HomeMy WebLinkAboutPC Meeting 02-02-23 (Reso 2912-2023) - Mission Mcllelan Tent Map 889 McLellan Road (SA19-0002)City of South San Francisco
Resolution 2912-2023
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-91 Agenda Date:2/2/2023
Version:1 Item #:3a.
Resolution making findings and recommending that the City Council determine that the proposed
Vesting Tentative Map for the mixed-use development located at 889 McLellan Drive in the T5 Corridor
(T5C) Zoning District is covered by the 2000 SEIR Addendum and approve the map.
WHEREAS, in 2011 the City of South San Francisco (“City”) adopted (1) Resolution No. 43-2011 adopting the
Addendum to the 2000 Supplemental Environmental Impact Report for the 2000 El Camino Real
Redevelopment Plan Amendment (“Addendum to the 2000 SEIR”) and (2) Resolution No. 44-2011 approving a
use permit, design review, tentative subdivision map and an affordable housing agreement for the construction
of a four-story mixed-use residential and commercial development, consisting of 20 residential condominiums
above approximately 5,200 square feet of ground-floor commercial space and 35 on-site and six on-street
parking spaces on an approximately 17,582 square foot (0.41 acre) site located at the northwest corner of
McLellan Drive and Mission Road (“Mission/McLellan Project”); and
WHEREAS, as described in further detail herein and in the accompanying staff report, the construction of the
Mission/McLellan Project has been delayed multiple times due to financing difficulties and other setbacks, but
is now fully under construction with an anticipated project completion date of 2023; and
WHEREAS, the previously approved tentative subdivision map expired prior to a final map being recorded,
and therefore the applicant has submitted an application seeking approval of an updated Vesting Tentative
Subdivision Map (SA19-0002) (Exhibit A) for the Mission/McLellan Project; and
WHEREAS, approval of the applicant’s proposal is considered a “project” for purposes of the California
Environmental Quality Act (Public Resources Code §21000, et seq.) (“CEQA”); and
WHEREAS, in 2011 the City Council found that the Mission/McLellan Project is within the parameters
analyzed within the Addendum to the 2000 Supplemental Environmental Impact Report (Addendum to the
2000 SEIR) prepared for the 2000 El Camino Real Redevelopment Plan Amendment; and
WHEREAS, the proposed Vesting Tentative Subdivision Map does not propose any modifications to the
project, and is therefore found to continue to be consistent with the analysis included in the previously entitled
projects, and its approval would not result in any new significant environmental effects or a substantial increase
in the severity of any previously identified effects beyond those disclosed and analyzed in the Addendum to the
2000 SEIR approved by City Council, nor do the proposed modifications constitute a change in the Project or
change in circumstances that would require additional environmental review; and
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File #:23-91 Agenda Date:2/2/2023
Version:1 Item #:3a.
WHEREAS,the City Engineer has reviewed the proposed map and determined that it complies with applicable
City Standards; and
WHEREAS,Section 19.40.090 of the Municipal Code requires the Planning Commission to make a
recommendation to the City Council regarding the approval or denial of the map and specifying the reasons for
the recommendation and any related conditions for approval; and
WHEREAS,the Subdivision Map Act,implemented through Title 19 of the Municipal Code,requires the City
to deny approval of a tentative map if it makes certain adverse findings,such as consistency with the general
plan,physical suitability of the subject site,or design of the subdivision resulting in environmental or public
health harms; and
WHEREAS,in this case,the tentative map conforms with applicable City standards,as described in the
accompanying staff report, and there are no grounds to find that it should be denied; and
WHEREAS,the Planning Commission held a lawfully noticed public hearing on February 2,2023,at which
time interested parties had the opportunity to be heard,and to review the Vesting Tentative Subdivision Map of
the Mission/McLellan Project and supporting documents,prior to making its recommendation on the Vesting
Tentative Subdivision Map; and
WHEREAS,the Planning Commission exercised its independent judgment and analysis,and considered all
reports, recommendations and testimony before making a determination on the Project.
NOW THEREFORE,based on the entirety of the record before it,which includes without limitation,the
California Environmental Quality Act,Public Resources Code §21000,et seq.(“CEQA)and the CEQA
Guidelines,14 California Code of Regulations §15000,et seq.;the South San Francisco General Plan,and
General Plan Environmental Impact Report;the South San Francisco Municipal Code;the 2000 El Camino
Corridor Redevelopment Plan Amendment,and the 2000 Supplemental Environmental Impact Report,
including all attachments and technical reports thereto;the Addendum to the 2000 SEIR prepared for the
Project;Application materials prepared by the applicant,dated submitted August 19,2019;Project plans
prepared by Pacific Crest Surveying dated January 16,2023;all site plans,and all reports,minutes,and public
testimony submitted as part of the Planning Commission’s duly noticed February 2,2023 meeting;and any
other evidence (within the meaning of Public Resources Code §21080(e)and §21082.2),the Planning
Commission of the City of South San Francisco hereby finds as follows:
SECTION 1 FINDINGS
A. General Findings
1.The foregoing recitals are true and correct and made a part of this Resolution.
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2.The Exhibits attached to this Resolution, including the Tentative Subdivision Map (Exhibit A) and the
Draft Conditions of Approval (Exhibit B) are each incorporated by reference and made a part of this
Resolution, as if set forth fully herein.
3.The documents and other material constituting the record for these proceedings are located at the
Planning Division for the City of South San Francisco,315 Maple Avenue,South San Francisco,CA
94080, and in the custody of Chief Planner.
B. Tentative Parcel Map
1.The proposed vesting tentative map is consistent with the analysis included in the already approved
Addendum to the 2000 Supplemental Environmental Impact Report prepared for the 2000 El Camino
Real Redevelopment Plan Amendment,and the approval of this vesting tentative map would not result
in any new significant environmental effects or a substantial increase in the severity of any previously
identified effects beyond those disclosed and analyzed in the Addendum to the 2000 SEIR approved by
City Council,nor does the vesting tentative map constitute a change in the Project or change in
circumstances that would require additional environmental review.
2.The proposed vesting tentative map,prepared by Pacific Crest Surveying and dated January 16,2023,
including the proposed designs and improvements,is consistent with the City’s General Plan because
the tentative map would facilitate the infill and development of a mixed-use residential project which
would create additional residential units and retail uses in proximity to the South San Francisco BART
station.
3.The proposed vesting tentative parcel map is consistent with the standards and requirements of the
City’s Zoning Ordinance.
4.The vesting tentative parcel map complies and meets all the requirements of Title 19 of the South San
Francisco Municipal Code (“Subdivisions”)and with the requirements of the State Subdivision Map
Act.
5.The Project Site is physically suitable for the type of development and density proposed,as the mixed-
use residential project will be located on a vacant parcel in proximity to the South San Francisco BART
station,which is identified as having the potential for more housing production and increased daily
services to serve new and existing residents in the El Camino Real Sub-Area of the General Plan.
6.The design and improvements of the vesting tentative parcel map are not in conflict with any existing
public easements.
7.The property is located in a developed,urban setting,and is not subject to a Williamson Act contract,on
open space easement,a conservation easement,or an agricultural conservation easement.The
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open space easement,a conservation easement,or an agricultural conservation easement.The
surrounding land uses and resulting parcels would not support agricultural uses;the resulting parcels
would result in mixed-use development not incidental to commercial agricultural use of the land.
SECTION 2 DETERMINATION
NOW,THEREFORE,BE IT FURTHER RESOLVED that the Planning Commission of the City of South San
Francisco hereby makes the findings contained in this Resolution and recommends that the City Council
determine that the proposed vesting tentative map is consistent with the analysis included in the Addendum to
the 2000 Supplemental Environmental Impact Report prepared for the 2000 El Camino Real Redevelopment
Plan Amendment and approve the entitlements request for a Tentative Subdivision Map at 889 McLellan /1309
Mission (P09-0002: SA19-0002) subject to the attached Conditions of Approval.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and
adoption.
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EXHIBIT B
DRAFT CONDITIONS OF APPROVAL
P09-0002: SA19-0002
TENTATIVE SUBDIVISION MAP FOR 889 McLELLAN / 1309 MISSION
(As recommend by City Staff on February 2, 2023)
The Applicant/Project shall conform to all the conditions of approval identified in City Council
Resolution 44-2011, as well as the additional conditions contained herein.
A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the City's Standard Conditions of Approval for
Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects and with all the
requirements of all affected City Divisions and Departments as contained in the attached
conditions, except as otherwise amended by the following conditions of approval.
2. The final subdivision map shall substantially comply with the approved plans prepared by
Pacific Crest Surveying, dated January 16, 2023, as approved by the Planning Commission
in association with SA19-0002, as amended by the conditions of approval. The final plans
shall be subject to the review and approval of the City Engineer and Chief Planner.
(Planning Division contact: Billy Gross, 650-877-8535)
B. Engineering Division requirements shall be as follows:
Engineering General
1. The Developer shall reimburse the City for all costs to plan check and inspect the subject
development in accordance with the City’s Master Fee Schedule.
2. The applicant is advised that any work to be performed within Mission Road may require
the approval of the design and an encroachment permit from the Town of Colma, if the
work to be performed will be accomplished within the Town limits.
Engineering Permits
3. At the time of each permit submittal, the Applicant shall submit a deposit for each of the
following permit reviews and processing:
a. Building Permit plan check and civil review. Provide cost of on-site
improvements for deposit amount calculation.
b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for
deposit amount calculation.
c. Public Improvement plan check and permit processing. Provide cost of ROW
improvements for deposit amount calculation.
4. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or
more of soil is exported and/or imported. The Applicant shall pay all permit fees, as well
as any deposits and/or bonds required to obtain said permits. The Grading Permit
requires several documents to be submitted for the City’s review and approval. The City
Requires that the Developer enter into an Inspection Agreement with the Geotechnical
Consultant. The Grading Permit Application, Checklist and Requirements may be found
on the City website at http://www.ssf.net/departments/public-works/engineering-division.
5. A Hauling Permit shall be required for excavations and off-haul or on-haul, per
Engineering requirements; should hauling of earth occur prior to receiving a Grading
Permit. Otherwise, hauling conditions would be included with the grading permit.
Hauling Permit may be found on the City website.
6. The Applicant shall submit to the Engineering Division for review erosion and sediment
control plans for both construction and post-construction activities, that will result in the
filtering of storm water runoff from the site, 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, Mission Road, McClellan Drive or the public storm drain
system. These documents shall be submitted prior to receiving a grading or building
permit for the subject project.
7. The City of South San Francisco is mandated by the State of California to divert sixty-
five percent (65%) of all solid waste from landfills either by reusing or recycling. To help
meet this goal, a city ordinance requires completion of a Waste Management Plan
(“WMP”) for covered building projects identifying how at least sixty-five percent (65%)
of non-inert project waste materials and one hundred percent (100%) of inert materials
(“65/100”) will be diverted from the landfill through recycling and salvage. The
Contractor shall submit a WMP application and fee prior to the issuance of a building or
grading permit.
8. An Encroachment Permit is required for any work proposed within the public right-of-
way. The Applicant shall pay all permit, plan check, and inspection fees, as well as, any
deposits and/or bonds required to obtain said permits.
Engineering Submittals
9. Improvement plans shall be printed to PDF and combined into a single electronic file,
with each being stamped and digitally signed by a Professional Engineer registered in the
State of California. Incorporated within the construction plans shall be applicable
franchise utility installation plans, stamped and signed and prepared by the proper
authority. Plans shall include the following sheets:
Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan,
Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Details, Erosion Control Plan,
and Landscape Plans, (grading, storm drain, erosion control, and landscape plans are for
reference only and shall not be reviewed during this submittal).
10. Prior to building permit issuance, the Applicant shall obtain a grading permit with the
Engineering Division and shall submit an application, all documentation, fees, deposits,
bonds and all necessary paperwork needed for the grading permit. The Applicant shall
submit a grading plan that clearly states the amount of cut and fill required to grade the
project. The Grading Plans shall include the following plans:
Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater
Control Plan, and Erosion Control Plan.
11. Along with the building permit and grading permit submittals, Applicant shall submit
separate Right-of-Way (ROW) improvement plans for the Encroachment Permit
Application. An engineer’s cost estimate for the scope of work shown on the approved
ROW improvement plans is required to determine the performance and payment bond
amount. The submittal of the bonds is required prior to the execution of the Subdivision
Improvement Agreement.
12. Prior to building permit issuance, the Applicant shall obtain a Public Improvement Permit
for all proposed work within the City ROW and shall submit an application, all
documentation, fees, deposits, bonds and all necessary paperwork needed for the Public
Improvement Permit. The Public Improvement Plans shall include only the scope of work
within the City ROW (with reference to the on-site plans) consisting of the following
plans:
Civil Plans, Landscape Plans, and Joint Trench Plans.
13. All improvements shall be designed by a registered civil engineer and approved by the
Engineering Division.
14. The Engineering Division reserves the right to include additional conditions during
review of the building permit, grading permit, or public improvement permit.
Engineering Mapping
15. Applicant shall submit all documents required for review of the Final mapping
application.
16. Prior to the issuance of a Building Permit, the Applicant shall record a Final Map for the
project site with the San Mateo County Recorder. The Final Map shall conform to the
requirements of the Approved Tentative Map.
17. Prior to the approval of the Final Map, the Applicant shall enter into a Subdivision
Improvement Agreement and Encroachment and Maintenance Agreement with the City.
These agreements shall be approved by City Council prior to execution.
a. The Subdivision Improvement Agreement shall require the Applicant to ensure
the faithful performance of the design, construction, installation and inspection of
all public improvements as reviewed and approved by the Engineering Division at
no cost to the City and shall be secured by good and sufficient payment,
performance, and one (1) year warranty bonds or cash deposit adequate to cover
all of the costs, inspections and administrative expenses of completing such
improvements in the event of a default. The value of the bonds or cash deposit
shall include 110% of the cost of construction based on prevailing wage rates.
The value of the warranty bond or cash deposit shall be equivalent to 10% of the
value of the performance security.
b. The Encroachment and Maintenance Agreement shall require the Applicant to
maintain any street furniture (such as bike racks) that serves the property,
structural features (such as stairs) serving the property, and all landscape and
irrigation installed by the project at no cost to the City. The Encroachment and
Maintenance Agreement shall be recorded with the San Mateo County Recorder
and may be transferred to the property owner or Homeowner’s Association.
Engineering Right-of-Way
18. All new public improvements shall be installed at no cost to the City and shall be
approved by the City Engineer and constructed to City Standards. All new public
improvements shall be completed prior to Final Occupancy of the project or prior any
Temporary Occupancy as approved by the City Engineer.
19. Prior to Building Permit issuance, the Applicant shall submit a video survey of the
adjacent streets (perimeter of proposed property location) to determine the pre-
construction condition of the streets at no cost to the City. The Applicant will be
responsible to ensure that the condition of the streets and striping is in at least existing
condition or better after construction is completed.
20. The Applicant shall construct new curb, gutter, sidewalks, curb ramps, driveways,
streetlights, and landscaping along the McLellan Drive frontage of the subject property.
Unless separated by a planting strip, all sidewalks shall be monolithic to the curb and
gutter.
21. The Applicant shall install angled parking stalls along McLellan Drive as shown on the
entitlement plans. The Applicant shall reinstall parking meters along McLellan Drive.
The Applicant shall coordinate the number of parking stalls with the Planning Division
and Engineering Division.
22. Applicant shall ensure that any pavement markings impacted during construction are
restored and upgraded to meet current City standards.
23. Existing driveway approaches or portions of approaches along the property frontage that
will not serve the new development or do not serve any other access shall be removed
and replaced with new curb, gutter, and sidewalk. Where new work is required,
monolithic curbs, gutter, curb ramps, commercial driveway approaches and 4’ wide
(minimum) sidewalks are to be constructed to current City standards and to the
satisfaction of the City Engineer.
24. Upon completion of construction and landscape work at the site, the Applicant shall
clean, repair or reconstruct, at their expense, as required to conform to City Standards, all
public improvements including driveways, curbs, gutters, sidewalks and street pavements
along the street frontages of the subdivision to the satisfaction of the City Engineer.
Damage to adjacent property caused by the Applicant, or their contractors or
subcontractors, shall be repaired to the satisfaction of the affected property owner and the
City Engineer, at no cost to the City or to the property owner.
25. The Applicant shall reslurry the property’s fronting roadway on McLelland Drive from
the lip of gutter to lip of gutter of the opposite side. Street pavement markings shall be
restored after the slurry.
26. The Applicant shall ensure the proposed trees and planting locations do not interfere with
underground utilities or the joint trench. The Applicant will be required to install root
barrier measures to prevent the sidewalk from uplift at no cost to the City.
27. Prior to the issuance of the Encroachment Permit, the Applicant shall submit Traffic and
Pedestrian Control Plans for proposed work in Mission Road and McLellan Drive or any
area of work that will obstruct the existing pedestrian walkways.
Engineering Stormwater
28. The Applicant shall be responsible to conform to the requirements of the FEMA National
Flood Insurance Program for the proposed improvements within the flood zone along
Colma Creek.
29. The Applicant shall submit to the City Engineer a storm drainage and hydraulic study for
the fully improved subdivision analyzing existing conditions and post-development
conditions of the project site to the outfall at Colma Creek. The study shall demonstrate
that the post-development peak flow will not exceed the pre-development peak flow.
Initial time of concentration shall be 10 minutes. Precipitation shall be based on NOAA
data for the site. The study shall be submitted to the City Engineer for review and
approval.
30. Drainage runoff shall not be allowed to flow across lot lines or across subdivision
boundaries onto adjacent private property without an appropriate recorded easement
being provided for this purpose.
31. All building downspouts shall be connected to rigid pipe roof leaders which shall
discharge into an approved drainage device or facility that meets the C3 stormwater
treatment requirements of Municipal Regional Permit.
32. The on-site storm drainage system shall not be dedicated to the City for ownership or
maintenance. The storm drainage system and any storm water pollutions control devices
within the subdivision shall be owned, repaired, and maintained by the property owner or
Homeowner’s Association.
Engineering Sanitary Sewer
33. The sanitary sewer within Mission Road is owned and maintained by the City of South
San Francisco. The Applicant shall video inspect the sanitary sewer main to the nearest
manholes upstream and downstream of the project point of connection both prior to
construction and post construction. Video must be submitted to City Engineering for
review. The Applicant shall make repairs to any damage to the existing sanitary sewer
main that occurred during construction.
34. The Applicant shall submit a sewer capacity study to determine how the project impacts
the public sanitary system and determine if there is adequate capacity of the existing or
proposed sewer lines. The study shall include an analysis of the sanitary sewer main
within Mission Road. Sanitary sewer mains shall not flow more than 2/3 full at peak wet
weather flow. Please be sure to include all supporting calculations.
35. The applicant’s plans shall indicate where the project’s sanitary sewer lateral will connect
to the public main. The Development shall connect to the existing 12-inch sanitary sewer
main within Mission Road. The Developer shall obtain the Town of Colma’s permission
and encroachment permits to perform work within the Town’s ROW to connect to this
main.
36. Applicant shall install the new sewer lateral to City Standards including a clean out in the
sidewalk and a new wye connection or taptite connection at the main. Lateral sizes of 8-
inch or larger require a manhole connection at the City sewer main. No more than 1
sewer lateral shall be used per parcel.
37. The on-site sanitary sewer system shall not be dedicated to the City for maintenance. The
sanitary sewer facilities within the subdivision shall be repaired and maintained by the
property owner or Homeowner’s Association.
Engineering Utilities
38. Prior to the building permit submittal, all utility crossings shall be potholed, verified and
shown on the plans.
39. All electrical and communication lines serving the property, shall be placed underground
within the property being developed to the nearest overhead facility or underground
utility vault.
40. The Applicant shall include a 3” diameter City spare conduit with pull boxes and ropes
for future fiber optics installation with the underground utilities. The conduits shall be
dedicated to the City.
41. Each dwelling unit shall be pre-wired for Cable T.V. and Broadband Communication
Services.
42. New City Standard CREE XPS Type 3 91-Watt streetlights or other approved by the City
Engineer shall be utilized. Streetlights shall be connected to the P.G. & E. system with
two (2) inch rigid conduit, pull boxes and stranded #8 THW or TW wire and activated
per P.G.& E’s LS-2A rate schedule.
43. The Applicant shall coordinate with the California Water Service for all water-related
issues. All water mains and services shall be installed to the standards of the California
Water Service.
44. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal.
Installation shall be in accordance with City Standards as administered by the Fire
Marshall.
Engineering On-site Improvements
45. The Developer shall submit a construction access plan that clearly identifies all areas of
proposed access during the proposed development.
46. All common areas are to be landscaped and irrigated and shall meet the requirements of
the City’s Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage
and grading plans for review and approval by the Engineering Division.
Engineering Grading
47. The recommendations contained within the geotechnical report shall be included in the
Site Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared
by the developer’s civil engineer and approved by the project geotechnical engineer.
48. The entire project site shall be adequately sprinkled with water to prevent dust or sprayed
with an effect dust palliative to prevent dust from being blown into the air and carried
onto adjacent private and public property. Dust control shall be for seven days a week
and 24 hours a day. Should any problems arise from dust, the developer shall hire an
environmental inspector at his/her expense to ensure compliance with the grading permit.
49. Haul roads within the City of South San Francisco shall be cleaned daily, or more often,
as required by the City Engineer, of all dirt and debris spilled or tracked onto City streets
or private driveways.
50. The Applicant shall submit a winterization plan for all undeveloped areas within the site
to control silt and stormwater runoff from entering adjacent public or private property.
This plan shall be submitted to the City Engineer for review and approval prior to
September 1 of each year. The approved plan shall be implemented prior to November 1
of each year.
51. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor
or civil engineer authorized to practice land surveying to certify that the new foundation
forms conform with all setbacks from confirmed property lines as shown on the Plans. A
letter certifying the foundation forms shall be submitted to the Engineering Division for
approval.
52. The applicant is required by ordinance to provide for public safety and the protection of
public and private property in the vicinity of the land to be graded from the impacts of the
proposed grading work.
53. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to
6:00 p.m. for residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas,
Monday through Friday, excluding holidays.
54. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards
shall be accomplished between November 1 and May 1 of each year.
Attest:__________________________________
Tony Rozzi
Secretary to the Planning Commission
I hereby certify that the foregoing resolution was adopted by the Planning Commission of the
City of South San Francisco at a regular meeting held on the 2nd day of February, 2023 by
the following
vote:AYES:
NOES:
ABSTENTIONS:
ABSENT:
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Chair Tzang, Vice Chair Faria , Fernandez, Evans, Shihadeh
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Funes-Ozturk