HomeMy WebLinkAboutReso 149-2015 RESOLUTION NO. 149-2015
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING A USE PERMIT, DESIGN
REVIEW, PARKING REDUCTION AND AFFORDABLE
HOUSING AGREEMENT, FOR A MIXED-USE
DEVELOPMENT AT 255 CYPRESS AVENUE IN THE GRAND
AVENUE CORE ZONING DISTRICT.
WHEREAS, the South San Francisco Successor Agency ("Owner") and Brookwood
Group ("Applicant") have proposed construction of a five-story mixed-use residential and
commercial development, consisting of 46 residential apartments above approximately 5,500
square feet of ground-floor commercial space and 61 ground level parking spaces ("Project") on
an approximately 20,200 square foot site located at 201-219 Grand Avenue ("Project Site") in
the City of South San Francisco ("City"); and,
WHEREAS, Applicant seeks approval of a Use Permit, Design Review, Parking
Reduction and Affordable Housing Agreement for the Project; 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 certified an Environmental Impact Report ("EIR") on
January 28, 2015 (State Clearinghouse number 2013102001) in accordance with the provisions
of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq.,
"CEQA") and CEQA Guidelines, which analyzed the potential environmental impacts of the
development of the Downtown Station Area Specific Plan; and,
WHEREAS, the Project would not result in any new significant environmental effects or
a substantial increase in the severity of any previously identified effects beyond those disclosed
and analyzed in the Downtown Station Area Specific Plan EIR certified by City Council,
WHEREAS, on May 21, 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 project, including the proposed entitlements, take public testimony, and make a
recommendation to the City Council on the project, at the conclusion of which, the Planning
Commission recommended that the City Council approve the Project; and,
WHEREAS, the City Council held a duly noticed public hearing on December 9, 2015 to
consider the Use Permit, Design Review, Parking Reduction, and Affordable Housing
Agreement, and take public testimony.
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
Downtown Station Area Specific Plan and the Downtown Station Area Specific Plan EIR; the
South San Francisco Municipal Code; the Project applications; the 255 Cypress Avenue Project
Plans, as prepared by Gould Evans Architects, dated May 21, 2015; the 255 Cypress Avenue Air
Quality Analysis and Health Risk Assessment, as prepared by RCH Group, dated May 5, 2015,
including all appendices thereto; all site plans, and all reports, minutes, and public testimony
submitted as part of the Planning Commission's duly noticed May 21, 2015 meeting; all site
plans, and all reports, minutes, and public testimony submitted as part of the City Council's duly
noticed public hearing on December 9, 2015, 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 Project
Approval (Exhibit A) and the 255 Cypress Avenue Project Plans (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 the Chief Planner, Sailesh Mehra.
4. Based upon the testimony and information presented at the hearing and upon
review and consideration of the environmental documentation provided, the City Council,
exercising its independent judgment and analysis, finds that the Project falls within the
environmental parameters analyzed in the Downtown Station Area Specific Plan EIR, and that
the Project would not result in any new significant environmental effects or a substantial increase
in the severity of any previously identified effects beyond those disclosed and analyzed in the
EIR certified by City Council, because in keeping with the DSASP EIR Mitigation Monitoring
and Reporting Program, the project prepared an Air Quality and Health Risk Assessment that
determined that the Project would not result in any new impacts related to Air Quality.
B. Use Permit
1. The proposed Project is consistent with the standards and requirements of the
City's Zoning Ordinance and with the provisions of the Grand Avenue Core Zone District. The
Project meets or exceeds all of the general development standards of the Grand Avenue Core
District, with the exception of the increased density and floor area ratio (FAR). However, the
increased density and FAR is permissible and warranted by the City's Zoning Ordinance subject
to the provision of sufficient public benefits included as part of the development project and
based on the findings contained in B.8.
2. The proposed Project is consistent with the General Plan by creating a mixed-use
environment that emphasizes pedestrian-activity with buildings built up to the property line on
Grand Avenue, provides a well-articulated and visually engaging development that implements
the goals of the Downtown Station Area Specific Plan, is consistent with the City's Design
Guidelines as they relate to building design, form and articulation and provides commercial uses
along both Grand Avenue and Cypress Avenue.
3. The proposed use will not be adverse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or improvements, because
the proposed use is consistent with the existing uses in the vicinity of the site, including the
commercial and residential. The Project proposes mixed-use commercial and high-density
residential uses on a site located in the City's Downtown Station Area Specific Plan District,
which is intended for this type of use. The General Plan has analyzed this type of use in the
Grand Avenue corridor, and concluded that such mixed-use commercial and residential uses are
not adverse to the public health, safety, or welfare. As the proposed Project is consistent with
other mixed-uses land uses in the Grand Avenue Core area, approval of the Project will not be
detrimental to the nearby properties.
4. The proposed Project complies with applicable standards and requirements of the
City's Zoning Ordinance, with the exception of the increased density and FAR. The stated
exceptions are permissible and warranted by the City's Zoning Ordinance subject to the
provision of sufficient public benefits included as part of the development project. The proposed
Project is located in the Grand Avenue Core District and, subject to the increased density and
FAR discussed above, meets the minimum standards and requirements for that district.
5. The design, location, size, and operating characteristics of the proposed Project
are compatible with the existing and reasonably foreseeable future land uses in the vicinity
because the Project proposes commercial and residential uses in the Grand Avenue Core district,
which is specifically intended for such uses.
6. The site is physically suitable for the type of development and density proposed,
as the mixed-use commercial and residential uses will benefit from being located in close
proximity to the South San Francisco Caltrain Station, Grand Avenue and the overall Downtown
Station Area Specific Plan Area, and the size and development is appropriate for the location and
meets the City's land use and zoning standards.
7. The Project is consistent with CEQA for the reasons stated in Finding A.4 above.
8. The proposal would result in a Project whose proposed public benefits and
requested development incentives are suitable to the site and relate appropriately to adjacent uses
and structures. The provision of 20 percent affordable units is in keeping with Downtown
Station Area Specific Plan Land Use Strategy LU-9, which encourages the provision of
affordable housing in the Specific Plan area. Providing the existing businesses on the site the
right of first offer for the future commercial spaces allows for the retention of successful
businesses that have assisted in creating the current vitality of the Downtown. The provision of
additional public space at the retail plaza will improve the public realm of sidewalks and
adjoining open spaces at an important intersection on the Grand Avenue corridor. Finally, the
provision of additional residential units through the increased density will provide more residents
within the downtown to create a mixed-use activity center along Grand Avenue.
9. The proposed Project would be consistent with the accepted list of public benefits
outlined in Section 20.280.004(A). The provision of public space at the retail plaza is in keeping
with preference d, "Funding for enhanced public spaces", by providing additional public seating
area adjacent to the public right-of-way. The provision of right of first offer of commercial
tenant space within the new building to the existing businesses on the site is in keeping with
preference f, "Tenant space for local businesses or existing businesses in need of relocation".
The provision of affordable housing units is in keeping with preference i, "Other developer
proposed incentives achieving a similar public benefit", by providing a housing benefit that
furthers Downtown Station Area Specific Plan Land Use Strategy LU-9, which encourages the
provision of affordable housing in the Specific Plan area.
10. The proposal reflects a fair financial balance of costs and benefits to the applicant
and the City.
C. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South
San Francisco Municipal Code because the Project has been designed as a high-density mixed-
use commercial and residential project which will provide a pedestrian-friendly, transit-oriented
environment with sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan
because the proposed high-density mixed-use commercial and residential development is
consistent with the policies and design direction provided in the South San Francisco General
Plan for the Grand Avenue Core land use designation by encouraging the development of a
mixed-use pedestrian-oriented activity center within close proximity to the South San Francisco
Caltrain Station and Downtown Station Area Specific Plan area.
3. The Project, including Design Review, is consistent with the applicable design
guidelines adopted by the City Council in that the proposed Project is consistent with the
Downtown Station Area Specific Plan Design Guidelines.
4. The Project is consistent with the Use Permit for the reasons stated in Section B,
above.
5. The Project is consistent with the applicable design review criteria in South San
Francisco Municipal Code Section 20.480.006 ("Design Review Criteria") because the project
has been evaluated by the Design Review Board on April 21, 2015, and found to be consistent
with each of the eight design review criteria included in the "Design Review Criteria" section of
the Ordinance, and the Design Review Board.
D. Parking Reduction
1. There is adequate parking supply within the Downtown Parking District to
accommodate the on-site parking needs of the proposed Project because of the proximity of the
site to the future relocated Caltrain station and SamTrans bus routes, the Miller Avenue Parking
Garage and metered parking spaces located along Grand, Cypress and Miller Avenues and
Airport Boulevard, and because the project will provide sufficient parking based on the bedroom
count of each unit.
E. Affordable Housing Agreement
1. The proposed Project complies with the Inclusionary Housing Regulations,
including the requirement that not less than twenty (20) percent of the total units approved shall
be constructed and restricted both as to occupancy and affordability to low- and moderate-
income households, with the exception of the distribution of affordable units within the
designated affordability ranges. This is acceptable because construction across all designated
affordability ranges between fifty (50) percent and one hundred twenty (120) percent of area
median income (AMI) would be infeasible or present unreasonable hardship in light of financial
subsidies available from the City and from the Housing Endowment and Regional Trust of San
Mateo County (HEART) that can only be used for households at eighty (80) percent of AMI or
below. This limit creates a need to balance the lost revenue from the higher income units with an
increase in the affordability levels of the lower income units that would normally be required.
The City has made similar accommodations for past development projects that could not provide
the exact number of units or income level ranges required by the Inclusionary Housing
Regulations.
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 approves the Use Permit,
Design Review, Parking Reduction and Affordable Housing Agreement for the 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 9th day of
December, 2015 by the following vote:
AYES: Councilmembers Karyl Matsumoto,Richard A. Garbarino, and Liza Normandy
Vice Mayor Pradeep Gupta and Mayor Mark N.Addiego
NOES: None
ABSTAIN: None
ABSENT: None
A EST: �s
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Exhibit A
Conditions of Approval
DRAFT CONDITIONS OF APPROVAL
P15-0017: UP15-0003, DR15-0016 & PE15-0001
255 CYPRESS AVENUE
(As recommended by Planning Commission on May 21, 2015)
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 substantially as indicated on the plan
set prepared by Gould Evans Architects, dated May 21, 2015.
3. The applicant shall comply with all applicable mitigation measures outlined in the
Mitigation Monitoring and Reporting Program (MMRP) for the Downtown Station
Area Specific Plan.
4. All equipment (either roof, building, or ground-mounted) shall be screened from view
through the use of integral architectural elements, such as enclosures or roof screens,
and landscape screening or shall be incorporated inside the exterior building wall.
Equipment enclosures and/or roof screens shall be painted to match the building.
Prior to issuance of a building permit the applicant shall submit plans showing utility
locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens
for review and approval by the Chief Planner or designee.
5. No signs are included in this permit application. Prior to installation of any signage,
the applicant shall submit an appropriate sign application per Chapter 20.360 of the
Zoning Ordinance for review and approval by the Chief Planner or designee.
6. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and
approved by the City Engineer and Chief Planner.
7. Prior to issuance of any building or construction permits for grading improvements,
the applicant shall submit final grading plans for review and approval by the City
Engineer and Chief Planner.
8. Prior to issuance of any building or construction permits for landscaping
improvements, the applicant shall submit final landscaping and irrigation plans for
review and approval by the Chief Planner. The plans shall include documentation of
compliance with SSFMC § 20.300.007 "Landscaping", including Water Efficient
Landscaping and Irrigation calculations.
9. All parking areas are to be maintained free and clear of litter and storage and shall
remain clear for parking at all times. No outdoor storage of materials is allowed.
10. Prior to issuance of any building or construction permits, the developer shall revise
the development plans to address the Design Review Board comments, subject to
review and approval by the Chief Planner or designee.
11. Prior to issuance of certificate of occupancy for residential uses, the applicant shall
pay any applicable childcare fees in accordance with South San Francisco Municipal
Code Chapter 20.115. This fee is subject to annual adjustment, and presently is
assessed at $1,851.00 per high density residential unit.
12. Any modification to the approved plans 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.
13. Prior to issuance of any building or construction permits, the developer shall revise
the development plans to include the following Climate Action Plan requirements,
subject to review and approval by the Chief Planner or designee:
a) Install conduit to accommodate wiring for solar.
b) Use of high-albedo surfaces and technologies as appropriate, as identified in the
voluntary CALGreen standards.
c) Implement the Water Efficient Landscape Ordinance.
14. Prior to the issuance of any building or construction permits, the applicant shall
contact the South San Francisco Scavenger Company to properly size any required
trash enclosures and work with staff to locate the trash enclosure in accordance with
the zoning ordinance, SSFMC 20.300.014. An approval letter from South San
Francisco Scavenger shall be provided to the Chief Planner.
15. The applicant shall purchase a minimum of two (2) annual parking permits from the
Downtown Parking District. At the time of purchase at the beginning of each year, the
applicant shall provide proof of purchase to the Planning Division.
Planning Division contact: Billy Gross, Senior Planner(650) 877-8535
B) Fire Department requirements shall be as follows:
1. Prior to issuance of a building permit the applicant shall submit plans showing the
following improvements for review and approval by the Fire Marshal or designee:
a) Install fire sprinkler system per NFPA 13/SSFFD requirements under separate
fire plan check and permit for overhead and underground.
b) The car parking system shall be protected in a similar manner to that of the San
Francisco Fire Department standards.
c) Fire sprinkler system shall be central station monitored per California Fire Code
section 1003.3.
d) Fire alarm plans shall be provided per NFPA 72 and the City of South San
Francisco Municipal Code.
e) Provide fire extinguishers throughout the building.
f) All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
g) Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
h) Install a standpipe system per NFPA 14/SSFFD requirements under separate
fire plan check and permit.
i) Install exterior listed horn/strobe alarm device, not a bell.
j) At least one elevator shall be sized for a gurney the minimum size shall be in
accordance with the CFC. Elevator shall not contain shunt-trips.
k) All Non-parking space curbs to be painted red to local Fire Code Specifications.
1) Access road shall have all weather driving capabilities and support the imposed
load of 75,000 pounds.
m) Provide the location of the new and existing fire hydrants. Provide fire hydrants
with an average spacing of 300 feet between hydrants. The fire hydrants shall
have a minimum fire flow of 3250 gpm at 20 psi residual pressure for duration
of 4 hours.
n) All buildings shall have Emergency Responder Radio Coverage throughout in
compliance with Section 510 of the California Fire Code.
2. Prior to issuance of any building or construction permit, the applicant shall pay any
applicable Public Safety Impact Fee in accordance with City Council Resolution 97-
2012. This fee is subject to annual adjustment, and presently the amounts for high
density residential are $168.90 per unit for the Police Department and $394.10 per
unit for the Fire Department.
Fire Prevention contact: Luis DaSilva, Fire Marshal (650) 829-6645
C) Engineering Division requirements shall be as follows:
1. 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.
2. 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.
3. 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 permeably and
landscaped areas. All storm water generated on-site must stay within the property
boundaries.
4. 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.
5. 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.
6. Install ADA compliant curb ramps at curb returns.
7. Owner shall submit a$3,500 deposit for technical review of the geotechnical report.
Money not spent during the review will be returned to the Owner.
Engineering Division contact: Lawrence Henriquez, Associate Engineer(650) 829-6652
D) 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.
Police Department contact: Sergeant Adam Plank (650) 877-7248
E) Water Quality Control Plant 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. Complete applicable forms for low impact
development.
4. Roof leaders cannot be connected directly to the storm drain system.
5. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
6. 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.
7. No decorative bark shall be used in landscaping.
8. A grading and drainage plan must be submitted.
9. An erosion and sediment control plan must be submitted.
Water Quality contact: Rob Lecel (650) 877-8555
Exhibit B
255 Cypress Avenue Project Plans