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HomeMy WebLinkAboutPC Meeting 07-15-99 (Reso 2547-1999) - Aegis RESOLUTION NO. 2547-1999 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO RECOMMENDING THAT THE CITY COUNCIL APPROVE NEGATIVE DECLARATION NO. 99-027, GP-99-027, ZA-99-027 AND UP-99-027 TO INCREASE THE HEIGHT RESTRICTION IN THE C-1 RETAIL COMMERCIAL ZONE DISTRICT AND ALLOW CONSTRUCTION OF 71-UNIT RESIDENTIAL CARE FACILITY FOR THE ELDERLY (AEGIS ASSISTED LIVING FACILITY) ON A VACANT 1.148 ACRE SITE LOCATED AT 2280 GELLERT BOULEVARD. WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearing on July 15, 1999; and WHEREAS, the Planning Commission makes the following findings in support of the request for approval of a General Plan Amendment to exempt the subject property from the requirements to: 1) conform to the provisions of the Westborough/Gellert Design Plan, and 2) prepare a specific plan for the entire 15.3 acre vacant parcel located along the west side of Gellert Boulevard, north of Westborough Boulevard, as indicated in the attached Exhibit A: 1. The amendment will allow for furtherance of the goals of the Housing Element which encourages the establishment of Residential Care Facilities for the elderly throughout the community. 2. The modified language will continue to provide for a comprehensive development approach, consistent with the goals of the Westborough/Gellert Design Plan, for the remaining 14+ acres of the site which is situated to the north of the development site and includes all the remaining acreage which fronts along Gellert Boulevard; and WHEREAS, the Planning Commission recommends approval of a Zoning Ordinance Amendment, as indicated in Exhibit B, to increase the allowable building height in the C-1 Retail Zone District based on the finding that such a modification would be consistent with existing development patterns throughout the City. Building heights of 35 feet or more are currently permitted in two of the three commercial zones, both industrial zone districts, and all residential zones, including the most restrictive zone, the R-1 Single-Family Zone, and WHEREAS, as required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the Planning Commission makes the following findings in support of the request for approval of a 71-unit residential care facility for the elderly on a vacant 1.148 acre parcel located at 2280 Gellert Boulevard, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Project plans dated 4- 1-99 prepared by TWM Architects and Planners; Initial Study and Mitigated Negative Declaration No. 99-027; minutes of the April 20, 1999 Design Review Board meeting; Planning Commission staff report dated July 15, 1999; and testimony received at the July 15, 1999 Planning Commission meeting: 1. The project is consistent with the General Plan which designates the property for Retail Commercial uses, and specifically with the Housing Element which supports provision of additional residential care facilities for the elderly throughout the community. 2. The proposed project is consistent with the standards and requirements of the City’s Zoning Ordinance and with the uses allowed within the C-1 Retail Commercial Zone District. Residential Care Facilities for the Elderly are listed as permitted within the Zone subject to obtaining a use permit. The project design meets or exceeds all relevant development standards of the district. 3. The site is physically suited for the proposed development. 4. A Negative Declaration has been prepared for the project in accordance with the provisions of CEQA. Mitigation measures have been incorporated into the project which will reduce identified impacts to a less that significant level. 6. The proposal will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. 7. Subject to minor modifications, included as conditions of approval, the proposal complies with the City's Design Guidelines. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council approve Negative Declaration No. 99- 027, GP-99-027, ZA-99-027 AND UP-99-027 subject to the Conditions of Approval contained in Exhibit C. BE IT FURTHER RESOLVED that the 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 15th day of July, 1999 by the following vote: AYES: Commissioner Romero, Commissioner Teglia, Chairperson Honan, Vice Chairman Sim, Commissioner Meloni, Commissioner D’Angelo, and Commissioner Baldocchi NOES:________________________________________________________________ ABSTENTIONS:________________________________________________________ ABSENT:______________________________________________________________ Attest:__________________________________ Thomas C. Sparks Secretary to the Planning Commission EXHIBIT A Proposed General Plan Policy Wording Change: Policy 10-3 – All new development and rehabilitation of existing development along Gellert Boulevard north of Westborough shall comply with the Westborough/Gellert Urban Design Plan dated October 23, 1991 incorporated herein by reference. The recommendations and guidelines contained in the plan shall provide the criteria for evaluating development proposals; the “consensus plan” is conceptual. Exceptions may be made to exempt minor projects from this requirement if such proposals do not conflict with the overall goals of the Urban Design Plan and are found to further specific goals of the City’s General Plan, subject to the approval of the City Council. Policy 10-4 – A Specific Plan, adopted by the City Council, shall be required for the development of the property on the west side of Gellert Boulevard, north of Westborough Boulevard. Exceptions may be made to exempt minor projects from this requirement if such proposals do not conflict with the overall goals of the Westborough/Gellert Urban Design Plan and are found to further specific goals of the City’s General Plan, subject to the approval of the City Council. EXHIBIT B Proposed Zoning Ordinance Amendment: TABLE 20.70.030 Height Regulations Maximum Building Height (in feet)(a) Zone Primary Building Accessory Use R-E 30 20 R-1 35 12(b) R-2 35 12(b) R-3 50 12(b) C-1 30 35 20(c) P-C 50(c) 20(c) D-C 50(c) 20(c) M-1 65(c) 20(c) P-I 65(c) 20(c) O-S 30 20 Notes: (a) Notwithstanding any other provisions in this title to the contrary, the maximum height of buildings in the takeoff and landing paths of the San Francisco International Airport shall not exceed the most restrictive of the following standards: 1. The standards set forth in Federal Aviation Regulations (FAR) Part 77 or its successor; 2. The standards set forth in the San Mateo County Airport Land Use Plan; or 3. A building height which does not penetrate a plane representing a climb gradient of 62.5:1, when measured from the mid-line of the nearest end of the nearest runway to the point at which the building or structure is proposed to be built. (b) For accessory buildings or facilities, maximum of twelve feet of average height between floor slab plate and ridge pole. If floor joist type of construction is used, the height limit may be increased three feet. (c) Additional height may be permitted if a use permit is first procured in each case. As provided by General Plan Policy 42, mid- and high-rise office buildings shall be permitted only east of the Bayshore Freeway and along the east slope of the San Bruno Mountains. EXHIBIT C CONDITIONS OF APPROVAL Aegis Assisted Living UP-99-027 (As recommended by the Planning Commission July 15, 1999) A. Planning Division requirements shall be as follow: 1. The project shall be completed substantially as shown on the attached plans dated 4-1-99, prepared by TWM Architects and Planners, except as otherwise modified by the following conditions: 2. The elevations shall be modified as indicated in the Revised Exterior Elevation plan dated 6-1-99, prepared by TWM Architects and Planners. 3. All parking spaces shall be a minimum of 8 ½ feet wide by 18 feet deep; no compact spaces are permitted. 4. The project shall be operated substantially as indicated in the attached project description. 5. Prior to occupancy, the applicant shall provide evidence of approval by the California Department of Social Services. 6. The applicant shall comply with all mitigation measures as outlined in Mitigated Negative Declaration ND-99-027. 7. Final landscape and irrigation plans shall be submitted to the Planning Division for review and approval prior to issuance of building permits. Plans should incorporate the following comments of the Design Review Board: a. The existing pine trees along Westborough Blvd. provide a strong identity for this area. Substituting them with other species is not recommended. Additionally, the Red Maple selected is not wind tolerant. Use Pine, Cypress, or another type of tree that is more compatible and will tolerate the wind. b. Replace Hedera Helix as an evergreen groundcover. 8. The applicant shall comply with all Standard Conditions of Approval. (Planning Division contact: Susy Kalkin (650) 877-8535) B. Engineering Division Requirements shall be as follow: 1. STANDARD CONDITIONS - The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division’s “Standard Conditions for Commercial and Industrial Developments”, contained in our “Standard Conditions for Subdivisions and Private Developments” booklet dated December 1997. This booklet is available in our office at no cost to the applicant. 2. SPECIAL CONDITIONS a. As required by City Ordinance, storm water pollution control devices and filters shall be installed within the site drainage system to prevent pollutants deposited within the site from entering the San Francisco Bay. Storm drains shall not be designed with "blind" connections. Each pipe connection shall have an inlet or junction box to provide access to the junction. b. The applicant shall design and construct a pedestrian walk between the building and a public right of way. c. The applicant shall submit a geotechnical report for the project. The report shall address the entire site and evaluate slope and soil stability within and adjacent to the property, to determine if corrective grading work is need in order to provide for a geotechnically safe environment for the development. (Engineering Division contact: Richard Harmon (650) 829-6652) C. Police Department requirements shall be as follow: 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 Security a. Doors 1. The jamb on all aluminum frame swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. 2. Glass doors shall be secured with a deadbolt lock1 with minimum throw of one (1) inch. The outside ring should be free-moving and case hardened. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in “Group B” occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating “This door to remain unlocked during business hours”, employing letters not less than 3. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock1 with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turnpiece. 4. Overhead roll-up doors shall be so secured on the inside that the lock cannot be defeated from the outside and shall also be secured with a cylinder lock or padlock from the inside. 5. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. 6. Doors with glass panels and doors with glass panels adjacent to the door frame shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. 7. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. 8. All entrance and exit doors for individual tenant spaces shall have a deadbolt lock. 9. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no door knob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used in lieu of flushbolts. 10. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. b. Windows 1. Louvered windows shall not be used as they pose a significant security problem. one nch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, l/4" polycarbonate, or approved security film treatment, minimum. 2. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened, shall be secured on the inside with a locking device capable of withstanding a force of two hundred (200) lbs. applied in any direction. 3. Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings 1. All glass skylights on the roof of any building shall be provided with: a) Rated burglary-resistant glass or glass-like acrylic material.2 or: b) Iron bars of at least l/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: c) A steel grill of at least l/8" material or two inch mesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: a) If the hatchway is of wooden material, it shall be covered on the outside with at least l6 gauge sheet steel or its equivalent attached with screws. b) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. c) Outside hinges on all hatchway openings shall be provided with nonremovable pins when using pin-type hinges. 3. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: a) Iron bars of at least l/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: b) A steel grill of at least l/8" material or two inch mesh and securely fastened and c) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. d. 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 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 footcandles 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. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night lights. 4. 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. 5. Parking lot lights shall remain on anytime there are employees in the building. 6. Prior to issuance of a building permit, 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. e. Numbering of Buildings 1. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. f. Traffic, Parking, and Site Plan 1. All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property owner's/manager's request. 2. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau at 829- 3934. g. Misc. Security Measures 1. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. 2. The perimeter of the site shall be fenced during construction, and security lighting and patrols shall be employed as necessary. 3. The residents should be provided with a secure area to store valuables in their own rooms or a safety deposit box area within the complex. Police Department contact, Sergeant Mike Massoni (650) 877-8927 D. Fire Prevention Building Division requirements shall be as follow: 1. The entire building shall be of Type II fire resistive construction or limit the number of non-ambulatory clients to no less than 6 on the third floor by license request via Department of Social Services Community care Licensing. 2. Individual floor areas over 6,000 sq. ft per floor shall have an approved smoke barrier dividing the floor approximately in half, without regard to whether direct exiting is available for each dwelling unit. The wall shall be constructed to be one-hour fire resistive from the floor to the deck above with door openings protected to 20 minutes, glazing protected to ¾ hours, and ducts protected with combination smoke and fire dampers. Section 13131.5(c)(5), Health & Safety Code. 3. An automatic & manual fire alarm system is required for this type of facility. Section 13131.5(c)(2) Health & Safety Code and Section 310.10, Title 24 CBC. 4. Designers should consider options for control of flight prone residents by utilizing delayed egress devices in accordance with Section 1004.5, Title 24 CBC. Fire Prevention Building Division contact, Rocque Yballa (650) 829-6670 E. Water Quality requirements shall be as follow: 1. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. Please contact Ray Honan at Water Quality for details. 2. In accordance with the Municipal Code and Federal Law stormwater pollution control devices and filters will be installed within the new and existing drainage inlets within the subject parcel. 3. We will require an Erosion control Plan before the issuance of a Grading Permit. 4. Water Quality will comment further when building plans are submitted.