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HomeMy WebLinkAboutPC Meeting 12-06-12 (Reso 2728-2012) - Entitlements with Exhibits 500 E JamieRESOLUTION NO. 2728-2012 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION MAKING FINDINGS AND APPROVING A USE PERMIT MODIFICATION AND DESIGN REVIEW FOR AN ANAEROBIC DIGESTER FACILITY AT 500 EAST JAMIE COURT WHEREAS, Blue Line Transfer,Inc. (“Owner” or “Applicant”) has proposed to install an Anaerobic Digestion Facility (“Project”) at the Blue Line Transfer facility at 500 East Jamie Court (“Project Site”) in the City of South San Francisco (“City”); and, WHEREAS, Applicant seeks approval of a Use Permit Modification (UPM12-0002) and Design Review (DR12-0009); 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 Planning Commission reviewed and carefully considered the information in the IS/MND, and by separate resolution adopted the IS/MND as an objective and accurate document that reflects the independent judgment and analysis of the City in the discussion of the Project’s environmental impacts; and, WHEREAS, on December 6, 2012 the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the IS/MND and the proposed entitlements, take public testimony 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 1999 General Plan and General Plan Environmental Impact Report, including the 2001 updates to the General Plan and 2001 Supplemental Environmental Impact Report; the South San Francisco Municipal Code; the Initial Study and Mitigated Negative Declaration prepared for the Project; all reports, minutes, and public testimony submitted as part of the Design Review Board meeting held on July 17, 2012; all reports, minutes, and public testimony submitted as part of the Planning Commission’s meeting held on December 6, 2012; 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: I. General Findings A. The foregoing recitals are true and correct and made a part of this Resolution. B. The Exhibits attached to this Resolution, including the Conditions of Project Approval (Exhibit A ), are incorporated by reference as part of this Resolution, as if each were set forth fully herein. C. 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. II. Use Permit A. The Project is consistent with the standards and requirements of the City's Zoning Ordinance and with the provisions of the Mixed Industrial (MI) Zoning District in which the Project Site is located. In the MI district, Major Utility uses, including Transfer Stations and Materials Recovery Facilities, are allowed with the approval of a Conditional Use Permit. The existing facility was originally approved with a Use Permit (UP-98-013) in 1999, and an Environmental Impact Report Addendum (P06-0093) in 2007, and the Project continues to comply with the development standards established for the MI District, and with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code. B. The Project is consistent and compatible with all elements in the City of South San Francisco General Plan. The Project site is designated Mixed Industrial, which promotes a broad range of industrial uses, including manufacturing and industrial processing. Industries producing substantial amounts of hazardous waste or odor and other pollutants are not permitted. The existing use has procedures in place to mitigate odors from the facility, and the Project will be required to prepare and implement an Odor Impact Minimization Plan so no substantial impacts will be created. Further, the land use, development standards, densities and intensities, buildings and structures proposed are compatible with the goals, policies, and land use designations established in the General Plan. C. The Project will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements because the anaerobic digester use will be operated in accordance with the highest operating standards and procedures, including: preparation and implementation of an Odor Impact Minimization Plan to mitigate any potential odors; and, revision of the Solid Waste Facility Permit for the entire site to accommodate the anaerobic digester and clean natural gas facilities. The proposed project will assist South San Francisco Scavenger and the city to meet ongoing environmental goals and objectives, such as AB 341, which mandates commercial recycling, and AB 32, which mandates reductions in greenhouse gases. D. The Project complies with design or development standards applicable to the MI Zoning District, and parking requirements included in Chapter 20.330 “On-Site Parking and Loading”. Further, the Project was reviewed by the City’s Design Review Board for architectural, landscape and general urban design compatibility with surrounding development. E. The design, location, size, and operating characteristics of the Project would be compatible with the existing and reasonably foreseeable future land uses in the vicinity because the materials recovery facility and transfer station is located in a general industrial neighborhood, with research and development campuses and miscellaneous industrial buildings; the anaerobic digester facility has been designed to be compatible with the existing buildings on the property; the Project will improve the appearance of the site by increasing the amount of landscape screening around the site, relocating container storage off-site and moving fleet vehicle storage to the rear of the facility; and the total amount of activity on the site would not be increased due to the project. F. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the site is currently occupied by a materials recovery facility and transfer station. The suitability of the site for the Project was analyzed thoroughly in the IS/MND, which concludes that approval of the Project will not result in any significant environmental impacts. G. By Resolution No. ______, the Planning Commission, exercising its independent judgment, has found that an IS/MND was prepared for the Project in accordance with CEQA, which adequately analyzes the proposed Project’s potential environmental impacts. The Planning Commission has further found that the Project, with mitigation proposed in the IS/MND, will not exceed established CEQA thresholds of significance. III. Design Review A. The applicable standards and requirements of the South San Francisco Zoning Ordinance have been addressed and the Design Review Board commented on the project at their meeting on July 17, 2012. The project plans have been revised to comply with the Design Review Board comments. B. The Project, including Design Review, is consistent with the General Plan because the proposed Anaerobic Digester Facility is consistent with the policies and design direction provided in the South San Francisco General Plan for the MI land use designation. C. The Project, including Design Review, is consistent with the design guidelines adopted by the City Council in that in that the Project Site improvements, including building design, landscaping and parking upgrades, were designed in accordance with the South San Francisco Design Guidelines to provide a cohesive development. D. The Project is consistent with the design guidelines adopted by the City Council in that the proposed use is consistent with the Mixed Industrial District Development Standards and Supplemental Regulations included in Sections 20.110.003 and 20.110.004. E. The Project is consistent with the applicable design review criteria in Section 20.480.006 (“Design Review Criteria”) because the project has been evaluated against, and found to be consistent with, each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance. BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution in approving the Use Permit Modification and Design Review for the Project, subject to the Conditions of Approval 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 6th day of December, 2012 by the following vote: AYES:________________________________________________________________ NOES:________________________________________________________________ ABSTENTIONS:________________________________________________________ ABSENT:______________________________________________________________ Attest:_________________________________ Susy Kalkin Secretary to the Planning Commission Exhibit A DRAFT CONDITIONS OF APPROVAL P12-0022: UPM12-0002 & DR12-0009 SOUTH SAN FRANCISCO SCAVENGER (500 E JAMIE CT) (As recommended by City Staff on December 6, 2012) All previous conditions of approval and mitigation measures associated with UP98-013 and P06- 0093 shall remain in full force and effect. A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial Industrial and Multi-Family Residential Projects. 2. The applicant shall comply with all mitigation measures outlined in the Blue Line Biogenic CNG Facility Initial Study/Mitigated Negative Declaration, dated September 2012. 3. The project shall be completed and operated substantially as indicated in the plans prepared by the applicant and approved by the Planning Commission in association with P12-0022, as amended by the Conditions of Approval. The final plans shall be subject to the review and approval of the City’s Chief Planner prior to the issuance of a Building Permit. 4. All equipment (either roof or ground-mounted) shall be screened from view through the use of integral architectural elements (i.e. enclosures or roof screens and landscape screening). The applicant/owner shall submit equipment enclosures and/or roof screens for review and approval by the Chief Planner prior to submittal for Building Permit. 5. Any exterior design modifications, including any and all utilities, shall be subject to the provisions of SSFMC Chapter 20.450.012 (“Modification”). 6. The fueling facility is limited to servicing South San Francisco Scavenger fleet vehicles and shall not be used for general commercial purposes by any other outside operations or the general public. 7. Prior to the issuance of a Building Permit, all roll-off container storage shall be relocated off-site in accordance with the project narrative. (Planning Division contact: Billy Gross, Associate Planner, 650/877-8535) B) Fire Department requirements shall be as follows: 1. Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan check and permit. 4. Install exterior listed horn/strobe alarm device, not a bell. 5. Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco Municipal Code. 6. Fire extinguishers shall be mounted as appropriate on the new buildings. 7. All non-parking space curbs to be painted red to local Fire Code Specifications. 8. Access aisles shall have all weather driving capabilities and support the imposed load of 75,000 pounds. 9. Provide fire hydrants with an average spacing of 400 feet between hydrants. The location and number of hydrants shall be determined prior to the issuance of building permits. The fire hydrants shall have a minimum fire flow of 3000 gpm at 20 psi residual pressure for a duration of 4 hours. 10. All buildings shall provide premise identification in accordance with SSF Municipal Code Section 15.24.100. 11. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 12. The minimum vehicle access width is 20 feet per the California Fire Code. 13. Provide Hazardous Materials Business Plan including what chemicals are present and to what quantities. Include a list of hazardous materials and quantities that will be present in the buildings, including all flammable and combustible materials. 14. All buildings shall have Emergency Responder Radio Coverage throughout in compliance with Section 510 of the California Fire Code. (Fire Department contact: Luis Da Silva, Fire Marshal, 650/829-6645) C) 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: Sgt. Scott Campbell, 650/877-8927) D) Water Quality Control Plant requirements shall be as follows: 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. Fire sprinkler test discharge line must be connected to the sanitary sewer. 3. Trash area(s) shall be covered and have a drain(s) that is connected to the sanitary sewer. 4. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 5. If there is drainage from the biogas facility is discharged from the facility to the sanitary sewer then it must be routed through the sample point and discharge line must have a flow meter connected to it for measuring discharge. 6. A trench drain must be installed across the length of the biogas facility and be placed under the awning 1 foot from the edge of the awning. The trench drain grating must be at least 12 inches wide and connect to a grease interceptor. Grease interceptor must be at least 1000 gallon liquid capacity. The interceptor must be connected to the sanitary sewer. 7. Storm water from the disturbed project area must be included in the treatment system design. (Stormwater treatment systems must be designed to treat stormwater runoff from the entire project.) Use attached worksheets to determine rainwater harvesting and infiltration feasibility. Storm water pollution preventions devices are to be installed. Prefer clustering of structures and pavement; directing roof runoff to vegetated areas; use of micro- detention, including distributed landscape-based detention; and preservation of open space. Treatment devices must be sized according Provision C.3.d Numeric Sizing Criteria for Stormwater Treatment Systems of NPDES No. CAS612008. 8. The applicant must submit a signed Operation and Maintenance Information for Stormwater Treatment Measures form for the stormwater pollution prevention devices installed. 9. The applicant must submit a signed maintenance agreement for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion of the following exhibits: a. A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b. A legal description of the property. c. A maintenance plan, including specific long-term maintenance tasks and a schedule. It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality’s approval. Resources that may assist property owners in developing their maintenance plans include: i. The operation manual for any proprietary system purchased by the property owner. 10. Applicant must complete the C.3 and C.6 Development Review Checklist prior to issuance of a permit and return to the Technical Services Supervisor at the WQCP. 11. 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. 12. Source control measures must include: • Landscaping that minimizes irrigation and runoff, promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs such as Bay-Friendly Landscaping. • Appropriate covers, drains, and storage precautions for outdoor material storage areas, loading docks, repair/maintenance bays, and fueling areas. • Covered trash, food waste, and compactor enclosures. • Plumbing of the following discharges to the sanitary sewer, subject to the local sanitary sewer agency’s authority and standards: o Dumpster drips from covered trash and food compactor enclosures. o Discharges from outdoor covered wash areas for vehicles, equipment, and accessories. 13. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 14. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 15. A grading and drainage plan must be submitted. 16. Must file a Notice of Termination with the WQCP when the project is completed. 17. Applicant must pay sewer connection fee at a later time based on anticipated flow, Biochemical Oxygen Demand and Total Suspended Solids calculations. (WQCP contact: Rob Lecel, Senior Environmental Compliance Inspector, 650/829-3882)