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HomeMy WebLinkAboutPC Meeting 01-21-16 (Reso 2782-2016)- Sares Regis - Final (Revised)RESOLUTION NO. _2782-2016__ PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A DEVELOPMENT AGREEMENT AND ENVIRONMENTAL CONSISTENCY ANALYSIS; FOR THE DEVELOPMENT OF TWO NEW SEVEN-STORY RESIDENTIAL BUILDINGS WITH A TOTAL OF 260 RENTAL UNITS AT BOTH CORNERS OF AIRPORT BOULEVARD AND MILLER AVENUE (309, 315, 401-421 AIRPORT BLVD.), A PRIVATE RESIDENTIAL PARKING LOT AT 405 CYPRESS AVENUE, AND TWELVE (12) TOWNHOME UNITS AT 216 MILLER AVENUE AND APPROVE A USE PERMIT; DESIGN REVIEW; ZONING MODIFICATION; AND A PARKING REDUCTION FOR PHASE 1 OF SAID DEVELOPMENT; AND A FINDING OF GENERAL PLAN CONSISTENCY WHEREAS, the Successor Agency to the Redevelopment Agency of the City of South San Francisco (“Agency”) is the owner of certain real property located in the City of South San Francisco (“City”), California, known as County Assessor’s Parcel Number 012-317-110 (“401 Airport Boulevard”), 012-317-100 (“411 Airport Boulevard”), 012-317-090 (“421 Airport Boulevard”), 012-314-100 (“405 Cypress Avenue”), 012-314-220 (“216 Miller Avenue”), 012- 318-080 (“315 Airport Boulevard”) and collectively referred to as the “Agency Properties”; and, WHEREAS, in August, 2014, the Agency and Miller Cypress SSF, LLC (“Developer”) entered into an Exclusive Negotiation Rights Agreement (“ENRA”) that established a mutual understanding among the City, the Agency, and the Developer regarding the potential development of the Agency Properties; and, WHEREAS, in conjunction with the potential acquisition of the Agency Properties, the Developer has acquired rights to entitle and develop County Assessor’s Parcel Number 012-318-040 (“309 Airport Boulevard”); and, WHEREAS, the Developer has proposed construction of a high-density residential development, consisting of 260 residential apartments in Phase 1, 12 for-sale residential townhomes in Phase 2, and 342 total vehicle parking spaces (“Project”) over 2.34 acres at the following addresses: 309 Airport Blvd., 315 Airport Blvd., 401-421 Airport Blvd., 405 Cypress Ave., and 216 Miller Ave. (collectively “Project Site”) in the City; and, WHEREAS, the Agency, is interested in selling the Agency Properties to the Developer as contemplated in the ENRA, contingent upon approval of a Development Agreement by the City Council, Developer securing all funding for the Project, and Developer obtaining all applicable land use entitlements from the City necessary to construct the Project on the Project Site; and, WHEREAS, the Agency and the Developer now wish to enter into a Development Agreement between the City and the Developer (“Agreement”); and, WHEREAS, Phase 1 of the Project (“Phase 1 of the Project”) includes the construction of two new seven story residential apartment buildings with a total of 260 rental units at both corners of Airport Boulevard and Miller Avenue (309, 315, 401, 421 Airport Boulevard) and a private parking lot at 405 Cypress Avenue; and WHEREAS, Developer also seeks approval of a Conditional Use Permit, Design Review, Waiver and Modification, and Parking Exemption for Phase 1 of the Project; and, WHEREAS, approval of the Developer’s proposal is considered a “project” for purposes of the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. (“CEQA”); and, WHEREAS, the City Council certified an Environmental Impact Report (“EIR”) on January 28, 2015 (State Clearinghouse number 2013102001) in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., “CEQA”) and CEQA Guidelines, which analyzed the potential environmental impacts of the development of the Downtown Station Area Specific Plan; and, WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) on January 28, 2015 in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., “CEQA”) and CEQA Guidelines, which carefully considered each significant and unavoidable impact identified in the EIR and found that the significant environmental impacts are acceptable in light of the project’s economic, legal, social, technological and other benefits; and, WHEREAS, the City prepared an Environmental Consistency Analysis for the Project and concluded that the Project 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 Downtown Station Area Specific Plan EIR certified by City Council nor would any new mitigation measures be required; and, WHEREAS, on January 21, 2016 the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Development Agreement and proposed entitlements and take public testimony. NOW, THEREFORE, BE IT RESOLVED that 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 EIR; the Downtown Station Area Specific Plan and the Downtown Station Area Specific Plan EIR; the South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by TCA Architects, dated December 7, 2015; the Environmental Consistency Analysis, as prepared by City staff, dated January 21, 2016 including all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed January 21, 2016 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: A. General Findings 1. The foregoing recitals are true and correct. 2. The Exhibits attached to this Resolution, including the Environmental Consistency Analysis, as prepared by City staff, dated January 21, 2016 (Exhibit A), the draft Development Agreement (Exhibit B), Conditions of Project Approval (Exhibit C), and the Vacant Ford Properties Entitlement Submittal Project Plans (Exhibit D) 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 the Planning Manager, Sailesh Mehra. 4. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, including but not limited to the Environmental Consistency Analysis, as prepared by City staff, dated January 21, 2016 attached hereto as Exhibit A, the Planning Commission, exercising its independent judgment and analysis, recommends that the City Council find that the Project falls within the environmental parameters analyzed in the Downtown Station Area Specific Plan EIR, and that the Project 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 Downtown Station Area Specific Plan EIR certified by City Council nor would new mitigation be required for the Project. This is supported by the fact that, consistent with the Downtown Station Area Specific Plan EIR Mitigation Monitoring and Reporting Program, the project prepared Toxic Air Contaminants (TAC) and Green House Gas (GHG) Emissions Assessment, a Historic Resources Analysis, and a Traffic and Circulation Analysis, all of which determined that the Project would not result in any new impacts not adequately evaluated and addressed by the Downtown Station Area Specific Plan EIR. B. Development Agreement 1. The Development Agreement, as proposed, is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Downtown Station Area Specific Plan, both of which envision a high-density residential project adjacent to the Caltrain commuter station that can revitalize underused parcels and support economic activity in the Downtown area. 2. The Development Agreement, as proposed, is compatible with the proposed high- density residential use authorized in, and the regulations prescribed for the two land use districts (Downtown Transit Core and Grand Avenue Core) in which the real property is located. 3. The Development Agreement, as proposed, remains in conformity with public convenience, general welfare and good land use practice, since the project would provide adequate parking, conform to the height, density, and floor area ratio (FAR) standards set forth in the Zoning Ordinance, and confirm the land use goals of both the General Plan and Downtown Station Area Specific Plan that support new residential development adjacent to the Caltrain commuter station. 4. The Development Agreement, as proposed, will not be detrimental to the health, safety and general welfare since the project will redevelop vacant and underutilized parcels and remove blight, will conform to the development regulations with minor modifications to the standards that do not endanger the surrounding area, and will support the community goals for new development and revitalization as outlined in the General Plan and the Downtown Station Area Specific Plan. 5. The Development Agreement, as proposed, will not adversely affect the orderly development of property or the preservation of property values since the project must conform to the City’s development standards, new pedestrian improvements are proposed that will enhance the existing City infrastructure in the Downtown area, the Project will not preclude similar development from occurring on adjacent parcels, and the Project will enhance property values since long-term vacant parcels and blighted conditions will be redeveloped. C. Conditional Use Permit 1. The proposed Project, as modified by the entitlement request, is consistent with the standards and requirements of the City’s Zoning Ordinance and with the provisions of the Downtown Transit Core and Grand Avenue Core Zoning Districts and all other titles of the SSFMC. The Project meets or exceeds all of the general development standards of the Grand Avenue Core District, with the exception of the increased density, FAR bonus, and modification to the height and private storage standards. However, the increased density and FAR is permissible and warranted by the City’s Zoning Ordinance subject to the provision of sufficient public benefits included as part of the development project. Approval of a modification to the private storage standards and height allowance is discussed in sections E and F, respectively, and allowable through a waiver and modification request. 2. The proposed Project is consistent with the General Plan and the Downtown Station Area Specific Plan by creating a high-density residential environment that emphasizes pedestrian- activity with buildings built up to the property line and providing a well-articulated and visually engaging development that implements the goals of the Downtown Station Area Specific Plan, and is consistent with the City’s Design Guidelines as they relate to building design, form and articulation. Further, the Project will pay area standard wages, which is consistent with the permissive DSASP Land Use Strategy LU-1 policy, which encourages the use of local workforce and local business sourcing for development in the plan area and the paying of area standard wages for construction. 3. The proposed residential use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements, because the proposed use is consistent with the approved uses in both the General Plan and Downtown Station Area Specific Plan. The Project proposes high-density residential uses located in the City’s Downtown Station Area Specific Plan District, which is intended for this type of use, and the largest buildings in the proposed development would be located entirely on their own blocks with little or no impacts on shared property lines. The General Plan has analyzed this type of use and concluded that such residential uses are not adverse to the public health, safety, or welfare. As the proposed Project is consistent with other residential land uses in the Downtown Transit Core and Grand Avenue Core Zoning Districts, approval of the Project will not be detrimental to nearby properties. 4. The proposed Project complies with applicable design and development standards and requirements of the City’s Zoning Ordinance, with the exception of the increased density and FAR request that is evaluated under the Conditional Use Permit, and the modifications to the private storage and height standards that are evaluated under the Waiver and Modification process. The stated density and FAR exceptions are permissible and warranted by the City’s Zoning Ordinance subject to the provision of sufficient public benefits included as part of the development project. The proposed Project is located in the Downtown Transit Core and the Grand Avenue Core Zoning Districts and subject to the discussion on the exception and waiver requests below, meets the minimum standards and requirements for the zoning districts. 5. The design, location, size, and operating characteristics of the proposed Project are compatible with the existing and reasonably foreseeable future land uses in the vicinity because the Project proposes residential uses in the Downtown Transit Core and Grand Avenue Core Zoning Districts, which are specifically intended for such uses. 6. The site is physically suitable for the type of development and density proposed, as the residential use will benefit from being located in close proximity to the South San Francisco Caltrain Station, Grand Avenue and the overall Downtown Station Area Specific Plan Area, and the size and development is appropriate for the location and meets the City’s land use and zoning standards, as amended by the Conditional Use Permit or Waiver and Modification process. Access to the site via existing roadways is sufficient as the project is within a built-out urban environment, utilities are provided on-site or proposed for minor upgrades, and no physical constraints such as topography or lack of facilities exists that would prevent suitable development. 7. On January 28, 2015, a program environmental impact report (EIR) was certified by the City Council of South San Francisco (Final Environmental Impact Report for the South San Francisco Downtown Station Area Specific Plan, State Clearinghouse #2013102001). The program EIR assessed the potential environmental impacts resulting from implementation of the DSASP. The DSASP established new land use, development, and urban design regulations for the area for a 20-year planning period. The DSASP also established a Mitigation, Monitoring, and Reporting Program (MMRP) with mitigation measures for any project meeting certain thresholds. An Environmental Consistency Analysis has been prepared to consider whether any new environmental effects not identified in the DSASP program EIR might be created by construction and operation of the Project. The analysis established that the proposed Project is in compliance with all applicable DSASP regulations, and as a result, would not create any additional environmental impacts in excess of those addressed by the DSASP program EIR and Statement of Overriding Considerations. 8. The proposal would result in a Project whose proposed public benefits and requested development incentives are suitable to the site as envisioned by the Downtown Station Area Specific Plan and relate appropriately to adjacent uses and structures. The provision of new pedestrian crossings, bicycle lane restriping, and landscaping will enhance the public realm and is consistent with Urban Design Strategy UD-16 and Guiding Principles 17 and 41. The provision of monies for public art will further enhance the Downtown area and is consistent with Urban Design Strategy UD-48. Finally, the provision of additional residential units through the increased density will provide more residents within the downtown to create a vibrant community for Downtown and is consistent with Land Use Strategies LU-4, LU-5, and LU-8. 9. The proposed Project would be consistent with the accepted list of public benefits outlined in Section 20.280.004(A) and such benefits would not otherwise result through provisions of the City’s policies, ordinances, or other requirements. The proposed Parks and Recreation in-lieu fee is not currently applicable to rental developments and represents a substantial payment towards park and recreation investment; and the proposed public infrastructure enhancements are encouraged within the Pedestrian Priority Zone but not required, and the addition of public art will be a cultural contribution to the Downtown area. 10. The proposed Project reflects a fair financial balance of costs and benefits to the applicant and the City, given the community benefits could cost as much as $6M and the addition of 45 units above the base density represents a smaller financial gain for the Project. D. Design Review 1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as a high-density residential project which will provide a pedestrian-friendly, transit-oriented environment with sustainability elements incorporated. 2. The Project, including Design Review, is consistent with the General Plan because the proposed high-density residential development is consistent with the policies and design direction provided in the South San Francisco General Plan for the Downtown Transit Core and Grand Avenue Core land use designations by encouraging the development of new residential units within close proximity to the South San Francisco Caltrain Station and within the Downtown Station Area Specific Plan area. 3. The Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the Downtown Station Area Specific Plan Design Guidelines, as evaluated in the Zoning Ordinance Compliance analysis for the Project. 4. The Project is consistent with the Use Permit for the reasons stated in Section C, above. 5. The Project is consistent with the applicable design review criteria in South San Francisco Municipal Code Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated by the Design Review Board on November 17, 2015, and found to be consistent with each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance, and the Design Review Board. E. Waiver and Modification for Private Storage Requirement 1. The Waiver and Modification request to reduce the Downtown Station Area Specific Plan District Private Storage requirement by 10% is necessary due to the physical characteristics of the proposed developments on Parcels A (401-421 Airport Boulevard) and D (309-315 Airport Boulevard) that are constrained by high traffic roads and therefore have limited parking circulation options within the proposed buildings’ footprints. As a result, the provision of private storage areas would come at the expense of providing required parking for both parcels since the recently adopted Downtown Station Area Specific Plan District zoning requires a minimum depth of 4’-0” for each storage unit and cannot be located above a parking space due to the Americans with Disabilities Act. The proposed reduction would reduce the total number of private storage spaces from 272 to 245 units and to mitigate this reduction, staff has recommended a Condition of Approval requiring that if the proposed reduction to the Private Storage requirement results in unfavorable conditions related to storage on balconies, or within approved on-site parking spaces, the applicant shall provide off-site storage options to residents, with prior approval by the Chief Planner. 2. There are no alternatives to the Waiver and Modification to reduce the Downtown Station Area Specific Plan District Private Storage requirement by 10% because due to the tight floor plate design for the structured parking, there are no alternatives that could provide an equivalent level of benefit to the applicant with less potential detriment to surrounding owners and occupants or to the general public. Since this requirement relates to private storage, the impact to surrounding owners and occupants, as well as the general public, is minimal since few or no residents would contemplate storing valuable goods within the public right-of-way, and a Condition of Approval has been included to prevent storage on balconies or within on-site parking spaces. 3. The granting of the requested waiver and modification would not be detrimental to the health or safety of the public or the occupants of the property given the minor Private Storage requirement reduction of 10% and the proposed Condition of Approval to require off-site storage if unfavorable conditions arise within the development. The reduction in on-site private storage will allow for additional on-site parking spaces and preserve the public right-of-way for the surrounding residents. F. Waiver and Modification for Height in the Grand Avenue Core Zoning District 1. The Waiver and Modification request to allow a 10% increase in the overall height limit of 65’-0” within the Grand Avenue Core would result in a maximum height of 72’-0” for the portion of the Parcel D building located on 309 Airport Boulevard. This waiver and modification request is necessary due to the physical characteristics of the property and the proposed design of the residential building; the heights of the two levels of structured parking at the ground and 2nd level have been reduced as much as possible, and set below grade as much as possible without disrupting both the existing water table, and a large quantity of soil, which contains high levels of lead and makes further excavation difficult and cost-prohibitive. 2. The Waiver and Modification request to allow a 10% increase in the overall height limit of 65’-0” within the Grand Avenue Core is the only option that ensures the building design can be constructed. While the applicant could reduce the height of the proposed Parcel D building on the portion of property zoned Grand Avenue Core, this would reduce the overall number of units provided and result in a reduced project benefit to the City and developer. The applicant could also propose a Zoning and General Plan Amendment to adjust the boundaries of the Downtown Transit Core Zoning District, but this type of revision would require additional environmental analysis and is not likely to be supported by the City. Therefore, using the Waiver and Modification request provides the developer with the only reasonable option for design of the project. Because of the isolated location of the Project away from sensitive residential uses and adjacent to Airport Boulevard to the east and a parking lot to the west, the important gateway location to the Downtown, and the relatively small footprint of the 309 Airport Boulevard parcel (7,600 SF), the modification to allow a height increase of 7’-0” represented a small adjustment that preserves a high-quality project and provides an equivalent level of benefit to the applicant with minimal detriment to surrounding owners and occupants or to the general public. All other portions of the project are consistent with the zoning height requirements. 3. The granting of the requested waiver and modification would not be detrimental to the health or safety of the public or the occupants of the property or result in a change in land use or density that would be inconsistent with other zoning requirements given that the Project use is permitted, the density is permitted through the Downtown Station Area Specific Plan District regulations, and the height increase of 7’-0” will have minimal or no impact on the rest of the development that meets all zoning height requirements. Instead, this waiver and modification request preserves proposed residential units that will benefit the Downtown area and should not result in shadow impacts on surrounding properties, given the block configuration and project design. G. Parking Reduction 1. Although the Project requests a 25% reduction in overall required parking spaces, this reduction would account for the 21% of proposed parking spaces that would be tandem or compact spaces and not consistent with the Zoning Ordinance. A total of 337 parking spaces are required and the applicant has proposed 342 parking spaces; 73 spaces would be compact or tandem. With the proposed Conditions of Approval to require parking signage and manage the parking assignment for tenants, the Project will provide sufficient on-site parking. Additionally, the Caltrain commuter station and SamTrans bus routes, along with a proposed bicycle share program, represent alternative travel modes that will support residents without vehicles; thus, there is sufficient parking within the site and the surrounding District to accommodate the proposed use. H. California Government Code Section 65402 Findings 1. The location, purpose and extent of any real property to be disposed of by the Agency related to the development of the Project is in accordance with the City’s General Plan and the applicable Specific Plan(s), consistent with California Government Code section 65402, for the reasons set forth above, including, but not limited to Findings B.1 and C.2. NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of Approval, attached as Exhibit C to this resolution, and conditioned upon the approval of the Development Agreement on terms acceptable to the City Council, the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution, and recommends approval of the following: 1. the Development Agreement, substantially in the form of the Development Agreement, attached as Exhibit B; 2. a Conditional Use Permit, Design Review, Waiver and Modification, and a Parking Reduction for Phase 1 of the Project; and. 3. the Environmental Consistency Analysis, attached as Exhibit A BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption. * * * * * * * I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the 21st day of January, 2016 by the following vote: AYES:_____Chairperson Wong, Vice-Chairperson Khalfin, Commissioner Faria, Commissioner Lujan, Commissioner Martin, Commissioner Nagales NOES: ____________ ABSTENTIONS: ABSENT: Commissioner Ruiz Attest: /s/Sailesh Mehra Sailesh Mehra Secretary to the Planning Commission Exhibit A Environmental Consistency Analysis Exhibit B Draft Development Agreement Exhibit C Conditions of Approval CONDITIONS OF APPROVAL P15-0036: UP15-0027, DR15-0032, WM15-0001, PE15-0004, & DA15-0003 309, 315, 401-421 Airport Blvd., 405 Cypress Ave., 216 Miller Ave. (As approved by the Planning Commission on January 21, 2016) A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects. 2. The project shall be constructed and operated substantially as indicated on the plan set prepared by TCA Architects, dated December 7, 2015. 3. The applicant shall comply with all applicable mitigation measures outlined in the Mitigation Monitoring and Reporting Program (MMRP) for the Downtown Station Area Specific Plan. 4. The applicant shall comply with the recommendations of the Miller-Cypress SSF Parcels TAC and GHG Emissions Assessment, prepared by Illingworth & Rodkin, Inc., dated November 11, 2015 and the following for Parcel C (216 Miller Avenue): Implement the following measures to minimize emissions from diesel equipment: a) All diesel-powered off-road equipment larger than 50 horsepower and operating at the site for more than two days continuously shall meet U.S. EPA particulate matter emissions standards for Tier 2 engines or equivalent. b) All portable pieces of construction equipment (i.e., air compressors, cement mixers, concrete/industrial saws, generators, and welders) meet U.S. EPA particulate matter emissions standards for Tier 4 engines or equivalent. c) Avoid staging equipment adjacent to residences. 5. The applicant shall comply with all terms and conditions specified in the Development Agreement. 6. The applicant shall notify all prospective tenants in writing that the project is within an urban downtown with regular and typical noise and emissions due to its location. 7. Landscaped areas in the project area may contain trees defined as protected by the South San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or pruning of protected trees shall comply with the Tree Preservation Ordinance and obtain a permit for any tree removals or alterations of protected trees, and avoid tree roots during trenching for utilities. 8. The applicant shall erect a plaque at or in front of the site of the original 1925 structure (315 Airport Boulevard) describing the history of Fred J. Lautze and the Ford dealership. The final design for the plaque shall be reviewed and approved by the Chief Planner. 9. The applicant shall comply with the Visual Artists Rights Act (VARA) and any applicable provisions of the California Art Preservation Act (CAPA) in connection with the rights under said statutes of artist Catalina Gonzalez, creator of the mural “Transporting Oneself” located at 415 Airport Boulevard prior to building demolition. Written confirmation of compliance with said statutes shall be transmitted to the City prior to issuance of a demolition or building permit. 10. Prior to issuance of any building or construction permits, the developer shall include in the development plans the following Climate Action Plan requirements, subject to review and approval by the Chief Planner or designee: a) Install conduit to accommodate wiring for solar. b) Use of high-albedo surfaces and technologies as appropriate, as identified in the voluntary CALGreen standards. c) Implement the Water Efficient Landscape Ordinance. 11. The applicant shall comply with the recommendations of the Noise Assessment Study for the Planned “Miller Ace” Multi-Family Development, prepared by Edward L. Pack Associates, Inc., dated June 26, 2015 and the following: a) Maintain closed at all times, all windows and glass doors of living spaces on the outer periphery of the buildings on Parcels A, C and D that face south, east or north. Install windows and glass doors with the Sound Transmission Class (STC) ratings indicated on Figures 2, 3 and 4 on pages 8, 9 and 10. b) Provide some type of mechanical ventilation for all living spaces with a closed window condition. c) Unshielded entry doors having a direct or side orientation toward the primary noise source must be 1-5/8" or 1-3/4" thick, insulated metal or solid-core wood construction with effective weather seals around the full perimeter. d) If any penetrations in the building shell are required for vents, piping, conduit, etc., sound leakage around these penetrations can be controlled by sealing all cracks and clearance spaces with a non-hardening caulking compound. e) Ventilation openings shall not compromise the acoustical integrity of the building shell. 12. The applicant shall comply with the recommendations of the Miller Cypress Residential Project Traffic Study, prepared by Hexagon Transportation Consultants, Inc., dated November 6, 2015 and revised December 11, 2015; the Miller Avenue Residential Project Impact on Tamarack Lane, prepared by Hexagon Transportation Consultants, Inc., dated December 28, 2015; and the following: a) No loading spaces are provided for this project. The applicant shall secure on-street temporary parking permits to reserve spaces through the Finance Department during initial move-in or move-in phases of the project. b) Proposed tandem parking spaces shall be labeled and assigned to residents of the same unit with one full-size and one compact vehicle. Proposed compact parking shall be labeled and assigned/leased to residents with compact vehicles, as much as possible to ensure proper circulation on-site. c) Provide signage for the proposed parking lot at Parcel B (405 Cypress Avenue) that indicates “Restricted Parking” for residents and guests, with final approval by the Chief Planner. d) Exiting driveways from the structured parking of Parcels A and D shall include some type of pedestrian notification or be designed to ensure safe pedestrian crossing, subject to final approval of the Chief Planner and Engineering Division. 13. Per SSFMC 20.280.006.G, parking in excess of one space per unit may be sold or rented separate from the residential unit. For apartment developments, 50 percent of the required parking may be unbundled. All spaces shall be reserved for residential tenants and authorized guests within the development. 14. All parking areas are to be maintained free and clear of litter and storage and shall remain clear for parking at all times. No outdoor storage of materials or personal items is permitted. 15. The public art installation proposed for the project shall be designed and installed through a separate public review process with the City, at the direction of the Chief Planner and the Parks and Recreation Director. 16. If the proposed reduction to the Private Storage requirement results in unfavorable conditions related to storage on balconies, or within approved on-site parking spaces, the applicant shall provide off-site storage options to residents, with prior approval by the Chief Planner. 17. All equipment (either roof, building, or ground-mounted) shall be screened from view through the use of integral architectural elements, such as enclosures or roof screens, and landscape screening or shall be incorporated inside the exterior building wall. Equipment enclosures and/or roof screens shall be painted to match the building. Prior to issuance of a building permit the applicant shall submit plans showing utility locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens for review and approval by the Chief Planner. 18. No signs are included in this permit application. Prior to installation of any signage, the applicant shall submit an appropriate sign application per Chapter 20.360 of the Zoning Ordinance for review and approval. 19. Prior to issuance of any building or construction permits for the construction of public improvements, the final design for all public improvements shall be reviewed and approved by the City Engineer and Chief Planner. 20. Prior to issuance of any building or construction permits for grading improvements, the applicant shall submit final grading plans for review and approval by the City Engineer and Chief Planner. 21. Prior to issuance of any building or construction permits for landscaping improvements, the applicant shall submit final landscaping and irrigation plans for review and approval by the Chief Planner. The plans shall include documentation of compliance with SSFMC § 20.300.007 “Landscaping”, including Water Efficient Landscaping and Irrigation calculations. 22. Prior to the issuance of any building or construction permits, the applicant shall contact the South San Francisco Scavenger Company to properly size any required trash enclosures and work with staff to locate the trash enclosure in accordance with the zoning ordinance, SSFMC 20.300.014. An approval letter from South San Francisco Scavenger shall be provided to the Chief Planner. 23. Prior to issuance of certificate of occupancy for residential uses, the applicant shall pay any applicable childcare fees in accordance with South San Francisco Municipal Code Chapter 20.115. This fee is subject to annual adjustment, and presently is assessed at $1,851.00 per high density residential unit. 24. The applicant shall provide a full-scale mockup of a section of exterior wall that shows the cladding materials and finishes, windows, trim, and any other architectural features of the building to fully illustrate building fenestration. A site inspection by Planning Division staff will be required prior to proceeding with exterior construction. 25. Any standpipe system proposed for the building shall be enclosed or recessed in a manner consistent with the proposed building’s architecture and subject to Chief Planner approval. 26. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination. 27. Before issuance of a building permit for development of the twelve (12) for-sale units at 216 Miller Avenue in Phase II, the applicant shall execute an Affordable Housing Agreement with the City dedicating the required number of units pursuant to South San Francisco Municipal Code Chapter 20.380 and shall record said Affordable Housing Agreement. Planning Division contact: Tony Rozzi, Senior Planner (650) 877-8535 B) Fire Department requirements shall be as follows: 1. Prior to issuance of a building permit the applicant shall submit plans showing the following improvements for review and approval by the Fire Marshal or designee: a) Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. b) The maximum elevation of 60 feet is permitted with combustible construction - either reduce the elevation or submit an Alternate materials and methods of construction addressing this issue. c) Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. d) Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan check and permit. e) Install exterior listed horn/strobe alarm device, not a bell. f) Elevator if provided shall not contain shunt-trips. g) At least one elevator shall be sized for a gurney the minimum size shall be in accordance with the CFC. h) Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco Municipal Code. i) Provide fire extinguishers throughout the building. j) All Non parking space curbs to be painted red to local Fire Code Specifications k) Access road shall have all weather driving capabilities and support the imposed load of 75,000 pounds. l) Provide fire hydrants; location and number to be determined. m) Provide fire hydrants with an average spacing of 300 feet between hydrants. n) The fire hydrants shall have a minimum fire flow of 3000 gpm at 20 psi residual pressure for duration of 4 hours. o) All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. p) Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. q) The minimum road width is 20 feet per the California Fire Code. r) All buildings shall have Emergency Responder Radio Coverage throughout in compliance with Section 510 of the California Fire Code. 2. Prior to issuance of any building or construction permit, the applicant shall pay any applicable Public Safety Impact Fee in accordance with City Council Resolution 97-2012. This fee is subject to annual adjustment, and presently the amounts for high density residential are $168.90 per unit for the Police Department and $394.10 per unit for the Fire Department. Fire Prevention contact: Luis DaSilva, Fire Marshal (650) 829-6645 C) Engineering Division requirements shall be as follows: 1. The building permit application plans shall conform to the standards of the Engineering Division’s “Building Permit Typical Plan Check Submittals” requirements, copies of which are available from the Engineering Division. 2. The owner shall, at his/her expense, replace any broken sidewalk, curb, and gutter fronting the property. The City of SSF shall be the sole judge of whether any such replacement is necessary. 3. For any work performed in the City’s right-of-way, the Owner shall apply for and obtain an encroachment permit, and shall be responsible for all fees and deposits for the permit. 4. Pay sewer lateral connection fee. 5. If excavation and grading work involves movement of more than 50 cubic yards of soil, a grading permit is required. Owner is responsible for all associated fees and deposits. 6. Applicant needs to do sewer study to verify that the existing sewer mains can handle the additional flow the new developments on the various parcels. Engineering Division contact: Robert T. Hahn, Senior Engineer (650) 829-6652 D) Police Department requirements 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. 2. Any leasing or sales offices within the building shall be alarmed with a central station silent intruder alarm system. 3. Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the following conditions will also be required: a) Security Camera System Pedestrian entrance/exits, parking garage entrance/exits, any loading docks or other points of entry into the building shall have video surveillance cameras installed to record the persons or vehicles who enter those areas. The video surveillance cameras will be used as a crime deterrent and assist with the identification and apprehension of criminals if a crime is committed on the property. The video surveillance systems shall be: i. Maintained in proper working order at all times; and ii. Kept in continuous operation 24 hours a day, 7 days a week; and iii. Have enough memory to retain the data from all cameras for a period of 30 days; and iv. Have the ability to view and retrieve data while the system remains in operation. 4. The Police Department reserves the right to review and comment upon the submission of revised and updated plans. Police Department contact: Lieutenant Adam Plank (650) 877-7248 E) Water Quality Control Plant requirements shall be as follows: 1. Fire sprinkler test drain must be connected to the sanitary sewer. 2. Condensate drains from HVAC system must be connected to the sanitary sewer. 3. Site is subject to Low impact development requirements; site must treat stormwater prior to it entering the stormwater system. Complete applicable forms for low impact development. 4. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 5. Landscaping shall meet the following conditions related to reduction of pesticide use on the project site: a) Where feasible, landscaping shall be designed and operated to treat stormwater runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified. b) Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. c) Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. d) Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner. e) Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design to the maximum extent practicable. Examples of IPM principles and techniques include: i. Select plants that are well adapted to soil conditions at the site. ii. Select plants that are well adapted to sun and shade conditions at the site. In making these selections, consider future conditions when plants reach maturity, as well as seasonal changes. iii. Provide irrigation appropriate to the water requirements of the selected plants. iv. Select pest-resistant and disease-resistant plants. v. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan. vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects. 6. No decorative bark shall be used in landscaping. 7. A grading and drainage plan must be submitted. 8. An erosion and sediment control plan must be submitted. Water Quality contact: Rob Lecel (650) 877-8555 Exhibit D Vacant Ford Properties Entitlement Submittal Project Plans 2593774.1