HomeMy WebLinkAboutReso 137-1999RESOLUTION NO. 137-99
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING NEGATIVE DECLARATION NO. 99-027, PM-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 City Council of the City of South San Francisco held a duly noticed
public heating on October 13, 1999; and
WHEREAS, the City Council makes the following findings in support of the adoption of
Mitigated Negative Declaration ND-99-027 to exempt the subject property from the
requirements to prepare an Environmental Impact Report, based on consideration of the
proposed Mitigated Negative Declaration, comments received during the public review period,
and public testimony:
The Mitigated Negative Declaration reflects the independent judgment of
the City of South San Francisco.
The Planning Division of the City of South San Francisco shall maintain
the documents and other materials which constitute the record of
proceedings upon which the decision to adopt the Mitigated Negative
declaration is based.
WHEREAS, in accordance with the "Minor Subdivision Procedures" (SSFMC Section
19.48) and the "Use Permit Procedures" (SSFMC Chapter 20.81), the City Council 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 and for a related
Tentative Parcel Map to divide into two parcels an existing 3.93 acre lot located between 2300
and 2400 Westborough Boulevard (APNs 091-661-220/230), 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 April 1, 1999 prepared by TWM Architects and Planners;
Tentative Parcel Map dated July 9, 1999, prepared by Theodore Tronoff; Initial Study and
Mitigated Negative Declaration No. 99-027; minutes of the April 20, 1999 Design Review Board
meeting; Planning Commission staff reports dated July 15, 1999 and September 2, 1999;
testimony received at the July 15, 1999 and September 2, 1999 Planning Commission meetings;
City Council staff report dated October 13, 1999; and testimony received at the October 13, 1999
City Council Meeting:
The project is consistent with the General Plan which designates the property for
Mixed Community Commercial/Residential uses, and specifically with the
Housing Element which supports provision of additional residential care facilities
for the elderly throughout the community.
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 with 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.
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 than significant level.
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.
Subject to minor modifications, included as conditions of approval, the proposal
complies with the City's Design Guidelines.
The proposed tentative parcel map is consistent with the standards and
requirements of the City's Zoning Ordinance. The proposed parcels exceed the
minimum lot size and dimension requirements for the C-1 Retail Commercial
Zone District.
The tentative parcel map complies with the requirement of SSFMC Title 19
(Subdivision Ordinance) and with the requirements of the State Subdivision Map
Act.
The design and improvements of the tentative parcel map are not in conflict with
any existing public easement.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of South San
Francisco hereby approves Negative Declaration No. 99-027, PM-99-027 and UP-99-027 subject
to the Conditions of Approval contained in Exhibit A.
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 re.qul ar meeting held on
the 13th day of October ,1999 bythe following vote:
AYES: Councilmembers Joseph A. Fernekes, Eugene R.
Mayor James L. Datzman
Mullin and John R. Penna
NOES' None.
ABSTAIN: Mayor Pro Tem Matsumoto
ABSENT: N6he.
ATTEST:
ity Clerk
F:\WPDkMNR S W~405~001 ~?.S O\ 1999XOCTOB ERW. MV 1005.DOC
EXHIBIT "A"
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM~99~027
(October 13, 1999 CC Mtg.)
Page 1 of 9
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 City Council Mtg.)
A. Planning Division requirements shall be as follow:
USE PERMIT
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:
The elevations shall be modified as indicated in the Revised Exterior Elevation plan dated 6-1-
99, prepared by TWM Architects and Planners.
All parking sPaces shall be a minimum of 8 V: 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.
Prior to occupancy, the applicant shall provide evidence of approval by the California
Department of Social Services.
The applicant shall comply with all mitigation measures as outlined in Mitigated Negative
Declaration ND-99-027.
Final landscape and irrigation plans shall be submitted to the Planning Division for review and
approval prior to issuance °fbuilding permits. Plans should incorporate the following
comments of the Design R~view Board:
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.
Replace Hedera Helix as an evergreen groundcover.
i Eil~ M~_n~ing:~i!i~i, Ae.gis CONDITioNS OCt 99idoc
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 CC Mtg.)
Page 2 of 9
8. The applicant shall comply with all standard Conditions of Approval.
PARCEL MAP
The Final Parcel Map shall be substantially consistent with the Tentative Parcel Map entitled,
"Division of Parcel G of Parcel Map Division of Parcel B-5 Vol. 51 of Parcel Maps, Pages
61 & 62", dated June 1999, prepared by Theodore V. Tronoff.
10. The Final Parcel Map shall comply with all applicable requirements of SSFMC Title 20 (Zoning
Ordinance).
(Planning Division contact: Susy Kalkin (650) 877-8535)
B. Engineering Division Requirements shall be as follow:
USE PERMIT
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
ao
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.
The applicant shall design and construct a pedestrian walk between the building and a
public right of way.
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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
-~ii~en Man~i~g:Villar: ~egis CONDITION§ O~t 99.dO~ Pag~ 3 j
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 CC Mtg.)
Page 3 of 9
geotechnically safe environment for the development.
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
December 1997.
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.
The Parcel Map shall include a note listing all soils reports that have been prepared for the land
enclosed by the map boundary.
The proposed subdivision is located within the boundaries of the Gellert Boulevard Extension
Project Assessment District and is subject to various assessments and bond payments for
the construction of Gellert Boulevard and its landscaping and infrastructure. In
accordance with Section 66493 of the Government Code, the subdividers must either pay
off the Assessment District bonds in full, or reapportion the Assessment District to
conform to the new lot configurations, prior to recording the parcel map with the County
Recorder. Should the subdividers elect to reapportion the Assessment District, instead of
paying off the bonds, they shall pay all of the legal, consultant and administrative costs to
file, prepare, process and record the apportionment documents.
(Engineering Division contact: Richard Harmon (650) 829-6652)
C. Police Department requirements shall be as follow:
1~ Municival 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_. Landscapine
Landscaping shall be of the type and situated in locations to maximize observation while
, Eileen ~anningLvillar: Aegis CONDITIONs oct 99.doc
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 CC Mtg.)
Page 4 of 9
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 lock~ with minimum throw of one (1)
inch. The outside ring should be free-moving and case hardened.
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 lock~
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
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
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, 1/4" polycarbonate, or approved security film treatment, minimum.
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 CC Mtg.)
Page 5 of 9
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.
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:
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
Eileen Manning-Villar - A~gis CONDITIO~NS Oct 99.doc ....
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 CC Mtg.)
Page 6 of 9
do
or:
b.
or:
c.
Rated burglary-resistant glass or glass-like acrylic material)
Iron bars of at least 1/2" round or one by one-fourth inch flat steel material
spaced no more than five inches apart under the skylight and securely
fastened.
A steel grill of at least 1/8" 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:
If the hatchway is of wooden material, it shall be covered on the outside with at
least 16 gauge sheet steel or its equivalent attached with screws.
bo
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.
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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:
or:
Iron bars of at least 1/2" round or one by one-fourth inch flat steel material,
spaced no more than five inches apart and securely fastened.
b. A steel grill of at least 1/8" material or two inch mesh and securely fastened and
Co
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.
Lighting
1)
Parking lots, (including parking lots with carports) driveways, circulation areas,
aisles, passageways, recesses, and grounds contiguous to buildings shall be
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 CC Mtg.)
Page 7 of 9
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)
AI.~I 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.
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.
Traffic, Parking, and Site Plan
1) All entrances to the parking area shall be posted with appropriate signs per 22658(a)
i Eileen Manning'~illar :~eg s CbND ~ONS O~t 99.doc
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 CC Mtg.)
Page 8 of 9
CVC, to assist in removing vehicles at the property owner's/manager's request.
2) Hahdicapped 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)
Do
Fire Prevention Building Division requirements shall be as follow:
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.
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 3A
hours, and ducts protected with combination smoke and fire dampers. Section
13131.5(c)(5), Health & Safety Code.
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.
Designers should consider options for control of flight prone residents by utilizing delayed egress
Eii~e'~"~a, ning,villa~, Aegis CONditIONs Oct 99.d~c
PROPOSED CONDITIONS OF APPROVAL
Aegis Assisted Living
UP-99-027 & PM-99-027
(October 13, 1999 CC Mtg.)
Page 9 of 9
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 shall be installed within thc new and existing drainage inlets within the subject
parcel.
3. The applicant shall submit an erosion control plan prior to issuance of a Grading Permit.
4. Water Quality will comment further when building plans are submitted.
(Water Quality Control contact: Ray Honan (650) 877-8634)