affect the surrounding
properties.
6. Additional Security Measures
a. A security keypad system shall be used for the security gate. A code will be
provided to the Police Department, so as to allow unfettered access to the complex
and common areas at all times. The Police Department only uses keypad codes to
minimize the issuance of keys or cards and potential future loss of such items.
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PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
Page 6
b. All highly portable, easily resalable property should be inventoried and marked with
a distinctive identification numbers for recognition purposes (e.g., driver's license
information or company name).
c. Additional security measures more stringent and site specific than those stated
elsewhere in this chapter may be required by the Planning Commission or City
Council as conditions of approval of a use permit, specific plans or precise plan, in
projects of a more complex nature than the typical residential, commercial or
industrial developments. Such additional security measures shall be made based on
the fact that the project is of a highly complicated nature, which may significantly
and adversely affect the City's ability to respond to security and/or other emergency
situations within the project.
(Police Department contact, Sergeant E. Alan Normandy (650) 877-8927)
D. Fire Prevention conditions shall be as follows:
1. Fire sprinkler system per NFPA 13 with class III standpipe outlets at each stairwell
landing. Riser shall be installed within building shell. Discharge to sanitary sewer.
2. Annual fire permits required for assembly community room and fire alarm system.
3. Comply with all requirements for community room classified as an assembly.
4. Provide additional fire hydrant, 1500 GPM to be located on Bart Drive.
5. Provide medical evacuation elevator per CBC Chapter 30. No elevator shunt trip.
6. Provide emergency illumination.
7. Buildings that are four or more stories in height, but not 75 feet or more in height,
shall also comply with the following:
a. Products of combustion detectors shall be provided in all mechanical
equipment, electrical, transformer, telephone equipment, elevator machine or
similar rooms. Detector(s) shall be located in the air conditioning system.
Activation of any detector shall initiate the fire alarm system and place into
operation all equipment necessary to prevent the recirculation of smoke.
b. A smoke control system meeting the requirements of Chapter 9 and Section
1005.3.3.7 of the Uniform Building Code shall be provided.
c. A manual fire alarm system shall be provided that will alarm both
audibly/visually throughout the building if activated and also alert the Fire
Department via an approved monitoring station. The fire alarm system shall
be provided with a public address system and an outside remote annunciator.
d. Standby power shall be provided and must conform to Section 403.8 of the
California Building Code.
8. Provide secondary means of apparatus ingress due to inability to access recessed
building areas. Road to hold imposed weight of 68,000 pounds.
9. Provide approved fire road to rear of building.
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PROPOSED CONDITIONS OF APPRO V AL
P03-0092 AND SA03-0001
Page 7
10. No combustible materials allowed on-site until access road and water supply has
been approved by the fire department.
11. All fire protection systems to be submitted to Fire Prevention for plan review and
fire permits.
12. Signage for lobby and entry from Bart road to be determined.
13. Knox Box key system for all building entrances.
14. Signage for lobby and entry from Bart road to be determined.
15. Provide horizontal wet standpipe connections on south side of building.
(Fire Prevention Division contact: Bryan Niswonger, Fire Marshal (650) 877-8535)
E. Water Quality Control conditions shall be as follows:
The following items must be included in the plans or are requirements of the Stormwater
and/or Pretreatment programs:
1. A plan showing the location of all storm drains and sanitary sewers must be
submitted and approved.
2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo.
3. Stormwater pollution prevention devices are to be installed. A combination of
landscape based controls and manufactured controls are preferred. Existing catch
basins are to be retrofitted with catch basin inserts or equivalent. Specific plans must
be submitted and approved prior to the issuance of a building permit.
4. Recommend the incorporation of:
a. Vegetated/grass swale
b. Catch basin runoff directed to infiltration area
c. Brick-on-sand pathways
d. Use of vegetation for water retention
5. The applicant must submit an Operation and Maintenance Information for
Stormwater Treatment Measures signed maintenance schedule for the stormwater
pollution prevention devices installed.
6. Applicant must complete a NPDES Impervious Surface Data Collection Worksheet
prior to the issuance of a permit.
7. Roof condensate from air conditioner needs to be routed to the sanitary sewer
system. This must be included in approved plans.
8. Trash handling area must be covered, enclosed, and must drain to the sanitary sewer
system. This must be included in plans and approved prior to the issuance of a
building permit.
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PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
Page 8
9. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer
system. This must be included in plans and approved prior to the issuance of a
building permit.
10. A construction Storm Water Pollution Prevention Plan must be submitted and
approved prior to issuance of a building permit. A copy of the NOI must be included
in the SWPPP.
11. Plans that include the location of the concrete wash out area and location of the
entrance/outlet of tire wash during construction must be submitted and approved
prior to the issuance of a building permit
12. A grading and drainage plan that demonstrates adequate drainage on the property
must be submitted and approved prior to the issuance of a building permit.
13. An erosion and sediment control plan must be submitted and approved prior to
issuance of a building permit.
14. Applicant must pay a sewer connection fee at a later time. This fee will be based on
99 equivalent dwelling units and charged at the equivalent dwelling unit rate in
effect when the permit is issued.
(Water Quality Control contact Cassie Prudhel (650) 829-3840)
SA03-0001: Vesting Tentative Map For Subdivision Purposes
A. Planning Division conditions shall be as follows:
1. The applicant shall submit Declaration of Conditions, Covenants and Restrictions to
the Planning Division prior to recordation of the Final Map.
2. The Declaration of Conditions, Covenants and Restrictions shall include provisions
for the installation and maintenance of the linear park improvements that are located
within the project property.
3. The applicant has agreed to install and maintain improvements along El Camino
Real and BART Drive as designated in the Vesting Tentative Map for
Condominium Purposes and the Final Landscaping Plans.
8
PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
Page 9
B. Engineering Division conditions shall be as follows:
Should the Planning Commission and the City Council approve the Park Station
Condominiums, we request that the following items be included in the Conditions of
Approval for Tentative Subdivision Map No. P03-0092 and Parcel Map No. 03-0003:
1. STANDARD CONDITIONS
The Developer shall comply with the Engineering Division's "Standard Subdivision
and Use Permit Conditions for Townhouse, Condominium and Apartment
Developments with Private Streets and Utilities", consisting of 8 pages. These
conditions are contained in the Engineering Division's "Standard Conditions for
Subdivisions and Private Developments" booklet, dated January 1998, (copies of
this booklet are available at no cost to the applicant from the Planning and
Engineering Divisions).
2. SPECIAL CONDITIONS
a. The developer shall install (on a 2" galvanized steel pole), a "STOP" sign
and a "RIGHT TURN ONLY" sign at the project's exit onto El Camino
Real. In addition, a "ONE WAY" sign shall be installed on the El Camino
Real center median opposite the exit and the applicant shall request (and
fund if necessary) CalTrans to prohibit parking on the east side of El Camino
Real.
b. Traffic control signs, pavement markings and stripings shall be installed by
the developer subject to the approval of the City Engineer.
c. El Camino Real street shall be posted "NO PARKING AT ANY TIME"
where appropriate, along the entire frontage ofEl Camino Real.
d. The subdivision's common area infrastructure, including the roadway, sewer,
and drainage improvements, shall be owned and maintained by the
subdivision's homeowners association, not the City of South San Francisco.
The subdivision final map shall contain a statement that no improvements
within the boundaries of the subdivision are being dedicated to the City,
within the proposed utility or other easements shown on the final map.
e. The proposed yearly Homeowner's Association Budget shall be submitted to
the City Engineer for review and approval, as to the adequacy of the
estimated common area improvements and infrastructure maintenance and
capital improvement replacement and repair reserves.
9
PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
Page 10
f. In accordance with current City Ordinances and the Standard Conditions,
storm water pollution control devices and filters (such as a Stormcepter or
CDS unit) shall be installed within the site drainage outfall system from the
subdivision to prevent pollutants deposited within the site entering the public
drainage system and eventually San Francisco Bay. Plans for these filters
and anyon-site retention facilities shall be submitted to the Engineering
Division and the City's Environmental Compliance Coordinator for review
and approval.
g. The tentative map shows that the proposed building is being constructed on
top of a City's sanitary sewer easement. This easement must be vacated
prior to approval of the final map. The applicant shall submit documentation
acceptable to the City Engineer verifying that the properties north of the
subdivision have no objections allowing the City to vacate the easement and
that they will not require sanitary sewer service from this sewer system in the
future.
h. Prior to approval of the final map, the proposed lot line adjustment must be
approved by the City and recorded by the County. A copy of the approved
and recorded lot line adjustment must be sent to the City Clerk.
3. OFF-SITE IMPROVMENTS
Various off-site improvements will be required to be constructed by the
subdivider, such as intersection conform modifications, sidewalk and curb and
gutter repairs and sewer, storm drain and utility connections and modifications
within the El Camino Real right-of-way. Prior to the City Council approving the
final map for the subject subdivision, the subdivider shall enter into a subdivision
improvement agreement to secure the installation of all public improvements.
Alternately, the subdivider may obtain an encroachment permit from the
Engineering Division and post cash deposit to secure the performance and
payment of the work within the public street and easement rights-of-way as
shown on the approved improvement plans, prior to filing the final map for
approval by the City Council.
4. EL CAMINO PLAZA ASSESSMENT DISTRICT
a. This proposed subdivision is located within the El Camino Assessment
District. Prior to filing the Final Map with the City, the Subdivider shall pay
all of the outstanding assessment that has been levied on the parcel being
subdivided.
b. Alternately, the assessment district parcel will have to be re-
apportioned to conform to the proposed condominium air spaces. The
Subdivider shall initiate, pay all fees and costs, and prepare all documents,
10
PROPOSED CONDITIONS OF APPRO V AL
P03-0092 AND SA03-0001
Page 11
including the County auditor's reports, as required to apportion the assessment
district to conform to the new condominium air spaces. All apportionment
documents shall be submitted to the City Engineer for review and approval,
and all assessment district fees and changes paid, prior to filing the
Subdivision Map with the City.
5. INSPECTION
The Engineering Division provides limited inspection services for the construction
of the private streets and utilities within the subdivision, that are not inspected by the
City's Building Division or the developer's civil and geotechnical engineers.
a. In order to compensate the City for our inspection costs, the developer shall
pay the hourly costs for services provided by the City's Construction
Inspection staff, on a time and materials basis, in connection with the
development of the subject subdivision improvements.
b. The inspection costs will be billed monthly. The Subdivider shall pay City
invoices within 30 days of their receipt and shall pay all outstanding charges
prior to receiving an Occupancy Permit for the homes.
6. TEMPORARY AND PERMANENT OCCUPANCY
The subdivider will likely request temporary occupancy of one or more homes to be
used as models. Also, the subdivision's permanent residents will probably want to
move into their homes before heavy construction within the project is complete.
Either request could result in the public and/or residents being impacted in various
health and safety ways by the construction activities.
a. Prior to receiving a temporary certificate of occupancy for a model home
within the subdivision, the developer shall submit for the City staffs review
and approval a plan that will address at a minimum, the following items:
1) All construction areas shall be completely fenced off from areas
accessible by the visiting public.
2) All areas subject to public travel shall be provided with adequate
street and area lighting meeting the Police Department's
requirements.
3) A parking and traffic safety plan shall be prepared and implemented.
4) Pavement, curb, gutter and sidewalks shall be provided within the
model home complex.
11
PROPOSED CONDITIONS OF APPROVAL
P03-0092 AND SA03-0001
Page 12
b. Prior to receiving permanent occupancy permits for the homes within the
subdivision, the developer shall submit for the City staffs review and
approval a plan that will address, at a minimum, the following items:
1) All construction areas shall be completely fenced off from the
portion of the site occupied by the new residents and subject to
public access.
2) All street lights within the occupied portion of the subdivision shall
be operational and lit.
3) All traffic signs and pavement markings within the portion ofthe site
accessible by the public shall be installed in accordance with the
approved plans.
4) All site improvements within areas subject to public access shall be
complete in accordance with the approved subdivision improvement,
grading, drainage and utility plans.
5) Hours of construction activities shall be limited to the hours of 8 a.m.
to 6 p.m., Monday through Friday (excluding holidays).
12
EXHIBIT B
MITIGATION NEGATIVE DECLARATION
AND RESPONSE TO COMMENTS
November 16, 2005
City of South San Francisco
Park Station Project
Response to Environmental Comments
Introduction
The City of South San Francisco issued a Mitigated Negative Declaration for this project
on September 21, 2004, to ensure California Environmental Quality Act compliance. The
proposed project includes the approval of a 99-unit high-density condominium complex
located on the north side ofEl Camino Real (1410 El Camino Real).
The Mitigated Negative Declaration was published and circulated for a 30-day review.
Four comment letters were received:
1) California Department of Transportation (November 4, 2005)
2) Yvonne Ah You (November 7,2005)
3) Steve Yale (November 7,2005)
4) California Department of Transportation (November 9,2005)
Copies of these letters are attached.
Following are responses to each of the comment letters.
1) California Department of Transportation (Caltrans) (November 4. 2005)
Comment 1: The new developer did not incorporate or address previous Caltrans
comments on the earlier proj ect. The primary concem is in regard to a single driveway
located approximately 200 feet south of the BART access road on EI Camino real. Due to
the traffic volume on El Camino Real, and the proximity of the driveway to the
signalized intersection at the BART access road stopped vehicles on northbound SR 82
may block access to the parking garage, especially during peak hours
Response: There would be a relatively low number ofproject-generated peak-hour
vehicles, most of which are attributable to residents familiar with traffic conditions
City of South San Francisco! rJark Station Project
Response to Comments '
November 2005
Page 2
along El Camino Real. The traf:fi.c signal at the El Camino Rea1/BART intersection
currently accommodates the flow of northbound traffic through the intersection and
also into the BART station. Although motorists may occasionally face delays
entering or exiting the proj ect driveway because of the traffic on El Camino Real, the
traffic'signal at El Camino Rea1/BART should provide adequate clearance time for
motorists to safely enter and exit the project driveway in the future.
Comment 2: Driveways constructed within Caltrans rights-of-way shall be in accordance.
with Caltrans standards, not the City standards, as indicated in the Initial Study.
Response: Encroachment permits will be obtained by the project developer from
Caltrans and all of Caltrans design standards will be met.
2) Yvonne Ah You
Comment 1: The proposed project is too tall considering the massive structure of BART
parking lot and the Solare complex next to Costco. The proposed project would include
purring 99 units on 2.04 acres ofland and would result in crowding. Other nearby
projects have a similar number of units on a larger lot. Also, .the Solare project is not in
harmony with the surroundings. The structure should be set further back from El Camino
and include more greenery. Although the applicant has been cooperative with neighbor
concerns, the plan still needs more modifications.
Response: Comments regarding the height of the proposed building the adjacent
Solare complex, the density of the project and the need for increased setbacks are
noted. These are not environmental issues that are addressed in a CEQA document,
but will be considered by the South San Francisco Planning Commission and City
Council at public hearings.
Comment 2: With the opening of the Solare project and Trader Joe's, traffic could
present a problem. Costco is also a problem because they sell inexpensive gas. On
weekends there are at least 20 cars trying to enter the Costco parking lot. With the
increase in traffic caused by the proj ect, is the proj ect' s sponsor willing to address this
problem?
Response: Traffic and circulation issues were addressed in the Traffic and
Transportation section of the Initial Study. The traffic analysis on which the Initial
Study is based assumed the d~velopment of the Solare residential units, Trader Joe's
and the Costco project. The Initial Study noted that the proposed Park Station project
would add additional vehicles to local roadways, but would not increase traffic during
evening peak: hours to a significant level based on standards contained in the South
S an Francisco General Plan.
City of South San FranciscOIr'ark Station Project
Response to Comments '
November 2005
Page 3
Comment 3: Parking is going to be a problem, with 121 parking spaces for 99 units. In
the Camino Court development there are 217 spaces for 96 dwellings. Even though
public transit is nearby, SamTrans is an unreliable system and BART has cut service.
Residents will need a car for local shopping needs. The concept of reducing vehicle use is
good but cannot work unless the local transit system supports it effectively.
Response: The commenter's concerns about parking are noted, however, the proposed
proj ect exceeds the City of South San Francisco parking standard of 1 space per
dwelling unit.
3) Stephen Yale
Comment 1: The commenter notes that the new design of the project is more attractive
than the previous one, but the footprint and overall mass of the buildings are little
changed.
ResPonse: Comments regarding the mass and footprint of the proposed building is
noted. This is not environmental issue that is addressed in a CEQA document, but
will be considered by the South San Francisco Planning Commission and City
Council at public hearings.
Comment 2: The commenter notes a concern about the afternoon shading of Camino
Court. The shadow study present to the Planning Commission was inaccurate since it did
not accurately portray the location of the existing and proposed buildings. Shading of
Camino Court by the Park Station building could be mitigated by limiting the Park
Station building to 3 floors and not four.
Response: The commenter'g concern regarding shading of the Camino Court building
is noted; however, the Initial Study did not identify this as a significant environmental
impact. Shade and shadow issues could be considered by the South San Francisco
Planning Commission and City Council at public hearings on this project.
Comment 3: The Park Station project should include more parking, since BART is
unlikely to grant parking privileges to Park Station residents. Camino Court residents
have found enforcement of parking regulations an annoyance. It is likely that Park Station
residents will park in Camino Court parking lots. The Camino Court project exceeds City
parking requirements at 2.3 spaces per unit. Of specific concern is guest parking. One
option would be to decrease the number of units, to replace on-site recreational uses, such
as the bocce court, with more parking, or to reconfigure the rear portion of the site to
increase parking.
City of South San Francisclllr'ark Station Project
Response to Comments '
November 2005
Page 4
ResPonse: The commenter's concerns about parking are noted, however, the proposed
project exceeds the City of South San Francisco parking standard of 1 space per
dwelling unit.
Comment 4: The commenter notes that although separation between the Park Station and
Camino Court buildings have been maintained there is still concern about the design of
the proposed project. Due to the slope of the property, the height of the building is really
65 feet from the back of the building, although it is 50 feet from the front. The 50-foot
height in front without a setback would contrast with the BART parking garage ad
Camino Court buildings that do have landscaped setbacks. The adjacent building at
Camino Court is two stores at the front and rear and graduated to three stores in the
center, in contrast to the more rectangular big box design of Park Station.
Response: The commenter's concerns regarding the design of the project in the
context of adj acent structures and the proposed setbacks are noted. These are design
and aesthetic issues and are not CEQA related. Design and aesthetic issues can be
considered by the Planning Commission and City Council during the public hearings
for the project.
Comment 5: The commenter's overall impression is that the developer is trying to so too
much with too little hll1d in the wrong place. It looks like a plan for apartments in an
UI'ban setting rather than condominiums in a transit village setting.
Response: The comment is noted and no further response is required since this is an opinion
on the underlying project and not an environmental topic.
4) Caltrans (November 9, 2005)
Comment 1: Caltrans staff received a traffic study for the project that identified a 128-
unit residential project. This report contains a cover letter dated January 27,2005
indicating that the project was downsized to 121 dwellings. The current project under
consideration now contains 99 units and the traffic study notes it is appropriate for the
project. Please clarify if the current proposal has been changed from 121 units and submit
proper documentation.
Response: The Park Station project contains 99 units. A previous design of the project
did include 121 dwellings but was scaled back based on discussions with the City and
neighbors. The City of South San Francisco elected to continue to use the previous
traffic report since any identified impacts would be conservative.
EXHIBIT C
MITIGATION MONITORING AND REPORTING PROGRAM
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EXHIBIT D
GENERAL PLAN AMENDMENT
Park Station Lofts
Existing General Plan Designations
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Park Station Lofts
Amended General Plan Designation
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