HomeMy WebLinkAboutReso 17-2016 RESOLUTION NO. 17-2016
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION MAKING FINDINGS AND APPROVING A USE
PERMIT; DESIGN REVIEW; WAIVER AND MODIFICATION,
AND A PARKING REDUCTION FOR THE DEVELOPMENT OF
TWO SEVEN-STORY RESIDENTIAL BUILDINGS WITH A
TOTAL OF 260 RENTAL UNITS AT BOTH CORNERS OF
AIRPORT BOULEVARD AND MILLER AVENUE(309,315,401-
421 AIRPORT BLVD.), A PRIVATE RESIDENTIAL PARKING
LOT AT 405 CYPRESS AVENUE, AND TWELVE (12)
TOWNHOME UNITS AT 216 MILLER AVENUE
WHEREAS,the Successor Agency to the Redevelopment Agency of the City of South San
Francisco ("Agency") is the owner of certain real property located in the City of South San
Francisco ("City"), California, known as County Assessor's Parcel Number 012-317-110 ("401
Airport Boulevard"), 012-317-100 ("411 Airport Boulevard"), 012-317-090 ("421 Airport
Boulevard"),012-314-100("405 Cypress Avenue"),012-314-220("216 Miller Avenue"),012-318-
080 ("315 Airport Boulevard") and collectively referred to as the "Agency Property"; and,
WHEREAS, in August, 2014, the Agency and Miller Cypress SSF, LLC ("Developer")
entered into an Exclusive Negotiation Rights Agreement ("ENRA") that established a mutual
understanding among the City,the Agency,and the Developer regarding the potential development
of the Agency Property; and,
WHEREAS, in conjunction with the potential acquisition of the Agency Property, the
Developer has acquired rights to entitle and develop County Assessor's Parcel Number 012-318-040
("309 Airport Boulevard"); and,
WHEREAS, the Developer has proposed construction of a high-density residential
development,consisting of 260 residential apartments in Phase 1, 12 for-sale residential townhomes
in Phase 2, and 342 total vehicle parking spaces ("Project") over 2.34 acres at the following
addresses: 309 Airport Blvd.,315 Airport Blvd.,401-421 Airport Blvd.,405 Cypress Ave.,and 216
Miller Ave. (collectively"Project Site") in the City; and,
WHEREAS,the City and the Developer now wish to enter into a Development Agreement
("Agreement"), addressed through a separate Ordinance; and,
WHEREAS, Developer seeks approval of a Use Permit (UP 15-0027), Design Review
(DR15-0032),Waiver and Modification(WM 15-0001),and Parking Reduction(PE15-0004)for the
Project("Land Use Entitlements"); and,
WHEREAS,approval of the Project and the related Development Agreement and Land Use
Entitlements is considered a "project" for purposes of the California Environmental Quality Act,
Pub. Resources Code § 21000, et seq. ("CEQA"); and,
WHEREAS,on January 28,2015 the City Council certified an Environmental Impact Report
("EIR") (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, on January 28,2015,the City Council also adopted a Statement of Overriding
Considerations("SOC")in accordance with the provisions of the California Environmental Quality
Act (Public Resources Code, §§ 21000, et seq., "CEQA") and CEQA Guidelines, which carefully
considered each significant and unavoidable impact identified in the EIR and found that the
significant environmental impacts are acceptable in light of the project's economic, legal, social,
technological and other benefits; and,
WHEREAS,the City prepared an Environmental Consistency Analysis for the Project and
concluded 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 Downtown Station Area Specific Plan Program EIR certified by City Council nor
would any new mitigation measures be required; and,
WHEREAS, on January 21, 2016 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to take public testimony and solicit public comment
and recommended approval of the Development Agreement, the Environmental Consistency
Analysis and the proposed Land Use Entitlements; and,
WHEREAS,on February 10,2016 the City Council for the City of South San Francisco held
a lawfully noticed public hearing to solicit public comment and consider the proposed Land Use
Entitlements and Development Agreement, take public testimony, and adopt this resolution
approving the Land Use Entitlements and Development Agreement.
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 Program 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 Project Plans, as prepared by TCA Architects,dated
December 7, 2015; the Environmental Consistency Analysis, as prepared by City staff, dated
February 10, 2016 including all appendices thereto; all site plans, and all reports, minutes, and
public testimony submitted as part of the Planning Commission's duly noticed January 21, 2016
meeting; all reports, minutes, and public testimony submitted as part of the City Council's duly
noticed February 10,2016 meeting 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:
SECTION 1 FINDINGS
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 Vacant Ford Properties Entitlement Submittal Project Plans(Exhibit
B) and all final Land Use Entitlements documents 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 Planning Manager, Sailesh Mehra.
4. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided, including but not limited to the
Environmental Consistency Analysis, as prepared by City staff, dated February 10, 2016, the City
Council, exercising its independent judgment and analysis, finds that the Project is consistent with
the analysis presented in the certified Downtown Station Area Specific Plan Program 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
Downtown Station Area Specific Plan Program EIR certified by City Council nor would new
mitigation be required for the Project. This is supported by the fact that, consistent with the
Downtown Station Area Specific Plan EIR Mitigation Monitoring and Reporting Program, the
project prepared Toxic Air Contaminants (TAC) and Green House Gas (GHG) Emissions
Assessment, a Historic Resources Analysis, an Updated Historic Evaluation, and a Traffic and
Circulation Analysis, all of which determined that the Project would not result in any new impacts
not adequately evaluated and addressed by the Downtown Station Area Specific Plan Program EIR.
B. Conditional Use Permit Findings
1. The proposed Project, as modified by the Land Use Entitlements,is allowed within
the Downtown Transit Core and Grand Ave Core Zoning Districts and is consistent with the
standards and requirements of the City's Zoning Ordinance and with the provisions of the
Downtown Transit Core and Grand Avenue Core Zoning Districts and all other titles of the SSFMC.
The Project meets or exceeds all of the general development standards of the Downtown Transit
Core and Grand Avenue Core Districts,with the exception of the increased density,FAR bonus,and
modification to the height and private storage standards. 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. Approval of a modification to the
private storage standards and height allowance is discussed in sections E and F, respectively, and
allowable through a waiver and modification request.
2. The proposed Project is consistent with the General Plan and the Downtown Station
Area Specific Plan by creating a high-density residential environment that emphasizes pedestrian-
activity with buildings built up to the property line and providing a well-articulated and visually
engaging development that implements the goals of the Downtown Station Area Specific Plan,and is
consistent with the City's Design Guidelines as they relate to building design,form and articulation.
3. The proposed residential 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 approved uses in both the General Plan and
Downtown Station Area Specific Plan. The Project proposes high-density residential uses located in
the City's Downtown Station Area Specific Plan District,which is intended for this type of use,and
the largest buildings in the proposed development would be located entirely on their own blocks with
little or no impacts on shared property lines. The General Plan has analyzed this type of use and
concluded that such residential uses are not adverse to the public health, safety, or welfare. As the
proposed Project is consistent with other residential land uses in the Downtown Transit Core and
Grand Avenue Core Zoning Districts, approval of the Project will not be detrimental to nearby
properties.
4. The proposed Project complies with applicable design and development standards and
requirements of the City's Zoning Ordinance,with the exception of the increased density and FAR
request that is evaluated under the Conditional Use Permit, and the modifications to the private
storage and height standards that are evaluated under the Waiver and Modification process. The
stated density and FAR 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 Downtown Transit Core and the Grand Avenue Core Zoning
Districts and subject to the discussion on the exception and waiver requests below, meets the
minimum standards and requirements for the zoning districts.
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 residential uses in the Downtown Transit Core and Grand Avenue Core Zoning
Districts, which are specifically intended for such uses.
6. The site is physically suitable for the type of development and density proposed, as
the residential use 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,as amended by the Conditional Use Permit or Waiver and Modification process. Access
to the site via existing roadways is sufficient as the project is within a built-out urban environment,
utilities are provided on-site or proposed for minor upgrades, and no physical constraints such as
topography or lack of facilities exists that would prevent suitable development.
7. On January 28,2015,a program environmental impact report(EIR)was certified by
the City Council of South San Francisco (Final Environmental Impact Report for the South San
Francisco Downtown Station Area Specific Plan,State Clearinghouse#2013102001). The program
EIR assessed the potential environmental impacts resulting from implementation of the DSASP.
The DSASP established new land use,development,and urban design regulations for the area for a
20-year planning period. The DSASP Program EIR also established a Mitigation,Monitoring,and
Reporting Program (MMRP) with mitigation measures for any project meeting certain thresholds.
CEQA allows for limited environmental review of subsequent projects under a program EIR when
an agency finds that a project would not create any new environmental effects beyond those
previously analyzed under a program EIR and would not require any new mitigation measures. An
Environmental Consistency Analysis has been prepared to consider whether any new environmental
effects not identified in the DSASP Program EIR might be created by construction and operation of
the Project. The analysis concluded that the proposed Project is in compliance with all applicable
DSASP regulations, will comply with the DSASP Program EIR MMRP and would not create any
additional environmental impacts in excess of those addressed by the DSASP program EIR and
Statement of Overriding Considerations nor would new mitigation measures be required.
8. The proposal would result in a Project whose proposed public benefits and requested
development incentives are suitable to the site as envisioned by the Downtown Station Area Specific
Plan and relate appropriately to adjacent uses and structures. The provision of new pedestrian
crossings,bicycle lane restriping, and landscaping will enhance the public realm and is consistent
with Urban Design Strategy UD-16 and Guiding Principles 17 and 41. The provision of funds for
public art will further enhance the Downtown area and is consistent with Urban Design Strategy UD-
48. Finally, the provision of additional residential units through the increased density will house
more residents within the downtown to create a vibrant community for Downtown and is consistent
with Land Use Strategies LU-4, LU-5, and LU-8.
9. The proposed Project would be consistent with the accepted list of public benefits
outlined in Section 20.280.004(A) and such benefits would not otherwise result through provisions
of the City's policies, ordinances, or other requirements. The proposed payment of the proposed
Parks and Recreation in-lieu fee represents a substantial payment towards park and recreation
investment; and the proposed public infrastructure enhancements are encouraged within the
Pedestrian Priority Zone but not required, and the addition of public art will be a cultural
contribution to the Downtown area that would not otherwise exist.
10. The proposed Project reflects a fair financial balance of costs and benefits to the
applicant and the City. The monetary value of the community benefits to the City exceeds the
anticipated financial gain to the Developer for the addition of 45 units above the base density .
C. Design Review Findings
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 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 residential development is consistent with the policies and design
direction provided in the South San Francisco General Plan for the Downtown Transit Core and
Grand Avenue Core land use designations by encouraging the development of new residential units
within close proximity to the South San Francisco Caltrain Station and within the 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, as evaluated in the Zoning Ordinance Compliance
analysis for the Project.
4. The Project is consistent with the proposed Use Permit, Waiver and Modification,
and Parking Reduction for the reasons stated in Section C, D, E, and F respectively.
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 November 17,2015,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. Waiver and Modification for Private Storage Requirement Findings
1. The Waiver and Modification request to reduce the Downtown Station Area Specific
Plan District Private Storage requirement by 10%is necessary due to the physical characteristics of
the proposed developments on Parcels A (401-421 Airport Boulevard) and D (309-315 Airport
Boulevard)that are constrained by high traffic roads and therefore have limited parking circulation
options within the proposed buildings' footprints. As a result,the provision of private storage areas
would come at the expense of providing required parking for both parcels since the recently adopted
Downtown Station Area Specific Plan District zoning requires a minimum depth of 4'-0"for each
storage unit and cannot be located above a parking space due to the Americans with Disabilities Act.
The proposed reduction would reduce the total number of private storage spaces from 272 to 245
units and to mitigate this reduction,staff has recommended a Condition of Approval requiring that if
the proposed reduction to the Private Storage requirement results in unfavorable conditions related to
storage on balconies,or within approved on-site parking spaces,the applicant shall provide off-site
storage options to residents, with prior approval by the Chief Planner.
2. Due to the Project's tight floor plate design for the structured parking,there are no
alternatives to the Waiver and Modification to reduce the Downtown Station Area Specific Plan
District Private Storage requirement by 10%that could provide an equivalent level of benefit to the
applicant with less potential detriment to surrounding owners and occupants or to the general public.
Since this requirement relates to private storage,the impact to surrounding owners and occupants,as
well as the general public,is minimal since few or no residents would contemplate storing valuable
goods within the public right-of-way, and a Condition of Approval has been included to prevent
storage on balconies or within on-site parking spaces.
3. The granting of the requested Waiver and Modification would not be detrimental to
the health or safety of the public or the occupants of the property given the minor Private Storage
requirement reduction of 10%and the proposed Condition of Approval to require off-site storage if
unfavorable conditions arise within the development. The reduction in on-site private storage will
allow for additional on-site parking spaces and preserve the public right-of-way for surrounding
residents.
E. Waiver and Modification for Height in the Grand Avenue Core Zoning District
Findings
1. The Waiver and Modification request to allow a 10%increase in the overall height
limit of 65'-0"within the Grand Avenue Core would result in a maximum height of 72'-0" for the
portion of the Parcel D building located on 309 Airport Boulevard. This Waiver and Modification
request is necessary due to the physical characteristics of the property and the proposed design of the
residential building; the heights of the two levels of structured parking at the ground and 2nd level
have been reduced as much as possible,and set below grade as much as possible without disrupting
both the existing water table, and a large quantity of soil, which contains high levels of lead and
makes further excavation difficult and cost-prohibitive.
2. The Waiver and Modification request to allow a 10%increase in the overall height
limit of 65'-0"within the Grand Avenue Core is the only option that ensures the building design can
be constructed. While the applicant could reduce the height of the proposed Parcel D building on the
portion of property zoned Grand Avenue Core, this would reduce the overall number of units
provided and result in a reduced project benefit to the City and developer. The applicant could also
propose a Zoning and General Plan Amendment to adjust the boundaries of the Downtown Transit
Core Zoning District,but this type of revision would require additional environmental analysis and is
not likely to be supported by the City. Therefore, using the Waiver and Modification request
provides the developer with the only reasonable option for design of the project. Because of the
isolated location of the Project away from sensitive residential uses and adjacent to Airport
Boulevard to the east and a parking lot to the west,the important gateway location to the Downtown,
and the relatively small footprint of the 309 Airport Boulevard parcel(7,600 SF),the modification to
allow a height increase of 7'-0"represents a small adjustment that preserves a high-quality project
and there are no alternatives to the Waiver and Modification request that would provide an
equivalent level of benefit to the applicant with less potential detriment to surrounding owners and
occupants or to the general public. All other portions of the project are consistent with the zoning
height requirements.
3. The granting of the requested Waiver and Modification would not be detrimental to
the health or safety of the public or the occupants of the property or result in a change in land use or
density that would be inconsistent with other zoning requirements given that the Project use is
permitted, the density is permitted through the Downtown Station Area Specific Plan District
regulations, and the height increase of 7'-0" will have minimal or no impact on the rest of the
development,which meets all zoning height requirements. Instead,this Waiver and Modification
request preserves proposed residential units that will benefit the Downtown area and such height
increase should not result in shadow impacts on surrounding properties, given the block
configuration and project design.
F. Parking Reduction Findings
1. Although the Project requests a 25%reduction in overall required parking spaces,this
reduction would account for the 21%of proposed parking spaces that would be tandem or compact
spaces and not consistent with the Zoning Ordinance. A total of 337 parking spaces are required and
the applicant has proposed 342 parking spaces; however, 73 spaces would be compact or tandem.
With the proposed Conditions of Approval to require parking signage and manage the parking
assignment for tenants,the Project will provide sufficient on-site parking. Additionally,the Caltrain
commuter station and SamTrans bus routes,along with a proposed bicycle share program,represent
alternative travel modes that will support residents without vehicles and encourage visitors to the
Project to take alternative modes of transportation; thus, there is sufficient parking within the site
and the surrounding District to accommodate the proposed use. Further, as the Project is
conveniently located to transit and there is sufficient parking on-site,the parking demand generated
by the Project will not exceed the capacity of or have a detrimental impact on the supply of on-street
parking in the surrounding area.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of
South San Francisco hereby makes the findings contained in this Resolution,and approves the Use
Permit(UP15-0027), Design Review(DR15-0032), Waiver and Modification(WM15-0001), and
Parking Reduction (PE15-0004) contained in the Land Use Entitlements, subject to the draft
Conditions of Approval, attached as Exhibit A.
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 10th day of
February, 2016 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
ATTES :
• s tc . nelli, City Clerk
Exhibit A
Conditions of Approval
DRAFT CONDITIONS OF APPROVAL
P15-0036: UP15-0027, DR15-0032,WM15-0001, PE15-0004, & DA15-0003
309, 315,401-421 Airport Blvd.,405 Cypress Ave.,216 Miller Ave.
(As recommended by City Staff on February 10, 2016)
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 TCA Architects, dated December 7, 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. The applicant shall comply with the recommendations of the Miller-Cypress SSF
Parcels TAC and GHG Emissions Assessment,prepared by Illingworth & Rodkin,
Inc., dated November 11, 2015 and the following for Parcel C (216 Miller Avenue):
Implement the following measures to minimize emissions from diesel equipment:
a) All diesel-powered off-road equipment larger than 50 horsepower and operating
at the site for more than two days continuously shall meet U.S. EPA particulate
matter emissions standards for Tier 2 engines or equivalent.
b) All portable pieces of construction equipment (i.e., air compressors, cement
mixers, concrete/industrial saws, generators, and welders)meet U.S. EPA
particulate matter emissions standards for Tier 4 engines or equivalent.
c) Avoid staging equipment adjacent to residences.
5. The applicant shall comply with all terms and conditions specified in the
Development Agreement.
6. The applicant shall notify all prospective tenants in writing that the project is within
an urban downtown with regular and typical noise and emissions due to its location.
7. Landscaped areas in the project area may contain trees defined as protected by the
South San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any
removal or pruning of protected trees shall comply with the Tree Preservation
Ordinance and obtain a permit for any tree removals or alterations of protected trees,
and avoid tree roots during trenching for utilities.
8. The applicant shall erect a plaque at or in front of the site of the original 1925
structure (315 Airport Boulevard) describing the history of Fred J. Lautze and the
Ford dealership. The final design for the plaque shall be reviewed and approved by
the Chief Planner.
9. The applicant shall comply with the Visual Artists Rights Act (VARA) and any
applicable provisions of the California Art Preservation Act (CAPA) in connection
with the rights under said statutes of artist Catalina Gonzalez, creator of the mural
"Transporting Oneself' located at 415 Airport Boulevard prior to building
demolition. Written confirmation of compliance with said statutes shall be
transmitted to the City prior to issuance of a demolition or building permit.
10. Prior to issuance of any building or construction permits, the developer shall include
in the development plans 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.
11. The applicant shall comply with the recommendations of the Noise Assessment Study
for the Planned"Miller Ace"Multi-Family Development, prepared by Edward L.
Pack Associates, Inc., dated June 26, 2015 and the following:
a) Maintain closed at all times, all windows and glass doors of living spaces on the
outer periphery of the buildings on Parcels A, C and D that face south, east or
north. Install windows and glass doors with the Sound Transmission Class (STC)
ratings indicated on Figures 2, 3 and 4 on pages 8, 9 and 10.
b) Provide some type of mechanical ventilation for all living spaces with a closed
window condition.
c) Unshielded entry doors having a direct or side orientation toward the primary
noise source must be 1-5/8" or 1-3/4" thick, insulated metal or solid-core wood
construction with effective weather seals around the full perimeter.
d) If any penetrations in the building shell are required for vents, piping, conduit,
etc., sound leakage around these penetrations can be controlled by sealing all
cracks and clearance spaces with a non-hardening caulking compound.
e) Ventilation openings shall not compromise the acoustical integrity of the building
shell.
12. The applicant shall comply with the recommendations of the Miller Cypress
Residential Project Traffic Study,prepared by Hexagon Transportation Consultants,
Inc., dated November 6, 2015 and revised December 11, 2015; the Miller Avenue
Residential Project Impact on Tamarack Lane,prepared by Hexagon Transportation
Consultants, Inc., dated December 28, 2015; and the following:
a) No loading spaces are provided for this project. The applicant shall secure on-
street temporary parking permits to reserve spaces through the Finance
Department during initial move-in or move-in phases of the project.
b) Proposed tandem parking spaces shall be labeled and assigned to residents of the
same unit with one full-size and one compact vehicle. Proposed compact parking
shall be labeled and assigned/leased to residents with compact vehicles, as much
as possible to ensure proper circulation on-site.
c) Provide signage for the proposed parking lot at Parcel B (405 Cypress Avenue)
that indicates "Restricted Parking" for residents and guests, with final approval by
the Chief Planner.
d) Exiting driveways from the structured parking of Parcels A and D shall include
some type of pedestrian notification or be designed to ensure safe pedestrian
crossing, subject to final approval of the Chief Planner and Engineering Division.
13. Per SSFMC 20.280.006.G, parking in excess of one space per unit may be sold or
rented separate from the residential unit. For apartment developments, 50 percent of
the required parking may be unbundled. All spaces shall be reserved for residential
tenants and authorized guests within the development.
14. 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 or personal
items is permitted.
15. The public art installation proposed for the project shall be designed and installed
through a separate public review process with the City, at the direction of the Chief
Planner and the Parks and Recreation Director.
16. If the proposed reduction to the Private Storage requirement results in unfavorable
conditions related to storage on balconies, or within approved on-site parking spaces,
the applicant shall provide off-site storage options to residents, with prior approval by
the Chief Planner.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. The applicant shall provide a full-scale mockup of a section of exterior wall that
shows the cladding materials and finishes, windows, trim, and any other architectural
features of the building to fully illustrate building fenestration. A site inspection by
Planning Division staff will be required prior to proceeding with exterior
construction.
25. Any standpipe system proposed for the building shall be enclosed or recessed in a
manner consistent with the proposed building's architecture and subject to Chief
Planner approval.
26. 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.
27. Before issuance of a building permit for development of the twelve (12) for-sale units
at 216 Miller Avenue in Phase II, the applicant shall execute an Affordable Housing
Agreement with the City dedicating the required number of units pursuant to South
San Francisco Municipal Code Chapter 20.380 and shall record said Affordable
Housing Agreement.
28. Applicant shall prepare, and if approved by the City Council, implement a revised
sidewalk and streetscape plan to include an alternative design that includes wider
sidewalks up to 10 feet in width with a commensurate reduction in the size of the
sidewalk area landscaping. Applicant shall be responsible for maintenance of any
landscape areas, landscape planters or trees installed by applicant in the public right-
of-way.
Planning Division contact: Tony Rozzi, 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 maximum elevation of 60 feet is permitted with combustible construction -
either reduce the elevation or submit an Alternate materials and methods of
construction addressing this issue.
c) Fire sprinkler system shall be central station monitored per California Fire Code
section 1003.3.
d) Install a standpipe system per NFPA 14/S SFFD requirements under separate
fire plan check and permit.
e) Install exterior listed horn/strobe alarm device, not a bell.
f) Elevator if provided shall not contain shunt-trips.
g) At least one elevator shall be sized for a gurney the minimum size shall be in
accordance with the CFC.
h) Fire alarm plans shall be provided per NFPA 72 and the City of South San
Francisco Municipal Code.
i) Provide fire extinguishers throughout the building.
j) All Non parking space curbs to be painted red to local Fire Code Specifications
k) Access road shall have all weather driving capabilities and support the imposed
load of 75,000 pounds.
1) Provide fire hydrants; location and number to be determined.
m) Provide fire hydrants with an average spacing of 300 feet between hydrants.
n) The fire hydrants shall have a minimum fire flow of 3000 gpm at 20 psi residual
pressure for duration of 4 hours.
o) All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
p) Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
q) The minimum road width is 20 feet per the California Fire Code.
r) 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 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 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. For any work performed in the City's right-of-way, the Owner shall apply for and
obtain an encroachment permit, and shall be responsible for all fees and deposits for
the permit.
4. Pay sewer lateral connection fee.
5. 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.
6. Applicant needs to do sewer study to verify that the existing sewer mains can handle
the additional flow the new developments on the various parcels.
Engineering Division contact: Robert T. Hahn, Senior 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.
2. Any leasing or sales offices within the building shall be alarmed with a central station
silent intruder alarm system.
3. Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures,
the following conditions will also be required:
a) Security Camera System
Pedestrian entrance/exits, parking garage entrance/exits, any loading docks or
other points of entry into the building shall have video surveillance cameras
installed to record the persons or vehicles who enter those areas. The video
surveillance cameras will be used as a crime deterrent and assist with the
identification and apprehension of criminals if a crime is committed on the
property.
The video surveillance systems shall be:
i. Maintained in proper working order at all times; and
ii. Kept in continuous operation 24 hours a day, 7 days a week; and
iii. Have enough memory to retain the data from all cameras for a period of 30
days; and
iv. Have the ability to view and retrieve data while the system remains in
operation.
4. The Police Department reserves the right to review and comment upon the
submission of revised and updated plans.
Police Department contact: Lieutenant 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 storm water
prior to it entering the storm water system. Complete applicable forms for low impact
development.
4. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Storm water 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 storm water
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 contact: Rob Lecel (650) 877-8555
Exhibit B
Land Use Entitlement Plans
2599196.2