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HomeMy WebLinkAboutReso 5-1998 RESOLUTION NO. 5-98 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION NO. 97-060, TENTATIVE SUBDIVISION MAP SA 97-060 AND PLANNED UNIT DEVELOPMENT 97-060, A TWENTY-ONE RESIDENTIAL DEVELOPMENT WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearing on November 20, 1997; and, WHEREAS, the South San Francisco City Council held a duly noticed public hearing on January 14, 1998; and, WHEREAS, as required by the "Amendment Procedures" (SSFMC Chapter 20.87), "Planned Unit Development Permit Procedures" (SSFMC Chapter 20.84) and Title 19 (Subdivision Ordinance), the City Council makes the following findings in support of the Tentative Subdivision Map, and Planned Unit Development application to allow construction of 21 detached single family dwellings, on a 5.2 acre property located at 375 Dorado Way, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Tentative Parcel Map, dated October 1997, prepared by Oberkamper & Associates Civil Engineers, Inc.; Architectural Plans Sheets Plan 1, 2 and 3, dated June 13, 1997, prepared Farrell Faber & Associates; Landscape Plan Sheets L-1 and L-2, dated July 1997, prepared by Lufkin Landscape Architects; Drainage Study and Supplemental Drainage Study, dated October 2, 1997 and October 30, 1997 respectively, prepared by Oberkamper & Associates Civil Engineers, Inc; "Geotechnical Investigation Avalon Subdivision, prepared by Raney Geotechnical Consultants, dated June 13, 1997; MacNair & Associates Avalon Terrace Subdivision Tree Evaluation, dated August 25, 1997; minutes of the August 19, 1997 Design Review Board meeting; October 16, 1997 Planning Commission staff report; November 6, 1997 Planning Commission staff report; November 20, 1997 Planning Commission staff report; October 16, 1997 Planning Commission meeting; November 6, 1997 Planning Commission meeting; November 20, 1997 Planning Commission meeting; and the City Council hearing of January 14, 1998: 1. The project is consistent with the provisions of the City's General Plan which supports residential development on the Avalon School site, and specifically with the Housing Element which supports provision of additional market rate housing in the community to meet on-going demand. The proposed density of 4 units per acre for the 5.2 acres to be developed with dwellings is well within the overall density of 8 units per acre provided in the City's General Plan. 2. The requested exceptions to the general development standards for cul-de-sac length and rear yard setbacks are appropriate based on the following: The resulting project will be a well designed neighborhood, with setbacks and usable open space, meeting the general intent of the underlying zoning regulations. Usable rear yards will be provided on all lots, and subject to the conditions of approval. The proposed "project enhancement" to Avalon Park will benefit the surrounding neighborhood and overall community. 3. The 5.2 acre site is physically suited for the proposed single family subdivision. 4. The development will create a residential environment of sustained desirability and stability and will result in an intensity of land use similar to adjacent single family neighborhoods. The proposed density of 4 units per acre and the general style and quality of the new residences and site improvements is substantially similar to recently approved subdivisions in the City. (The floor area ratio (FAR) of the project will be similar to the FAR's approved in recent subdivisions under the Planned Unit Development (PUD) process.) 5. A Mitigated Negative Declaration has been prepared for the project in accordance with the provisions of the California Environmental Quality Act (CEQA).The Mitigated Negative Declaration No. 97- 060 identifies several potential adverse impacts attributable to the development of 21 new residences. In response to public comments, the Mitigated Negative Declaration has been revised correcting minor deficiencies and adding clarifications. The revisions are minor in nature and do not require a re-circulation of the environmental document. The impacts can be reduced to a less than significant level through the implementation of mitigation measures. A program is established to ensure that impacts are reduced to a less than significant level. Mitigation measures including a mitigation monitoring have been incorporated into the project or made conditions of approval which will reduce identified impacts to a less than significant level. 6. The subdivision of the Avalon School Site allowing the development of 21 single family residences, will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. The use is compatible with the existing uses. Site improvements including the provision of a public street, upgrades to the public infrastructures, and landscaping of the front yards of each new lot site will reduce potential adverse impacts to the public infrastructure, cimulation conflicts and provide a street scape that is comparable to the surrounding neighborhoods. 7. The 21 new residences and fencing along the public right-of-way comply with the City's Design Guidelines. 8. The residences and the Tentative Subdivision Map comply with the requirements of South San Francisco Municipal Code Title 20 Zoning Regulations and Title 19 Subdivision Ordinance and the requirements of the State Subdivision Map Act. The design and improvements of the Tentative Subdivision Map are not in conflict with any known existing public easements. NOW, THEREFORE, BE IT RESOLVED that the South San Francisco City Council approves Mitigated Negative Declaration No. 97-060, SA 97-060 and PUD 97-060, subject to the Conditions of Approval contained in Exhibit A. 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 City Council of the City of South San Francisco at the regular meeting held on the 14th day of January, 1998 by the following vote: AYES: Councilmembers James L. Datzman, Joseph A. Fernekes, Karyl Matsumoto, John R. Penna and Mayor Eugene R. Mullin NOES: None ABSTAIN: Nnno ABSENT: None Attest: Barbara A. City Clerk EXHIBIT A TO RESOLUTION NO, 5-98 PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) A. Planning Division requirements shall be as follow: The Final Map shall comply with all applicable requirements of the City of South San Francisco Municipal Code Title 19 Subdivisions and Title 20 Zoning Regulations and with the State Subdivision Map Act and shall substantially conform with the City Council approved Tentative Subdivision Map, dated October 1997, prepared by, Oberkamper & Associates Civil Engineers, Inc.; 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. The construction drawings shall substantially comply with the City Council approved plans, as amended by the conditions of approval including the site plan, floor plans and building elevations, dated June 13, 1997, prepared Farrell Faber & Associates. The buildings on lots 1 through 7 and on lot 21 shall have eave, window and door trim provided at all four (4) sides of the dwellings. The final landscape plans shall substantially comply with the landscape plans dated July 1997, prepared by Lufkin Landscape Architects. The plans shall be revised to include street trees along Dorado Way except along lots 3 through 6 where there is an existing dense hedge and to include all new trees replacing trees required to be removed due to disease and grading. The replacement trees located within five feet of the property boundary of abutting residential properties shall be consistent with the lost of trees prepared by the project sponsor's arborist and described in a memorandum from James McNair dated November 11, 1997. Trees planted on Dorado Way shall be planted at a minimum interval of twenty-five (25) feet on center. The trees shall be installed at the same time the first residence is constructed and shall be maintained by the applicant for a minimum of twenty-four months from the date of construction of the last residence. The final landscape plans shall be subject to the review and approval of the City's Chief Planner. All new retaining walls within each lot visible from the street shall have a decorative finish. The retaining wall at the project boundary shall be battered criblock type interlocking/stacking split face masonry. The walls shall be subject to the review and approval of the City's Chief Planner. The site plan shall be revised to include an six (6) foot tall wood fence with a two (2) foot lattice above along the rear boundary of lots 8 through 18. Fences near the streets on lots 1 through 7 and on lot 21 shall incorporate tree pockets along the entire length, unless there is sufficient distance between the rear fences on these lots and the rear property line to plant the trees. The design of the fences shall be subject to the review and approval of the City's Chief Planner. PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 199 7) Page 2 of 11 10. 11. 12. 13. 14. The owners of record and all future owners of lots 10, 11, 12 and 13 shall not add any outbuilding, house additions or impervious surfaces, such as patios, that would alter the drainage pattern of the respective lots without first obtaining a Minor Use Permit from the City to ensure that the drainage pattern after such work has not been altered because of such work. approval The owners and all future owners shall participate in any infrastructure improvements in the unincorporated Country Club area and shall contribute a proportionate share of the associated costs. Prior to the issuance of any grading permit or commencement of grading activities, the applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) utilizing Best Management Practices to prevent soil and construction debris from entering the City's storm water drainage system. The SWPPP shall be subject to the review and approval of the City's Storm Water Management Coordinator and the City Engineer. (Mitigation Measure) In accordance with the requirements of the National Pollution Discharge Elimination System (NPDES), the applicant is required to file a Notice of Intent (NOI) with the Regional Water Quality Control Board (RWQCB) advising that the project is under consideration for construction. Prior to any grading, the applicant shall provide evidence that the RWQCB has receive the NOI and that an NPDES permit has been issued. (Mitigation Measure) Prior to the issuance of any grading permit or commencement of grading activities, the applicant shall be required to submit a construction plan which includes provisions to suppress dust and control construction impacts. The construction plan shall be subject to the review and approval of the City's Storm Water Management Coordinator and the City Engineer. (Mitigation Measure) The final construction plans shall incorporate the recommendation of the Geotechnical Investigation, prepared by Raney Geotechnical Consultants, dated June 13, 1997 and any subsequent geotechnical studies prepared for this project. (Mitigation Measure) The construction activities shall comply with the South San Francisco Municipal Code Chapter 8.32 Noise Regulations. (Mitigation Measure) The recommendations of the Tree Evaluation prepared by McNair and Associates dated August 25, 1997 shall be implemented. The final landscape plan shall be PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) Page 3 of 11 subject to the review and approval of the City's Chief Planner. (Mitigation Measure) 15. The applicant shall design the residences to provide an interior noise level in conformance with State regulations. Prior to final inspection the applicant shall have a qualified professional conduct an acoustic test to determine that the residences are in compliance with the State regulations. The test results shall be subject to the review of the City's Chief Building Official. (Mitigation Measure) 16. Prior to issuance of a demolition permit, the applicant shall have a qualified professional perform an evaluation to determine the presence of hazardous materials in the buildings. A report with recommendations shall be provided to the City. The report shall be subject to the review and approval of the City's Chief Planner and Chief Building Official. (Mitigation Measure) 17. The applicant shall pay park fees in-lieu of parkland dedication in accordance with South San Francisco Municipal Code Section 19.24.040. (Mitigation Measure) 18. The applicant shall pay school impact fees of $1.50 per square foot of residential development to the South San Francisco Unified School District. (Mitigation Measure) 19. The landscape plan shall include a planting program for all front yards and for side and rear yards adjacent to a street and shall include trees along the project perimeter. All retaining walls shall be earth tone color and have a textured surfaced. The landscape plan and all retaining walls shall be subject to the review and approval of the City's Chief Planner. (Mitigation Measure) 20. Prior to the issuance of a demolition permit to remove any buildings, the applicant shall have a qualified professional evaluate the buildings for the presence of any hazardous or toxic materials. The report and any recommendations shall be subject to the review and approval by the City's Chief Planner and City's Chief Building Official. (Mitigation Measure) (Planning Contact Person: Steve Carlson, Sr. Planner 650/877-8535) PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) Page 4 of 11 B. Engineering Division requirements shall be as follows: The Engineering Division has reviewed the Vesting Tentative Map of the proposed Avalon Terrace Subdivision, Sheet 1, 2 and 3 of 3, dated October 1997, prepared by Oberkamper & Associates, Civil Engineers, Inc. and the Geotechnical Investigation for the Avalon Terrace Subdivision, dated June 13, 1997, with its addendum, dated September 30, 1997, prepared by Raney Geotechnical. The above referenced documents were submitted by the subdivider and applicant, Waterford Associates, in connection with the subject tentative map request. Should the Planning Commission and the City Council approve this subdivision, we request that the following items be included in the Conditions of Approval for the Avalon Terrace Tentative Subdivision Map No. SA-97-060: STANDARD CONDITIONS The Subdivider shall comply with the Engineering Division's "Standard Conditions of Approval for Commercial or Residential Subdivisions Designed in Accordance with Chapters 19.16, 19.20 and 19.24 of the South San Francisco Municipal Code", consisting of seven pages, dated September 1991. These conditions are contained in the Engineering Division's "Standard Conditions for Subdivisions and Private Developments" Booklet (copies of this booklet are available at no cost from the Planning and Engineering Divisions). II. SPECIAL CONDITIONS In connection with the grading, development and home construction of the Avalon Terrace Subdivision, the subdivider shall prepare and submit for City Approval, a Storm Water Pollution Prevention Plan (SWPPP) to control storm water runoff, silt and toxic materials from being discharged from the construction site and entering public or private property, or the public storm drain system. As required by City Ordinance, new permanent storm water pollution control devices and filters shall be installed within the subdivision drainage system, in order to prevent pollutants deposited within the project from entering the San Francisco Bay. The storm water filter device shall be a "Stormcepter", as manufactured by Hydro Conduit, or similar device, that will treat the entire subdivision runoff at one location. Plans for this facility shall be prepared by the applicant's civil engineering consultant and submitted to the City Engineer for review and approval. PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) Page 5 of 11 The subdivider shall improve Dorado Way, along the entire frontage of the subdivision, as shown on the above referenced tentative map, as modified by the County of San Mateo's letter to Steve Carlson dated November 5, 1997, and in accordance with the County's Encroachment Permit requirements. The subdivider shall obtain an Encroachment Permit from the County of San Mateo Department of Public Works, securing the performance of the improvement of Dorado Way, prior to filing the Final Subdivision Map for City Council approval. The subdivider's tentative map shows the drainage system from the subdivision connected directly to the City's 36" main at the intersection of Avalon Drive and Dorado Way. Unfortunately, this storm drain is substantially under capacity at this location and can not fully accommodate the amount of storm water being discharged from the subdivisions and properties west of this area. The City's drainage system can not accept this additional flow without increasing the potential for flooding along Avalon Drive, between Dorado Way and the East end of Avalon Drive, where the 36" main discharges into a new 60" pipe. The subdivider shall design, construct and install a new storm drain between the subject subdivision, along Avalon Drive, connecting to the existing 60" diameter storm drain located at the East end of the street. Plans for this system shall be submitted to the City Engineer for review and approval. Installation of the pipe shall be completed and the system functioning prior to receiving a grading permit for the subdivision. It is estimated that this storm drain will cost the subdivider an additional $50,000 over and above the cost of the off-site storm drain system shown on the tentative map. The existing asphalt roads located within proposed lot 7 shall be removed and replaced with erosion control landscaping. Pedestrian access to the City park adjacent to Lot 7 and 8 and 18 through 21, shall be prevented by fencing or other means. Vehicle access to the City Park for Lots 7 and 8, and to Dorado Way for Lots 1 through 7 and 21, shall be relinquished to the City on the Final Subdivision Map. Should any portion of the improved Lots 8 and 9 drain into the existing concrete ditch located on the adjacent property, the subdivider shall repair the ditch and clean the drainage system into which it discharges, between the lots and the City system within Granada Drive, to the satisfaction of the City Engineer PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) Page 6 of 11 III. 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 construction activities. Prior to receiving a temporary certificate of occupancy for a model home within the subdivision, the developer shall submit for the City staffs review and approval a plan that will address, at a minimum, the following items: All construction areas shall be completely fenced offfrom areas accessible by the visiting public. All areas subject to public travel shall be paved and provided with adequate street and area lighting meeting the Police Department's requirements. 3. A parking and traffic safety plan shall be prepared and implemented. Pavement, curb, gutter and sidewalks shall be provided within the model home complex. Prior to receiving permanent occupancy permits for the homes within the subdivision, the developer shall submit for the City staffs review and approval, a plan that will address, at a minimum, the following items: All construction areas shall be completely fenced offfrom 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. All street lights within the portion of the subdivision accessible to the public shall be operational and lit. 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. PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) Page 7 of 11 All site improvements within areas subject to public access shall be complete in accordance with the approved subdivision improvement, grading, drainage and utility plans. Hours of 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 follows: 1. Site Plan and Subdivision Map a. The Police Department has no concerns with the subdivision map. b. On-site parking and circulation appear adequate and acceptable for the project. 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. 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. 2. 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. 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. PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) Page 8 of 11 Security and Safety Conditions a. Security Planting 1) 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) It is extremely important to maintain the integrity of this community, by not providing easy access through the project, especially to and from the adjacent residential and school sites. Therefore, the perimeter of the community shall be fenced, and thorny security type planting materials should be incorporated adjacent to fences to discourage climbing of these barriers. Plant lists are available through the Crime Prevention Bureau. b. Doors 1) All exterior wood doors and doors leading from enclosed garage areas shall be solid core with a minimum thickness of 1-3/4". 2) Door framing shall comply with section 15.48.060A. 1.h.; details can be provided by the Building Inspector. 3) 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. a) 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.) b) Strike plates shall be secured to wooden jambs with at least 2 inch wood screws. 6) Vision panels in exterior doors or within reach of the inside activating device shall be of burglary-resistant glazing or equivalent. 1 (This includes the fixed garage window adjacent to the exit door and french door glazing panels within reach of the locking device.) PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (,'Is recommended by Planning Commission on November 20, 1997) Page 9 of 11 7) 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. c. Windows 1) Windows shall be constructed so that when the window is locked, it cannot be lifted from the frame. 2) The sliding portion of a sliding glass window shall be on the inside track. 3) Window locking devices shall be capable of withstanding a force of 300 lbs. in any direction. d. Numbering 1) 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. 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. b) The numerals shall be lighted at night. 2) The applicant shall submit a project addressing prior to building permit application. Addresses should run in a clockwise direction. e. 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. f. Other 1) 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. PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) Page 10 of 11 2) 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 ofFeng Shui. 3) The applicant shall submit a phasing plan for the project to be approved by the city as 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 Department contact person: Sergeant Mike Massoni, 650/87%8927) D. The Fire and Building Division requirements shall be as follows: No construction may take place and no lumber may be brought to site before the complete installation and operation of approved fire access roads and fire hydrants. Road surfaces must be all-weather. 2. Fire hydrants will be required on throughout the site. All turns throughout the site shall provide a minimum, inside turning radius of 34 feet. 4. An address monument shall be required at the main entry to the site. Any locking gates and/or barriers into the site shall be provided with Knox Box(es), locks or key switches for the fire department access. Any structure 7,500 square feet or more or three or more stories in height shall be equipped with fire sprinklers. (Fire Department contact person: Laura Mapes, Asst. Fire Marshall 650/829-6670) E. Water Quality Control Storm Water requirements shall be as follows: 1. Since this site is over 5.0 acres a Storm Water Plan is required. Prior to the issuance of the grading permit, the applicant shall provide an Erosion Control Plan. The plan shall be subject to the review and approval of the City's Storm Water Coordinator. PROPOSED CONDITIONS OF APPROVAL Avalon Terrace ND 97-060, SA 97-060 AND PUD 97-060 (As recommended by Planning Commission on November 20, 1997) Page 11 of 11 (Contact: Ray Itonan, Storm Water Coordinator, 650/877-8634)