HomeMy WebLinkAboutPC Meeting 06-17-10 (Reso 2695-2010) - Mid Pen MapRESOLUTION NO. 2695-2010
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION MAKING FINDINGS AND APPROVING A
VESTING TENTATIVE MAP FOR THE MID PENINSULA
HOUSING COALITION PROJECT AT 636 EL CAMINO
REAL
WHEREAS, the Mid Peninsula Housing Coalition (“Mid Pen”) has submitted an
application for a mixed-use affordable housing project on an approximately two-acre lot
located at 636 El Camino Real, which will consist of four two- to five-story buildings
(Buildings A1 and A2, and B1 and B2) with up to 109 residential rental units and
approximately 5,000 square feet of commercial/retail space on the ground floor, along El
Camino Real (“Project”); and,
WHEREAS, the Project also includes an application for a vesting tentative
subdivision map creating a total of seven condominium parcels, including three retail
parcels, two residential parcels, and two garage parcels (attached to the Staff Report for
this Resolution and incorporated herein by reference); and
WHEREAS, approval of Mid Pen’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 negative declaration analyzing the proposed
Project and concluding that approval of the Project could not have a significant effect on
the environment because none of the impacts required to be analyzed under CEQA would
exceed established thresholds of significance (“IS/ND”); and,
WHEREAS, at a duly notice public hearing on June 23, 2010, the City Council
adopted the IS/ND for the Project, as an objective and accurate document that reflects the
City’s independent judgment and analysis of the Project’s environmental impacts; and,
WHEREAS, the City Council and the Planning Commission have each held a
study session to review and provide input on the project, and on June 3, 2010, and June
17, 2010, the Planning Commission held duly noticed public hearings to take public
comment, at which meetings the Planning Commission recommended approval of the
Project, including approval of the vesting tentative map; and
WHEREAS, the City Council held a duly noticed public hearing on July 14, 2010
to take public comment and consider the application for a vesting tentative map; and
WHEREAS, the City Council has reviewed and carefully considered the
information in the IS/ND and Project applications, and makes the findings contained in
this Resolution, and approves the vesting tentative map for 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 California Subdivision Map Act,
Government Code, §§ 66410, et seq., and Title 19 of the South San Francisco Municipal
Code; 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 2010 South El Camino Real General Plan Amendment
and related zoning and design guidelines, including the Environmental Impact Report
prepared for the Amendment; the South San Francisco Municipal Code, including the
recently adopted Chapter 20.25, “El Camino Real Mixed-Use District”; the Initial Study
and Negative Declaration, and Environmental Assessment and Finding of No Significant
Impact, prepared for the Project, including all written comments received; all reports,
minutes, and public testimony submitted as part of the Design Review Board meeting
held on June 16, 2009; all reports, minutes, and public testimony submitted as part of the
City Council’s study session held on August 19, 2009; all reports, minutes, and public
testimony submitted as part of the Planning Commission's study session held on January
21, 2010; all reports, minutes, and public testimony submitted as part of the Planning
Commission's duly noticed public hearing on June 3, 2010; all reports, minutes, and
public testimony submitted as part of the Planning Commission's duly noticed public
hearing on June 17, 2010; all reports, minutes, and public testimony submitted as part of
the City Council's duly noticed public hearing on June 23, 2010; all reports, minutes, and
public testimony submitted as part of the City Council's duly noticed public hearing on
July 14, 2010; and any other evidence (within the meaning of Public Resources Code
§21080(e) and §21082.2), the City Council of the City of South San Francisco hereby
finds as follows:
1. The foregoing recitals are true and correct and made a part of this
Resolution.
2. 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.
3. The proposed tentative subdivision map, including the proposed designs
and improvements, are consistent with the City’s General Plan, because the tentative
subdivision map would facilitate the development of a mixed use retail and residential
development that would not conflict with the property’s El Camino Real Mixed Use land
use designation, and would further a number of General Plan policies including
redevelopment of pedestrian-oriented high intensity mixed-uses (Policies 3.4-I-17, 3.4-I-
21), the use of visually intricate development, horizontal and vertical building
articulation, and a diversity in color, materials, scale, and texture (Policy 3.4-I-23), and
locating parking so that it is not a dominant visual feature (Policy 3.4-I-26).
4. The proposed tentative map is consistent with the standards and
requirements of the City's Zoning Ordinance and with the provisions of the El Camino
Real Mixed Use Zone District. The parcelization would result in a seven unit air-space
condominium which would operate as a single cohesive development, and would meet
minimum design standards.
5. The tentative subdivision map complies with and meets all of the
requirements of SSFMC Title 19 (Subdivision Ordinance) and with the requirements of
the State Subdivision Map Act.
6. The site is physically suitable for the type of development and density
proposed, as the mixed-use development will benefit from being located on a major
thoroughfare, and the size of the retail and the number of residential units is appropriate
for the location and meets the City’s land use and zoning standards.
7. The development, including the proposed designs and improvements, are
not likely to cause substantial environmental damage, or serious public health problems,
since such impacts have been thoroughly evaluated as part of the CEQA process and
determined not to exceed thresholds of significance.
8. The design and improvements of the tentative subdivision map are not in
conflict with any existing public easements.
9. The property is located in a developed, urban setting, and is not subject to a
Williamson Act contract, an 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.
BE IT FURTHER RESOLVED that the City Council of the City of South San
Francisco hereby makes the findings contained in this Resolution, and approves the
vesting tentative subdivision map for the Project (SA09-0001), subject to compliance
with the Subdivision Map Act, Title 19 of the South San Francisco Municipal Code, and
the recommended conditions of approval.
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 17th day of June ,
2010 by the following vote:
AYES: Commissioner Gupta, Commissioner Giusti, Commissioner Moore,
Commissioner Ochsenhirt, Commissioner Zemke, Vice Chairperson
Bernardo and Chairperson Prouty
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
Commission Secretary
Susy Kalkin
1462911.1
DRAFT CONDITIONS OF APPROVAL
P09-0041: SA09-0001
636 EL CAMINO REAL
(As recommended by the Planning Commission on June 17, 2010)
A. Planning Division requirements shall be as follows:
1. The Final Map shall be substantially consistent with the Tentative Map entitled,
"Vesting Tentative Subdivision Map For Condominium Purposes South San
Francisco Affordable Housing Project, 636 El Camino Real, South San Francisco,
California”, dated June 4, 2010, prepared by BKF Engineers.
2. The Final Parcel Map shall comply with all applicable requirements of SSFMC Title
20 (Zoning Ordinance).
3. Prior to the approval of the Final Map, the Building Permit the owner shall meet
with the City’s Park and Recreation Director and develop a Parks and Recreation
Fee Plan in-lieu of parkland dedication in accordance with SSFMC Chapter 19.24.
Prior to the Final Inspection the owner shall pay the Parks and Recreation Fees in-
lieu of park land dedication [SSFMC Chapter 19.24]. The plan shall be subject to the
review and approval of the City’s Park and Recreation Director.
. Planning Division Contact Person: Linda Ajello, (650) 877-8535
B. Engineering Division requirements shall be as follows:
1. STANDARD CONDITIONS
The Applicant/Project Sponsor shall comply with the Engineering Division’s “Standard
Subdivision and Use Permit Conditions for Townhouse, Condominium and
Apartment Developments with Private Streets and Utilities”, consisting of nine
pages. These conditions are contained in the Engineering Division’s “Standard
Conditions for Subdivisions and Private Developments” booklet, dated January
2009. (Copies of this booklet are available at no cost from the Planning and
Engineering Divisions).
2. SPECIAL CONDITIONS
a. Because of the new sewer, storm drain and water mains that will need to
be installed along the entire length of B Street to serve this new
development and the resulting trenching along both sides of the street,
the applicant shall overlay the entire width and length of B Street from
the subdivision’s southern boundary to West Orange Avenue with new
2” thick asphalt pavement conforming to City of South San Francisco
standards.
b. In connection with the grading, development, building construction and
occupancy of the subject residential apartments, the developer shall
prepare and submit for City approval, three copies of a Storm Water
Pollution Prevention Plan (SWPPP) for both construction and post-
construction activities, that will result in the filtering of storm water
runoff from the site, so as to prevent silt, debris and toxic materials from
being discharged, transported or blown from the site and entering
adjacent public or private property, B Street, El Camino Real, or the
public storm drain system.
c. As required by City Ordinance, new permanent storm water pollution
control devices and filters shall be installed within the development’s
drainage system in accordance with County of San Mateo best
management practices, as administered by the City’s Water Quality
Control Division, in order to prevent pollutants deposited within the
project from entering Colma Creek and the San Francisco Bay. The
applicant shall submit engineering calculations and other supporting
documents to justify the design of the proposed stormwater filtering
improvements.
d. The Developer shall submit soils and utility design reports and traffic
studies for review and approval. The Developer shall pay all fees to
peer review all reports and studies. The developer shall be fully
responsible for the design, construction and implementation of all
approved traffic and soils engineering mitigation requirements. All work
shall be performed at no cost to the City of South San Francisco.
e. The Developer shall reimburse the City for all costs to plan check and
inspect the subject development in accordance with the City’s Master
Fee Schedule.
h. Grading, Hauling and Encroachment Permits will be required for this
project. The Developer shall pay all permit and inspection fees, as well
as any deposits and/or bond required to obtain said permits.
i. Any work performed along El Camino Real will need to be reviewed
and approved by CalTrans. A CalTrans Encroachment Permit will be
required. The Developer shall pay all permit and associated fees.
j. The Developer shall provide all proper traffic control devices to
delineate the termination of “A” Street.
Engineering Division Contact, Sam Bautista (650) 877-6652