Loading...
HomeMy WebLinkAboutReso 39-2006 RESOLUTION NO. 39-2006 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO APPROVING A TENTATIVE SUBDIVISION MAP, A DENSITY BONUS, AN AFFORDABLE HOUSING AGREEMENT AND A DESIGN REVIEW ON A 0.41 ACRE SITE SITUATED AT 90 OAK AVENUE WHEREAS, the South San Francisco Planning Commission held duly noticed public hearings on April 20, 2006 and May 4, 2006; and WHEREAS, as required by the "Amendment Procedures" (SSFMC Chapter 20.87), and Title 19 (Subdivision Ordinance), the City Council, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: an Affordable Housing Agreement prepared by the City of South San Francisco; Architectural and Landscape Plans, dated July 20, 2005, prepared by Anthony M. Brandi, Architect; Civil Drawings prepared by Brian Kangas Foulk dated February 3, 2006; Mitigated Negative Declaration 01-054 previously adopted by the City Council on May 26, 2002; minutes of the Design Review Board meeting of March 21, 2006; Planning Commission staff reports; the April 20, 2006 and May 4, 2006, Planning Commission meetings; City Council staff reports; and the City Council meeting of May 24, 2006, makes the following findings in support of Tentative Subdivision Map, Density Bonus, and Affordable Housing Agreement with provisions for Affordable Housing allowing a thirteen (13) unit residential condominium building on a 0.41 acre site located at 90 Oak Avenue, owned by Patrick Doherty: 1. The project is consistent with the provisions of the City's General Plan that support residential development, and specifically with the Housing Element regarding the development of additional market rate and affordable housing in the community to meet on-going demand. The proposed density of 31.8 units per acre for the 0.41 acres to be developed with dwellings is well within the overall density of 37.5 units per acre for the High Density Residential category provided in the City's General Plan with the density increase permitted by the General Plan. 2. The 0.41 acre site is physically suited for the proposed single-family subdivision. 3. The development will create a residential environment of sustained desirability and stability and will result in an intensity of land use similar to adjacent multi-family and single- family neighborhoods. The proposed density of 31.8 units per acre and the general style and quality of the new residences and site improvements is substantially similar to recently approved subdivisions in the City. 4. A Mitigated Negative Declaration has been previously approved by the City Council on May 26, 2005 for the project in accordance with the provisions of the California Environmental Quality Act (CEQA). Mitigated Negative Declaration 01-54, adopted by the City Council on May 26, 2002, identifies several potential adverse impacts attributable to the development of the thirteen (13) new residences. The impacts can be reduced to a less than significant level through the implementation of mitigation measures. A Mitigation Monitoring Program is established to ensure that impacts are reduced to a less than significant level. Mitigation measures, including a mitigation monitoring program, have been incorporated into the project or have been made conditions of approval which will reduce identified impacts to a less than significant level. 5. The Tentative Subdivision Map allowing thirteen (13) residential condominiums and common area, will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. The use is compatible with the existing uses. Site improvements including the provision of upgrades to the public infrastructure, and landscaping the yards, will reduce potential adverse impacts to the public infrastructure, reduce circulation conflicts and provide a streetscape that is comparable to the surrounding neighborhoods. 6. The thirteen (13) new residential condominiums, thirty (30) on-site parking spaces and site landscaping comply with the City's Design Guidelines. 7. The residences comply with the applicable community design guidelines established in the South San Francisco Municipal Code Sections 20.68 through 20.74. The design and improvements are not in conflict with any known existing public easements. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the City Council hereby approves Tentative Subdivision Map 06-0001, Density Bonus 06-0001, the Affordable Housing Agreement 06-0001 and Design Review 06- 0015 subject to the Conditions of Approval contained in Exhibit B. BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption. * * * * * 831192-1 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 14th day of June 2006 by the following vote: AYES: Councilmembers Mark N. Addiego, Pedro Gonzalez and Kary1 Matsumoto, Vice Mayor Richard A. Garbarino and Mayor Joseph A. Fernekes NOES: None ABSTAIN: None ABSENT: None ATTEST: ) J !in; f~ City Clerk 831192-1 PROPOSED CONDITIONS OF APPROVAL 90 OAK AVENUE CONDOMINIUMS SA06-0001, DR 06-0015, DB06-0001 & AHA06-0001 (As recommended by the Planning Commission on April 20, 2006) A. PLANNING DIVISION: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the plans prepared Anthony M. Brandi Architect, dated July 20, 2005, and Civil Plans, prepared by Brian Kangas Foulk, dated February 3, 2006 in association with P06-00 16. 3. The landscape plan shall be revised to include mature shrubs and trees. Trees shall have a minimum size of 24 inch box with a trunk diameter ranging from 1.5 inches to 2.5 inches and 15% ofthe total number of proposed trees shall be a minimum size of36 inch box with trunk diameters ranging in excess of2.5 inches. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance ofthe Building Permit, the Final Subdivision Map including the CC&R's shall be recorded with the San Mateo County Recorder's Office. The applicant shall provide a record with the City Engineer. 5. The owner shall pay the Childcare Impact Fee estimated to be $ 21,112.00 [13 Dwellings x $ 1,624.00/Dwelling = $ 21,112.00 (SSFMC Chapter 20.115)]. 6. Prior to the issuance of the Building Permit the owner shall meet with the City's Park and Recreation Director and develop a Parks and Recreation Fee Plan in-lieu of parkland dedication in accordance with SSFMC Chapter 19.24. Prior to the Final Inspection the owner shall pay the Parks and Recreation Fees in-lieu of park land dedication [SSFMC Chapter 19.24]. The plan shall be subject to the review and approval of the City's Park and Recreation Director. 7. The applicant shall comply with all mitigation measures associated with Mitigated Negative Declaration 01-054 and shall implement a mitigation monitoring program. The mitigation monitoring program shall be subject to the review and approval of the City's Chief Planner. 8. Prior to completion ofthe building or sale of the property, the applicant shall complete the Affordable Housing Agreement (AHA). The Final AHA shall be subject to the review and approval of the City's Housing Manager and City Attorney. (Planning Contact: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION: 1. The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Subdivision and Use Permit Conditions for Townhouse, Condominium and Apartment Developments with Private Streets and Utilities", contained in our "Standard Conditions for Subdivisions and Private Developments" booklet dated January 1998. This booklet is available in our office at no cost to the applicant. 2. The developer shall design, construct and install: new curb, gutter, sidewalk, driveway approach and pavement overlay/conform to the street centerline (if necessary) within Oak A venue, in front of the subject property. Plans for these improvements shall be prepared by the developer's civil engineering consultant and submitted to the Engineering Division for review and approval. The frontage improvement work shall be constructed at no cost to the City and in accordance with the approved plans, to the satisfaction of the City's Engineering Construction Coordinator and pursuant to the terms of a secured encroachment permit, to be obtained prior to receiving a building permit for the project. 3. The developer shall design a storm draLl1age system for the project that will drain the entire site, without flowing onto adjacent private property. The on-site drainage system shall connect directly to the existing public drainage facilities located within Oak Avenue. The drainage system shall incorporate storm water filters, meeting the requirements of the San Mateo County Best Management Practices for private developments. The plans for these improvements shall be prepared by the developer's civil engineering consultant and submitted to the Engineering and Water Quality Control Divisions for review and approval. 4. The applicant is advised that the subject site is located within FEMA Flood Hazard Zone AH and will need to have the elevation of its floor raised above the 100-year flood elevation. The proposed underground garage may need special flood-proofing and drainage improvements to conform to FEMA's regulations. 5. The developers shall show on their plans all utility connections proposed to service the building. The plans shall show all existing utilities that may be affected by the new services. All utility facilities and appurtenances shall be installed underground. 6. The applicant shall submit the following plans for review: Site, Grading & Drainage, Landscaping and Utility Plans, in accordance with the Engineering 7. Division's "Typical Plan Check Submittals" requirements hand-out sheet. 8. There is an existing City 10" diameter sanitary sewer main, which crosses the subject property and must be relocated before the proposed apartment can be constructed. The applicant shall design, construct and install a new 10" sewer main, which will by-pass the subject property. The applicant has submitted a proposed Sewer Relocation plan, dated February 20,2002, prepared by BKF Civil Engineers, showing a new sewer main installed within Oak A venue and Commercial Avenue. The main would connect with an existing manhole in front of90 Oak Avenue, flow North to Commercial Avenue, then East along Commercial, connecting to the existing sewer main at Commercial Avenue's intersection with Daly Court. This plan is acceptable, under the following conditions: a) The sewer shall be installed along the alignment of the existing sewer within Commercial Avenue. The existing old sewer shall be removed and replaced with the new 10" sewer main and any existing laterals reconnected to the new line. b) Because of the existing number of utility cuts in the street and the impact of the new sewer installation, the applicant shall also over-lay the portion of Commercial Avenue, between Oak Avenue and the East side of Daly Court with 1.5 inches of Class A asphaltic concrete. c) The applicants shall have their civil engineer prepare plans and specifications to perform this work. The plans and specifications shall be submitted to the City Engineer for review and approval. The applicant shall install the new sewer main, in accordance with the approved plans and to City standards. d) Prior to receiving a building permit for the apartment, the applicant shall obtain an encroachment permit or public improvement agreement, secured by cash, a letter of credit, or surety bond in the amount of the Engineer's Estimate to perform the work, as approved by the City Engineer. Alternately, the applicant may install a new 12" sewer main extending down Oak Avenue to the 18" City trunk main within Mission Road. However, this alternative will have to be evaluated by the applicant's civil engineer to verify, to the satisfaction of the City Engineer, that the portion of the 18" main, between Oak Avenue and Chestnut Avenue (where the main size increases to 24" diameter) can accommodate the additional sewage flow, along with the existing flow in the line, as well as the future flows from Daly City, the Town of Colma and from future development in South San Francisco within the drainage basin that discharges into the Mission Road main. Conditions 7c and 7d discussed above would apply to this solution to the sewer relocation requirement. (Engineering Contact: Michelle Bocalan, 650/829-6652) C. POLICE DEPARTMENT: A. 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. B. Doors Exterior Doors 1. Exterior doors and doors leading from garage areas into single-family dwellings shall be of solid core with a minimum thickness of one and three-fourths inch. 2. Exterior doors for single-family dwellings and garages shall have deadbolt locks with a one-inch minimum throw in addition to deadlatches. The locks shall be so constructed that both deadbolt and deadlatch can be retracted by a single action of the inside doorknob. Alternate devices equally resistant to illegal entry may be substituted subject to prior approval of the police department. Strike plates shall be secured to wooden jambs with at least two and one-half inch wood screws. (Refer to subsection (a) (1) (H) of this section.) 3. Doors leading from enclosed garage areas into single-family dwellings shall have deadbolts in addition to deadlatches and shall meet the single action requirements of subsection (a)(l)(B) of this section. 4. Vision panels in exterior doors or within reach of the inside activating device must be of burglary resistant glazing or equivalent as approved by the police department. 5. Openings for delivery of mail will be allowed and those openings shall be no larger than twenty-four square inches. Openings located within three feet of any locking device shall be constructed to prohibit access to the interior doorknob. 6. Exterior doors swinging out shall have non-removable hinge pins or hinges with studs. 7. Exterior doors swinging in shall have rabbeted jambs. 8. Door frames shall be installed or protected to prevent violation of the function of the strike. a. Door jambs shall be installed with solid backing in such a manner that no voids exist between the strike side of the jamb and the frame opening for a vertical distance of six inches each side of the strike. b. In wood framing, horizontal blocking shall be placed between studs at door lock height for three stud spaces each side of the door openings. Trimmers shall be full length from the header to the floor with solid backing against sole plates. c. The strike plate for deadbolts on all wood-framed doors shall be constructed of minimum sixteen U. S. gauge steel, bronze or brass and secured to the jamb by a minimum of two screws, which must penetrate at least two and one-half inches into solid backing beyond the surface to which the strike is attached. 9. On pairs of doors, the active leaf shall be secured with the type lock required for single doors in subsection (a) (1) (B) of this section. The inactive leaf shall be equipped with lever flush extension bolts or equivalent, protected by hardened material with a throw of three-fourths inch at head and foot. Multiple point locks, cylinder-activated from the active leaf and satisfying the requirements above may be used in lieu of flushbolts. 10. An interviewer or peephole shall be provided in each main entry door and shall allow for one hundred eighty degree vision. Sliding Patio Doors Sliding patio type doors opening onto patios or balconies which are otherwise accessible from the outside (this includes accessibility from adjacent balconies) shall comply with the following: 1. Single sliding patio doors shall be adjusted in such a manner that the vertical play is taken up to prevent lifting with a pry tool to defeat the locking mechanism. 2. Deadlocks shall be provided on all single sliding patio doors. Mounting screws for the lock cases shall be inaccessible from the outside. Lock or hook bolts shall be hardened steel or have hardened steel inserts and shall be capable of withstanding a force of eight hundred pounds applied in any horizontal direction. The lock or hook bolt shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances necessary for installation and operation. The strike area shall be reinforced to maintain effectiveness of bolt strength. 3. In addition to the primary locking device, auxiliary or secondary locking devices shall be provided on all accessible sliding-glass doors. 4. Double sliding patio doors shall be locked at the meeting rail and meet the locking requirements of subsection (a) (2) (B) ofthis section. C. Windows 1. A window, skylight or other natural light source forming a part of the enclosure of a dwelling unit shall be constructed, installed, and secured as set forth in subsection (b) (2) of this section when such window, skylight or light source is not more than twelve feet above the ground of a street, roadway, yard, court, passageway, corridor, balcony, patio, breezeway or any portion of the building which is available for use by the public or otherwise tenants, or similar area. A window enclosing a private garage, with an interior opening leading directly to a dwelling unit, shall also comply with subsection (b) (2) of this section. 2. Window Protection. a. Windows shall be constructed so that when the window is locked it cannot be lifted from the frame, and the sliding portion of a window shall be on the inside track. The vertical play shall be taken up to prevent lifting of the movable section to defeat the locking mechanism. b. Window locking devices shall be capable of withstanding a force of two hundred pounds applied in any direction. c. Louvered glass windows shall not be used. d. Accessible windows that open should be equipped with secondary locking devices. D. Garages: Overhead garage doors shall be provided with a locking device or automatic door opener and shall not have bottom vents except those doors having double louvered or shielded vents or approved alternate devices to protect the locking mechanism. Garages shall be used to storage vehicles and limited automotive supplies only. Garages shall not be used for human inhabitation at any time. E. Keying Requirements: Upon occupancy by the owner each single unit in a tract constructed under the same general plan shall have locks using combinations, which are interchange free from locks used in all other separate dwellings. F. Numbering: All residential dwellings shall display a street number in a prominent location on the street side of the residence in such a position that the number is easily visible to approaching emergency vehicles. The numerals shall be no less than three inches in height and shall be of a contrasting color to the background to which they are attached. The numerals shall be lighted at night. G. Landscaping: All shrubbery shall be trimmed down to no greater than 36 inches, so as not to obscure natural surveillance. All trees adjacent to the home shall be trimmed up to no less than seven feet, so as not to provide a natural ladder for unauthorized roof access. H. Emergency Vehicle Access: Emergency vehicles must be able to access all areas of the complex, either for medical or police emergencies. Low curbs and or camouflaged driveways using Turf-Block may be used. (Police Department contact: Sergeant Alan Normandy 650/877-8927) D. BUILDING DIVISION 1. Building exits at ground level are not sufficient in width, building set to close to property line with landscape strip. 2. Building handicapped entrances to the units are not wide enough to provide minimum required dimensions. 3. Doors at grade level encroach into exit paths. 4. Additional comments at plan review. (Building Division contact: Jim Kirkman 650/829-6670) E. WATER QUALITY DIVISION: 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. CDS or Stormceptor units alone are not acceptable; they must be part of a treatment train. One of the following must be used in series with each CDS or Stormceptor unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. Applicant must complete the Project Applicant Checklist prior to issuance of a permit and return to the Environmental Compliance Coordinator at the WQCP. 6. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 7. A Grading and Drainage Plan must be submitted. 8. An Erosion and Sediment Control Plan must be submitted. 9. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 10. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 11. Applicant must pay a sewer connection fee per unit when the permit is issued. The 2006 connection fee is $1,596.00 per unit. (Water Quality contact: Cassie Prudhel 650/877-8634)