EXHIBIT B
DRAFT CONDITIONS OF APPROVAL
P09-0002: SA19-0002
TENTATIVE SUBDIVISION MAP FOR 889 McLELLAN / 1309 MISSION (As recommend by Planning Commission on February 2, 2023) The Applicant/Project shall conform to all the conditions of approval identified in City Council Resolution 44-2011, as well as the additional conditions contained herein.
A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the City's Standard Conditions of Approval for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as otherwise amended by the following conditions of approval.
2. The final subdivision map shall substantially comply with the approved plans prepared by Pacific Crest Surveying, dated January 16, 2023, as approved by the Planning Commission in association with SA19-0002, as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City Engineer and Chief Planner. (Planning Division contact: Billy Gross, 650-877-8535)
B. Engineering Division requirements shall be as follows:
Engineering General
1. The Developer shall reimburse the City for all costs to plan check and inspect the subject development in accordance with the City’s Master Fee Schedule.
2. The applicant is advised that any work to be performed within Mission Road may require the approval of the design and an encroachment permit from the Town of Colma, if the work to be performed will be accomplished within the Town limits.
Engineering Permits
3. At the time of each permit submittal, the Applicant shall submit a deposit for each of the following permit reviews and processing:
a. Building Permit plan check and civil review. Provide cost of on-site improvements for deposit amount calculation.
b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit amount calculation.
c. Public Improvement plan check and permit processing. Provide cost of ROW improvements for deposit amount calculation.
4. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more of soil is exported and/or imported. The Applicant shall pay all permit fees, as well as any deposits and/or bonds required to obtain said permits. The Grading Permit requires several documents to be submitted for the City’s review and approval. The City Requires that the Developer enter into an Inspection Agreement with the Geotechnical Consultant. The Grading Permit Application, Checklist and Requirements may be found on the City website at http://www.ssf.net/departments/public-works/engineering-division.
5. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering requirements; should hauling of earth occur prior to receiving a Grading Permit. Otherwise, hauling conditions would be included with the grading permit.
Hauling Permit may be found on the City website.
6. The Applicant shall submit to the Engineering Division for review erosion and sediment control plans for both construction and post-construction activities, that will result in the filtering of storm water runoff from the site, so as to prevent silt, debris and toxic materials from being discharged, transported or blown from the site and entering adjacent public or private property, Mission Road, McClellan Drive or the public storm drain system. These documents shall be submitted prior to receiving a grading or building permit for the subject project.
7. The City of South San Francisco is mandated by the State of California to divert sixtyfive percent (65%) of all solid waste from landfills either by reusing or recycling. To help meet this goal, a city ordinance requires completion of a Waste Management Plan (“WMP”) for covered building projects identifying how at least sixty-five percent (65%) of non-inert project waste materials and one hundred percent (100%) of inert materials (“65/100”) will be diverted from the landfill through recycling and salvage. The Contractor shall submit a WMP application and fee prior to the issuance of a building or grading permit.
8. An Encroachment Permit is required for any work proposed within the public right-ofway. The Applicant shall pay all permit, plan check, and inspection fees, as well as, any deposits and/or bonds required to obtain said permits.
Engineering Submittals
9. Improvement plans shall be printed to PDF and combined into a single electronic file, with each being stamped and digitally signed by a Professional Engineer registered in the State of California. Incorporated within the construction plans shall be applicable franchise utility installation plans, stamped and signed and prepared by the proper authority. Plans shall include the following sheets:
Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan, Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Details, Erosion Control Plan, and Landscape Plans, (grading, storm drain, erosion control, and landscape plans are for reference only and shall not be reviewed during this submittal).
10. Prior to building permit issuance, the Applicant shall obtain a grading permit with the Engineering Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the grading permit. The Applicant shall submit a grading plan that clearly states the amount of cut and fill required to grade the project. The Grading Plans shall include the following plans:
Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater Control Plan, and Erosion Control Plan.
11. Along with the building permit and grading permit submittals, Applicant shall submit separate Right-of-Way (ROW) improvement plans for the Encroachment Permit Application. An engineer’s cost estimate for the scope of work shown on the approved ROW improvement plans is required to determine the performance and payment bond amount. The submittal of the bonds is required prior to the execution of the Subdivision Improvement Agreement.
12. Prior to building permit issuance, the Applicant shall obtain a Public Improvement Permit for all proposed work within the City ROW and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the Public Improvement Permit. The Public Improvement Plans shall include only the scope of work within the City ROW (with reference to the on-site plans) consisting of the following plans:
Civil Plans, Landscape Plans, and Joint Trench Plans.
13. All improvements shall be designed by a registered civil engineer and approved by the Engineering Division.
14. The Engineering Division reserves the right to include additional conditions during review of the building permit, grading permit, or public improvement permit.
Engineering Mapping
15. Applicant shall submit all documents required for review of the Final mapping application.
16. Prior to the issuance of a Building Permit, the Applicant shall record a Final Map for the project site with the San Mateo County Recorder. The Final Map shall conform to the requirements of the Approved Tentative Map.
17. Prior to the approval of the Final Map, the Applicant shall enter into a Subdivision Improvement Agreement and Encroachment and Maintenance Agreement with the City.
These agreements shall be approved by City Council prior to execution. a. The Subdivision Improvement Agreement shall require the Applicant to ensure the faithful performance of the design, construction, installation and inspection of all public improvements as reviewed and approved by the Engineering Division at no cost to the City and shall be secured by good and sufficient payment, performance, and one (1) year warranty bonds or cash deposit adequate to cover all of the costs, inspections and administrative expenses of completing such improvements in the event of a default. The value of the bonds or cash deposit shall include 110% of the cost of construction based on prevailing wage rates.
The value of the warranty bond or cash deposit shall be equivalent to 10% of the value of the performance security.
b. The Encroachment and Maintenance Agreement shall require the Applicant to maintain any street furniture (such as bike racks) that serves the property, structural features (such as stairs) serving the property, and all landscape and irrigation installed by the project at no cost to the City. The Encroachment and Maintenance Agreement shall be recorded with the San Mateo County Recorder and may be transferred to the property owner or Homeowner’s Association.
Engineering Right-of-Way
18. All new public improvements shall be installed at no cost to the City and shall be approved by the City Engineer and constructed to City Standards. All new public improvements shall be completed prior to Final Occupancy of the project or prior any Temporary Occupancy as approved by the City Engineer.
19. Prior to Building Permit issuance, the Applicant shall submit a video survey of the adjacent streets (perimeter of proposed property location) to determine the preconstruction condition of the streets at no cost to the City. The Applicant will be responsible to ensure that the condition of the streets and striping is in at least existing condition or better after construction is completed.
20. The Applicant shall construct new curb, gutter, sidewalks, curb ramps, driveways, streetlights, and landscaping along the McLellan Drive frontage of the subject property.
Unless separated by a planting strip, all sidewalks shall be monolithic to the curb and gutter.
21. The Applicant shall install angled parking stalls along McLellan Drive as shown on the entitlement plans. The Applicant shall reinstall parking meters along McLellan Drive.
The Applicant shall coordinate the number of parking stalls with the Planning Division and Engineering Division.
22. Applicant shall ensure that any pavement markings impacted during construction are restored and upgraded to meet current City standards.
23. Existing driveway approaches or portions of approaches along the property frontage that will not serve the new development or do not serve any other access shall be removed and replaced with new curb, gutter, and sidewalk. Where new work is required, monolithic curbs, gutter, curb ramps, commercial driveway approaches and 4’ wide (minimum) sidewalks are to be constructed to current City standards and to the satisfaction of the City Engineer.
24. Upon completion of construction and landscape work at the site, the Applicant shall clean, repair or reconstruct, at their expense, as required to conform to City Standards, all public improvements including driveways, curbs, gutters, sidewalks and street pavements along the street frontages of the subdivision to the satisfaction of the City Engineer.
Damage to adjacent property caused by the Applicant, or their contractors or subcontractors, shall be repaired to the satisfaction of the affected property owner and the City Engineer, at no cost to the City or to the property owner.
25. The Applicant shall reslurry the property’s fronting roadway on McLelland Drive from the lip of gutter to lip of gutter of the opposite side. Street pavement markings shall be restored after the slurry.
26. The Applicant shall ensure the proposed trees and planting locations do not interfere with underground utilities or the joint trench. The Applicant will be required to install root barrier measures to prevent the sidewalk from uplift at no cost to the City.
27. Prior to the issuance of the Encroachment Permit, the Applicant shall submit Traffic and Pedestrian Control Plans for proposed work in Mission Road and McLellan Drive or any area of work that will obstruct the existing pedestrian walkways.
Engineering Stormwater
28. The Applicant shall be responsible to conform to the requirements of the FEMA National Flood Insurance Program for the proposed improvements within the flood zone along Colma Creek.
29. The Applicant shall submit to the City Engineer a storm drainage and hydraulic study for the fully improved subdivision analyzing existing conditions and post-development conditions of the project site to the outfall at Colma Creek. The study shall demonstrate that the post-development peak flow will not exceed the pre-development peak flow.
Initial time of concentration shall be 10 minutes. Precipitation shall be based on NOAA data for the site. The study shall be submitted to the City Engineer for review and approval.
30. Drainage runoff shall not be allowed to flow across lot lines or across subdivision boundaries onto adjacent private property without an appropriate recorded easement being provided for this purpose.
31. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge into an approved drainage device or facility that meets the C3 stormwater treatment requirements of Municipal Regional Permit.
32. The on-site storm drainage system shall not be dedicated to the City for ownership or maintenance. The storm drainage system and any storm water pollutions control devices within the subdivision shall be owned, repaired, and maintained by the property owner or Homeowner’s Association.
Engineering Sanitary Sewer
33. The sanitary sewer within Mission Road is owned and maintained by the City of South San Francisco. The Applicant shall video inspect the sanitary sewer main to the nearest manholes upstream and downstream of the project point of connection both prior to construction and post construction. Video must be submitted to City Engineering for review. The Applicant shall make repairs to any damage to the existing sanitary sewer main that occurred during construction.
34. The Applicant shall submit a sewer capacity study to determine how the project impacts the public sanitary system and determine if there is adequate capacity of the existing or proposed sewer lines. The study shall include an analysis of the sanitary sewer main within Mission Road. Sanitary sewer mains shall not flow more than 2/3 full at peak wet weather flow. Please be sure to include all supporting calculations.
35. The applicant’s plans shall indicate where the project’s sanitary sewer lateral will connect to the public main. The Development shall connect to the existing 12-inch sanitary sewer main within Mission Road. The Developer shall obtain the Town of Colma’s permission and encroachment permits to perform work within the Town’s ROW to connect to this main.
36. Applicant shall install the new sewer lateral to City Standards including a clean out in the sidewalk and a new wye connection or taptite connection at the main. Lateral sizes of 8- inch or larger require a manhole connection at the City sewer main. No more than 1 sewer lateral shall be used per parcel.
37. The on-site sanitary sewer system shall not be dedicated to the City for maintenance. The sanitary sewer facilities within the subdivision shall be repaired and maintained by the property owner or Homeowner’s Association.
Engineering Utilities
38. Prior to the building permit submittal, all utility crossings shall be potholed, verified and shown on the plans.
39. All electrical and communication lines serving the property, shall be placed underground within the property being developed to the nearest overhead facility or underground utility vault.
40. The Applicant shall include a 3” diameter City spare conduit with pull boxes and ropes for future fiber optics installation with the underground utilities. The conduits shall be dedicated to the City.
41. Each dwelling unit shall be pre-wired for Cable T.V. and Broadband Communication Services.
42. New City Standard CREE XPS Type 3 91-Watt streetlights or other approved by the City Engineer shall be utilized. Streetlights shall be connected to the P.G. & E. system with two (2) inch rigid conduit, pull boxes and stranded #8 THW or TW wire and activated per P.G.& E’s LS-2A rate schedule.
43. The Applicant shall coordinate with the California Water Service for all water-related issues. All water mains and services shall be installed to the standards of the California Water Service.
44. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal.
Installation shall be in accordance with City Standards as administered by the Fire Marshall.
Engineering On-site Improvements
45. The Developer shall submit a construction access plan that clearly identifies all areas of proposed access during the proposed development.
46. All common areas are to be landscaped and irrigated and shall meet the requirements of the City’s Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage and grading plans for review and approval by the Engineering Division.
Engineering Grading
47. The recommendations contained within the geotechnical report shall be included in the Site Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared by the developer’s civil engineer and approved by the project geotechnical engineer.
48. The entire project site shall be adequately sprinkled with water to prevent dust or sprayed with an effect dust palliative to prevent dust from being blown into the air and carried onto adjacent private and public property. Dust control shall be for seven days a week and 24 hours a day. Should any problems arise from dust, the developer shall hire an environmental inspector at his/her expense to ensure compliance with the grading permit.
49. Haul roads within the City of South San Francisco shall be cleaned daily, or more often, as required by the City Engineer, of all dirt and debris spilled or tracked onto City streets or private driveways.
50. The Applicant shall submit a winterization plan for all undeveloped areas within the site to control silt and stormwater runoff from entering adjacent public or private property.
This plan shall be submitted to the City Engineer for review and approval prior to September 1 of each year. The approved plan shall be implemented prior to November 1 of each year.
51. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor or civil engineer authorized to practice land surveying to certify that the new foundation forms conform with all setbacks from confirmed property lines as shown on the Plans. A letter certifying the foundation forms shall be submitted to the Engineering Division for approval.
52. The applicant is required by ordinance to provide for public safety and the protection of public and private property in the vicinity of the land to be graded from the impacts of the proposed grading work.
53. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to 6:00 p.m. for residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas, Monday through Friday, excluding holidays.
54. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards shall be accomplished between November 1 and May 1 of each year.