HomeMy WebLinkAboutPC Meeting 12-04-14 (Reso 2754-2014) - 1256 Mission Rd Entitlements
RESOLUTION NO. 2754-2014
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING APPROVAL OF A USE PERMIT, DESIGN
REVIEW, TENTATIVE SUBDIVISION MAP AND AFFORDABLE HOUSING
AGREEMENT, FOR A 35-UNIT RESIDENTIAL DEVELOPMENT AT 1256
MISSION ROAD IN THE TRANSIT VILLAGE MEDIUM DENSITY
RESIDENTIAL ZONING DISTRICT.
WHEREAS, Anthony Cuneo (“Owner”) and City Ventures (collectively “Applicant”) have
submitted an application for development of a 35-unit residential condominium project on an
approximately 1.7 acre site located at 1256 Mission Road, South San Francisco, California
(“Project”); and,
WHEREAS, Applicant seeks approval of a Use Permit, Design Review, Tentative
Subdivision Map, and Affordable Housing Agreement 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 Project is categorically exempt under CEQA as a Class 32 Categorical
Exemption for projects which are determined to be in-fill development, as set forth in greater detail
below, and is consistent with the applicable General Plan and Zoning Ordinance requirements; and,
WHEREAS, on December 4, 2014 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, take public testimony, and make a recommendation to the City Council on
the project.
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 South San
Francisco Municipal Code; the Project applications; the 1256 Mission Road Project Plans, as
prepared by Hunt Hale Jones Architects, dated revised November 12, 2014; the 1256 Mission Road
“CEQA Categorical Exemption Analysis for 1256 Mission Road Project” Memorandum, as
prepared by Urban Planning Partners Inc., dated November 17, 2014, including all appendices
thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the
Planning Commission’s duly noticed December 4, 2014 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), the Tentative Subdivision Map (attached as Exhibit B), the Affordable
Housing Agreement (attached as Exhibit C), and the 1256 Mission Road Project Plans (attached as
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 Chief Planner, Susy Kalkin.
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, has recommended that the City Council find that
the Project falls within the Categorical Exemption set forth in CEQA Guidelines Section
15332/Class 32, which exempts from the provisions of CEQA the construction of projects
characterized as in-fill development, because it meets the following conditions:
a. The project is consistent with the applicable General Plan designation (Medium
Density Residential) and all applicable General Plan policies as well as with
applicable Zoning Ordinance designation (Transit Village – Medium Density
Residential) and regulations given that the site is planned and zoned for medium-
density residential development within; and,
b.The proposed development occurs within city limits on a project site of
approximately 1.7 acres, which is less than the five acre maximum, and is
surrounded by urban uses; and,
c. The project has no value as habitat for endangered, rare or threatened species,
which would be negatively impacted given that the site is relatively flat and is
surrounded by urban uses; and,
d.Approval of the project would not result in any significant effect relating to traffic,
noise, air quality, or water quality, given that:
a. General Plan Guiding Policy 4.2-G-10 exempts development within ¼ mile
of the South San Francisco BART Station from any traffic level of service
standards, and therefore no significant traffic level of service operation
impacts would result from the proposed project;
b. The project’s contribution to noise would not be significant subject to
meeting the standards of South San Francisco Municipal Code (“SSFMC”)
Section 8.32.30 and compliance with the construction noise control plan
measures identified in the “CEQA Categorical Exemption Analysis for 1256
Mission Road Project” memorandum; and,
c. The project complies with the City’s adopted Climate Action Plan and the
Bay Area Air Quality Management District’s significance thresholds
screening criteria, and therefore the project would have a less-than-significant
impact on air quality and greenhouse gas emissions.
e. The site can be adequately served by all required utilities and public services.
The Planning Commission also recommends that the City Council find that none of the exceptions
to Categorical Exemptions set forth in the CEQA Guidelines, Section 15300.2 apply to this project.
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 Transit Village – Medium Density Residential
Zone District and the Low Density Residential Zone District. The Project meets or exceeds all of
the general development standards of the Transit Village – Medium Density Residential District,
with the exception of the maximum building height and the front yard fence height in the Low
Density Residential Zone District. However, the exception for the maximum building height is
permissible and warranted by the City’s Zoning Ordinance, which allows an applicant to request an
incentive to allow a modification to a zoning ordinance standard in return for the provision of
certain types of affordable housing, which the applicant is providing. The proposed fence height is
allowed per South San Francisco Municipal Code Section 20.300.005, which allows fences taller
than three feet in a required front-yard subject to approval of a Minor Use Permit.
2. The proposed Project is consistent with the General Plan by creating a pedestrian-
oriented medium-density residential development that emphasizes pedestrian-activity along Mission
Road, provides a well-articulated and visually engaging development that implements the goals of
the Transit Village Plan, and is consistent with the City’s Design Guidelines as they relate to
building design, form and articulation.
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 medium-density residential uses on a site located in the City’s
Transit Village Plan district, which is intended for this type of use. The General Plan has analyzed
this type of use in the South San Francisco BART Station area, and concluded that such residential
uses are not adverse to the public health, safety, or welfare. The proposed fence is designed to be
transparent and allow views into and out of the property. As the proposed Project is consistent with
other medium-density land uses in the Transit Village Plan 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 maximum height for a portion of the site and the
maximum height of a portion of the fence within the required front-yard. The stated exceptions are
permissible and warranted by the City’s Zoning Ordinance. The proposed Project is located in the
Transit Village Plan District and, subject to the exception 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 medium-density residential uses in the Transit Village Plan district, which is
specifically intended for such uses. The proposed fence is in keeping with the aesthetic quality of
the buildings on the site and allows views into and out of the property.
6. The site is physically suitable for the type of development and density proposed, as
the medium-density residential use will benefit from being located in close proximity to the South
San Francisco BART Station within the Transit Village Plan district, 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.
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 medium-density residential
project which will provide a pedestrian-friendly, transit-oriented environment with extensive
landscaping and sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan because
the proposed medium-density residential development is consistent with the policies and design
direction provided in the South San Francisco General Plan for the Medium-Density Residential
land use designation by encouraging the development of a pedestrian-oriented development of a
higher intensity within ½ mile of the South San Francisco BART Station.
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 South San
Francisco BART Transit Village 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 October 16, 2014, 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. Tentative Subdivision Map
1. The proposed tentative subdivision map, including the proposed designs and
improvements, are consistent with the City’s General Plan as set forth in Findings B.2 and C.2
above, and because the tentative subdivision map would facilitate the development of a medium
density residential development that would not conflict with the Medium Density Residential Land
Use designation.
2. The proposed tentative subdivision map is consistent with the standards and
requirements of the City’s Zoning Ordinance and with the provisions of the Transit Village –
Medium Density Residential Zoning District.
3. The tentative subdivision map complies and meets all of the requirements of Title 19
of the South San Francisco Municipal Code (“Subdivisions”), subject to the Conditions of
Approval, and would allow for the granting of an exception for the driveway grade of the property
at 1256 Edgewood Ave as discussed below, and is consistent with the requirements of the State
Subdivision Map Act.
a. The proposed Project would extend Edgewood Avenue onto the subject property as
a private street to provide access to a portion of the residential development. In
order to extend Edgewood Avenue, the existing driveway of the adjacent parcel at
1256 Edgewood Avenue would be required to be altered. An exception allowing
the existing driveway at 1256 Edgewood Ave to be redeveloped at a grade greater
than fourteen percent will not constitute a grant of special privilege inconsistent
with the limitations upon other properties in the same vicinity because the existing
driveway currently exceeds the maximum permitted grade and the proposed change
in grade will not constitute a significant increase over the existing conditions.
b.The steep slope along the western edge of the property at 1256 Edgewood Avenue
creates a special circumstance that would deprive the property of privileges enjoyed
by other properties in the vicinity if Title 19 were strictly applied. The existing
driveway on the property is at a seventeen percent grade, and the proposed change
in grade will not constitute a significant increase over the existing conditions. If the
standards of Title 19 were strictly applied, it would not be possible to provide a
driveway conforming to the maximum grade standards from the existing access
easement adjacent to Edgewood Avenue.
c. The exception allowing the existing driveway at 1256 Edgewood Avenue to be
redeveloped at a grade greater than fourteen percent carries out the spirit and intent
of Title 19 by providing a parcel affected by a steep topography that has historically
had nonconforming driveway access with continued access that meets all other
driveway design standards except the maximum grade.
4. The Project site is physically suitable for the type of development and density
proposed, as the medium-density residential development will be located in the Transit Village area,
and the size and number of residential units is appropriate for the location and meets the City’s land
use and zoning standards.
5. The Project, including the proposed designs and improvements, are not likely to
cause substantial environmental damage, or serious public health problems, since the project plans
call for management of any hazardous materials that would exist by virtue of it being a former
agriculture site, and since such impacts have been thoroughly evaluated as part of the CEQA
process and determined not to exceed any stated thresholds of significance.
6. The design and improvements of the tentative subdivision 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 surrounding land uses and resulting parcels would not support
agricultural uses; the resulting parcels would result in residential development not incidental to
commercial agricultural use of the land.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, the Planning Commission of the City of South
San Francisco hereby makes the findings contained in this Resolution, and recommends that the
City Council adopt a resolution approving the Use Permit, Design Review, Tentative Subdivision
Map and Affordable Housing Agreement 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 4th day of December, 2014 by the
following vote:
AYES: Vice Chairperson Wong, Commissioner Giusti, Commissioner Khalfin, Commissioner
Ochsenhirt, Commissioner Ruiz and Commissioner Zemke
NOES: Chairperson Martin
ABSTENTIONS:
ABSENT:
Attest: /s/Susy Kalkin
Susy Kalkin
Secretary to the Planning Commission
Exhibit A
Conditions of Approval
DRAFT CONDITIONS OF APPROVAL
P14-0081: UP14-0009, DR4-0049, SA14-0001 & AHA14-0001
1256 MISSION ROAD
(As recommended by City Staff on December 4, 2014)
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 Hunt Hale Jones Architects, dated revised November 12, 2014.
3. 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.
4. The Final Subdivision Map shall be substantially consistent with the Tentative
Subdivision Map entitled “Tentative Map”, dated November 11, 2014, prepared by C2G/
Civil Consultants Group, Inc.
5. The Final Subdivision Map shall comply with all applicable requirements of SSFMC
Title 19 (Subdivisions) and Title 20 (Zoning Ordinance).
6. Prior to approval of the Final Map or issuance of a building permit, the applicant shall:
a) Prior to the Final Inspection the owner shall pay the fee in-lieu of parkland
dedication in accordance with SSFMC Chapter 19.24, subject to review and approval
of the City’s Parks and Recreation Director; and,
b) Execute and Record an Affordable Housing Agreement consistent with SSFMC
Chapter 20.380 Inclusionary Housing Regulations.
7. 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.
8. 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.
9. 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.
10. 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.
11. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to address the following design related comments, subject to review
and approval by the Chief Planner or designee:
a) Reduce the total habitable area of Unit 35 to no more than 2,499 square feet.
b) Remove the vehicular access gate at the entrance to the Edgewood Avenue
extension.
12. 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
$1,858.00 per medium density residential unit.
13. 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.
14. Prior to the recordation of the Covenants Conditions & Restrictions (CC&Rs) with the
San Mateo County Recorder, the applicant shall submit the final CC&Rs to the Chief
Planner for review and approval.
15. The applicant shall implement all of the construction-related measures identified in the
“CEQA Categorical Exemption Analysis for 1256 Mission Road Project” Memorandum
prepared by Urban Planning Partners, Inc., dated November 17, 2014.
16. 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 by undertaking the following:
(i) Establish a variable-speed pump exchange for water features.
(ii) Restrict hours of irrigation to occur between 3:00 a.m. and two hours after
sunrise.
(iii)Install irrigation controllers with rain sensors.
(iv) Landscape with native, water-efficient plants.
(v) Install drip irrigation systems.
(vi) Reduce impervious surfaces to the maximum extent practical.
17. 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.
18. Prior to issuance of any building or construction permits for grading improvements or
approval of the Final Subdivision Map, the applicant shall submit to the City for review
and approval by the Chief Planner and the City Attorney documentation demonstrating a
perfected right to enter and perform work on the existing driveway at 1256 Edgewood
Avenue.
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, NFPA 13D and SSFFD requirements
under separate fire plan check and permit for overhead and underground.
b) Fire sprinkler system shall be central station monitored per California Fire Code
section 1003.3.
c) Install exterior listed horn/strobe alarm device, not a bell.
d) Fire alarm plans shall be provided per NFPA 72 and the City of South San
Francisco Municipal Code.
e) All Non parking space curbs to be painted red to local Fire Code Specifications.
f) Access road shall have all weather driving capabilities and support the imposed
load of 75,000 pounds.
g) Road gradient and vehicle turning radius shall not exceed maximum allowed.
h) Provide fire flow in accordance with California Fire Code Appendix III-A.
i) Provide fire hydrants with an average spacing of 450 feet between hydrants;
location and number to be determined. The fire hydrants shall have a minimum
fire flow of 2000 gpm at 20 psi residual pressure for duration of 4 hours.
j) All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
k) Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, and others to be determined.
l) The minimum road width is 20 feet per the California Fire Code.
m) 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 is assessed at $563.00 per
high density residential unit.
Fire Prevention contact: Luis DaSilva, Fire Marshal (650) 829-6645
C) Engineering Division requirements shall be as follows:
1. The Owner shall perform a flow study of the City sewer collection system to determine
whether flow from this new development can adequately be handled.
2. Prior to recordation of the Final Map, the developer shall comply with all requirements,
and pay for all deposits and fees, as described in the City Municipal Code.
Engineering Division contact: Eric Evans, 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 Bruce McPhillips (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 B
Tentative Subdivision Map
Exhibit C
Affordable Housing Agreement
Exhibit D
1256 Mission Road Project Plans
2363711.2