HomeMy WebLinkAboutPC Meeting 05-21-15 (Reso 2766-2015) - 255 Cypress Entitlements
RESOLUTION NO. 2766-2015
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING APPROVAL OF A USE PERMIT, DESIGN
REVIEW AND PARKING REDUCTION, FOR A MIXED-USE DEVELOPMENT AT
255 CYPRESS AVENUE IN THE GRAND AVENUE CORE ZONING DISTRICT.
WHEREAS, the South San Francisco Successor Agency (“Owner”) and Brookwood Group
(“Applicant”) have proposed construction of a five-story mixed-use residential and commercial
development, consisting of 46 residential apartments above approximately 5,500 square feet of ground-
floor commercial space and 61 ground level parking spaces (“Project”) on an approximately 20,200
square foot site located at 201-219 Grand Avenue (“Project Site”) in the City of South San Francisco
(“City”); and,
WHEREAS, Applicant seeks approval of a Use Permit, Design Review and Parking Reduction
for the Project; and,
WHEREAS, approval of the Applicant’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 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,
WHEREAS, on May 21, 2015 the Planning Commission for the City of South San Francisco
held a lawfully noticed public hearing to solicit public comment and consider the 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 255 Cypress Avenue Project Plans, as prepared by Gould Evans
Architects, dated May 21, 2015; the 255 Cypress Avenue Air Quality Analysis and Health Risk
Assessment, as prepared by RCH Group, dated May 5, 2015, including all appendices thereto; all site
plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s
duly noticed May 21, 2015 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 Conditions of Project Approval
(Exhibit A) and the 255 Cypress Avenue Project Plans (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 the Director of Economic and Community Development,
Alex Greenwood.
4. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided, the Planning Commission, exercising
its independent judgment and analysis, finds 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 EIR certified by City Council, because in
keeping with the DSASP EIR Mitigation Monitoring and Reporting Program, the project prepared an
Air Quality and Health Risk Assessment that determined that the Project would not result in any new
impacts related to Air Quality.
B. Use Permit
1. The proposed Project is consistent with the standards and requirements of the City’s
Zoning Ordinance and with the provisions of the Grand Avenue Core Zone District. The Project meets
or exceeds all of the general development standards of the Grand Avenue Core District, with the
exception of the increased density and floor area ratio (FAR). 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 and based on the findings contained in B.8.
2. The proposed Project is consistent with the General Plan by creating a mixed-use
environment that emphasizes pedestrian-activity with buildings built up to the property line on Grand
Avenue, provides a well-articulated and visually engaging development that implements the goals of
the Downtown Station Area Specific Plan, is consistent with the City’s Design Guidelines as they
relate to building design, form and articulation and provides commercial uses along both Grand
Avenue and Cypress Avenue.
3. The proposed 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 existing uses in the vicinity of the site, including the commercial and residential.
The Project proposes mixed-use commercial and high-density residential uses on a site located in the
City’s Downtown Station Area Specific Plan District, which is intended for this type of use. The
General Plan has analyzed this type of use in the Grand Avenue corridor, and concluded that such
mixed-use commercial and residential uses are not adverse to the public health, safety, or welfare. As
the proposed Project is consistent with other mixed-uses land uses in the Grand Avenue Core area,
approval of the Project will not be detrimental to the nearby properties.
4. The proposed Project complies with applicable standards and requirements of the City’s
Zoning Ordinance, with the exception of the increased density and FAR. The stated 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 Grand
Avenue Core District and, subject to the increased density and FAR discussed above, meets the
minimum standards and requirements for that district.
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 commercial and residential uses in the Grand Avenue Core district, which is
specifically intended for such uses.
6. The site is physically suitable for the type of development and density proposed, as the
mixed-use commercial and residential uses 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.
7. The Project is consistent with CEQA for the reasons stated in Finding A.4 above.
8. The proposal would result in a Project whose proposed public benefits and requested
development incentives are suitable to the site and relate appropriately to adjacent uses and structures.
The provision of 20 percent affordable units is in keeping with Downtown Station Area Specific Plan
Land Use Strategy LU-9, which encourages the provision of affordable housing in the Specific Plan
area. Providing the existing businesses on the site the right of first offer for the future commercial
spaces allows for the retention of successful businesses that have assisted in creating the current
vitality of the Downtown. The provision of additional public space at the retail plaza will improve the
public realm of sidewalks and adjoining open spaces at an important intersection on the Grand Avenue
corridor. Finally, the provision of additional residential units through the increased density will
provide more residents within the downtown to create a mixed-use activity center along Grand
Avenue.
9. The proposed Project would be consistent with the accepted list of public benefits
outlined in Section 20.280.004(A). The provision of public space at the retail plaza is in keeping with
preference d, “Funding for enhanced public spaces”, by providing additional public seating area
adjacent to the public right-of-way. The provision of right of first offer of commercial tenant space
within the new building to the existing businesses on the site is in keeping with preference f, “Tenant
space for local businesses or existing businesses in need of relocation”. The provision of affordable
housing units is in keeping with preference i, “Other developer proposed incentives achieving a similar
public benefit”, by providing a housing benefit that furthers Downtown Station Area Specific Plan
Land Use Strategy LU-9, which encourages the provision of affordable housing in the Specific Plan
area.
10. The proposal reflects a fair financial balance of costs and benefits to the applicant and
the City.
C. 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 mixed-use
commercial and 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 mixed-use commercial and residential development is consistent with the
policies and design direction provided in the South San Francisco General Plan for the Grand Avenue
Core land use designation by encouraging the development of a mixed-use pedestrian-oriented activity
center within close proximity to the South San Francisco Caltrain Station and 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.
4. The Project is consistent with the Use Permit for the reasons stated in Section B, 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 April 21, 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.
D. Parking Reduction
1. There is adequate parking supply within the Downtown Parking District to
accommodate the on-site parking needs of the proposed Project because of the proximity of the site to
the future relocated Caltrain station and SamTrans bus routes, the Miller Avenue Parking Garage and
metered parking spaces located along Grand, Cypress and Miller Avenues and Airport Boulevard, and
because the project will provide sufficient parking based on the bedroom count of each unit.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, and conditioned upon the approval of the
Disposition and Development Agreement on terms acceptable to the Successor Agency, the Oversight
Board and Department of Finance, the Planning Commission of the City of South San Francisco
hereby makes the findings contained in this Resolution, and approves the Use Permit, Design Review
and Parking Reduction for the Project.
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 May, 2015 by the following vote:
AYES: Chairperson Wong, Vice Chairperson Khalfin, Commissioner Faria, Commissioner Martin
Commissioner Nagales and Commissioner Ruiz
NOES:
ABSTENTIONS:
ABSENT: Commissioner Lujan
Attest: /s/Alex Greenwood
Alex Greenwood
Secretary to the Planning Commission
Exhibit A
Conditions of Approval
DRAFT CONDITIONS OF APPROVAL
P15-0017: UP15-0003, DR15-0016 & PE15-0001
255 CYPRESS AVENUE
(As approved by the Planning Commission on May 21, 2015)
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 Gould Evans Architects, dated May 21, 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. 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 or designee.
5. 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 by the Chief Planner or designee.
6. 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.
7. 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.
8. 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.
9. 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 is allowed.
10. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to address the Design Review Board comments, subject to review and
approval by the Chief Planner or designee.
11. 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.
12. 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.
13. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to include 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.
14. 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.
15. The applicant shall purchase a minimum of two (2) annual parking permits from the
Downtown Parking District. At the time of purchase at the beginning of each year, the
applicant shall provide proof of purchase to the Planning Division.
Planning Division contact: Billy Gross, 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 car parking system shall be protected in a similar manner to that of the San
Francisco Fire Department standards.
c) Fire sprinkler system shall be central station monitored per California Fire Code
section 1003.3.
d) Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco
Municipal Code.
e) Provide fire extinguishers throughout the building.
f) All buildings shall provide premise identification in accordance with SSF municipal
code section 15.24.100.
g) Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
h) Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan
check and permit.
i) Install exterior listed horn/strobe alarm device, not a bell.
j) At least one elevator shall be sized for a gurney the minimum size shall be in
accordance with the CFC. Elevator shall not contain shunt-trips.
k) All Non-parking space curbs to be painted red to local Fire Code Specifications.
l) Access road shall have all weather driving capabilities and support the imposed load
of 75,000 pounds.
m) Provide the location of the new and existing fire hydrants. Provide fire hydrants with
an average spacing of 300 feet between hydrants. The fire hydrants shall have a
minimum fire flow of 3250 gpm at 20 psi residual pressure for duration of 4 hours.
n) 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 Owner shall coordinate with the City Inspector to ensure that any necessary sewer
lateral work will be satisfactory to the City, and shall obtain an encroachment permit for
any work in the public right of way. All work related to these requirements shall be
accomplished at the Owner’s expense.
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. The owner shall, at his/her expense, design and construct a drainage system that will route
storm water run-off from the building roof areas towards permeably and landscaped areas.
All storm water generated on-site must stay within the property boundaries.
4. 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.
5. Contractors must have a Class A license for any work in the street (beyond the face of
curb). Contractors with a Class A license may perform any and all work associated with
building permit requirements. For concrete work between the curb and the building, a
Class C-8 license is sufficient. For plumbing work between the curb and the building, a
Class C-36 license is sufficient. An exemption may be granted by the City if a relatively
minor portion of the work is not covered by the Contractor’s license. For example, if a new
sewer cleanout is being installed in the sidewalk by a Contractor with a C-36 (plumbing)
license, the same contractor may remove and reform no more than one (1) panel of the
sidewalk without the need for a Class C-8 (concrete) license.
6. Install ADA compliant curb ramps at curb returns.
7. Owner shall submit a $3,500 deposit for technical review of the geotechnical report.
Money not spent during the review will be returned to the Owner.
Engineering Division contact: Lawrence Henriquez, Associate 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.
Police Department contact: Sergeant 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. Roof leaders cannot be connected directly to the storm drain system.
5. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
6. 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.
7. No decorative bark shall be used in landscaping.
8. A grading and drainage plan must be submitted.
9. An erosion and sediment control plan must be submitted.
Water Quality contact: Rob Lecel (650) 877-8555
Exhibit D
255 Cypress Avenue Project Plans