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HomeMy WebLinkAboutReso 123-2015 RESOLUTION NO. 123-2015 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO,STATE OF CALIFORNIA A RESOLUTION APPROVING A USE PERMIT AND DESIGN REVIEW TO ALLOW A BUS TRAINING FACILITY AT 30 TANFORAN AVENUE IN THE BUSINESS AND PROFESSIONAL OFFICE (BPO) ZONING DISTRICT. WHEREAS, Joe Cassidy is the owner of real property located at 30 Tanforan Avenue, South San Francisco, California; and WHEREAS, Joe Cassidy and Vitae Architecture (collectively "Applicant") have submitted an application for a bus driver training facility at 30 Tanforan Avenue ("Project"); and, WHEREAS, Applicant seeks approval of a Conditional Use Permit, Design Review, and a Development Agreement; and, WHEREAS, approval of the Applicant's proposal is considered a "project" for purposes of the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. ("CEQA"); and, WHEREAS, the City Council has reviewed and carefully considered the Project and related Project documents, and because the Project involves the construction and location of limited numbers of new, small facilities or structures, the City Council has determined that the Project is categorically exempt from environmental review under the provisions of CEQA, pursuant to CEQA Guidelines Section 15303 — Class 3: New Construction or Conversion of Small Structures as an objective and accurate determination that reflects the independent judgment and analysis of the City in the discussion of the Project's environmental impacts; and, WHEREAS, on September 3, 2015 the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the proposed entitlements, take public testimony, and make a recommendation to the City Council on the project; and, WHEREAS, the City Council held a duly noticed public hearing on September 23, 2015 to consider the Use Permit, Design Review and Development Agreement and take public testimony; and, NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. ("CEQA") and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco General Plan and General Plan EIR; the South San Francisco Municipal Code; the Project applications; the Applicant's plans and supporting documents, as prepared by Vitae Architecture, dated May 18, 2015; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed September 3, 2015 meeting, and Planning Commission deliberations; all site plans, and all reports, minutes, and public testimony submitted as part of the City Council's duly noticed September 23, 2015 meeting, and City Council deliberations; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the City of South San Francisco hereby finds as follows: A. General Findings 1. The foregoing recitals are true and correct. 2. The Exhibits attached to this Resolution, including the Conditions of Approval (attached as Exhibit A) and the Project Plans and supporting documents (attached as Exhibit B) are each incorporated by reference and made a part of this Resolution, as if set forth fully herein. 3. The documents and other material constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of Chief Planner, Sailesh Mehra. 4. The City Council, exercising its independent judgment and analysis, has determined that the Project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15303 — Class 3: New Construction or Conversion of Small Structures. B. Use Permit 1. The proposed bus training facility is consistent with the standards and requirements of the City's Zoning Ordinance, all other titles of the South San Francisco Municipal Code, and the provisions of the Business and Professional Office (BPO) Zoning District. The Zoning Ordinance does not include a specific land use classification for a bus training facility. In cases where a specific land use or activity is not defined, the Chief Planner has the authority to assign the land use or activity to a classification that is substantially similar in character. The most similar land use classification is Colleges and Trade Schools, Public or Private, which is intended for institutions of higher education providing curricula of a general, religious, or professional nature, including business and computer schools, management training, technical and trade schools. The bus training facility is similar to a trade school, by granting trainees with a new skill for a specific type of employment. Based on these characteristics, the Chief Planner has determined that the proposed use is substantially similar to the Colleges and Trade Schools, Public or Private use classification, which is allowed subject to Use Permit approval within the BPO district. The proposed use complies with the development standards established for the BPO district. 2. The proposed Project, including the Use Permit, Design Review, and Development Agreement, is consistent and compatible with all elements in the City of South San Francisco General Plan. The Project is consistent with the General Plan because the project site is designated Office, which is intended to provide sites for development as administrative, financial, business, profession, medical and public offices at locations close to BART or CalTrain stations. The General Plan proposes new street extensions that will provide a connection between South Spruce and South Maple Avenues and provide critical connections to the San Bruno BART station. Because those improvements have not been implemented, industrial, general service, warehousing, and related uses are permitted in the Office land use designation until 2024 or such a time a program is in place for developing this essential infrastructure, whichever comes first. The proposed use, in conjunction with the Development Agreement, does not constitute a significant investment that will extend the life of the industrial use and preclude future conformance with the Office land use designation. Further, the land use, development standards, densities and intensities, buildings and structures proposed are compatible with the goals, policies, and land use designations established in the General Plan, and none of the land uses, development standards, densities and intensities, buildings and structures will operate to conflict with or impede achievement of the any of the goals, policies, or land use designations established in the General Plan. 3. The proposed use will not be adverse to the public health, safety, or general welfare of the community or detrimental to surrounding properties or improvements given that the proposed use would not be disruptive to the surrounding area. With approval of a Conditional Use Permit, the proposal is consistent with the Zoning Ordinance and General Plan and would provide a commercial service to the City. In addition, Staff has incorporated specific Conditions of Approval for the proposed use that would minimize adverse safety or land use impacts on the surrounding area. 4. The proposed use complies with design and development standards applicable to the Business and Professional Office Zoning District because site improvements, including landscape and parking upgrades, were designed in accordance with the South San Francisco Design Guidelines to provide a cohesive development. 5. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and reasonably foreseeable future land uses in the vicinity because the bus training facility is located in a general industrial neighborhood; the proposed project will improve the appearance of the site by removing the vacant industrial buildings, significantly increasing the amount of landscaping, and installing new paving for the bus training area; and the site will not be altered in a way as to preclude future compatible uses. 6. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints, the site has adequate access for the proposed use; and the proposed improvements would remove any physical constraints on the site. Given the location of the subject property in the Business and Professional Office Zoning District, will remove existing vacant industrial buildings on the site, and is adjacent to similar industrial uses, the proposed use is an appropriate land use and will be compatible with the surrounding area. 7. In accordance with the California Environmental Quality Act, the City Council has determined that the proposed project is Categorically Exempt pursuant to the provisions of CEQA Section 15303 — Class 3: New Construction or Conversion of Small Structures. The project involves a change in land use with minor construction. C. Design Review 1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code for the reasons set forth in the Finding B.1 above, and because the design of the Project reflects the standards and guidance provided in the Design Guidelines. 2. The Project, including Design Review, is consistent with the General Plan, for the reasons set forth in Finding B.2, above. 3. The Project, including Design Review, is consistent with the Design Guidelines in that the Project Site improvements, including landscape and parking upgrades, were designed in accordance with the South San Francisco Design Guidelines to provide a cohesive development. 4. The Design Review is consistent with the Use Permit and Conditions of Approval approved for the Project because the approval incorporates the approved design review. 5. The Project, including Design Review, is consistent with the Design Review criteria as stated in San Francisco Municipal Code Section 20.480.006, without limitation, because the Project will be developed with regard for the natural terrain, aesthetic quality, and landscaping so as not to impair the environmental quality, value, or stability of the site or the environmental quality or value of improved or unimproved property in the area. Additionally, the proposed construction will reasonably relate to Project site and property in the immediate and adjacent areas. NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of Approval, attached as Exhibit A to this resolution, the City Council of the City of South San Francisco hereby makes the findings contained in this Resolution and adopts a resolution approving the Conditional Use Permit for the Project. BE IT FURTHER RESOLVED that the approvals herein are conditioned upon the approval and execution of the Development Agreement between the City of South San Francisco and Joe Cassidy for the proposed Project. BE IT FURTHER RESOLVED that 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 24th day of September, 2015 by the following vote: AYES: Councilmembers Karyl Matsumoto, Pradeep Gupta, and Liza Normandy Vice Mayor Mark N. Addiego and Mayor Richard A. Garbarino NOES: None ABSTAIN: None ABSENT: None ATTEST: M .._._ ,/ Winiiiiiir, i= Clerk Exhibit A Conditions of Approval CONDITIONS OF APPROVAL P15-0041: UP15-0008, DR15-0037 & DA15-0002 30 TANFORAN AVENUE (As recommended by Planning Commission on September 3, 201 5) A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects. 2. The project shall be constructed and operated in a manner in substantial conformity with the plans prepared by Vitae Architecture dated May 18, 2015. 3. The business shall be operated substantially as outlined in the business description submitted by San Francisco Municipal Transportation Agency as part of the Planning Application approved by the Planning Commission on September 3, 2015. No road training shall occur on public streets within the City of South San Francisco. 4. No maintenance, repair, or washing of vehicles is allowed on-site. 5. Any modification to the approved plans or operation shall be subject to SSFMC Section 20.450.012 ("Modification"), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination. If the Chief Planner determines that a proposed modification is not a minor change, a modification to the Use Permit shall be required. 6. All new equipment(either roof or ground-mounted) shall be screened from view through the use of integral architectural elements, such as enclosures or roof screens, and landscape screening. Equipment enclosures and/or roof screens shall be painted to match the building. 7. The application shall be subject to a six-month review by the Planning Commission from the date operation commences at the project site. 8. Because the General Plan proposes new street extensions that will provide a connection between South Spruce and South Maple Avenues and provide critical connections to the San Bruno BART station, industrial, general service, warehousing and related uses are permitted until this essential infrastructure is built. Thus,this Use Permit shall be limited for ten (10) years from the Effective Date of the Development Agreement. Planning Division contact: Billy Gross, Senior Planner(650) 877-8535 B) Fire Department requirements shall be as follows: 1. Provide fire extinguishers throughout all buildings. 2. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 3. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 4. Provide layout of how buses will be parked overnight. 5. The minimum road width is 20 feet per the California Fire Code. Fire Prevention contact: Luis DaSilva, Fire Marshal (650) 829-6645 C) Engineering Division requirements shall be as follows: 1. The building permit application plans shall conform to the standards of the Engineering Division's "Building Permit Typical Plan Check Submittals" requirements, copies of which are available from the Engineering Division. 2. The grading plan shall clearly state the estimated amount of cut and fill. If excavation and grading work involves movement of more than 50 cubic yards of soil, a grading permit is required. Owner is responsible for all associated fees and deposits. 3. For all gravity flow underground pipes (SD and SS), show arrows indicating direction of flow. 4. The Owner shall coordinate with the City Inspector to ensure that any necessary sewer lateral work will be satisfactory to the City, and shall obtain an encroachment permit for any work in the public right of way. All work related to these requirements shall be accomplished at the Owner's expense. 5. The owner shall, at his/her expense, design and construct a drainage system that will route storm water run-off from the building roof areas towards permeable or landscaped areas. All storm water generated on-site must stay within the property boundaries. 6. The owner shall, at his/her expense, replace any broken sidewalk, curb, and gutter fronting the property. The City of SSF shall be the sole judge of whether any such replacement is necessary. 7. Contractors must have a Class A license for any work in the street(beyond the face of curb). Contractors with a Class A license may perform any and all work associated with building permit requirements. For concrete work between the curb and the building, a Class C-8 license is sufficient. For plumbing work between the curb and the building, a Class C-36 license is sufficient. An exemption may be granted by the City if a relatively minor portion of the work is not covered by the Contractor's license. For example, if a new sewer cleanout is being installed in the sidewalk by a Contractor with a C-36 (plumbing) license, the same Contractor may remove and reform no more than one (1) panel of the sidewalk without the need for a Class C-8 (concrete) license. Engineering Division contact: Eric Evans (650) 829-6652 D) Water Quality Control requirements shall be as follows: 1. Fire sprinkler test drain must be connected to the sanitary sewer. 2. Condensate drains from HVAC system must be connected to the sanitary sewer. 3. Site is subject to Low impact development requirements; site must treat stormwater prior to it entering the stormwater system. 4. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 5. Landscaping shall meet the following conditions related to reduction of pesticide use on the project site: a. Where feasible, landscaping shall be designed and operated to treat stormwater runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water,plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified. b. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight,prevailing winds, rainfall, air movement,patterns of land use, ecological consistency and plant interactions to ensure successful establishment. c. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. d. Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner. e. Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design to the maximum extent practicable. Examples of IPM principles and techniques include: i. Select plants that are well adapted to soil conditions at the site. ii. Select plants that are well adapted to sun and shade conditions at the site. In making these selections, consider future conditions when plants reach maturity, as well as seasonal changes. iii. Provide irrigation appropriate to the water requirements of the selected plants. iv. Select pest-resistant and disease-resistant plants. v. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan. vi. Use "insectary" plants in the landscaping to attract and keep beneficial insects. 6. No decorative bark shall be used in landscaping. 7. A grading and drainage plan must be submitted. 8. An erosion and sediment control plan must be submitted Water Quality Control contact: Rob Lecel or Andrew Wemmer(650) 877-8555 E) Police Department requirements shall be as follows: 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. Security Camera System. Building entrances, property entrances and parking areas shall be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises. Police Department contact: Sergeant Adam Plank (650) 877-7248 Exhibit B Project Plans 2512919.2 zL I 5 w H In m I 1 1 I fry y V f 3f1N3AV NVNOINV1 W 8¢s i Z 2 Id a 81 1 4. 3 3 g m I £tl ! i / I :4 1 I z F I >Y Yo p I � III o Qa .99E I I ��a ' �! I s 's 6 J Ja off o a I N ° 3 ;LL J w ; i S .,s< gI7,G0 '� wa w zo �z ZZ 1 < 1 ' < ° ,9.0 0 '.: F I. 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