HomeMy WebLinkAboutPC Meeting 10-01-09 (Reso 2686-2009) - 465 Grand Fwd to C1
RESOLUTION NO. 2686-2009
PLANNING COMMISSION
CITY OF SOUTH SAN FRANCISCO,
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING APPROVAL OF ENTITLEMENTS, INCLUDING A
TENTATIVE SUBDIVISION MAP, USE PERMIT, AND DESIGN REVIEW FOR AN
APPROXIMATELY 24,927 SQUARE FOOT MIXED USE COMMERCIAL AND
RESIDENTIAL CONDOMINIUM, SITUATED AT 465 GRAND AVENUE.
WHEREAS, the property owner of 465 Grand Avenue has applied to demolish three existing
residential dwellings and create a mixed-use condominium development consisting of allowing six
residential dwellings, a ground floor commercial unit, and an underground parking garage, and
consisting of the construction of a three-story building; and
WHEREAS, the entitlements proposed would provide for (1) construction of the Project; (2) a
Tentative Subdivision Map establishing a mixed-use condominium development comprised of six
residential dwellings, a commercial unit and common area situated at 465 Grand Avenue (APN 012-
305-050) with an area of 0.16 acres; (3) a Use Permit and Design Review allowing the construction of a
three-story 24,927 square foot mixed-use development comprised of ground floor commercial use, and
six residential dwellings on the second and third floors with an underground residential parking garage;
and (4) an Affordable Housing Agreement restricting twenty percent of the six residential dwellings as
affordable dwelling units; and
WHEREAS, City staff has determined that the proposed development is Categorically Exempt
Class 32 In-fill Development Section 15332 from the California Environmental Quality Act; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution, and that the Planning Commission of the City of South San Francisco
hereby adopts the following findings based upon the entire record for the 465 Grand Avenue
development, including without limitation, the South San Francisco General Plan; site plans, floor plans
and elevations dated July 25, 2008 prepared by Antonio M. Brandi, Architect; Mixed-Use Condominium
Plan prepared by Transamerican Engineers & Associates, Inc. submitted in association with P08-0065;
Design Review Board meeting and minutes of August 19, 2008; Design Review Board meeting and
minutes of September 15, 2008; Historic Preservation Commission meeting and minutes of April 9,
2009 including minutes and all staff reports and other testimony received; Downtown Parking Place
District Commission meeting and minutes of April 14, 2009 including minutes and all staff reports and
other testimony received; Planning Commission meeting of October 1, 2009, including minutes and all
staff reports and other testimony received:
1. Tentative Subdivision Map. As required by the Tentative Subdivision Map Procedures
[SSFMC Title 19], the following findings are made in approval of a Tentative
2
Subdivision Map (SA08-0001) establishing a mixed-use condominium development
comprised of six residential dwellings, a commercial unit, common area, and an
underground residential parking garage, situated at 465 Grand Avenue (APN012-305-
050) with an area of 0.16 acres, in the Downtown Commercial Zoning District, subject to
making the findings of approval and, based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which include, but
are not limited to: Site plans, floor plans and elevations prepared by Antonio M. Brandi,
Architect, dated July 25, 2008; Mixed Use Condominium Plan, prepared by
Transamerican Engineers, submitted in association with P08-0065; Design Review Board
meeting and minutes of August 19, 2008; Design Review Board meeting and minutes of
September 15, 2008; Planning Commission staff report of October 1, 2009 and Planning
Commission meeting of October 1, 2009:
(a) The proposed subdivision creating condominiums conforms with the requirements
of the State Subdivision Map Act and to the requirements of the City of South San
Francisco Title 19 Subdivision Code. The Tentative Subdivision Map conforms to
City standards with regards to design, drainage, utilities, and improvements.
Dedications are not required. The lot meets the City’s minimum lot size
requirements. Conditions of approval will ensure that the development complies
with City development standards.
(b) The proposed mixed-use condominium complies with the General Plan Land Use
Element designation of the site of Downtown Commercial and the minimum lot
size requirements delineated in SSFMC Title 20 Zoning Regulations.
2. Use Permit. As required by the “Use Permit Procedure” (SSFMC Chapter 20.81), the
Planning Commission makes the following findings in support of the request to approve a
Use Permit (UP08-0010) allowing the construction of a mixed use condominium
comprised of six residential dwellings, a ground floor commercial unit, and an
underground residential parking garage, based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which include, but
are not limited to: Site plans, floor plans and elevations prepared by Antonio Brandi,
Architect, dated July 25, 2008; Design Review Board meeting and minutes of August 19,
2008; Design Review Board meeting and minutes of September 15, 2008; Planning
Commission staff report of October 1, 2009 and Planning Commission meeting of
October 1, 2009:
(a) The proposed mixed-use development allowing six residential dwellings, a
ground floor commercial unit and an underground residential parking garage will
not be adverse to the public health, safety, or general welfare of the community,
or unreasonably detrimental to surrounding properties or improvements. The site
is physically suitable for the type and intensity of the land use being proposed,
and the compatibility with adjacent developments was thoroughly analyzed in the
staff report. Conditions of approval are required to ensure protection of public
safety, reduce traffic, reduce parking demand and ensure compliance with
Federal, State and City development and environmental standards.
3
(b) The proposed mixed-use development allowing six residential dwellings, a
ground floor commercial unit, and an underground parking garage is consistent
with the General Plan which designates the property Downtown Commercial and
which specifically encourages mixed-use developments.
(c) The proposed mixed-use development allowing six residential dwellings, a
ground floor commercial unit, and an underground parking garage meets or
exceeds the minimum standards and requirements of the City’s Zoning Ordinance
which designates the site Downtown Commercial. The proposed development
complies with the City’s design standards, including setback, parking, floor area
ratio and landscaping requirements. The number of on-site parking spaces is
adequate to serve the residential dwellings. The Downtown Parking Place
Commission has granted a waiver for the parking spaces required for the
commercial use and visitor parking for the residential dwellings. Conditions of
approval are required to ensure compliance with the City’s development
standards, provide security and ensure that the site is well maintained.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City
of South San Francisco does hereby Recommend that the City Council take the following actions:
A. Approve the Tentative Subdivision Map, situated at 465 Grand Avenue in the Downtown
Commercial District.
B. Approve the Use Permit allowing mixed-use development, situated at 465 Grand Avenue
in the Downtown Commercial District.
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 1st day of October , 2009, by the following vote:
AYES: Commissioner Bernardo, Commissioner Giusti, Commissioner Gupta, Commissioner
Ochsenhirt, Commissioner Zemke, Vice Chairperson Prouty and Chairperson Moore
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
Commission Secretary
Susy Kalkin
EXHIBIT A
CONDITIONS OF APPROVAL
P08-0065: SA08-0001, UP08-0010, DR08-0031, AHA08-0001 & PE08-0003
465 GRAND AVENUE CONDOMINIUMS
(As recommended by the Planning Commission on October 1, 2009)
A. PLANNING DIVISION:
1. The applicant shall comply with the City's Standard Conditions and with all the
requirements of all affected City Divisions and Departments as contained in the
attached conditions, except as amended by the conditions of approval.
2. The construction drawings shall substantially comply with the Planning
Commission approved plans, as amended by the conditions of approval including
the Site Plans and Building Plans prepared Antonio M. Brandi Architect, dated
July 25, 2008, and Mixed Use Condominium Plans, prepared by Transamerican
Engineers & Associates, Inc., dated September 2009, submitted in association
with P08-0065 and shall include the recommendations by the South San Francisco
Design Review Board.
3. Prior to the final inspection, the owner shall install a street tree in front of the
proposed development within the public right of way. The tree shall be a
minimum size of 24 inch box. The landscape plan shall be subject to the review
and approval by the City's Chief Planner.
4. Prior to the issuance of the Building Permit, the Final Subdivision Map including
the CC&R’s shall be recorded with the San Mateo County Recorder’s Office. The
applicant shall provide a record with the City Engineer.
5. The owner shall pay the Childcare Impact Fee estimated to be $ 11,106.00 [6
Dwellings x $ 1,851.00/Dwelling = $ 11,106.00 (SSFMC Chapter 20.115 & City
Council Resolution 77-2006)].
6. Prior to the issuance of 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.
7. Prior to completion of the building or sale of the property, the applicant shall
complete the Affordable Housing Agreement (AHA). The Final AHA shall be
subject to the review and approval of the City’s Housing Manager and City
Attorney.
Resolution 2686-2009 - Exhibit A
Conditions of Approval
Page 2 of 6
8. Prior to the installation of any sign visible from the exterior of the building, the
owner shall first obtain a city approved sign permit.
9. Prior to operation all businesses in the condominium shall obtain, and thereafter
for the duration of the business, maintain a valid city business license.
10. Prior to the issuance of a demolition permit, the owner shall have a qualified
architectural photographer photo-document the site and both the interior and
exterior of the dwellings. The owner shall provide three sets of the 8 x10 glossies
and an electronic copy to the Planning Division. The owner shall also offer the
dwellings for sale for a nominal fee for period of 90 days through advertisement
in a local paper, city website and/or on the internet.
11. Prior to the issuance of the Building Permit, the owner shall provide a letter for
the South San Francisco Scavengers confirming the plans include adequate trash
and recycling facilities.
(Planning Contact: Steve Carlson 650/877-8353 Fax 650/829-6639)
B. ENGINEERING DIVISION:
1. The developer shall comply with all of the applicable conditions of approval
detailed in the Engineering Division’s “Standard Subdivision and Use Permit
Conditions for Townhouse, Condominium and Apartment Developments with
Private Streets and Utilities”, contained in our “Standard Conditions for
Subdivisions and Private Developments” booklet dated January 1998. This
booklet is available in our office at no cost to the applicant. 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
along the Grand Avenue frontage of the property, prior to requesting a final
inspection for the new building.
3. The owner shall install a City Standard “property line” sewer cleanout on the
existing building sewer lateral, in accordance with City Standard Drawings No. 4
and No. 5, so that the building sewer lateral can be properly cleaned. The existing
sewer lateral for the site shall either be replaced with a new lateral to the City
main, or the existing lateral shall be thoroughly tested and TV inspected to the
satisfaction of the City’s Public Works Inspector in order to verify that it is in
good condition and will be adequate to serve the proposed project. 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’s roof areas towards Third Lane,
Resolution 2686-2009 - Exhibit A
Conditions of Approval
Page 3 of 6
so that storm water will not flow into adjacent private property. Storm water
runoff from the site shall not be discharged on to the Grand Avenue public
sidewalk.
5. The owner shall, at his/her expense, install an R1 “STOP” sign and an R3-2 No
Left Turn symbol sign at the driveway exit on to Third Lane. The signs shall be
mounted on a 2” diameter galvanized steel pole 7 feet above the ground.
6. During construction, the Grand Avenue sidewalk shall remain open to pedestrian
traffic and the parking spaces in front of the building shall not be closed. Grand
Avenue shall be protected by a sturdy and enclosed safety barricade that will
accommodate two-way wheelchair access. The pedestrian protection structure
shall conform to all Building Code requirements and both a building permit and
an encroachment permit shall be obtained prior to installation of the structure.
7. All 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 prior to receiving a building permit for the new building.
(Engineering Contact: Sam Bautista 650/829-6652)
C. POLICE DEPARTMENT:
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.
2. Landscaping
Landscaping shall be of the type and situated in locations to maximize
observation while providing the desired degree of aesthetics. Security planting
materials are encouraged along fence and property lines and under vulnerable
windows.
3. Building / Area Security
a. Lighting
1. Parking lots, (including parking lots with carports) driveways,
circulation areas, aisles, passageways, recesses, and grounds
contiguous to buildings shall be provided with high intensity
discharge lighting with sufficient wattage to provide adequate
Resolution 2686-2009 - Exhibit A
Conditions of Approval
Page 4 of 6
illumination to make clearly visible the presence of any person on
or about the premises during the hours of business darkness and
provide a safe, secure environment for all persons, property, and
vehicles on site. Such lighting shall be equipped with vandal-
resistant covers. A lighting level of .50 to 1 foot-candles
minimum, maintained at ground level is required.
2. All exterior doors shall be provided with their own light source and
shall be adequately illuminated at all hours to make clearly visible
the presence of any person on or about the premises and provide
adequate illumination for persons exiting the building.
3. Exterior door, perimeter, parking area, and canopy lights shall be
controlled by photocell and shall be left on during hours of
darkness or diminished lighting.
4. The applicant shall submit a lighting plan to be reviewed and
approved by the Police Department. Lighting plans shall include
photometric and distribution data attesting to the required
illumination level.
5. Fencing should be of an open design (e.g. bars and columns), to
aid in natural surveillance.
b. Traffic, Parking, and Site Plan
1. Handicapped parking spaces shall be clearly marked and properly
sign posted.
NOTE: For additional details, contact the Traffic Bureau at 829-
3934.
(Police contact: Sergeant Ron Carlino 650/877-8927)
D. FIRE DEPARTMENT
1. All buildings require fire sprinklers. Please submit separate plans.
2. Plans shall conform to NFPA 13 and City of South San Francisco Municipal
Code, Section 15.24.110.
3. Exterior canopies and overhangs require fire sprinklers.
4. All fire sprinklers piping in the parking garage shall be corrosion resistant, either
painted or galvanized.
Resolution 2686-2009 - Exhibit A
Conditions of Approval
Page 5 of 6
5. All buildings require fire alarms. Please submit separate plans.
6. Provide a horn/strobe at the front of the building, which will activate upon fire
sprinkler or alarm notification. Plans shall conform to NFPA 72 and City of
South San Francisco Municipal Code, Section 15.24.150.
7. All buildings require fire extinguishers.
8. Provide adequate premise identification (address) on the building per the City of
South San Francisco Municipal Code, Section 15.24.100.
9. Provide standpipe system for this building in accordance with NFPA 14 and the
City of South San Francisco Municipal Code, Section 15.24.110.
10. These buildings will be equipped with a fire communication system. Due to the
nature of the construction most parking structure type buildings communications
between fire crews, incident commanders and county communication is difficult
and sometimes even non-existent.
11. The access at the sides and interior of property is very limited or completely non-
existent, provide an Alternate Means and Methods of Construction (AMMC) to
mitigate this requirement. The AMMC shall be submitted and approved by the
Fire Chief prior to the issuance of a building permit.
(Fire Contact: Luis DaSilva, Fire Marshal 650/829-6645)
E. WATER QUALITY DIVISION:
1. A plan showing the location of all storm drains and sanitary sewers must be
submitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo (No Dumping! Flows to Bay).
3. Roof condensate must be routed to sanitary sewer. This must be shown on plans
prior to issuance of a permit.
4. Install separate water meters for retail and residential units.
5. Fire sprinkler system test/drainage valve should be plumbed into the sanitary
sewer system. This must be shown on the plans prior to issuance of a permit.
6. Plans must include location of concrete wash out area and location of
entrance/outlet of tire wash.
7. A Grading and Drainage Plan must be submitted.
Resolution 2686-2009 - Exhibit A
Conditions of Approval
Page 6 of 6
8. An Erosion and Sediment Control Plan must be submitted.
9. Owner shall pay the sewer connection fee at a later time based on anticipated
flow, BOD and TSS calculations.
(Water Quality contact: Cassie Prudhel 650/877-8634)
1273147.1