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HomeMy WebLinkAboutReso 66-2000RESOLUTION NO. 66-2000 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION OF CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO APPROVING NEGATIVE DECLARATION NO. 98-054, PUD-98-054, SA-98-054 AND PM-98-054 TO ALLOW DEVELOPMENT OF A 33-UNIT SINGLE FAMILY RESIDENTIAL SUBDIVISION, AND ONE SINGLE FAMILY LOT ON A 10-ACRE PARCEL LOCATED AT THE SOUTHWESTERLY CORNER OF OAKMONT DRIVE AND WESTBOROUGH BOULEVARD IN THE R- 1-E-P SINGLE FAMILY RESIDENTIAL ZONE DISTRICT WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearing on November 18, 1999 and December 16, 1999; and WHEREAS, the Planning Commission by a 3-2 vote, constituting a majority of the quorum that voted on this matter, supported a motion to approve all of the elements of the application including the General Plan Amendment; and WHEREAS, California Government Code section 65354 provides that a recommendation for approval [of a general plan amendment] shall be made by the affirmative vote of not less than a majority of the total membership of the commission; and WHEREAS, the effect of the vote therefore was to recommend approval of the single family subdivision portion of the application and to simultaneously fail to recommend approval of the requested mini-storage facility, which was dependent on the General Plan Amendment; and WHEREAS, the Planning Commission recommended approval of a Zoning Ordinance Amendment and Rezoning and Use Permit to create a new Zone District, C-FZ, Commercial B Fault Zone District, and to rezone the northerly five acres of the subject Oakmont/Westborough property due to the unique site constraints existing on the property related to existence of active earthquake fault traces and allow for mini-storage use. However, since the Planning Commission failed to recommend approval of the General Plan amendment, the Zoning Ordinance Amendment, Rezoning and Use Permit for the mini-storage could not be recommended because a Zoning Ordinance Amendment, Rezone and Use Permit would create zoning inconsistent with the General Plan; and WHEREAS, the Planning Commission made findings and recommended that the City Council approve a 33-unit single family residential subdivision and vesting tentative map with private streets, including requested exceptions for lot size, setbacks, and driveway apron lengths, on a vacant 5 acre site located at the westerly terminus of Shannon Drive, near the corner of Oakmont Drive and Westborough Boulevard; and WHEREAS, the Planning Commission made findings and recommended that the City Council approve the Tentative Parcel Map to create three separate parcels from the existing 10 acre parcel; and WHEREAS, on January 26, 2000, the City Council held a properly noticed public hearing to consider the recommendations of the Planning Commission and take action on the requested approvals; and WHEREAS, on January 26, 2000, the City Council denied a General Plan Amendment, Zoning Amendment, Rezoning and Use Permit relating to the proposed mini-storage facility on 4.9 acres of the subject property, and continued action on the 33-unit single family subdivision and. 173 acre single family lot. While the Council was supportive of the residential project, it was reluctant to approve any portion of the project, particularly the Parcel Map, without having some assurance as to the disposition of the remaining 4.9 acres (Parcel 1). Consequently, Council directed staff to work with the applicant to address this issue; and WHEREAS, the City Council based its decision in part on the evidence in the record that the remaining 4.9 acres (Parcel) has historically had maintenance problems in potential violation of the City's nuisance laws. WHEREAS, staff has been working with the applicant over the past few months to devise a Development Agreement which would allow the residential portion of the project to proceed as planned and which would also provide adequate assurance that the remaining property would be maintained in a fashion acceptable to the City until such time as the applicant might receive development entitlements for this parcel; and WHEREAS, staff and the applicant have prepared and recommended a Development Agreement and recommended it to the City Council for approval by ordinance. NOW THEREFORE, the City Council of the City of South San Francisco makes the following findings in approving the request for approval of a 33-unit single family residential planned unit subdivision with private streets, including requested exceptions for lot size, setbacks, and driveway apron lengths, and on a vacant 5 acre site located at the westerly terminus of Shannon Drive, near the corner of Oakmont Drive and Westborough Boulevard. These findings are based on the entire record, including without limitation, public testimony, staff reports, materials submitted by the City of South San Francisco Planning Commission, Site plans, floor plans and elevations dated 7-21-99 prepared by Bassenian Lagoni Architects; Vesting Tentative Map dated January 12, 1999 (Rev. 3) prepared by Tronoff Engineers; Landscape Plans dated 8/2/99 prepared by Rose Associates; Initial Study and Mitigated Negative Declaration No. 98-054; and minutes of the July 20 and September 21, 1999 Design Review Board meetings: 1. The project is consistent with the General Plan which designates the property for Low Density Residential use at a maximum density of 8 units per acre. The proposed project of 33 units on a 5-acre parcel yields a density of 6.6 units per acre. 2. The proposed project is generally consistent with the standards and requirements of the City's Zoning Ordinance which designates the site for R-1 Single Family Residential. The project includes requested exceptions for lot size, setbacks and driveway apron lengths which are warranted based on the following: 3. The site has unique constraints including earthquake fault traces and steep slopes. 4. The Design Review Board found the proposed building and landscape design proposals exceptional. 5. The project has been creatively developed to work with the steep grades and geologic constraints on the site, provide a subdivision which is compatible with the existing single family neighborhood, retain large usable open space areas for recreational use of homeowners and to work as a buffer between the project and the neighboring homes along Oakmont Drive, and to optimize view corridors within the development without blocking any neighboring views. 6. The development will result in an intensity of land utilization on higher than that permitted or required for similar development in this Zone and Land Use category. The General Plan and Zoning Ordinance would allow more units than included in the project request. 7. The site is physically suited for the proposed development. The suitability of the site for development was analyzed thoroughly in the environmental document prepared for the project. 8. 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. 9. 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. 10. Subject to minor modifications, included as conditions of approval, the proposal complies with the City's Design Guidelines. NOW THEREFORE, the City Council of the City of South San Francisco makes the following findings in approving the Vesting Tentative Subdivision Map. These findings are based on the entire record, including without limitation, public testimony, staff reports, materials submitted by the City of South San Francisco Planning Commission: 1. Subject to acceptance of the exceptions requested under the Planned Unit Development permit, the tentative map is consistent with the requirements of the City's Zoning Ordinance. 2. The tentative map complies with the requirements of the State Map Act and with the City's Subdivision Ordinance (Title 19). NOW THEREFORE, the City Council of the City of South San Francisco makes the following findings in approving the Tentative Parcel Map to create three separate parcels from the existing 10 acre parcel. These findings are based on based on the entire record, including without limitation, public testimony, staff reports, materials submitted by the City of South San Francisco Planning Commission: 1. Subject to approval of the proposed Development Agreement, the tentative parcel map is consistent with the requirements of the City's Zoning Ordinance. 2. The tentative parcel map complies with the requirements of the State Map Act and with the City's Subdivision Ordinance (Title 19) NOW, THEREFORE, BE IT RESOLVED that based upon the above findings and recitals the City Council of the City of South San Francisco hereby approves Negative Declaration No. 98-054, PUD-98-054, SA-98-054 and PM- 98-054 subject to the Conditions of Approval contained in Exhibit A. This resolution shall become effective immediately upon its passage and adoption. I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a Regular meeting held on the 14th day of June , 2000 by the following vote: AYES: NOES: ABSTAIN: ABSENT: Councilmembers Pedro Gonzalez, Eugene R. Mullin and John R. Penna, Mayor Pro Tem Joseph A. Fernekes and Mayor Karyl Matsumoto None. None. None. Cit36;Clerk C:\My Documents\temp reso dir\mini-storage_reso-cc_ 121 .doc EXHIBIT A RESOLUTION 66-2000 Oakmont Vistas Subdivision CONDITIONS OF APPROVAL PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) A. Planning Division requirements shall be as follow: The project shall be completed substantially as indicated on the attached site plans, floor plans and elevations dated 7-21-99 prepared by Bassenian Lagoni Architects; Vesting Tentative Map dated January 12, 1999 (Rev. 3) prepared by Tronoff Engineers; Landscape Plans dated 8/2/99 prepared by Rose Associates, except as otherwise modified by the following conditions: 2. The applicant shall comply with all mitigation measures as outlined in Mitigated Negative Declaration No. ND-98-054 dated October 1999, prepared by Lamphier & Associates. 3. Minimum 15-foot useable rear yards (<5% slope) shall be provided for all units. Prior to issuance of a building permit, the applicant shall prepare final landscape and irrigation plans for review and approval of the Planning Division. The plans shall reflect the recommendations of the Design Review Board as follow: a. The 6-foot chain link fence indicated on the plans shall be black vinyl clad. b. Eliminate the pockets of evergreen screen trees along the southerly property line to open up views to the wooded area. 5. 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. PARCEL MAP The subdivider shall comply with the requirements of the Engineering Division's "Standard Conditions for Tentative Parcel Maps", as contained in the Engineering Division's "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. Copies of this booklet are available to the subdivider and his consultants at no charge. b. The subdivider shall pay the Engineering Division's actual costs to retain a civil engineer or land surveyor to plan check and sign the parcel map as the City's Technical Reviewer. c. The Parcel Map shall include a note listing all soils reports that have been prepared for the land enclosed by the map boundary. Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 2 of 10 do The Parcel Map shall relinquish vehicle access to Westborough Boulevard along the entire frontage of the street, from Oakmont Drive to Fleetwood Drive, including the entire curb return at each intersection. 2. SUBDIVISION MAP/PLANNED UNIT DEVELOPMENT A. PROJECT STANDARDS The project standards for garage set-backs shall be: 18 feet between the garage door and the back of the street curb and 20 feet between the garage door and the back of a pedestrian sidewalk, where there is a sidewalk located in front of the home. These dimensions should permit the parking of automobiles on the home's driveway apron, without adversely impacting passing vehicles or pedestrians. B. STANDARD CONDITIONS The Subdivider 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 eight pages. These conditions are contained in the Engineering Division's "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. (Copies of this booklet are available at no cost from the Planning and Engineering Divisions). C. SPECIAL CONDITIONS 1) Vehicle access rights along the entire Westborough Boulevard frontage of the subdivision shall be relinquished to the City. 2) The project entry turn-around bulb shall be fully lighted to the standards of the South San Francisco Police Department. 3) One empty, one and one-quarter inch, PVC, four conduit duct bank and one additional two inch, PVC conduit and mid- and end-of-run pull-boxes, shall be installed along the entire project frontage of Westborough Boulevard, in order to accommodate future communication services within the City. 4) In connection with the grading, development, home construction and occupancy of the Oakmont Vistas subdivision, the subdivider 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, so as to prevent silt and toxic materials from being discharged, transported or blown from the site and entering the adjacent public or private property or San Francisco Bay. 5) As required by City Ordinance, new storm water pollution control devices and filters shall be installed within the subdivision drainage system, in order to prevent pollutants deposited Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 3 of 10 within the project from entering Colma Creek and San Francisco Bay. The storm water filter devices shall be a "Stormcepter", as manufactured by Hydro Conduit, a CDS unit, as distributed by Kristar Enterprises, or similar and equal devices that will remove pollutants from the entire subdivision's storm water or irrigation runoff, at a central location (individual catch basin filters, such as Fossil Filters, are not acceptable due to their high maintenance requirements). Plans for these facilities shall be prepared by the applicant's civil engineering consultant and submitted to the Engineering and Water Quality Control Divisions for review and approval. 6) The Subdivider shall reimburse the City for all costs to plan check the subject subdivision final map, private improvement, grading, drainage and utility plans and related documents, whether accomplished by City staff or private consultants. The subdivider shall reimburse the City for plan checking and administrative costs in full, prior to the final map being submitted for the City Council's approval. The final project grading and drainage construction plans shall be submitted to the City's Geotechnical Consultant for review as to compliance with their development recommendations. The City shall also be reimbursed for the costs of this review and for the costs of our inspection services. All on-site inspections performed by the City Public Works inspection staff shall be reimbursed monthly, on a time and materials basis. 7) The project design shall include the provision for concrete or asphalt pedestrian walkways, physically separated (by location or elevation) from the project's vehicle roadways, in order to provide safe pedestrian access to each dwelling unit within the subdivision. The walkway design and location shall be subject to the review and approval of the Engineering Division and the Police Department. 8) Existing sewers and storm drains (which were installed in 1960, when the site was originally graded) that are proposed to be reused to support this project, shall be inspected by a television camera survey and pressure tested to insure that the pipes are in good condition, in proper alignment and grade, have tight joints and are not leaking into the surrounding soil. The applicant shall make any repairs to, or if needed, shall replace these facilities, as required by the City Engineer (after a review of the inspection reports) to accommodate the future use of the existing utilities. 9) Prior to completing the last phase of the development, the subdivider shall repair and install a 2" asphalt overlay within the Shannon Drive stub street that provides access to the project. This work shall be performed at no cost to the City of South San Francisco, in accordance with State standards and to the satisfaction of the City's Senior Construction Inspector. 10) The both the Homeowner's Association's monthly budget and fees and the Common Area Maintenance Contract, shall include the cost of maintaining sanitary sewers, storm drainage facilities, sub-drain systems, street and area lighting, earth slopes, storm water retention basin, retaining walls (including the removal of graffiti) and the cleaning and maintenance of the storm water filter devices. (These items did not appear to be covered in Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 4 of 10 the proposed sample budget and maintenance contract submitted with the tentative map documents.) II) Extensive earthquake fault and soil engineering studies have been performed for this project by the Subdivider's geotechnical engineers, Earth Systems Consultants. These studies have been reviewed by the City's geotechnical reviewer, Cotton, Shires and Associates. The Subdivider and his design consultants and contractors shall comply with all recommendations contained in both these reports and the City's geotechnical reviewer's response letters. In particular, the subdivider shall insure that all existing subdrains within the site have been located, repaired and replaced (as necessary), have been connected to the site's drainage system (so that they do not discharge into adjacent property) and that their location has been documented on an as-built drawing to be submitted to the City and the Homeowner's Association for our permanent records. (Amended by City Council, June 14, 2000) 12) The proposed above ground detention basin shall be replaced with a suitable underground alternative subject to the review and approval of the City Engineer. D. TEMPORARY AND PERMANENT OCCUPANCY The subdivider will likely request temporary occupancy of one or more homes to be used as models. Also, the subdivision's permanent residents will probably want to move into their homes before heavy construction within the project is complete. Either request could result in the public and/or residents being impacted in various health and safety ways by the remaining construction activities. 1) Prior to receiving a temporary certificate of occupancy for a model home within the subdivision, the developer shall submit for the City staff's review and approval, a plan that will address at a minimum, the following items: a. All construction areas shall be completely fenced off from areas accessible by the visiting public. b. All areas subject to public travel shall be paved and provided with adequate street and area lighting, meeting the Police Department's requirements. c. A parking, traffic and pedestrian safety plan shall be prepared and implemented to the satisfaction of the City Engineer. do Pavement, curb, gutter and sidewalks shall be provided within the model home complex area to accommodate visitors to the site. 2) Prior to receiving permanent occupancy permits for the homes within the subdivision, the developer shall submit for the City staff's review and approval, and shall implement, a plan that will address, at a minimum, the following items: Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 5 of 10 ao All construction areas shall be completely fenced off from the portion of the site occupied by the new residents. All streets and sidewalks accessible to the public shall be clear of all trailers, equipment, materials, debris, and other obstructions, and cleaned, to the satisfaction of the City Engineer. b. All street lights within the portion of the subdivision accessible to the public shall be fully operational. All traffic signs and pavement markings within the portion of the site accessible by the public shall be installed in accordance with the approved plans, to the satisfaction of the City Engineer. do All site improvements within areas subject to public access shall be complete in accordance with the approved subdivision improvement, grading, drainage and utility plans, to the satisfaction of the City Engineer. e. All noise generating construction activities shall be limited to the hours of 8 a.m. to 6 p.m., Monday through Friday (excluding holidays). (Engineering Division Contact: Richard Harmon, (650) 829-6652) C. Police Department requirements shall be as follow: 1. PLANNED UNIT DEVELOPMENT a. Site Plan and Subdivision Map 1) The applicant shall submit a list of proposed street names for the project to be reviewed and approved by the Police Department prior to filing of the parcel maps. City policy precludes the use of street names that are duplicates or sound alikes of existing streets or names of living persons. Street names should be easy to pronounce, contain no unconventional spelling, and be unconfusing so that the public and the children, in particular, can handle the names in an emergency situation. The use of E1 Rancho Drive is permissible. 2) No fire lanes will be approved on site. The roadway system shall be designed so that roadways are wide enough so fire lanes are not necessary. b. Municipal Code Compliance 1) 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 Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 6 of 10 necessary, upon receipt of detailed/revised building plans. 2) The applicant shall assure that the requirements and restrictions on construction noise (including deliveries, equipment warmup and maintenance, etc.) prescribed in chapter 8.32 of the municipal code are not violated by their own personnel or any subcontractors working on the project. c. Security and Safety Conditions 1) Security Planting a) Landscaping shall 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. 2) Doors a) All exterior wood doors and doors leading from enclosed garage areas shall be solid core with a minimum thickness of 1-3/4". b) Door framing shall comply with section 15.48.060A. l.h.; details can be provided by the Building Inspector. c) Main entrance doors, pedestrian garage exit doors, and doors leading from enclosed garage areas into single-family dwellings shall be secured with a single-cylinder deadbolt lock with a minimum throw of one inch. The locks into the residence shall be so constructed that both deadbolt and deadlocking latch can be retracted by a single action of the inside door knob. (Garage exit doors and rear french doors may have a regular deadbolt lock.) 2. Strike plates shall be secured to wooden jambs with at least 2 inch wood screws. d) Vision panels in exterior doors or within reach of the inside activating device shall be of burglary-resistant glazing or equivalent.~ (This includes the fixed garage window adjacent to the exit door and french door glazing panels within reach of the locking device.) e) Overhead garage doors shall be equipped with automatic openers and shall not have bottom vents except those doors having double louvered or shielded vents or approved alternate devices to protect the locking mechanism. 3) Windows 5/16" security laminate, %" polycarbonate or approved security film treatment, minimum. Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 7 of 10 a) Windows shall be constructed so that when the window is locked, it cannot be lifted from the frame. b) The sliding portion of a sliding glass window shall be on the inside track. c) Window locking devices shall be capable of withstanding a force of 300 lbs. in any direction. 4) Numbering a) A street number shall be displayed in a prominent location on the street side of the residence in such a position that the number is easily visible to approaching emergency vehicles. 1. The numerals shall be no less than four (4) inches in height and shall be of a contrasting color to the background to which they are attached. 2. The numerals shall be lighted at night. b) The applicant shall submit a project addressing prior to building permit application. Addresses should run in a clockwise direction. 5) Lighting Each entry and exit door shall be equipped with a light source of sufficient wattage to illuminate the door, porch, and stairway. Area lights, switch controlled from inside the residence, are encouraged to illuminate the rear and side yards. 6) Other a) The developer/applicant shall enclose the entire perimeter of the project with a chain link fence with necessary construction gates to be locked after normal construction hours. A security person shall be provided to patrol the project after normal working hours during all phases of construction, and adequate security lighting shall be provided to illuminate vulnerable equipment and materials. b) The applicant's voluntary installation of security alarm systems as a standard amenity in all residential units constructed, is encouraged on this project. c) The applicant shall submit an addressing plan for the project to be reviewed and approved by the Police Department. The applicant shall indicate if the plan should be approved considering principles of Feng Shui. d) The applicant shall submit a phasing plan for the project to be approved by the city as Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 8 of 10 part of their first building permit application. The phasing plan shall include detail on the separation of construction activity from the use circulation and occupancy of residential units and model units and sales office activities. (Police Dept. Contact: Sgt. Mike Massoni (650) 877-8927) Do Fire Prevention requirements shall be as follow: Fire Flow and Fire Hydrants shall be provided in accordance with Uniform Fire Code Appendices mA and lll[l. Current information is insufficient to determine at this time. Types of construction per UBC and square footages are necessary to make a proper determination. Additionally, Fire Hydrants shall be spaced no further than 300 feet apart. 2. Minimum turning radius for fire equipment is 34' inside radius and 42' outside radius, with a 20' clear width. (Contact: Rocque Yballa, Asst. Fire Marshal (650) 829-6670) E. Building Division requirements shall be as follow: 1. The design and construction of all site alterations shall comply with all applicable codes and regulations in effect at the time of plan submittal and building permit issuance. A separate building permit application shall be submitted for each independent structure proposed on the site. Applications shall be accompanied by five (5) complete sets of construction drawings to include: a. Architectural plans a. Structural plans b. Electrical plans c. Plumbing plans d. Mechanical plans e. Fire sprinkler plans f. Landscape/irrigation plans g. Site/civil plans h. Structural Calculations i. Truss Calculations j. Soils reports k. Title 24 energy documentation 3. The occupancy classification, construction type and square footage of each building shall be specified on the plans in addition to justification calculations for the allowable area of each building. Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 9 of 10 Any demolition of existing structures will require a permit. Submittal shall include three (3) copies of the site plan, asbestos certification and PG&E disconnect notices. Also, application must be made to the Bay Area Air Quality Management District prior to obtaining the permit and beginning work. o If on-site streets are privately owned, certain on-site improvements such as retaining walls, street light standards, and private sewer system will require plan review and permits from the Fire Prevention/ Building Division. A proposed list of street / court names should be submitted to the Fire Prevention / Building Division for review and approval once the site plan has preliminary approval. List should include a primary and alternate choice for each street or court. Final decision for street names will be made by the City. With regard to any grading or site remediation, soils export, import and placement; provide a detailed soils report prepared by a qualified engineer to address these procedures. In particular the report should address the import and placement and compaction of soils at future building pad locations and should be based on an assumed foundation design. This information should be provided to Building and Engineering Division for review and comments prior to any such activities taking place. A grading permit may be required for the above-mentioned work. 8. Prior to building permit issuance for the construction of each building, geotechnical and civil pad certifications are to be submitted. 9. Structures shall be designed to meet all Uniform Building Code requirements to comply as two-story structures. 10. A second means of exit is required from the third story of all 3-story dwelling units. This would require the installation of another set of stairs to serve that floor. 11. Water for landscape irrigation should be separately metered. 12. Wooden retaining walls are not approved for use in SSF. Retaining walls must be concrete or masonry, crib wall, "Keystone", or an equivalent system. 13. All site signage as well as wall signs require a separate permit and application (excluding address numbering). 14. Monument sign(s) located at the driveway entrance(s) shall have address numbers posted prominently on the monument sign. 15. After approval of the project, and prior to application for building permits, applicant shall submit a request for addressing along with 10 copies of the site plan to the Fire Prevention/Building Division. Each building will then be assigned an individual address by the Fire Prevention/Building Division. Subsequently, applicant, and other appropriate departments will receive copies of the addressing plan. If applicant has a preferred addressing scheme, it should be included with the original request. Conditions of Approval PUD, SA, PM, DA & ND-98-054 (As approved by the City Council on June 14, 2000) Page 10 of 10 16. Each building shall have address numbers posted in a conspicuous place. Numbers for residential buildings should be minimum 4" in height and either internally or externally illuminated. 17. School fees will be required. Fees for residential units are computed at $1.50 per square foot of habitable space. (Contact: Thomas Ahrens, Asst. Building Official (650) 829-6670) F. Water Quality Control Department requirements shall be as follow: 1. The applicant shall submit to the Stormwater Coordinator a Stormwater Management Plan along with an Erosion & Sediment Control Plan for the site. Prior to issuance of a grading permit the applicant shall submit an Erosion Control Plan for approval. In addition, Post Construction BMP's such as stormceptors, oil/water separators, fossil filter, and drain inlet stenciling is required of the project. 3. Water Quality Control will comment further when plans for site drainage are submitted. (Contact: Ray Honan, Environmental Compliance Coordinator (650) 877-8634) G. Parks, Recreation & Community Services Department requirements shall be as follow: 1. Prior to issuance of a building permit, the applicant shall pay in-lieu park fees in accordance with South San Francisco Municipal Code Chapter 19.24. (Contact: Barry Nagel, Director (650) 829-3800)