HomeMy WebLinkAboutPC Meeting 04-21-11 (Reso 2704-2011) - 160 S Linden EntitlementsRESOLUTION NO. 2704-2011
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION MAKING FINDINGS AND APPROVING A USE
PERMIT, DESIGN REVIEW AND TRANSPORTATION DEMAND
MANAGEMENT PLAN FOR A COMMUTER BUS FACILITY
PROJECT AT 160 SOUTH LINDEN AVENUE
WHEREAS, the applicant (“Applicant”) has submitted an application to construct
a new commuter bus facility including a new 6,600 square foot stand alone repair
building and a 1,040 square foot addition to the existing main building for a supporting
office use in order to relocate a heavy fleet-based commuter bus service for Compass
Transport to 160 South Linden Avenue (“Project”); and,
WHEREAS, Applicant seeks approval of a Use Permit, Design Review and
Transportation Demand Management Plan; and
WHEREAS, approval of Applicant’s proposal is considered a “project,” as that
term is defined under the California Environmental Quality Act, Public Resources Code
Sections 21000, et seq. (“CEQA”), and
WHEREAS, in accordance with CEQA, an initial study was performed, the result
of which was preparation and circulation of a mitigated negative declaration (“IS/MND”)
analyzing the proposed Project and concluding that approval of the Project could not
have a significant effect on the environment because the impacts of the Project could all
be mitigated to levels below established CEQA thresholds of significance with the
adoption of mitigation measure and enforcement of such measures through a Mitigation
Monitoring and Reporting Program (“MMRP”); 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 of South San Francisco (“City”) in the discussion of the Project’s environmental
impacts; and,
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, including all written comments received; all reports, minutes,
and public testimony submitted as part of the Design Review Board meetings held on
July 20, 2010 and November 16, 2010, respectively; all reports, minutes, and public
testimony submitted as part of the Planning Commission's duly noticed public hearing on
April 21, 2011; 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
1. The foregoing recitals are true and correct and made a part of this
Resolution.
2. The exhibits and attachments, including the Conditions of Approval
(attached as Exhibit A) and the Preliminary TDM Plan (attached as Exhibit B), are
incorporated by reference as part of this Resolution, as if each were 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.
II. 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 Business and Professional
Office (BPO) Zoning District in which the Project Site is located. The Zoning Ordinance
does not include a specific land use classification for a heavy fleet based service such as a
commuter bus facility. In cases where a specific land use or activity is not defined, the
Chief Planner shall assign the land use or activity to a classification that is substantially
similar in character. The most similar land use classification is Light Fleet Based
Service, which is intended for passenger transportation services that rely on fleets of three
or more vehicles with rated capacities less than 10,000 lbs. The commuter buses have a
rated capacity greater than 10,000 lbs, but all other aspects of the proposed use are in
keeping with those of the Light Fleet Based Service classification. The use of the
commuter buses as an alternative mode use for compliance with Transportation Demand
Management programs, thereby reducing the number of single occupancy vehicles that
commute to the city, helps to offset the impact of the higher rated capacity of the buses.
Based on these factors, the Chief Planner has determined that the proposed use is
substantially similar to the Light Fleet Based Service classification. The proposed use
complies with the development standards established for the BPO district, because the
Project will be developed in accordance with the development standards and
supplemental regulations for the MI (Mixed Industrial) District, and the Project does not
violate minimum or maximum thresholds of development for the district.
2. The proposed Project, including the Use Permit, Design Review and
Transportation Demand Management Plan, is consistent and compatible with all elements
in the City of South San Francisco General Plan. The Project is consistent with the
General Plan because project site is designated Office , which is intended to provide sites
for development as administrative, financial, business, profession, medical and public
offices at locations close to BART or CalTrain stations. The General Plan proposes new
street extensions that will provide a connection between South Spruce and South Maple
Avenues and provide critical connections to the San Bruno BART station. Because those
improvements have not been implemented, industrial, general service, warehousing, and
related uses are permitted in the Office land use designation until 2024 or such a time a
program is in place for developing this essential infrastructure, whichever comes first.
The proposed use does not constitute a significant investment that will extend the life of
the industrial use and preclude future conformance with the Office land use designation.
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 (see Gov’t Code, § 65860), and none of the land uses,
development standards, densities and intensities, buildings and structures will operate to
conflict with or impede achievement of the any of the goals, policies, or land use
designations established in the General Plan.
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 Project is consistent with the General Plan and Zoning
Ordinance, as well as development standards for the zoning district in which it will be
located, and the City’s General Plan, Zoning Ordinance and development standards are
designed to avoid incompatibility of uses and protect and preserve the public health,
safety, and general welfare.
4. The proposed use complies with design or development standards
applicable to the zoning district. Site improvements, including landscape and parking
upgrades, were designed in accordance with the South San Francisco Design Guidelines
to provide a cohesive development. Exterior façade improvements have been approved
under a separate Design Review application (P09-0045) and the proposed project will not
alter any of these improvements. Based on the following the proposed use will meet or
exceed all applicable development standards: The Zoning Ordinance does not include a
specific land use classification for a heavy fleet based service such as a commuter bus
facility. Pursuant to SSFMC Section 20.090.002, in cases where a specific land use or
activity is not defined, the Chief Planner shall assign the land use or activity to a
classification that is substantially similar in character. The most similar land use
classification is Light Fleet Based Service, which is intended for passenger transportation
services that rely on fleets of three or more vehicles with rated capacities less than 10,000
lbs. The commuter buses have a rated capacity greater than 10,000 lbs, but all other
aspects of the proposed use are in keeping with those of the Light Fleet Based Service
classification. The use of the commuter buses as an alternative mode use for compliance
with Transportation Demand Management programs, thereby reducing the number of
single occupancy vehicles that commute to the city, helps to offset the impact of the
higher rated capacity of the buses. Based on these factors, the Chief Planner has
determined that the proposed use is substantially similar to the Light Fleet Based Service
classification. Light Fleet Based Service uses are allowed in the BPO zoning district
subject to the approval of a use permit.
5. The design, location, size, and operating characteristics of the proposed
activity would be compatible with the existing and reasonably foreseeable future land
uses in the vicinity because the commuter bus facility is located in a general industrial
neighborhood; the bus service garage has been designed to be compatible with the
existing building on the property; the proposed project will improve the appearance of the
site by increasing the amount of landscaping and installing new paving for the bus
storage area; and the existing facility will not be altered in a way as to preclude future
compatible uses.
6. The Project site is physically suitable for the type, density, and intensity of
use being proposed, including access, utilities, and the site is currently occupied by
general industrial uses; subject to the mitigation measures in the IS/MND, the site has
adequate access for the proposed use; and the proposed improvements would remove any
physical constraints on the site. The General Plan specifically contemplates the proposed
type of project, and the suitability of the site for the proposed development was analyzed
thoroughly in the IS/MND, which expressly considers the City’s previous EIRs and
concludes that approval of the Project will not result in any significant environmental
impacts.
III. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the
South San Francisco Municipal Code for the reasons set forth in the Finding II.1 above,
and because the design of the Project reflects the standards and guidance provided in the
Design Guidelines.
2. The Project, including Design Review, is consistent with the General Plan,
for the reasons set forth in Finding II.2, above.
3. The Project, including Design Review, is consistent with the Design
Guidelines in that the Project Site improvements, including landscape and parking
upgrades, were designed in accordance with the South San Francisco Design Guidelines
to provide a cohesive development. Exterior façade improvements have been approved
under a separate Design Review application (P09-0045) and the proposed Project will not
alter any of these improvements.
4. The Design Review is consistent with the Use Permit and Conditions of
Approval approved for the Project because the approval incorporates the approved design
review.
5. The Project, including Design Review, is consistent with the Design
Review criteria as stated in San Francisco Municipal Code Section 20.480.006, without
limitation, because the Project will be developed with regard for the natural terrain,
aesthetic quality, and landscaping so as not to impair the environmental quality, value, or
stability of the site or the environmental quality or value of improved or unimproved
property in the area. Additionally, the proposed construction will reasonably relate to
Project site and property in the immediate and adjacent areas.
IV. Transportation Demand Management (TDM) Plan
1. The proposed Project’s TDM measures are feasible and appropriate for the
Project, considering the use proposed and the Project’s location, size, and hours of
operation. The TDM plan is designed to achieve a minimum 28% alternative mode use,
applicable to all nonresidential development expected to generate 100 or more average
daily trips. In general, the preliminary TDM plan provides for the requisite mode shift
goal, and includes all of the required trip reduction measures, including carpool and
vanpool ridematching services, designated employer contact, guaranteed ride home
program, and showers and clothes locker facilities.
2. The proposed performance guarantees will ensure that the target
alternative mode use established for the Project, achieving a goal of 28% alternative
mode usage by employees within the Project, will be achieved and maintained.
BE IT FURTHER RESOLVED that the Planning Commission of the City of
South San Francisco hereby makes the findings contained in this Resolution and approves
the Use Permit (UP10-0011), Design Review (DR10-0021, and Transportation Demand
Management Plan (TDM10-0001) 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 April, 2011 by the following vote:
AYES: Commissioner Giusti, Commissioner Martin, Commissioner Ochsenhirt,
Commissioner Prouty, Commissioner Sim, Vice Chairperson Zemke and
Chairperson Gupta
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
Commission Secretary
Susy Kalkin
Secretary to the Planning Commission
1629727.1
Exhibit A
CONDITIONS OF APPROVAL
P10-0066: UP10-0011
160 S LINDEN AVE
(As approved by the Planning Commission on April 21, 2011)
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
Mitigation Monitoring Program of the Compass Transport Initial
Study/Mitigated Negative Declaration.
3. The project shall be completed and operated substantially as indicated in the
plans prepared by Vitae Architecture Planning Interiors, dated September 28,
2010.
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 developer shall submit equipment
enclosures and/or roof screens for review and approval by the Chief Planner.
5. Any exterior design modifications, including any and all utilities, shall require
Chief Planner review and approval prior to installation.
6. Prior to issuance of any building or construction permits, the applicant shall
submit all final grading plans for review and approval by the City Planner,
City Engineer and Water Quality Control Plant Technical Services Supervisor.
The grading plans shall also be submitted to the San Mateo County
Groundwater Protection Program for their review.
7. Prior to issuance of any building or construction permits, the applicant shall
submit construction plans, including a final landscape plan, incorporating the
comments of the Design Review Board, subject to review and approval by the
City Planner.
8. The applicant shall cooperate with the City in the
development/implementation of a regional shuttle service if such is considered
by the City.
9. The applicant has prepared and submitted a draft Preliminary TDM Plan. In
accordance with South San Francisco Municipal Code Chapter 20.400, prior
to issuance of a building permit the applicant shall submit a Final TDM Plan
for review and approval by the Chief Planner. The Final TDM shall comply
with SSFMC Chapter 20.400.
(a) The Final TDM Plan shall include all mandatory elements included in the
Ordinance and shall substantially reflect the Preliminary TDM Plan
prepared by CHS Consulting Group. The Plan shall be designed to
ultimately achieve a goal of 28% alternative mode usage by employees
within the Project.
(b) The Final TDM Plan shall outline the required process for on-going
monitoring, including annual surveys. The initial annual survey will be
submitted two (2) years after the granting of a certificate of occupancy.
The initial annual survey shall either: (1) state that the applicable property
has achieved 28% alternative mode usage, providing supporting statistics
and analysis to establish attainment of the goal; or (2) state that the
applicable property has not achieved the 28% alternative mode usage,
providing an explanation of how and why the goal has not been reached,
and a description of additional measures that will be adopted in the
coming year to attain the TDM goal of 28% alternative mode usage.
(c) The applicant shall be required to reimburse the City for program costs
associated with monitoring and enforcing the TDM Program.
(Planning Division contact: Billy Gross, 650/877-8535)
B) Fire Department requirements shall be as follows:
1. All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
2. Provide Knox key box for each building/area with access keys to entry doors,
electrical/mechanical rooms, elevators, gates and others to be determined.
3. Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24
Fire Code), State and Federal Codes
4. Modify the fire sprinkler system per NFPA 13 and SSFFD requirements under
separate fire plan check and permit for overhead.
5. Fire sprinkler system shall be central station monitored per California Fire
Code section 1003.3.
6. Install exterior listed horn/strobe alarm device, not a bell.
7. Fire alarm plans shall be provided per NFPA 72 and the City of South San
Francisco Municipal Code.
8. Provide fire extinguishers throughout the building.
9. All Non parking space curbs to be painted red to local Fire Code
Specifications
(Fire Department contact: Luis Da Silva, 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, repair any broken sidewalk, curb and
gutter fronting the property.
3. The owner shall install a City Standard sewer cleanout at the front property
line, so that the building sewer lateral can be properly cleaned. All work shall
be accomplished at the applicant’s cost.
4. 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 and parking lot
towards the public street gutter, so that storm water will not flow into adjacent
private property. Said run-off shall be collected within the property and shall
be drained towards the City’s storm drain system. The drainage plan should
be shown on the site plan and reviewed by the Technical Services
Manager/Environmental Compliance officer for stormwater compliance.
Developer shall comply with all stormwater C3 requirements.
5. Prior to the issuance of a building permit, the applicant’s traffic engineer shall
submit a traffic management plan discussing how the proposed driveway
configuration will be managed to preclude vehicle conflicts, including
• Vehicle movements entering/exiting both sides of the median in the
northerly driveway at the same time.
• Arrival rates for buses to preclude queuing of buses on South Linden
Avenue.
The traffic management plan shall be subject to review and approval by the
City Engineer.
6. Show bus turning radii into and out of the site from both directions.
7. A grading permit will be required for any grading work of more than 50 cubic
yards. The newly graded parking lot may trigger the need for a grading
permit.
8. Any work performed in the City’s right-of-way shall require an encroachment
from the Engineering Division. The owner shall apply and pay all fees and
deposits for the encroachment permit.
(Engineering Division contact: Sam Bautista, 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: Sgt. Scott Campbell, 650/877-8927)
E) Water Quality Control Plant requirements shall be as follows:
1. Applicant shall video camera sanitary sewer and storm drain lines to check for
integrity and mark location of each prior to connection.
2. Encourage the use of pervious pavement where possible.
3. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo (No Dumping! Flows to Bay).
4. 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.
5. The applicant must submit a signed Operation and Maintenance
Information for Stormwater Treatment Measures form for the
stormwater pollution prevention devices installed.
6. 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.
7. The owner or his representative must file this agreement with the County of
San Mateo and documentation that the County received it must be sent to the
Technical Services Supervisor.
8. Applicant must complete the Project Applicant Checklist for NPDES Permit
Requirements prior to issuance of a permit and return to the Technical
Services Supervisor at the WQCP.
9. 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.
10. No decorative bark shall be used in landscaping.
11. Trash handling area must be covered, enclosed and must drain to sanitary
sewer. This must be shown on the plans prior to issuance of a permit.
Plumbing of the following discharges to the sanitary sewer, subject to the
local sanitary sewer agency’s authority and standards:
• Dumpster drips from covered trash and food compactor enclosures.
• Discharges from outdoor covered wash areas for vehicles, equipment, and
accessories.
12. Install a separate water meter for landscaping.
13. Applicant will be required to pay an additional sewer connection fee at a later
time based on anticipated flow, BOD and TSS calculations. Please submit
total number of existing fixture units and total number of fixture units after
improvement. This must be submitted prior to the issuance of a permit.
14. Roof condensate must be routed to sanitary sewer. This must be shown on
plans prior to issuance of a permit.
(WQCP contact: Rob Lecel, 650/829-3882)
Exhibit B
Preliminary TDM Plan