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SPECIAL JOINT MEETING
CITY COUNCIL - PLANNING COMMISSION
CITY COUNCIL
OF THE
CITY OF SOUTH SAN FRANCISCO
P.o. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, California 94083
Meeting to be held at:
MlTNICIPAL SERVICES BUILDING
CITY COUNCIL COMMUNITY ROOM
33 ARROYO DRIVE
WEDNESDAY, OCTOBER 5, 2005
6:00 P.M.
NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the
State of California, the City Council of the City of South San Francisco will hold a Special Meeting
with the Planning Commission Wednesday, the 5th day of October, 2005, at 6:00 p.m., in the
Municipal Services Building, Community Room, 33 Arroyo Drive, South San Francisco, California.
Purpose of the meeting:
1 . Call to Order
2. Roll Call
3. Public Comments - comments are limited to items on the Special Meeting
Agenda
4. Study Session: Joint meeting with Planning Commission - discussion of
the following projects:
a) Lowe's Home Improvement Center, 600-790 Dubuque Avenue
b) Home Depot, 900 Dubuque Avenue
5. Adjournment
~~D
ity Clerk
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SPECIAL MEETING
CITY COUNCIL
OF THE
CITY OF SOUTH SAN FRANCISCO
P.o. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, California 94083
Meeting to be held at:
MUNICIPAL SERVICES BUILDING
CITY COUNCIL COMMUNITY ROOM
33 ARROYO DRIVE
WEDNESDAY, OCTOBER 5, 2005
6:00 P.M.
ADDENDUM
The following item is added:
4c. Discussion of Terra bay Phase III; Meyers Development
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DATE:
October 5, 2005
TO:
Honorable Mayor and City Council
FROM:
Marty Van Duyn, Assistant City Manager
SUBJECT:
JOINT CITY COUNCIL AND PLANNING COMMISSION STUDY SESSION
OF LOWES
Case No.: P05-0097 (PUD05-0002, PM05-0005, UP05-0021, SIGNS05-0034,
DR05-0051, DA05-0002, & EIR05-0002)
RECOMMENDATION:
That the City Council conduct a joint study session with the Planning Commission.
BACKGROUND:
Project Overview
The 12.8 acre project site is situated at 600-700 Dubuque Avenue, and is bounded on the west by
Dubuque A venue and Highway 101, on the north by single story office buildings and services, and to
the east and south by Union Pacific Railroad line right-of-way. This northwest portion of the East of 101
Area consists of the roughly 1,700 acres of land in the City of South San Francisco.
PROJECT DESCRIPTION
The proposed development involves the demolition of the three of the four existing buildings totaling
220,932 square feet and the construction of a 124,051 square foot one-story Lowe's home improvement
store, an adjoining 24,698 square foot outdoor Garden Center, a small seasonal outdoor sales and
display area, and the retention of a 15,178 retail building (housing West Marine). Parking for 655
passenger vehicles will be provided in an open on-site parking lot. Employee only parking will be
provided on an adjacent PG&E parcel.
The total sign area is estimated to reach 1,000 square feet including signs for the West Marine store.
This program is still being refined by the applicant.
Two of the existing four driveways would be retained at the same locations. Two new driveways would
be established to provide better site accessibility.
The property consists of five parcels, including one owned by PG&E. Four of the parcels will be merged
into one and the PG&E parcel will remain a separate parcel.
Staff Report
Subject: Lowes Home Improvement Center
Page 2 of5
Proposed Use
The proposed development is for retail sales of building supplies, lumber, hardware and associated items
such as appliances, barbeques, pool accessories, home furnishings, patio furniture and materials
associated with home improvement and maintenance. The proposed outdoor Garden Center and Nursery
would provide for retail sales of plant and nursery items. It is anticipated the store will also provide
rental tools and equipment to be leased for construction, gardening and home improvement projects. It is
expected that sales activity will also include propane, trailers and sheds. On-site truck rentals will
probably occur and the site may have several outdoor independent food vendors.
The project will include outdoor sidewalk sales and display of special products, such as plant and
nursery materials, barbeques, outdoor patio furniture, tools and seasonal decor in the parking lot area.
Seasonal sales events of items such as pumpkins and holiday trees and wreaths, would take place near
the garden center. Seasonal sales events are estimated to be 4 times per year comprised oftvvo weeks in
spring, two weeks in summer and four weeks in fall and four weeks in winter.
Store Operation
The project will require delivery of heavy merchandise. Items will be off-loaded at the loading docks on
the northerly end of the building and brought inside with forklifts. The store operating hours are
typically 6 AM to 10 PM with the option for remaining in operation for 24 hours per day. Truck
deliveries would occur throughout the day and may include 24 hour deliveries.
The store will employee an estimated 150 full-time and part-time employees with 75% of the employees
being full-time, primarily derived from local communities. It is assumed key managers and employees
will be transferred from other stores to maintain quality of service and operational consistency. The
shifts are likely to number 2 to 3 per day with more shifts if the store operates on a 24 hour basis.
Approximately 50 to 75 employees are anticipated per shift.
Hours of operation will be Monday through Saturday 6 AM to 10 PM and Sunday from 7 AM to 8 PM.
West Marine
The existing 13,178 square foot Building IV will be retained. The West Marine store occupies the
southerly half of Building IV. The store is expected to operate during normal business hours and on
Saturdays. Based on City Business License records, the store employs an estimated 9 persons. The use
of the remainder of the building has not been determined, but is anticipated to be retail or a related
complementary use.
Entitlements
The applicants are requesting a Commercial Planned Unit Development to allow a slight reduction from
minimum required rear setback for a small portion of the site; a Use Permit allowing outdoor sales,
Staff Report
Subject: Lowes Home Improvement Center
Page 3 of5
outdoor storage, a use generating in excess of 100 vehicle trips per day, and up to 24 hour daily
operation; Type C Sign Program for signs in excess of 100 square feet; Design Review of the proposed
improvements; A Tentative Parcel Map is proposed to merge the four lots into a single lot, and a
Development Agreement. Due to the Development Agreement and the likelihood of significant
unavoidable cumulative traffic it is assumed that the project will require review by the City Council.
The project will require a Use Permit, Type C Sign Permit, Planned Unit Development Pennit, Design
Review, Development Agreement, Demolition Permit, Grading Permit and Building Permits.
DISCUSSION:
The General Plan Land Use designation of the project site is Business Commercial. The site is situated
in the Planned Commercial (P-C) Zoning District. The General Plan, East of 101 Area Plan (Land Use
Policy LU-4a) and the P-C Zoning (SSFMC20.24.020) allow retail uses.
DEVELOPMENT STANDARDS
The building generally complies with current City development standards as displayed in the following
table:
DEVELOPMENT STANDARDS
Total Site Area: 12.8 acres [557,568 SF]
Height
Maximum: 50FT Proposed: 49FT
Floor Area Ratio:
Maximum: 1.0 Proposed: 1.0
Lot Coverage:
Maximum: 50% Proposed: 30%
Landscaping:
Minimum: 10% . Proposed: 10%
Automobile Parking
Retail
Minimum: 655 Proposed: 655
Setbacks
Front M:inimum: 20FT Proposed: 10 FT
North Side Minimum: OFT Proposed: 55 FT
South Side Minimum: OFT Proposed: 55 FT
Rear Minimum: 15 FT Proposed: 25 FT
The proposed development complies with the City's parking requirements for a multi-tenant commercial
center. The SSFMC Section 20.74.060 (g) Multi-Tenant Retail/Commercial, requires parking to be
provided at a rate of 1 parking space per each 250 square feet (4 spaces/1 ,000 SF). Applying this rate to
the development would result in a parking requirement of 655 spaces the number of parking spaces
provided.
Staff Report
Subject: Lowes Home Improvement Center
Page 4 of5
Parking can be reduced somewhat by applying a TDM program for the estimated 150 employees.
The Institute of Traffic Engineers (ITE), a highly regarded engineering institute and referenced in the
SSFMC has recently examined the parking requirements for big box retail stores. The ITE identifies a
range with an average peak rate of2.43/1,000 SF to 3.40/1,000 SF and a peak hour rate of 3.20/1,000 SF
to 4.40/1,000 SF. Applying the higher rates to the big box and the City parking rate for West Marine
would result in sufficient parking for both the weekdays, and the Saturday peak hour.
The development generally complies with the minimum setbacks required for a commercial
development. The West Marine store and the parking lot on the PG&E site have setbacks 9.6 of feet and
o feet, respectively as they are pre-existing uses. The PG&E parking can comply with the minimum
required setback by relocating 7 parking spaces to the interior of the site and converting the former stalls
into landscaped area.
The proposed landscaping of 5,577 square feet complies with the City's minimum requirement of 10%
of the total site area (SSFMC Section 20.73.040). The small distance between the property line and the
sidewalk along Dubuque Avenue is proposed to be landscaped and can be made more effective in
screening parking areas by including a berm of approximately 2 to 3 feet in height.
SIGN PROGRAM
The signs consist of new fayade signs and monument signs. The total sign area amounts to an estimated
1,000 square feet. A "Type C" Sign Permit is required because the total sign area exceeds 100 square
feet and the mono-:pole (35 feet in height) is in excess of 10 feet in height. The applicant is still
developing the sign program. The City Council and Planning Commission should consider the
appropriateness of retaining the mono-pole even though the applicant proposes to reduce the sign size.
DESIGN REVIEW BOARD
The proposed development was reviewed by the Design Review Board (DRB) at their meeting of June
21,2005 and July 19, 2005.
At the first meeting the Board offered the following comments:
I. Ensure that the parapet is high enough to hide all rooftop mechanical equipment.
2. Provide pedestrian entries connecting to the sidewalk at both ends of the site.
3. Do not use Westringia Fruiticosa because it doesn't survive the occasional hard frost, such as in
the late 1980's.
4. The trees on the west side of Highway 101 along Airport Boulevard are Magnolia grandiflora
'Samuel Sommers', Samuel Sommers Magnolia and Pyrus calleryana 'Chanticleer', Chanticleer
Flowering Pear; use the same trees on the Lowe's street frontage for visual balance.
Staff Report
Subject: Lowes Home Improvement Center
Page 5 of 5
The architect revised the plans and re-submitted for the Board review. At the second meeting the Board
determined most of the previous comments had been addressed, but the Chief Planner required rooftop
screening to conceal roof mounted equipment from view of the taller buildings near the site. These
comments will be incorporated in the conditions of approval.
ENVIRONMENT AL DOCUMENT
City staff has employed the services of Lamphier and Gregory to prepare and circulate an
Environmental Impact Report (EIR) for public comment. The document is in preparation and will be
released for public dissemination in the next few weeks. The public comment period is required to be a
minimum of forty- five (45) days, in accordance with the California Environmental Quality Act.
Because the project involves an EIR with a statement of overriding concerns regarding long-term
cumulative traffic impacts, the project is also required to be reviewed by the City Council.
The key environmental issue identified by City staff is traffic. Mitigation measures will be proposed to
reduce the identified impacts to less than a significant level.
CONCLUSION:
The City Council and the Planning Commission should review the proposed development and offer
comments.
By:
Marty Van Duyn
Assistant City Manag r
Bdv ~(~
arry M. N gel
City Manag
Attachments:
Design Review Board Minutes
June 21, 2005
July 19,2005
Plans
DRB Minutes
June 21, 2005
Page 3 of 11
5.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
ESTIMATED TIME
Proj ect 101 Associates
Lowe's HIW, Inc.
600-790 Dubuque Avenue (Includes SBE 135-41-14 Parcell)
P05-0097, DR05-0051, PUD05-0002, UP05-0021, Signs05..0034,
& EIR05-0002
Lowe's Home Improvement Center
(Case Planner Steve Carlson)
DESCRIPTION: 1. Commercial Planned Unit Development allowing a reduc:ed
rear yard setback.
2. Use Permit allowing an open garden center, display area,
allowing a use generating in excess of 100 average daily vehicle
trips and off-site employee parking on an abutting PG&E parcel.
3. Type C sign Permit allowing a sign program in excess of 100
square feet of sign area
4. Development Agreement.
5. Design Review of a one-story 124,000 square foot home
improvement center witha 24, 698 square foot garden center with
open at-grade parking and landscaping.
6. Focused Environmental Impact Report assessing the
development related impacts.
The Board had the following comments:
1. Ensure that the parapet is high enough to hide all rooftop mechanical equipment.
2. Provide pedestrian entries connecting to the sidewalk at both ends of the site.
3. Do not use Westringia Fruiticosa because it doesn't survive the occasional hard
frost, such as in the late 1980's.
4. The trees on the west side of Highway 101 along Airport Boulevard are Magnolia
grandiflora 'Samuel Sommers', Samuel Sommers Magnolia and Pyrus calleryana
'Chanticleer', Chanticleer Flowering Pear; use the same trees on the Lowe's street
frontage for visual balance.
Consider comments for Conditions of Approval.
6.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION:
Shaw Road
Mike Ma
360 Shaw Rd.
P05..0030, UP05-0008 & DR05-0017
Use Permit
(Case Planner: Steve Carlson)
Use Permit and Design Review of a conversion of warehouse
space into a food preparation facility with open parking and
landscaping, situated at 360 Shaw Road in the Industrial Zoning
District (M-l) in accordance with SSFMC Chapter 20.85.
DRB Minutes
July 19, 2005
Page 5 of6
11.
12.
/ s/Thomas C. Sparks
Thomas C. Sparks
Chief Planner
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
ESTIMATED TIME
Edgar Velasquez
Edgar Velasquez
540 Del Monte Ave.
P05-0102 & DR05-0057
Velasquez Residence 2nd-Story Addition
(Case Planner: Steve Kowalski)
DESCRIPTION: Design Review of a 2nd-story addition to an existing dwelling
unit in the Single-Family Residential (R-l-E) Zoning District in
accordance with SSFMC Chapters 20.16 & 20.85.
The Board had the following c:omments:
Mr. Ruiz abstained from the review of this item for conflict of interest reasons.
1. Redesign the 2nd story addition so that it sits more atop the center of the house.
2. Set back the 2nd story a few feet from the street.
3. Use similar rooflines and matching pitches on the fIrst and second floors.
4. Add more windows to the 2nd floor on the rear and side elevations to break up the
blank wall surfaces on these sides of the house.
Revise plans and resubmit to the DRB for further review.
MISCELLANEOUS:
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION:
Proj ect 101 Associates
Lowe's HIW, mc.
600-790 Dubuque Avenue (mcludes SBE 135-41-14 Parcell)
P05-0097, DR05-0051, PUD05-0002, UP05-0021, Signs05-0034,
& ElR05-0002
Lowe's Home Improvement Center
(Case Planner Steve Carlson)
1) Commercial Planned Unit Development allowing a redueed
rear yard setback. 2) Use Permit allowing an open garden center,
display area, allowing a use generating in excess of 100 average
daily vehicle trips and off-site employee parking on an abutting
PG&E parcel. 3) Type C Sign Permit allowing a sign program in
excess of 100 square feet of sign area. 4) Development
Agreement. 5) Design Review of a one-story 124,000 square foot
home improvement center witha 24, 698 square foot garden
center with open at-grade parking and landscaping. 6) Focused
Environmental Impact Report assessing the development related
impacts.
The comments from the previous DRB meeting were addressed, but the Chief Planner will
require the rooftop screening to conceal the equipment from view of the taller buildings
near the site. .
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Staff Report
DATE:
October 5, 2005
TO:
Honorable Mayor and City Council
FROM:
Marty VanDuyn, Assistant City Manager
SUBJECT:
JOINT CITY COUNCIL AND PLANNING COMMISSION STUDY SESSION
OF HOME DEPOT
Case No.: P05-0035 (pUD05-0003, UP05-0010, SIGNS05-0044, DR05-0020,
TDM05-0003 & EIR05-0002)
RECOMMENDATION:
That the City Council conduct a joint study session with the Planning Commission.
BACKGROUND:
Project Overview
The 7.62 acre project site is situated at 900 Dubuque Avenue, and is bounded on the west and north by
Dubuque Avenue and Highway 101, on the south by single story office buildings and services, and to
the east by Union Pacific Railroad line right-of-way. This northwest portion of the East of 101 Area,
consists of the roughly 1,700 acres of land in the City of South San Francisco.
PROJECT DESCRIPTION
The proposed development involves the demolition of the existing Levitz building totaling 156,637
square feet and the construction of a 101,272 square foot one-story Home Depot building material store,
an adjoining 24,522 square foot outdoor Garden Center and Nursery, a small seasonal outdoor sales and
display area. Parking for 423 passenger vehicles will be provided in a two level garage and an open on-
site parking lot. The signs will provide a total sign area of an estimated 960 square feet including the
retention of the existing mono-pole sign.
Proposed Use
The proposed development is for retail sales of building supplies, lumber, hardware and associates items
such as appliances, barbeques, pool accessories, home furnishings, patio furniture and materials
associated with home improvement and maintenance. The proposed outdoor Garden Center and Nursery
would provide for retail sales of plant and nursery items. It is anticipated that the store will also provide
rental tools and equipment to be leased for construction, gardening and home improvement projects. It is
Staff Report
Subj ect: Home Depot
Page 2 of5
expected that sales activity will also include propane, trailers and sheds. On-site truck rentals will
probably occur and the site may have several outdoor independent food vendors.
The proj ect will include outdoor sidewalk sales and display of special products, such as plant and
nursery materials, barbeques, outdoor patio furniture, tools and seasonal decor in the parking lot area.
Seasonal sales events of items such as pumpkins and holiday trees and wreaths, would take place near
the Garden Center. Seasonal sales events are estimated to be 4 times per year.
Store Operation
The project will require delivery of heavy merchandise. Items will be off-loaded at the loading docks on
the northerly end of the building and brought inside with forklifts. The store operating hours are
typically 6 AM to 10 PM with the option for remaining in operation 24 hours per day. Truck deliveries
would occur throughout the day and may include 24 hour deliveries.
The store will employee an estimated 150 - 175 full-time and part-time employees primarily derived
from local communities. It is assumed that managers and employees will be transferred from other stores
to maintain quality of service and operational consistency. The shifts are likely to number 2 to 3 per day
with more shifts if the store operates on a 24 hour basis. Approximately 50 to 75 employees are
anticipated per shift.
Entitlements
The applicants are requesting a Commercial Planned Unit Development to allow a slight reduction from
minimum required front setback for a small portion of the parking area along Dubuque Avenue; a Use
Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day,
up to 24 hour daily operation, and the determination of a parking rate; Type C Sign Program for signs in
excess of 100 square feet and a mono-pole in excess of 10 feet in height; Design Review of the proposed
improvements; and a Transportation Demand Management Plan (TDM) to reduce traffic impacts.
An Environmental Impact Report (EIR) with the likelihood of significant unavoidable cumulative traffic
impacts will require the development proposal to reviewed by both the City Council and City Council.
DISCUSSION:
The General Plan Land Use designation of the project site is Business Commercial and the site is
situated in the Planned Commercial (P-C) Zoning District. The proposed development is consistent with
both the General Plan and the Zoning Ordinance. The General Plan principles, policies and goals and the
East of 101 Area Plan (specifically Land Use Policy LU-4a) strongly encourage the retention of existing
retail uses especially along the US 101 frontage. The P-C Zoning (SSFMC Chapter 20.24.020) allows
retail uses.
Staff Report
Subj ect: Home Depot
Page 3 of5
DEVELOPMENT STANDARDS
The building generally complies with current City development standards as displayed in the following
table:
DEVELOPMENT STANDARDS
Total Site Area: 7.62 acres [331,927 SF]
Height
Maximum: 50FT Proposed: 35 FT
Floor Area Ratio:
Maximum: 1.0 Proposed: 1.0
Floor Area
Maximum: 331,927 SF Proposed: 101,272 SF
Lot Coverage:
Maximum: 50% Proposed: 38%
Landscaping:
Minimum: 10% Proposed: 10%
Automo~ile Parking
Retail
Minimum: 629 Proposed: 426
Setbacks
Front Minimum: 20FT Proposed: 6FT
North Side Minimum: OFT Proposed: 145 FT
South Side Minimum: OFT Proposed: 44FT
Rear Minimum: 15FT Proposed: 6FT
The SSFMC Section 20.74.060 (g) Multi-Tenant Retail/Coinmercial, requires parking to be provided at
a rate of 1 parking space per each 200 square feet. Applying this rate to the development would result in
a parking requirement of 629 spaces. The applicant has conducted a parking study of existing Home
Depot facilities and proposes to reduce the parking rate to 3.36 spaces/1,OOO SF resulting in a total of
423 parking spaces. A TDM Plan can assist in reducing the employee parking demand component.
The Institute of Traffic Engineers (ITE), a highly regarded engineering institute and referenced in the
SSFMC has recently examined the parking requirements for big box retail stores. The ITE identifies a
range of average peak rate of 2.43/1 ,000 SF to 3.40/1 ,000 SF and a peak hour rate of 3 .20/1 ,000 SF to
4.40/1,000 SF. Applying the higher rates would result in sufficient parking for the weekdays, but may
create a possible shortfall of 130 parking spaces during the peak hours on Saturday. One possible way to
address the potential shortfall is to require the garage to be designed to accommodate a second deck and
monitoring the facility for a six month period after opening of the store. If the proposed parking is
inadequate, then a second deck can be added. Alternatively, the employees can be required to park off
site and shuttled to the store.
Staff Report
Subject: Home Depot
Page 4 of5
The development generally complies with the minimum setbacks required for a commercial
development. The applicant is proposing to reduce the minimum required front setback of 20 feet and
provide 6 feet to accommodate several parking spaces along Dubuque Avenue.
The proposed landscaping of3,320 square feet complies with the City's minimum requirement of 10%
of the total site area (SSFMC Section 20.73.040). The area between the property line and the sidewalk
along Dubuque Avenue is proposed to be landscaped to a depth of 6 feet between the parking stalls and
the property line. The landscape area along Dubuque Avenue can be made more effective in screening
parking areas by the construction of a landscaped berm.
The signs consist of new fa<;ade signs, monument signs and the retention of the existing mono-pole sign
refaced with a smaller sign. The total sign area amounts to an estimated 960 square feet. Type C Sign
Permit is required because the total sign area exceeds 100 square feet and the mono-pole (35 feet in
height) is excess of 10 feet in height. The City Council and Planning Commission should consider the
appropriateness of retaining the mono-pole even though the applicant proposes to reduce the sign size.
DESIGN REVIEW BOARD
The proposed development was reviewed by the Design Review Board (DRB) at their meeting of
March 15, 2005 and May 17,2005.
At the first meeting the Board offered the following comments:
1. Continue the building detailing onto the south and west elevations, not just on the north and
east elevations.
2. Single-pole freestanding can signs are not encouraged. Consider a different type of design
such as a pylon sign.
3. Consider incorporating rooftop parking over the store to reduce the height of the proposed
parking structure. The 3-story parking structure, as it is, overwhelms the view from soutbound
Highway 101
4. A lot of the species on the plant list will not do well in SSF. Revise the plant schedule using
species that are better suited to SSF's climate. Consider using some of the trees from the
opposite side of the street; Magnolias and flowering pear trees are the most common types.
5. The trees around the parking structure need to be taller.
6. More detail on the landscaping at the main entry driveway between the two buildings.
7. Use creeping fig or boston ivy on the parking structure.
8. Plant trees along the south and west property lines
9. Revise plans and resubmit to the DRB for further review.
The architect revised the plans and re-submitted for Board review. At the second meeting the Board
determined most of the previous comments had been addressed but offered two comments:
1. Do not use internally illuminated can signs; use external lighting or individually illuminated
channel letters.
2. Consider grouping the roof mounted equipment and using roof screens.
Staff Report
Subject: Home Depot
Page 5 of5
The Board was otherwise pleased with the design changes and recommended approval fo the design.
The Board's May comments will be made into conditions of approval.
ENVIRONMENTAL DOCUMENT
City staffhas employed the services of Lamphier and Gregory to prepare and circulate an
Environmental Impact Report (EIR) for public comment. The document is in preparation and will be
released for public dissemination in the next few weeks. The public comment period is required to be a
minimum of forty-five (45) days, in accordance with the California Environmental Quality Act.
Because the project involves an EIR with a statement of overriding concerns regarding long-term
cumulative traffic impacts, the project will also be required to be reviewed by the City Council.
The key environmental issue identified by City Staff is traffic. Mitigation measures will be proposed to
reduce the all identified impacts to less than a significant level and/or a statement of over riding
considerations will be prepared.
CONCLUSION:
The City Council and the Planning Commission should review the proposed development and offer
comments.
By:
Marty VanDuyn
Assistant City Man
BY~' ~ (~
'M. Nagel
City Manager
Attachments:
Design Review Board Minutes
March 15, 2005
May 17, 2005
Plans
DRB Agenda
March 15,2005
Page 4 of7
8.
9.
10.
OWNER:
APPLICANT:
ADDRESS:
PROJECT NUMBER:
PROJECT NAME:
ESTIMATED TIME
Laurence Jacobs
Ted Witt
390 Swift Ave. #7
P05-0038 & UP05-0012
Use Permit
(Case Planner: Steve Carlson)
DESCRIPTION: Use Permit allowing food preparation with daily hours of
operation from 7 AM to 2 AM, situated at 390 Swift Avenue in
the Planned Industrial Zoning District (P-D in accordance with
SSFMC Chapter 20.33.
The Board had no comments. Approved as submitted.
OWNER:
APPLICANT:
ADDRESS:
PROJECT NUMBER:
PROJECT NAME:
Nguyen, Toan C.
Nguyen, Toan C.
656 Spruce Ave.
P05-0022, UP05-0006 & DR05-0014
Use Permit for deck exceeding 300 sq ft
(Case Planner: Steve Carlson)
DESCRIPTION: Use Permit and Design Review to construct a rear deck greater
than 300 square feet in the Single-Family Residential (R-1-E)
Zoning District in accordance with SSFMC Chapters 20.16, 20.81
& 20.85.
The Board had the following comments:
1. Bring the railing of the old deck up to code and use the same picket design and
spacing as you are using on the new deck.
2. Adjust the spacing on the pickets to comply with UBC requirements.
Submit changes to the Planning Division. No need to go back to DRB.
Dinner Break
OWNER:
APPLICANT:
ADDRESS:
PROJECT NUMBER:
PROJECT NAME:
DESCRIPTION:
5:55 pm
Levitz SL San Francisco
Home Depot
900 Dubuque Ave.
P05-0035, UP05-0010 & DR05-0020
Home Depot
(Case Planner: Steve Carlson)
Use Permit and Design Review to allow construction of a
101,272 sf Home Depot store, a 24,522 sf Garden Center and a 2-
story (3 level) parking structure situated at 900 Dubuque Avenue
in the Planned Commerica1 (P-C-L) Zoning District in accordance
with SSFMC Chapters 20.24, 20.81 & 20.85.
DRB Agenda
March 15,2005
Page 5 of7
ESTJ1v.rA TED TIME
The Board had the following comments:
1. Continue the building detailing onto the south and west elevations, not just on
the north and east elevations.
2. Single-pole freestanding can signs are not encouraged. Consider a different type
of design such as a pylon sign.
3. Consider incorporating rooftop parking over the store to reduce the height of the
proposed parking structure. The 3-story parking structure, as it is, overwhelms
the view from soutbound Highway 101
4. A lot of the species on the plant list will not do well in SSF. Revise the plant
schedule using species that are better suited to SSF's climate. Consider using
some of the trees from the opposite side of the street; Magnolias and flowering
pear trees are the most common types.
5. The trees around the parking structure need to be taller.
6. More detail on the landscaping at the main entry driveway between the two
buildings.
7. Use creeping fig or boston ivy on the parking structure.
8. Plant trees along the south and west property lines
Revise plans and resubmit to the DRB for further review.
11.
OWNER:
APPLICANT:
ADDRESS:
PROJECT NUMBER:
PROJECT NAME:
Prasad, Mahendra
Prasad, Mahendra
711 Hickory Place
P04-0 1 09 & DR04-0061
New SFR on Hickory Place
(Case Planner: Steve Kowalski)
Resubmittal
DESCRIPTION: Design Review of a new single-family dwelling on Hickory Place
behind 710 Olive Avenue in the Medium Density Residential (R-
2-H) Zoning District in accordance with SSFMC Chapters 20.18
& 20.85.
The Board had the following comments:
1. The house is still too massive; some of the reductions made to the 3rd floor should be
continued on the 2nd floor to help make the structure look less massive.
2. The front elevation still has too many different roof designs. Simplify the roof
plan even further so that the front elevation doesn't look so incongruous.
3. Change ceiling heights from 9'0" to 8' or 8'6" to cut down some of the height.
4. Strawberry trees will not grow as tall as the house; select a species that will grow
to approximately the same height as the house.
5. Clearly show the outline of the landscaped areas and paved surfaces in the rear yard on
the Site Plan.
Revise the plans and resubmit to the DRB for further review.
DRB Minutes
May 17,2005
Page 4 of9
7.
OWNER:
APPLICANT:
ADDRESS:
PROJECT NUMBER:
PROJECT NAME:
Levitz SL San Francisco
Home Depot
900 Dubuque Ave.
P05-0035, DR05-0020 & UP05-00IO
Home Depot (Resubmittal)
(Case Planner: Steve Carlson)
DESCRIPTION: Use Permit and Design Review to allow construction ofa
101,272 sf Home Depot store, a 24,522 sf Garden Center
and a 2-story (3 1evel) parking structure situated at 900
Dubuque Avenue in the Planned Commerical (P-C-L)
Zoning District in accordance with SSFMC Chapters 20.24,
20.81 & 20.85
The Board had the following comments:
1. Do not use internally illuminated can signs; use external lighting or
individually illuminated channel letters.
2. Consider grouping the roof mounted equipment and using roof screens.
No need to come back to the DRB.
8.
DINNER BREAK
OWNER:
APPLICANT:
ADDRESS:
PROJECT NUMBER:
PROJECT NAME:
Ping Hsu
Ping Hsu
Vacant Lot - T errabay (phase I Area)
P05-0018, PP05-0001 & PM05-0001
Terrabay
(Case Planner: Steve Carlson)
DESCRIPTION: Precise Plan and Tentative Parcel Map to divide a 9,261
square foot lot into three lots and develop a single family
home on each situated at the intersection of North crest and
Windcrest Lane in the Terrabay Specific Plan District in
accordance with SSFMC Chapters 19.48 & 20.63
The Board had the following comments:
1. Provide a cross section for the entire site including all retaining walls and
staircases to clarify builing pad relationships.
2. Specify the type of retaining walls and materials to be used on the plans.
3. Submit a materials and color board for the exterior fmishes.
4. Show the steps outside the entrance to the home on Lot 179A.
5. The North elevation of 179A is missing the garage window.
6. Add a window to the garage on Lot 179B.
7. The master bedroom of 179B is missing a window on the west elevation.
8. The 2nd_story bay over the garage on Lot 179B is missing from the roof
plan.
9. The 2nd -story bay in Bedroom #3 on Lot 179C is missing from the roof
plan.
10. The spaces between the homes are much too narrow for a Bishop Pine and
Monterey Cypress. Delete the trees and just use Esca10nia shrubs instead.
11. Incoporate the landscape pallete from the Phase I Terrabay Development
to improve the qualiyt of the fit with the existing neighborhood.
Revise plans and resubmit them to the DRB for further review.
L
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