HomeMy WebLinkAbout07-16-2009 PC Packet (2)
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
July 16, 2009
7:30 PM
WELCOME
If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about
our procedure,
Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject
not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of
application to be heard in the order in which it appears on the Agenda, A staff person will then explain
the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the
application, Then persons who oppose the project or who wish to ask questions will have their turn,
If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon
as pos~ible, to the Clerk at the front of the room, When it is your turn, she will announce your name for
the record,
The Commission has adopted a policy that applicants and their representatives have a maximum time
limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3
minutes on any case, Questions from Commissioners to applicants or non-applicants may be answered
by using additional time,
When the Commission is not in session, we'll be pleased to answer your questions if you will go to the
Planning Division, City Hall, ~15 Maple Avenue or telephone (650) 877-8535 or bye-mail at web-
ecd@ssf,net.
Wallace M. Moore
Chairperson
Roberto Bernardo
Commissioner
Rick Ochsenhirt
Commissioner
Mary Giusti
Commissioner
John Prouty
Vice Chairperson
Pradeep C. Gupta
Commissioner
William Zemke
Commissioner
Susy Kalkin, Chief Planner
Secretary to the Planning Commission
Steve Carlson Gerry Beaudin
Senior Planner Senior Planner
Linda Ajello
Associate Planner
Billy Gross
Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Pagers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact
the ADA Coordinator at (650) 829-3800, five working days before the meeting,
In accordance with California Government Code Section 54957. 5, any writing or document that is a public record, relates to an
open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public
inspection at the Planning Division counter in the City Hall Annex, If, however, the document or writing is not distributed until the
regular meeting to which it relates, then the document or writi(1g will be made available to the public at the location of the
meeting, as listed on this agenda, The address ofthe City Hall Annex is 315 Maple Avenue, South San Francisco, California
94080, .
PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
July 16, 2009
Time 7:30 P.M.
CALL TO ORDER I PLEDGE OF ALLEGIANCE
ROLL CALL I CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Approval of special meeting minutes of June 16, 2009.
PUBLIC HEARINGS
2. Tony Brandi/applicant
Ares, Commercial Properties/Owner
370 Shaw Rd
P09-0028: UP09-0008 & DR09-0016
Use Permit and Design Review allowing the conversion of a single tenant industrial building into a
multi-tenant complex, outdoor overnight tractor-trailer storage, with exterior building improvements,
landscaping upgrades and open at-grade parking, generating in excess of 100 average daily vehicle
trips and 24 hour daily operation, situated at 370 Shaw Road (APN 015-164-120) in accordance with
SSFMC 20.30, 20.81 and 20.85.
3. Lisa Elliot/applicant
Kaiser Foundation/ M. Harrison/owner
1200 EI Camino Real
P09-0017: UPM09-0002 & DR09-0012
Use Permit Modification and Design Review allowing an expansion of an existing wireless
communication facility comprised of the replacement of 2 panel antennas and the installation of 2
new panel antennas on the exterior of an existing multi -story parking garage and new appurtenant
cabinets placed within the garage, situated at 1200 El Camino Real, in the Planned Commercial (P-
C) Zoning District, in accordance with SSFMC Chapters 20.81, 20.85 & 20.105,
Planning Commission Agenda - Cont'd
June 18, 2009
Page 3
ADMINISTRA TIVE BUSINESS
4. Centrum Properties, Inc/applicant
US General Svc Admin.lowner
1070 SAN MATEO AVE
P08-0041 :UP08-0004, PM09-0001, TDM 08-0002, V AR08-0003, DR08-0019 and EIR 08-0003
Study Session to introduce the project located at 1070-1080 San Mateo Avenue: The proposed project
involves the construction of 5 new one-story buildings containing a total of 52,3QO square feet and the
conversion of the existing 571,748 square foot former GSA building into a multi-tenant industrial and
commercial complex and an at-grade parking lot containing a minimum of 641 parking spaces and a
minimum of 31 truck loading docks,
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
~~~
Sos alkin :..,...--
Secretary to the Planning Commission
City of South San Francisco
NEXT
MEETING:
Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/pJanninq/aqenda minutes,asp or via
http://weblink.ssf.net
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DATE: July 16,2009
TO: Planning Commission
SUBJECT: STUDY SESSION OF:
Use Permit and Design Review allowing the conversion of a single-tenant
industrial building containing 571,748 square feet into a multi-tenant facility, the
addition of 5 new one-story buildings containing a combined total of 52,300
square feet, 24-hour daily operation, overnight outside storage of trucks and
trailers, uses generating 100 average daily vehicle trips and minor exterior
upgrades to the existing building, new landscaping, new loading and dock areas
and a parking lot containing up to 670 parking spaces; Tentative Parcel Map
merging two abutting parcels at 1070 San Mateo Avenue (APN 015-163-230)
with an area of 19.79 acres and 1080 San Mateo Avenue (APNs 015-163-120)
with an area of 5.23 acres with a combined site area of25.02+ acres;
Transportation Demand Management Plan to reduce traffic impacts associated
with the 623,549 square foot industrial facility; Environmental Impact Report
assessing impacts associated with the 623,549 square foot multi-tenant industrial
facility, situated at 1070 and 1080 San Mateo Avenue in the Industrial (M-1)
Zoning District, in accordance with SSFMC Title 19, Sections 20.30.040(a),
20.30.040(b), 20.30.040(h), 20.30.0400), Chapters 20.81, 20.85 and 20.120.
Owner: US General Services Administration
Applicant: Centrum Properties, Inc.
Case Nos.: P08-0041 [UP08-0004, PM09-0001, V AR08-0003, TDM08-0002,
DR08-0019 & EIR08-0003]
RECOMMENDATION:
That the Planning Commission conduct a study session of the revised development plans.
BACKGROUNDIDISCUSSION:
The Planning Commission conducted a study session of the proposed development at their
meeting of June 18,2009. At the meeting, the Commissioners were in support of the proposed
development and suggested that the applicant provide additiona11andscaping near the project
entry and further articulation of the exterior fayade of the main building for the area visible from
the street. The applicant revised the plans to incorporate the comments.
To: Planning Commission
Date: July 16, 2009
Re: P08-0041
Centrum - 1070 & 1080 San Mateo Avenue
Page 2 of 2
The changes include the following:
. Increased landscaping along the main entry drive and behind the proposed new
Building #6 at the street frontage through the elimination of parking (Sheet L-1 ), and
. Increased articulation of the exterior building elevation of two tenant entries at the
terminus of the main driveway (Sheets A4.1 and A4.1c).
DEVELOPMENT STANDARDS
The proposed development complies with current City development standards as displayed in
Exhibit #A- Project Data.
The proposed increase of 5,377 SF oflandscape area will result in a total landscaped area of
114,364 SF exceeding the city's minimum of 10% ofthe total site area (SSFMC Section
20.73.040).
The reduction of 36 parking spaces to increase the landscape area, will result in a total of 544
parking spaces exceeding the city's minimum requirement of348 parking spaces for the
proposed development.
More project details are contained in the previous staff report.
RECOMMENDATION:
The Planning Commission should review the revised plans and offer comments.
Attachments:
Exhibit #A - Project Data
Planning Commission
Staff Report
June 18, 2009
Revised Plans
To: Planning Commission
Date: July 16, 2009
Re: P08-0041
Centrum - 1070 & 1080 San Mateo Avenue
Page 2 of 2
The changes include the following:
· Increased landscaping along the main entry drive and behind the proposed new
Building #6 at the street frontage through the elimination of parking (Sheet L-1 ), and
· Increased articulation of the exterior building elevation of two tenant entries at the
terminus ofthemain driveway (Sheets A4.1 and A4.1c).
DEVELOPMENT STANDARDS
The proposed development complies with current City development standards as displayed in
Exhibit #A - Project Data.
The proposed increase of 5,377 SF oflandscape area will result in a total landscaped area of
114,364 SF exceeding the city's minimum of 10% ofthe total site area (SSFMC Section
20.73.040).
The reduction of 36 parking spaces to increase the landscape area, will result in a total of 544
parking spaces exceeding the city's minimum requirement of 348 parking spaces for the
proposed development.
More project details are contained in the previous staff report.
RECOMMENDATION:
The Planning Commission should review the revised plans and offer comments.
Attachments:
Exhibit #A - Project Data
Planning Commission
Staff Report
June 18, 2009
Revised Plans
EXHIBIT #A - PROJECT DATA
ADDRESS: 1070 & 1080 SAN MATEO AVENUE
APN: 015-163-120 & 015-163-230
SITE AREA: 25.02 Acres
BUILDING FLOOR AREA:
Proposed:
Office: 61,495 SF
Industrial: 553,453 SF
Retail: 1,000 SF
Restaurant 1,500 SF
Business Services: 6,600 SF
TOTAL: 624,048 SF
FLOOR AREA RATIO:
Maximum: Proposed:
.04 to .06 0.57
BUILDING HEIGHT
Maximum: Proposed:
NA 30FT
LOT COVERAGE
Maximum: Proposed:
60% 57%
LANDSCAPING
Minimum: Proposed:
10% 10.4%
AUTOMOBILE PARKING
Minimum: Proposed:
348 544
SETBACKS
Minimum Proposed
Front 10FT 24FT
North Side OFT 65FT
South Side 6FT 6-40 FT
Rear OFT 15 FT
DATE: June 18,2009
TO: Planning Commission
SUBJECT: EIR COMMENTS & STUDY SESSION:
Use Permit and Design Review allowing the conversion of a single-tenant
industrial building containing 571,748 square feet into a multi-tenant facility, the
addition of 5 new one-story buildings containing a combined total of 52,300
square feet, 24-hour daily operation, overnight outside storage of trucks and
trailers, uses generating 100 average daily vehicle trips and minor exterior
upgrades to the existing building, new landscaping, new loading and dock areas
and a parking lot containing up to 670 parking spaces; Tentative Parcel Map
merging two abutting parcels at 1070 San Mateo Avenue (APN 015-163-230)
with an area of 19.79 acres and 1080 San MateoAvenue (APNs 015-163-120)
with an area of 5.23 acres with a combined site area of25.02+ acres;
Transportation Demand Management Plan to reduce traffic impacts associated
with the 623,549 square foot industrial facility; Environmental Impact Report
assessing impacts associated with the 623,549 square foot multi-tenant industrial
facility, situated at 1070 and 1080 San Mateo Avenue in the Industrial (M-I)
Zoning District, in accordance with SSFMC Title 19, Sections 20.30.040(a),
20.30.040(b), 20.30.040(h), 20.30.040(i), Chapters 20.S1, 20.85 and 20.120.
Owner & Applicant: Centrum Properties, Inc.
Case Nos.: POS-0041 [UP08-0004, PM09-0001, V AROS-0003, TDM08-0002,
DR08-0019 & EIR08-0003]
RECOMMENDATION:
That the Planning Commission take public comments on the EIR and conduct a study
session of the proposed development and offer comments.
BACKGROUND:
Project Description
The development proposal consists of the conversion of an existing 571,748 square foot
building (constructed in the late 1950' s and later purchased by the US government in the early
1960' s and recently sold to Centrum) and the construction of 5 single-story buildings
containing a total of 52,300 square feet into a multi-tenant industrial complex. The new one-
story 9,100 square foot building at the street frontage will be utilized for commercial retail,
restaurant and business services. The existing building is a former US General Services
To: Planning Commission
Date: June 18,2009
Re: P08-0041
Centrum - 1070 & 1080 San Mateo Avenue
Page 2 of 7
Administration warehouse with approximately 77,474 square feet still occupied by the US
Postal Service and US Drug Enforcement Administration.
On-site parking is proposed for up to 670 passenger vehicles and trucks in an open at-grade
landscaped parking lot. Loading docks and wells will also be constructed accommodating up to
30+ tractor trailers.
The project will include the merger with the abutting lot (1080 San Mateo Avenue) containing
a commercial airport parking lot and will necessitate the demolition of the existing entry
canopy and small one-story office building. The construction of the new buildings and linking
the parking areas will necessitate grading of a portion of the 25.02 acre site (19.79 acres - 1070
San Mateo Drive and 5.23 acres - 1080 San Mateo Drive).
The jurisdictional boundary line between South San Francisco and the City of San Bruno is at
the project's street and southerly property boundaries. Modification of the driveways and utility
connections that are needed along San Mateo Avenue and the City of San Bruno sewer line
serving the site at the rear of the property are subject to review and approval by the City of San
Bruno and will require Encroachment Permits. The condition of the sanitary sewer lines
serving the site are still being studied by the owner and the information should be available
soon.
Two new driveways would be constructed on San Mateo Avenue to provide better site
accessibility replacing the two driveways for 1070 and 1080 San Mateo Avenue. The new main
driveway would be constructed in the same location as the existing driveway leading to 1080 San
Mateo Avenue and the other new driveway would be constructed on the southerly edge of the
site.
The site will be extensively landscaped helping to provide a more inviting appearance and soften
views of the existing building.
The development is anticipated to be phased with the completion of the improvements to the
existing building by as early as fall of 2009. The new one-story buildings will be constructed as
the market demands. Staff suggests that the Planning Commission require that Building #6,
fronting on San Mateo Avenue and available for commercial uses (retail, restaurants and
business services) be constructed in the first phase to improve the appearance ofthe site (viewed
from the street, integrate with the existing buildings, provide visible pedestrian amenities, and
provide uses that will assist in vehicle trip reduction and benefit other employees and travelers to
the area.
Proposed Uses
This is a speculative development targeted at a range of uses including the following:
To: Planning Commission
Date: June 18, 2009
Re: P08-0041
Centrum - 1070 & 1080 San Mateo Avenue
Page 3 of 7
. Wholesaling, Storage and Distribution
. Custom Manufacturing
. General Industrial
. Light Manufacturing
. Food Preparation
. Laundry Services
. Personal Storage
. Business and Professional Services
. Easting and Drinking Establishments: Convenience and Limited Service
. Retail convenience Sales
Although the project may accommodate up to as many as 8 different land uses, the actual tenant
mix is unknown. For purposes of the EIR the following assumptions were utilized:
. General Industrial
. Wholesaling, Storage and Distribution
. Eating and Drinking Establishments
. Convenience Sales
. Business and Professional Services
368,969 SF
245,979 SF
1,500 SF
1,000 SF
6,600 SF
The center will likely operate between the hours of 6 AM to 10 PM with the option remaining for
24 hours per day. Truck activities would occur throughout the day. Overnight truck, tractor and
trailer storage will also occur.
The site will employ up to an estimated 750 employees primarily derived from local
communities.
Entitlements
The applicants are requesting the following entitlements:
. Use Permit and Design Review allowing the conversion of the site into a multi-tenant
facility, 24-hour daily operation, overnight outside storage of trucks and trailers, and uses
generating 100 average daily vehicle trips.
. Tentative Parcel Map merging two abutting parcels at 1070 and 1080 San Mateo
Avenue with a combined area of25.02 acres.
· Variance to reduce parking requirem"ents in association with the Transportation Demand
Management Plan.
To: Planning Commission
Date: June 18, 2009
Re: P08-004l
Centrum - 1070 & 1080 San Mateo Avenue
Page 4 of 7
. Transportation Demand Management Plan to reduce traffic impacts associated with
the project.
. Environmental Impact Report assessing impacts associated with the project.
No signs are proposed, but a condition of approval will be added requiring the owner have an
approved Type C Sign Program establishing a high quality sign program that reflects the
building architecture.
DISCUSSION:
The General Plan Land Use designation of the project site is Mixed Industrial and the site is
situated in the Industrial (M -1) Zoning District. The proposed development is consistent with
both the General Plan and the Zoning. The General Plan principles, policies and goals Land Use
Policy strongly encourage the property improvement and productive uses. The M-l Zoning
(SSFMC Chapter 20.30) allows a wide range of industrial use types including those proposed by
the owner.
DEVELOPMENT STANDARDS
The existing and proposed buildings comply with current City development standards as
displayed in Exhibit A.
The SSFMC Chapter 20.74 requires parking to be provided atthe following rates:
. Office: 1 parking space per each 300 SF.
. Limited & Convenience Eating and Drinking Establishments: 1 parking space per
each 50 SF
. Industrial: 1 parking space for the fIrst 10,000 SF + 1 parking space for the
remainder area for each 5,000 SF
The applicant has indicated on the Planning application that only 10% of the building area would
be utilized for office. Applying these parking rates and limited area devoted to office space to the
development would result in a parking requirement of 3 81.
As part of a TDM Plan the applicant proposes to reduce the office parking rate of3.3/l,000 SF to
2.8 spaces/1,OOO SF resulting in a total of348 parking spaces. The proposed 670 parking spaces
will result in an excess of 322 parking spaces. The Planning Commission may wish to consider
requiring more area devoted to landscaping and pedestrian amenities, and substantially reduce
the proposed excess parking. In the future, should conditions warrant due to increased site
intensifIcation, a portion of the landscape area could be converted back to parking without
reducing the landscaping below the city's minimum requirements.
The floor area ration (FAR) of 0.57 is within the range of 0.4 to 0.6 allowed by the General Plan
To: Planning Commission
Date: June 18, 2009
Re: P08-0041
Centrum - 1070 & 1080 San Mateo Avenue
Page 5 of 7
Land Use Element for Mixed Industrial. The lot coverage of 57% is less than the maximum of
60% allowed by the M-1 Zoning District (SSFMC Table 20.72.030).
The development complies with the minimum setbacks required for industrial developments
(SSFMC Table 20.71.030). The proposed landscaping of 92,000 square feet does not comply
with the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73.040)
and included pedestrian amenities. The landscape area will need to be increased by 16,987 SF to
meet the minimum requirement (108,987 SF - 92,000 SF = 16,987 SF). This can easily be
accomplisned by reducing parking. The landscape area along San Mateo Avenue can be made
more effective in screening parking areas by the construction of a landscaped berm.
DESIGN REVIEW BOARD
The proposed development was reviewed by the Design Review Board (DRB) at their meeting of
June 17,2008 and July 15,2008.
At the first meeting the Board offered the following comments:
1. Traffic circulation is an issue given the single site street frontage.
2. ' Soften the street entry by placing the retail building adjacent to the landscaped seating
area.
3. The retail building is too close to the street and should be setback further.
4. Add street trees, (e.g. London Plane trees) and create a pedestrian path.
5. Provide a hardier substitute tree for the proposed trees at the site comers - the proposed
trees will not thrive in the local wind conditions.
6. Revise the plans to reduce the excess paving, for example, where the drive aisles are
wider than the 25' requirement and the 2' overhang can be planted, add more
landscaped areas, consider providing planter boxes, and provide taller tree specifies,
(e.g. or Pine trees).
7. The future roof mounted HV AC units need to be screened.
8. Revise the plans to include trash enclosures.
9. Revise the plans to relable Building #2.
10. Consider a new color scheme for the buildings, as the grey tones are too industrial
looking.
11. Revise the building elevations to show a consistent fayade articulation and finish.
Increase the amount of glazing on the buildings
The architect revised the plans and re-submitted for the Board review. At the second meeting the
Board determined that most of the previous comments had been addressed but offered
comments:
1. Carry the barrel vaults back an additional 4 feet.
2. Revise the plans to include trash enclosures with proper screening.
To: Planning Commission
Date: June 18, 2009
Re: P08-004l
Centrum - 1070 & 1080 San Mateo Avenue
Page 6 of 7
3. Design the frontage of the building with a more urban approach: the sidewalk should be
straight, not meandering. Confirm sidewalk width requirements with the City. Place
street trees at a regular on-center spacing (25' +/- or per City requirements). Locate
street trees in curb-side tree wells with cast iron grates that meet City standards, or
alternatively, create a planted or turfed rectilinear parkway strip with trees planted
within it. Street trees should be large, deciduous canopy trees, for example, London
Plane tree or similar.
4. Add pedestrain walkways to connect the seating areas to adjacent walkways and the
parking areas as discussed in the meeting.
5. Better articulate the rear elevation (parking lot side).
The Board was otherwise pleased with the design changes and recommended approval of the
design. The Board's comments will be made into conditions of approval.
Design Opportunities
The prominent location, size and visibility of the site represent a rare opportunity to significantly
improve the appearance of the built environment and establish a standard for other retrofits and
new industrial developments in the project vicinity and the Lindenville area.
The building exterior could be further improved by introduction of more surface finish materials
to provide greater visual contrast and interest. The surface treatment should incorporate more
layering of complementary materials and design elements similar to though not as elaborate as
the buildings in the area east of highway 101. .
Given the large site area, long entry drive and the high number of excess parking spaces, the site
plan could be further improved by creating a hierarchy oflinked amenity spaces connected by
landscaped access paths and the inclusion of major and minor focal points. Outdoor amenity
areas should be revised to provide more sheltered seating areas and inclusion of water features.
Surface treatment should be created to provide both visual and tactile cues and integrated with
driveways, pedestrian access paths and amenities. The main drive aisles should be broken down
to a more human scale with colored bands of different material (e.g. pavers, cobbles).
The plans should identify proposed street furniture that is integrated with the site architecture
(e.g. benches, light sconces, light poles decorative bollards).
The loading areas between the new one story buildings should be eliminated and replaced with
landscaping. The tenant entries should be accessed from these spaces rather than treated as mere
visual landscape areas or drainage areas.
Bicycle storage and lockers providing protection from inclement weather as well as secure
storage and conveniently located adjacent to the tenant entries should be shown on the plans.
To: Planning Commission
Date: June 18,2009
Re: P08-0041
Centrum - 1070 & 1080 San Mateo Avenue
Page 7 of 7
Internal pedestrian and bicycle access needs to be improved to provide safe access to the
buildings from the street.
Given the massive roof area, the owner should be encouraged to explore the feasibility of solar
roof panels to reduce energy consumption.
ENVIRONMENTAL DOCUMENT
City staffhas employed the services of Lamphier and Gregory to prepare and circulate an
Environmental Impact Report (EIR) for public comment. In accordance with the California
Environmental Quality Act (CEQA), the EIR is required to be available for a minimum of forty-
five (45) days. The document was released for public review on June 4, 2009 and the comment
period ends on July 17,2009. Notices were sent to property owners and other interested agencies
and parties. The EIR is available for review at City Hall, City Permit Center, and the City
libraries and at the city's web site at www.ssf.net.
The key environmental issues identified by City staff are traffic, circulation and utilities.
Mitigation measures are proposed to reduce the all identified impacts to less than a significant
level and/or a statement of over riding considerations will be prepared. The DEIR was previously
distributed to the Planning Commission. The EIR consultant will review the environmental
document at the Commission meeting.
CONCLUSION:
The Planning Commission should take public comments on the EIR and conduct a study session
of the proposed development and offer comments.
Attachments:
Exhibit #A
Design Review Board Minutes
June17,2008
July 15,2008
Environmental Impact Report
(Previously distributed to the Planning Commissioners. Copies are available to the public
on request. A limited number of copies will be available at the Commission meeting)
Photos
, Plans
EXHIBIT A - PROJECT DATA
Page 1
ADDRESS: 1080 SAN MATEO AVENUE
APN: 015-163-120 & 015-163-230
SITE AREA: 5.23 Acres
BUILDING FLOOR AREA:
Existing:
Office: 975 SF
FLOOR AREA RATIO:
Maximum: Existing:
1080 San Mateo .04 to .06 0.01
BUILDING HEIGHT
Maximum: Existing:
NA 15 FT
LOT COVERAGE
Maximum: Existing:
60% 0.01 %
LANDSCAPING
Minimum:
10%
Existing: 15%
AUTOMOBILE PARKING
Minimum: 4
Existing: 640
SETBACKS
Front
West Side
East Side
Rear
Minimum
10 FT
6FT
6FT
6FT
Existing
15 FT
6FT
6FT
6FT
EXHIBIT A - PROJECT DATA
Page 2
ADDRESS: 1070 SAN MATEO AVENUE
APN: 015-163-120 & 015-163-230
SITE AREA:
1070 San Mateo Avenue: 19.79 Acres
BUILDING FLOOR AREA:
Industrial
FLOOR AREA RATIO:
Maximum:
.04 to .06
BUILDING HEIGHT
Maximum:
NA
LOT COVERAGE
Maximum:
60%
LANDSCAPING
Minimum:
10%
AUTOMOBILE PARKING
Minimum:
250
SETBACKS
Front
North Side
South Side
Rear
Minimum
10FT
OFT
6FT
OFT
Existing:
571,748 SF
Existing:
0.66
Existing:
30FT
Existing:
66%
Existing:
Minimal
Existing:
150
Existing
0-290 FT
65FT
6-40 FT
15 FT
EXHIBIT A - PROJECT DATA
Page 3
ADDRESS: 1070 & 1080 SAN MATEO AVENUE
APN: 015-163-120 & 015-163-230
SITE AREA: 25.02 Acres
BUILDING FLOOR AREA:
Office:
Industrial:
Retail:
Restaurant
Business Services:
TOTAL:
FLOOR AREA RATIO:
Maximum:
.04 to .06
BUILDING HEIGHT
Maximum:
NA
LOT COVERAGE
Maximum:
60%
LANDSCAPING
Minimum:
10%
AUTOMOBILE PARKING
Minimum:
348
SETBACKS
Front
North Side
South Side
Rear
Minimum
10FT
OFT
6FT
OFT
Proposed:
61,495 SF
553,453 SF
1,000 SF
1,500 SF
6,600 SF
624,048 SF
Proposed:
0.57
Proposed:
30FT
Proposed:
57%
Proposed:
%
Proposed:
670
Proposed
24FT
65FT
6-40 FT
15 FT
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of June 17, 2008
TIME:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:
4:00 P,M,
Harris, Nelson, Nilmeyer, Ruiz and Williams
none
Steve Carlson, Senior Planner
Gerry Beaudin, Senior Planner
Maureen Morton, Contract Planner
Patricia Cotla, Planning Technician
1. ADMINISTRATIVE BUSINESS
. 245 S. Airport - Per the DRB Members, a cross section was required
for the monument signs.
· 444 Allerton - Genentech is considering removing the Pine trees and
the ORB members recommended replacing the Pine trees with London
Plane Trees with a 1 t01 ratio.
. 806 Baden - Proposed plans were submitted and the ORB members
felt the dwellings were still too massive for the site and the site is still
lacking open space, Recommend re-design: suggest considering an
off-set between the two buildings.
2.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
US General Svc Admin.
Centrum Properties, Inc
1070 San Mateo Avenue
P08-0041, UP08-0004 & DR08-0019
Use Permit
(Case ,Planner: Steve Carlson)
DESCRIPTION
Use Permit and Design Review allowing the conversion of a
single-tenant industrial building containing 571,748 square feet
into a multi-tenant facility, the addition of 5 new one-story
buildings with exterior changes to the building, new parking lots
containing a total of 670 parking space and new landscaping
containing a combined total of 52,200 square feet and a 24-hour
daily operation, overnight outside storage of trucks and trailers,
and uses generating 100 average daily vehicle trips.
SSFMC Title 19, Sections 20.30.040(a), 20.30,040(b),
20.30.040(h), 20.30.040(i), Chapters 20.81, 20.85 and 20.120,
The Board had the following comments:
1. Traffic circulation is an issue given the single site street frontage.
2. Soften the street entry by placing the retail building adjacent to the
landscaped setaing area.
3. The retail building is too close to the street and should be setback further.
4. Add street trees, (e.g. London Plane trees) and create a pedestrian path.
5. Provide a hardier substitute tree for the proposed trees at the site corners -
the proposed trees will not thrive in the local wind conditions.
6. Revise the plans to reduce the excess paving, add more landscaped
areas, consider providing planter boxes, and provide taller tree specfies,
(e.g. Redwood or Pine trees).
7. The future roof mounted HVAC units need to be screened.
8. Revise the plans to include trash enclosures.
9. Revise the plans to relable Building #2.
10. Consider a new color scheme for the buildings, as the grey tones are too
industrial looking.
11. Revise the buidling elevations to show a consistent fac;ade articulation and
finish. Increase the amount of glazing on the buildings
Re-submittal Required.
3.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Ella H. Yamas
Spark of Creation Studio
1 S Linden Avenue
P08-0045 & UP08-0006
Use Permit - Dance Studio
(Case Planner: Steve Carlson)
Use Permit allowing an indoor sports and recreation dance studio
generating 100 average daily vehicle trips, situated at 1 South
Linden Avenue Unit #1 in the (P-I) Planned Industrial Zoning
District, in accordance with SSFMC 20.32.030(c), 20.32.060, &
20.81.
The Board had the following comment:
Check with the Building Department with ADA requirements for the site.
Recommend Approval with Conditions.
4.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Arshad, Mohammad
Richard Camponuevo
753 Third Lane
P08-0036 & DR08-00 17
Arshad Residence - New SFD
(Case Planner: Steve Carlson)
Design Review of a new single family dwelling behind 750
Baden A venue in the Medium Density Residential Zone (R-2-H)
District in accordance with SSFMC Chapters 20.18 & 20.85
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of July 15, 2008
TIME:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:
4:00 P.M.
Harris, Nilmeyer, Ruiz and Williams
Nelson
Steve Carlson, Senior Planner
Gerry Beaudin, Senior Planner
Sean Flanagan, Associate Planner
Mike Lappen, ECD Coordinator
Maureen Morton, Contract Planner
Patricia Cotla, Planning.Technician
1. ADMINISTRATIVE BUSINESS
. New Associate Planner Sean Flanagan was introduced.
2. OWNER US General Svc Admin.
APPLICANT Centrum Properties, Inc
ADDRESS 1070 San Mateo Avenue
PROJECT NUMBER P08-0041, UP08-0004 & DR08-0019
PROJECT NAME Use Permit
(Case Planner: Steve Carlson)
DESCRIPTION
"Re-Submittal" - Use Permit & Design Review allowing the
conversion of a single-tenant industrial building containing
571,748 square feet into a multi-tenant facility, the addition of 5
new one-story buildings containing a combined total of 52,200
square feet, 24-hour daily operation, overnight outside storage of
trucks and trailers, and uses generating 100 average daily vehicle
trips.
SSFMC Title 19, Sections 20.30.040(a), 20.30.040(b),
20.30.040(h), 20.30.040(i), Chapters 20.81,20.85 and20.120.
The Board had the following comments:
1. Carry the barrel vaults back an additional 4 feet.
2. Revise the plans to include trash enclosures with proper screening.
3. Design the frontage of the building with a more urban approach: the sidewalk
should be straight, not meandering. Confirm sidewalk width requirements with the
City. Place street trees at a regular on-center spacing (25' +/- or per City
requirements). Locate street trees in curb-side tree wells with cast iron grates that
meet City standards, or alternatively, create a planted or turfed rectilinear parkway
strip with trees planted within it. Street trees should be large, deciduous canopy
trees, for example, London Plane tree or similar.
4. Add pedestrain walkways to connect the seating areas to adjacent walkways and
the parking areas as dsicussed in the meeting.
5. Better articulate the rear elevation (parking lot side).
Recommend Approval with Conditions.
South San Francisco Logistics Center
1070 San Mateo Ave.
South San Francisco, CA
Site Photos
Architect:
Ware Malcomb
5000 Executive Pkwy.
Suite 298
San Ramon, CA 94583
Developer:
Centrum Properties, Inc.
225 West Hubbard St.
4th Floor
Chicago, IL 60610
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1070 SAN MATEO AVENUE
SOUTH SAN FRANCISCO, CALIFORNIA
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interiors
graphics
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DATE REMARKS DATE REMARKS
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1070 SAN MATEO AVENUE
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Leading Design for Commercial Real Estate
DATE REMARKS
04-10-08 USE PERMIT / DES. REV. SU8MiTTA
WARE MALCOMB
5000 executive pkwy. ste. 298
sanramon. caHfomia 94583
p925.244.9620
f925.244.%21
SOUTH SAN FRANCISCO, CALIFORNIA
Planning Commission
Staff Report
DATE:
July 16, 2009
TO:
Planning Commission
SUBJECT:
Use Permit Modification and Design Review allowing an expansion of
an existing wireless communication facility comprised of the replacement
of 2 panel antennas and the installation of 2 new panel antennas on the
exterior of an existing multi-story parking garage, situated at 1200 El
Camino Real, District, in accordance with SSFMC Chapters 20.63, 20.81,
20.85 & 20.105.
Owner & Applicant: Kaiser Foundation
Case Nos.: P09-0017 (UPM09-0002 & DR09-0012)
RECOMMENDATION:
That the Planning Commission approve P09-0017, subject to making the required findings
and adopting the conditions of approval.
BACKGROUNDIDISCUSSION:
The site is improved with the Kaiser Medical Center and multi-level parking garage. A Use
Permit was previously approved for the installation of the existing wireless communication
facility in 2000.
The applicant proposes to upgrade an existing wireless communication facility by replacing the 2
existing antenna panels and adding 2 new panel antennas at the same location on the exterior
fa9ade of the Kaiser parking garage facing El Camino Real. New radio and appurtenant
equipment cabinets and an emergency generator will be placed at the same general location as the
existing cabinets on the fourth floor within the garage. The purpose of the project is to provide
improved cellular coverage for the area.
The facility will operate on an around-the-clock basis and require servicing by a technician once
or twice each month. The existing drive aisles and the on-site parking area will be adequate to
meet the needs of the service technicians and will not conflict with the other users of the garage.
The proposed project is consistent with the General Plan Land Use Element site designation of
Office, which allows wireless communication facilities.
Staff Report
To: Planning Commission
Subject: P09-0017 Kaiser Wireless
Page 2 of 3
A Use Permit approved by the Planning Commission is required because the site has multiple
wireless communication facilities and is within 300 feet of a residential zone district [SSFMC
Section 20.105.070].
DESIGN REVIEW BOARD:
The project was reviewed by the Design Review Board at their meeting of March 17,2009. At
the meeting, the Board offered the following comments:
1. Add a fiberglass enclosure matching the building precast railing and column design
with matching finish to conceal the equipment.
Since the meeting the applicant revised the project expanding the number of exterior panel
antennas to a total of 4 antennas. The applicant's revised plans incorporate the Board's
comments. The fiberglass panels matching the design and color of the garage will screen views
of the antennas, antenna mounts and cables.
Views of the equipment cabinets located in the garage will be attenuated by the distance from El
Camino Real.
ENVIRONMENTAL REVIEW:
Staff has determined that this proposal qualifies as a Class 3 Categorical Exemption pursuant to
the provisions of Section 15303 of the California Environmental Quality Act (new construction
of minor facilities). Because the project has been determined to be exempt no environmental
reVIew IS necessary.
RECOMMENDATION:
The proposed changes to the existing wireless communication are consistent with the
requirements and standards set forth in SSFMC Chapter 20.105. The antenna panels will be
screened from views from the public right-of-way by a fiberglass panel designed to mimic the
exterior garage surface. Conditions of approval are required to ensure that the facility is
constructed as designed and meets other city development requirements. Therefore, it is
recommended that the Planning Commission approve P09-0017, subject to the making the
findings of approval and adopting the conditions of approval.
Staff Report
To: Planning Commission
Subject: P09-00 17 Kaiser Wireless
Page 3 of 3
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
Design Review Board
Minutes
March 17,2009
Plans
FINDINGS OF APPROVAL
P09-0017
KAISER WIRELESS COMUNICATION FACILITY
1200 EL CAMINO REAL
(As recommended by City Staff July 16, 2009)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following
findings are made in approval of a Use Permit Modification allowing an expansion of an
existing wireless communication facility comprised of the replacement of 2 existing
panel antennas and the placement of 2 new panel antennas on the exterior of an existing
multi-story parking garage, situated at 1200 EI Camino Real, based on public testimony
and the materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: Revised plans prepared by JRA, dated May 13,
2009; Design Review Board meeting of March 17, 2009; Design Review Board minutes
of March 17,2009; Planning Gommission staff report, dated July 16,2009; and
Planning Commission meetingof July 16, 2009:
1. The proposed wireless communication facility consisting of 4 panel
antennas and equipment cabinets will not be adverse to the public health,
safety or general welfare of the community, or detrimental to surrounding
properties or improvements. Conditions of approval will ensure that the
facilities provide a high level of public protection including requiring the
installation of safety warning signs near the antennas and that the panel
antennas and cables are screened from views from the public right-of-way.
2. The proposed wireless communication facility consisting of 4 panel
antennas and equipment cabinets complies with the General Plan Land
Use Element designation of the site as Office that requires new
developments to be designed to be compatible with adjacent land uses.
The medical center has a few wireless communication facilities that have
operated at the site as early as 1997 without complaints. The City's Design
Review Board recommended approval of the facility and conditions of
approval will ensure that the facility meet city standards.
3. The proposed wireless communication facility consisting of 4 panel
antennas and equipment cabinets complies all applicable standards and
requirements of SSFMC Title 20. Conditions of approval will help ensure
continued compliance with the City's Zoning Ordinance.
*
*
*
CONDITIONS OF APPROVAL
P09-0017
USE PERMIT MODIFICATION UPM09-0002
KAISER WIRELESS COMMUNICATION FACILITY
1200 EL CAMINO REAL
(As recommended by City Staff July 16, 2009)
A. PLANNING DIVISION
1. The applicant shall comply with the City's Standard Conditions and with
all the requirements of all affected City Divisions and Departments as
contained in the attached conditions, except as amended by the conditions
of approval.
2. The construction drawings shall substantially comply with the approved
plans, as amended by the conditions of approval including the site plan,
floor plans and plan elevations, prepared by JRA, dated May 13,2009, as
approved by the Planning Commission in association with P09-00l7, as
amended by the conditions of approval. The final plans shall be subject to
the review and approval ofthe City's Chief Planner.
3. The wireless telecommunications facility shall be limited to 4 panel
antennas and equipment cabinets, as shown on the Planning Commission
approved plans, as amended by the conditions of approval associated with
P09-00 17.
5. Prior to the issuance of any permit, the final construction plans shall
incorporate the South San Francisco Design Review Board
recommendations, and a paint scheme to minimize views of the antenna,
cables, cable trays and equipment cabinets and other appurtenant facilities.
The final construction plans shall be subject to the review and approval of
the City's Chief Planner.
6. Prior to final inspection the applicant shall place warning signs at or near
each of the antennas identifying potential health and safety hazards of
working within close proximity to the antennas for extended periods of
time and providing an informational phone number.
7. The wire telecommunication facility shall comply with the City's noise
ordinance. Noise generated by the facility shall be less than 60 dBA. Prior
to the final inspection, the applicant may be required to conduct an
acoustic test of the facility by a qualified professional. The results of the
test and any measures to attenuate noise to comply with the City's noise
ordinance shall be provided to the City. The report and recommendations
shall be subject to the review and approval of the City's Chief Planner and
the City's Director of Parks, Recreation and Community Services.
9. The property owner and applicant shall be jointly and severally
responsible for removing all antennas and appurtenant facilities and shall
bear all related expense based on a determination by the City Planning
Commission, at a duly noticed public hearing that the facility is no longer
in use, is obsolete and/or is declared to be a public nuisance.
(Planning Division: Steve Carlson, (650) 877-8535)
B. ENGINEERING DIVISION
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.
(Engineering Division: Sam Bautista, 650/829-6652)
C. POLICE DEPARTMENT
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: Lt. Jon Kallas (650) 877-8927)
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of March 17, 2009
TIME:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:
4:00 P.M.
Ruiz, Nelson, Nilmeyer, Harris and Williams
None
Steve Carlson, Senior Planner
Gerry Beaudin, Senior Planner
Billy Gross, Associate Planner
Norma Fragoso, Mgr of Housing & Redevelopment
Patricia Coda, Planning Technician
1. Administrative Business:
. 363 Grand Avenue / Bronstein Music - Preliminary review of fayade changes
1. The sign should wrap around to conceal the openings on the corners.
2. Check with the Engineering Department on the width of the lane, as the
proposed sign my be encroaching into the street. Bollards may be
required along the back of the building.
3. Check with the Building department on the requirement on the proper
door swing off the lane and the ADA bathroom requirements. Study the
potential safety conflicts of the exit door swing, require clear landing and
the position of passing vehicles driving in the lane.
4. Propose smaller awnings above the rear doorway entries.
5. Consider Raphiolepis "Majestic Beauty" or other similar compact tree for
your rear landscaping due to narrow available space..
6. On your next re- submittal, show the adjacent buildings on your plans.
Re-Submittal required.
2.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Kaiser Foundation! M. Harrison
Lisa Elliot
1200 EL CAMINO REAL
P09-00 17, UPM09-0002
UPM - Kaiser Hospital
(Case Planner: Steve Carlson)
Use Permit Modification and Design Review allowing
modification of an existing wireless communication facility on a
multi-story garage, situated at 1200 El Camino Real in the
Planned Commercial Zoning District, in accordance with
SSFMC Chapters 20.81, 20.85 & 20.105.
The board had the following conllnents; considering the Applicant was a no show:
1. Add a fiberglass enclosure matching the building precast railing and column
design with matching finish to conceal the equipment.
Recommend Approval with conditions.
3.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
City of So. San Francisco
Costco / John Wilson
451 - 479 S Airport Blvd
P09-0007, UPM09-0001, DR09-0006 & Signs09-0003
UPM - Costco Carwash
(Case Planner Steve Carlson)
"Re-Submittal" - Use Permit Modification and Design Review
allowing the addition of an automated carwash to a big box retail
and gas station, and a Type C Sign Permit for a Master Sign
Program, situated at 451 South Airport Boulevard and along
BelAire Road, in the Planned Commercial Zoning District, in
accordance with SSFMC Chapters 20.24,20.76,20.81,20.85, &
20.86.
The Board had the following comments:
1. The Board approved the height varation between the carwash and the equipment
room.
2. On the north & south elevation, add an eyebrow canopy to create a formal
entry/exit to the carwash. to add greater visual appeal and roof articulation.
3. The Board concurs that the carwash building should match the finishes on the
Costco Gas Station.
Recommend Approval with Conditions.
4.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Citi Garden Hotel
S& W Signs
245 S. Airport Blvd
P08-0039 & DR08-00l8 & Signs08-0024
Type "C" Sign - CitiGarden Hotel
(Case Planner: Gerry Beaudin)
"Re-submittal" - Type "C" Master Sign Program for the
CitiGarden Hotel and Beijing Buffet at 245 So. Airport Blvd. in
the Planned Commercial Zone (P-C-L) District in accordance
with SSFMC Chapters 20.24, 20.85 & 20.86
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Planning Commission
Staff Report
DATE:
July 16, 2009
TO:
Planning Commission
SUBJECT:
Use Permit and Design Review allowing the conversion of a single
tenant industrial building into a multi-tenant complex for up to three
tenants, outdoor overnight tractor-trailer storage for up to 28 vehicles, with
exterior building improvements, landscaping upgrades and open at-grade
parking accommodating up to 47 parking spaces, generating in excess of
100 average daily vehicle trips and 24 hour daily operation, situated at 370
Shaw Road (APN 015-164-120) in the Industrial (M-I) Zone District in
accordance with SSFMC Sections 20.30.040(a), 20.30.040(h),
20.30.040(k) and Chapters 20.81 and 20.85.
Owner: Ares Commercial Properties
Applicant: . Tony Brandi
Case No.: P09-0028 (UP09-0008 & DR09-0016)
RECOMMENDATION:
That the Planning Commission approve P09-0028, subject to making the required fmdings
and adopting the conditions of approval.
BACKGROUNDIDISCUSSION:
The project includes the conversion ofthe existing industrial building into a multi-tenant facility
accommodating up to three tenants with exterior building and site improvements, including new
passenger parking spaces, new truck parking spaces and more extensive landscaping.
The project site's General Plan Land Use Element designation of Mixed Industrial, allows a
range of industrial and warehouse uses and the proposed uses.
The site is situated in the Industrial (M-l) Zone District, which allows a range of industrial and
warehouse uses. Businesses having a 24 hour operation, outdoor overnight storage of vehicles,
conversion of a single tenant into a multi-tenant, or generating in excess of 100 average daily
vehicle trips require an approved Use Permit by the City's Planning Commission [SSFMC
Sections 20.30.040(a), 20.30.040(b), 20.30.040 (h) and 20.30.040 (i), respectively].
Staff Report
To: Planning Commission
Subject: P09-0028 370 Shaw Road
July 16, 2009
Page 2 of 3
The building complies with current City development standards as displayed in the following
table:
DEVELOPMENT STANDARDS
Site Area: 2.67 acres [116,305 SF]
Floor Area: 38,400 SF
Floor Area Ratio:
Maximum: 0.4 to 0.6 Existing: 0.33 Proposed: 0.33
Lot Coverage
Maximum: 60% Existing: 33% Proposed: 33%
Landscaping
Minimum: 10% Existing: 10% Proposed: .15%
Automobile Parking
Minimum: Existing: 20 Proposed: 47
Setbacks
Minimum Existing Proposed
Front 10FT 3 FT 3 FT
Side OFT 18 FT 18 FT
Rear OFT 6FT 6FT
Notes: 1.6 foot landscaped setback required of parking lots along property lines.
2. Parking based on a rate of Office: 1 stall per 300 SF; Industrial: I stall per 1,500 SF.
The proposed parking meets the minimum on-site parking requirements set forth in SSFMC
Chapter 20.74. The proposed 17,720 SF oflandscaping will exceed the City's minimum
landscaping of 10% of the total site area (an area equal to 11,620 SF).
DESIGN REVIEW BOARD
The project design was reviewed by the Design Review Board at its meeting of May 19, 2009
and the Board had the following comments:
1. Install a landscaping strip of 3 FT - 4 FT to help screen the cars in the parking lot.
2. Create outdoor seating areas, one on each end of the building.
The Board recommended approval of the plans. The minutes of the Design Review Bom:d are
attached to this staff report. The applicant has revised the plans to incorporating the Board's
comments and the Board's comments have been made into conditions of approval.
Staff Report
To: Planning Commission
Subject: P09-0028 370 Shaw Road
July 16,2009
Page 3 of 3
City staff has also added conditions of approval requiring that any unused roll-up doors are filled
in and finished to match the exterior building color and surface texture, provision of a concrete
curb, striping no parking around the last two truck parking areas located adjacent to the rear lot
property boundary ensuring that trucks do not park in the turn around area, and that the area
adjacent to stalls 39 through 42 be landscaped to help screen views ofthe truck yard from the
street.
ENVIRONMENTAL REVIEW
The City staff has determined that the proposed development is Categorically Exempt from the
provisions ofthe California Environmental Quality Act in accordance with Section 15301, Class
1 Existing Facilities. Because the project has been determined to be exempt, the Planning
Commission need take no further action regarding the environmental review.
RECOMMENDATION:
The proposed development complies with the General Plan the Zoning requirements and city
development standards. The Design Review Board has reviewed the improvements and
recommended approval. Conditions of approval are recommended that will ensure the
development meets city standards. Therefore, city staff recommends that the Planning
Commission approve P09-0028.
I -&;///
"--iJ{( A~- C//~I?)~L.
! eve Carlson, Senior Planner
.
ATTACHMENTS:
Draft Use Permit Findings of Approval
Draft Conditions of Approval
Design Review Board
Minutes
May 19,2009
Plans
FINDINGS OF APPROVAL
USE PERMIT
UP 09-0008
370 SHAW ROAD
(As recommended by City Staff July 16, 2009)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following
findings are made in approval of Use Permit allowing the conversion of a single tenant
industrial building into a multi-tenant complex, outdoor overnight tractor-trailer storage
for up to 28 trucks, with exterior building improvements, landscaping upgrades and open
at-grade parking accommodating up to 47 parking spaces, generating in excess of 100
average daily vehicle trips and 24 hour daily operation, situated at 370 Shaw Road (APN
015-164-120) in the Industrial (M-l) Zone District, based on public testimony and the
materials submitted to the City of South San Francisco Planning Commission which
include, but are not limited to: Plans prepared by dated 2009; Design Review Board
meeting of May 12,2009; Design Review Board minutes of May 12,2009; Planning
Commission staff report, dated July 16, 2009; and Planning Commission meeting of July
16,2009:
1. The conversion of the industrial building into a three tenant industrial
complex with outdoor overnight truck storage, 24 hour daily operation,
and generating over 100 ADT will not be adverse to the public health,
safety or general welfare of the community, or detrimental to surrounding
properties or improvements. The design of the building and site
improvements meets the City Design Guidelines and has been
recommended for approval by the Design Review Board. Conditions of
approval are included requiring conformance with the Planning
Commission approved plans, and the installation oflandscaping, storm
drainage facilities and other site improvements.
2. The conversion of the industrial building into a three tenant industrial
complex with outdoor overnight truck storage, 24 hour daily operation,
and generating 100 ADT complies with the General Plan Land Use
Element designation of the site of Mixed Industrial that allows such uses
and General Plan goals and policies encouraging property maintenance
and improvement.
3. The site, located in the Industrial Zone District (M-l), is adjacent to other
similar industrial uses and is required to comply all applicable standards
and requirements of SSFMC Title 20.
*
*
*
CONDITIONS OF APPROVAL
370 SHAW ROAD
P09-0028
USE PERMIT UP09-0008
(As recommended by City Staff on July 16, 2009)
A. PLANNING DIVISION
1. The applicant shall comply with the City's Standard Conditions and with
all the requirements of all affected City Divisions and Departments as
contained in the attached conditions, except as amended by the conditions
of approval.
2. The construction drawings shall substantially comply with the Planning
Commission approved plans, as amended by the conditions of approval,
including the revised plans prepared by Tony Brandi, dated March 25,
2009, submitted in association with P09-0028.
3. Prior to the issuance ofthe Building Permit, the landscape plan shall be
revised to incorporate the Design Review Board suggestions made at their
May 12,2009 meeting and shall also include mature shrubs, trees that
have a minimum size of 24 inch box and 15% of the total number of
proposed trees shall have a minimum size of 36 inch box. The area
adjacent to parking stalls 39 through 42shall be provided with a landscape
buffer to screen views of the truck yard from the street, and the landscaped
area at the northwesterly comer shall be provided with a seating area at the
terminus of the path. The landscape plan shall be subject to the review and
approval by the City's Chief Planner.
4. Prior to the issuance of a building permit, the plans shall be revised to
provide an angled pattern to facilitate truck turnarounds, and shall be
provided with a concrete curb and striping of the truck turn around area
adjacent to the westerly property boundary.
5. The number oftenants in the complex shall be limited to a maximum of
three tenants. Any increase in the number of tenants or any other aspect of
the approved plans, shall require an approved Use Permit by the Planning
Commission.
6. The applicant shall not install any exterior signs without an approved sign
Permit from the City.
7. Prior to operating, all businesses at the site shall obtain and thereafter
maintain a valid South San Francisco business license.
(Planning Division: Steve Carlson (650) 877-8353, Fax (650) 829-6639)
B. ENGINEERING DIVISION
STANDARD CONDITIONS
1. The developer shall comply with the conditions of approval for
commercial projects, as detailed in the Engineering Division's "Standard
Conditions for Commercial and Industrial Developments", contained in
our "Standard Development Conditions" booklet, dated January 2009.
This booklet is available at no cost to the applicant from the Engineering
Division.
2. The developer shall improve the drainage of the site. All stormwater
measures shall comply with all C3 Provisions. All stormwater shall drain
towards the public street under the sidewalk using a City standard curb
through drain.
3. The developer shall repair any broken sidewalk, curb and gutter and
driveways fronting the property upon completion of the major
construction work. All work shall be at the expense of the developer.
4. All driveways shall be posted with an R-1 "STOP" sign, mounted on a
galvanized steel pole, at no cost to the City.
5. All work performed within the City's public street rights-of-way or
easements shall require an encroachment permit issued by the Engineering
Division. The owner shall apply for and pay all fees and deposits for the
encroachment permit prior to receiving any building permit for the
proposed improvements.
(Engineering Division: Sam Bautista (650) 829-6652)
C: BUILDING DIVISION
1. Provide a van accessible handicapped stall and offload.
2. Provide accessible vehicle offload areas independent of the accessible
access route.
(Building Division: Jim Kirkman (650) 829-6670)
D. POLICE DEPARTMENT
A. 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.
B. Building Security
1. Doors
a. The jamb on all aluminum frame-swinging doors shall be
so constructed or protected to withstand 1600 lbs. of
pressure in both a vertical distance ofthree (3) inches and a
horizontal distance of one (1) inch each side of the strike.
b. Glass doors shall be secured with a deadbolt lock1 with
minimum throw of one (1) inch. The outside ring should be
free moving and case hardened.
c. Employee/pedestrian doors shall be of solid core wood or
hollow sheet metal with a minimum thickness of 1-3/4
inches and shall be secured by a deadbolt lock1 with "
minimum throw of one (1) inch. Locking hardware shall
be installed so that both deadbolt and deadlocking latch can
be retracted by a single action of the inside knob, handle, or
turn piece.
d. Outside hinges on all exterior doors shall be provided with
non-removable pins when pin-type hinges are used or shall
be provided with hinge studs, to prevent removal of the
door.
e. Doors with glass panels and doors with glass panels
adjacent to the doorframe shall be secured with burglary-
1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single
action of the inside door knob/lever/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in
"Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily
visible durable sign on or adjacent to the door stating "This door to remain unlocked during business
hours", employing letters not less than one inch high on a contrasting background. The locking device
must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building
Official for due cause.
resistant glazing2 or the equivalent, if double-cylinder
deadbolt locks are not installed.
f. Doors with panic bars will have vertical rod panic hardware
with top and bottom latch bolts. No secondary locks should
be installed on panic-equipped doors, and no exterior
surface-mounted hardware should be used. A 2" wide and
6" long steel astragal shall be installed on the door exterior
to protect the latch. No surface-mounted exterior hardware
need be used on panic-equipped doors.
g. On pairs of doors, the active leaf shall be secured with the
type oflock required for single doors in this section. The
inactive leaf shall be equipped with automatic flush
extension bolts protected by hardened material with a
minimum throw of three-fourths inch at head and foot and
shall have no doorknob or surface-mounted hardware.
Multiple point locks, cylinder activated from the active leaf
and satisfying the requirements, may be used instead of
flush bolts.
h. Any single or pair of doors requiring locking at the bottom
or top rail shall have locks with a minimum of one throw
bolt at both the top and bottom rails.
2. Windows
a. Louvered windows shall not be used as they pose a
significant security problem.
b. Accessible rear and side windows not viewable from the
street shall consist of rated burglary resistant glazing or its
equivalent. Such windows that are capable of being opened
shall be secured on the inside with a locking device capable
of withstanding a force of two hundred- (200) lbs. applied
in any direction.
c. Secondary locking devices are recommended on all
accessible windows that open.
3. Roof Openings
a. All glass skylights on the roof of any building shall be
provided with:
25/16" security laminate, 1/4" polycarbonate, or approved security fIlm treatment, minimum.
1)
Rated burglary-resistant glass or glass-like acrylic
material. 2
or:
2) Iron bars of at least 1/2" round or one by one-fourth inch
flat steel material spaced no more than five inches apart
under the skylight and securely fastened.
or:
3) A steel grill of at least 1/8" material or two inch mesh under
skylight and securely fastened.
b. All hatchway openings on the roof of any building shall be
secured as follows:
1) If the hatchway is of wooden material, it shall be covered
on the outside with at least 16 gauge sheet steel or its
equivalent attached with screws.
2) The hatchway shall be secured from the inside with a slide
bar or slide bolts. The use of crossbar or padlock must be
approved by the Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided
with non-removable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the
roof or exterior walls of any building shall be secured by
covering the same with either of the following:
1) Iron bars of at least 1/2" round or one by one-fourth inch
flat steel material, spaced no more than five inches apart
and securely fastened.
or:
2) A steel grill of at least 1/8" material or two inch mesh and
securely fastened and
3) If the barrier is on the outside, it shall be secured with
galvanized rounded head flush bolts of at least 3/8"
diameter on the outside.
4. Lighting
a. All exterior doors shall be provided with their own light
source and shall be adequately illuminated at all hours to
make clearly visible the presence of any person on or about
the premises and provide adequate illumination for persons
exiting the building.
b. The premises, while closed for business after dark, must be
sufficiently lighted by use of interior night-lights.
c. Exterior door, perimeter, parking area, and canopy lights
shall be controlled by photocell and shall be left on during
hours of darkness or diminished lighting.
d. Exterior parking lighting must be a minimum of 5 foot
candles, using high-pressure sodium lighting on 10 foot
masts.
5. Numbering of Buildings
a. The address number ofevery commercial building shall be
illuminated during the hours of darkness so that it shall be
easily visible from the street. The numerals in these
numbers shall be no less than four to six inches in height
and of a color contrasting with the background.
b. In addition, any business, which affords vehicular access to
the rear through any driveway, alleyway, or parking lot,
shall also display the same numbers on the rear of the
building.
c. Individual tenant spaces will also be numbered at
entryways and hallways, to provide direction for public
safety. Monument signage at main entrance is required.
6. Alarms
a.
The business shall be equipped with at least a central
station silent intrusion alarm system.
NOTE:
To avoid delays in occupancy, alarm installation steps
should be taken well in advance of the final inspection.
7. Traffic, Parking, and Site Plan
a. Handicapped parking spaces shall be clearly marked and
properly sign posted.
NOTE: For additional details, contact the Traffic Bureau Sergeant
at (650) 829-3934.
8. Misc. Security Measures
a. Commercial establishments having one hundred dollars or
more in cash on the premises after closing hours shall lock
such money in an approved type money safe with a
minimum rating ofTL-15.
b. If there is to be a scheduled event on site (such as an open
house, grand opening, etc.), where the attendees are 50
persons or more (to include staff personnel), the applicant
must contact the Police Department to determine if a Dance
Hall Permit and/or additional security concerns are
necessary.
(Police Department: Lt. Jon Kallas (650) 877-8927)
E. FIRE DEPARTMENT
1. This scope of the use permit requires modification to the fire sprinkler
system. After a building permit is issued a separate fire permit is required.
2. Plans shall conform to NFP A 13 and City of South San Francisco
Municipal Code, Section 15.24.110.
3. A fire alarm monitoring system is required. After a building permit is
issued a separate fire permit is required.
4. Provide a horn/strobe at the front of the building, which will activate upon
fire sprinkler or alarm notification. Plans shall conform to NFP A 72 and
City of South San Francisco Municipal Code, Section 15.24.150.
5. Provide adequate premise identification (address) on the building per the
City of South San Francisco Municipal Code, Section 15.24.100.
6. Minimum wide of all access roads shall be 20 feet. Drive aisle getting out
of queue lane is currently only 15 feet, this condition is not acceptable.
7. All access roads and areas shall have the capacity of75,000 pounds.
8. Provide a plan showing the actual overnight storage arrangement ofthe
truck and trailers.
(Fire Department: Luis DaSilva (650) 829-6645)
F. WATER QUALITY CONTROL PLANT
1. A plan showing the location of all storm drains and sanitary sewers must
be submitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo.
3. Storm water pollution preventions devices are to be installed. A
combination of landscape based controls (e.g., vegetated swales,
bioretention areas, planter/tree boxes, and ponds) and manufactured
controls (vault based separators, vault based media filters, and other
removal devices) are preferred. Existing catch basins are to be retrofitted
with catch basin inserts or equivalent. These devices must be shown on the
plans prior to the issuance of a permit.
4. The applicant must submit a signed maintenance schedule for the
stormwater pollution prevention devices installed.
5. Roof condensate must be routed to sanitary sewer. This must be shown on
plans prior to issuance of a permit.
6. Trash handling area must be covered, enclosed and must drain to sanitary
sewer. This must be shown on the plans prior to issuance of a permit.
7. Loading dock areas should be designed with a roof or over hang and any
run on must be pumped or drain to the sanitary sewer system. This must
be shown on plans prior to issuance of a permit.
8. Grease interceptors of the appropriate capacity must be installed for each
building. Maintenance agreements must be submitted to the office
Environmental Compliance.
9. Install a separate process line of sample monitoring before mixing with
domestic waste in sanitary sewer and downstream of the grease
interceptor. This must be shown on plans prior to the issuance of a permit.
10. Install separate water meters for the building and landscape.
11. If a fire sprinkler system is installed, the fire sprinkler system test/drainage
valve must be plumbed into the sanitary sewer system. This must be
shown on the plans prior to issuance of a permit.
12. If any grading is dome, a grading and drainage plan must be submitted
prior to the issuance of a permit.
13. Applicant must pay sewer connection fee at a later time based on
anticipated flow, BOD and TSS calculations.
14. Applicant will be required to obtain a wastewater discharge permit.
Contact Frank Mandola at Water Quality Control (650) 829-3380.
(Water Quality: Cassie Prudhel (650) 829-3840)
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of May 19,2009
TIME:
4:00 P.M.
MEMBERS PRESENT: Nilmeyer, Harris, Nelson and Williams
MEMBERS ABSENT: Ruiz
STAFF PRESENT: Gerry Beaudin, Senior Planner
Billy Gross, Associate Planner
Linda Ajello, Associate Planner
Patricia Coda, Planning Technician
Luis Da Silva, Fire Marshal
1. Administrative Business: 161 S. Spruce
. The board recommends that the applicant stay with the original approved
sIgn program.
2.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
City of SSF
City of SSF
Citywide
P09-0038 & PCA09-0004
"Green" Surfa~e Parking Lot Design Guidelines
(Case Planner: Gerry Beaudin)
DESCRIPTION
Design Guidelines for 'Greening' Surface Parking Lots are
intended to create surface parking lots that are not only
efficient, but also safe, attractive and environmentally
responsible.
The board had the following comments:
1. Insert parking stall dimensions in the guidelines.
2. Add more flexibility to the guidelines to account for older industrial
buildings.
Recommend further review and adjustment.
6.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
ND08-0001
PROJECT NAME
Shamaim, Inc
Nadel Architects
180 EI Camino Real
P08-0004, UP08-0001, DR08-0002, Signs08-0003 &
Use Permit - So. Spruce/ECR Center
(Case Planner: Billy Gross)
DESCRIPTION
"Preliminary Review" - Use Permit and Design Review to
demolish and construct a new shopping center including a
grocery store and drug store at 180 EI Camino Real in the
Planned Commercial (P-C) Zone District in accordance
with SSFMC Chapters 20.24, 20.81,20.85 & 20.86
The Board had the following comments:
1. Some of previous comments were not dealt with, including pedestrian
crossings through parking lot.
2. Consider extending swales through entire parking rows.
3. Consider different tree species on landscaping plan. The species noted may
not survive SSF elements.
4. The overall architectural style is an improvement. The architecture of the
buildings at the comer ofEI Camino Real and S Spruce Ave should be tie
in with the architecture of the remainder of the project.
5. The pharmacy building is lacking articulation. Revise architecture to be
more in keeping with rest of site, provide window frontage that allows
views into the store.
6. The trash enclosure adjacent to the pharmacy building should be screened.
7. Add more articulation to the Residential Units by creating different roof
levels, more in and out of facades.
8. Per Fire Marshal, a 20 ft access lane must be provided to the rear of the
property, parallel to Huntington Avenue.
Re-Submittal Required.
8. Miscellaneous - 370 Shaw Road
· Install a landscaping stripe of 3 ft - 4ft to help screen the cars in the parking
lot.
· Create two outdoor seating areas, one on each end of the buildings.
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