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HomeMy WebLinkAboutPC e-packet 05-18-06 CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE May 18, 2006 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 possible, 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, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- ecd@ssf.net. William Zemke Chairperson Mary Giusti Commissioner Eugene Sim Commissioner John Prouty Commissioner Judith Honan Vice-Chairperson William Romero Commissioner Marc C. Teglia Commissioner Susy Kalkin, Acting Chief Planner Acting Secretary to the Planning Commission Steve Carlson Michael Lappen Senior Planner Senior Planner Gerry Beaudin Associate Planner Chadrick Smalley Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Paaers 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. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE May 18, 2006 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of Regular meeting minutes of April 6 and April 20, 2006. PUBLIC HEARING 2. Billy Ket Chau/applicant Kelly-Moore Paint C%wner 107 Hickey Blvd P06-0040: UP06-0013 Use Permit allowing a cocktail lounge with daily hours of operation from 3 PM to 2 AM and allowing karaoke and limited live entertainment consisting of piano playing, within 200 feet of a residential zoning district at 107 Hickey Blvd in the Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22 & 20.81 3. Cingular Wireless/applicant California Water Service/owner 480 Grandview Dr P06-0020: UPM06-0002 & DR06-0028 Use Permit Modification and Design Review allowing a wireless communication facility consisting of six (6) fence mounted antennas and an underground vault for equipment cabinets, situated at 480 Grandview Drive in the Planned Industrial Zoning District (P-I), in accordance with SSFMC Chapter 20.81, 20.85 & 20.1 05 4. Mira Lee/applicant Tam-Leung/owner 425 Eccles Ave P06-0010: UP06-0006 & DR06-0010 Design Review and Use Permit allowing the conversion of a vacant two story 16,084 square foot commercial recreation facility into a printing establishment with 7,828 square feet of office and 8,256 square feet of printing generating in excess of 100 daily vehicle trips with open at grade parking and landscaping, in accordance with SSFMC Chapters 20.32 & 20.81 Planning Commission Agenda - Cont'd May 18, 20066 Page 3 of 4 II ~ 5. Home Depot/applicant Levitz SL San Francisc%wner 900 Dubuque Ave. P05-0035: PUD05-0003, UP05-0010, TDMO-0003, SIGNS05-0044, EIR05-0003 & DR05-0020 Environmental Impact Report assessing environmental impacts, Planned Unit Development allowing a reduced front setback; Use Permit allowing outside storage and display, Design Review allowing construction of a 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at- grade parking and a 2 level parking structure and generating in excess of 100 daily vehicle trips; Type C Sign Program comprised of building facade signs and retention of an existing pole sign with a total area exceeding 300 square feet; Transportation Demand Management Plan reducing traffic effects, situated at 900 Dubuque Avenue in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.81 & 20.85 ADMINISTRATIVE BUSINESS 6. Cityview Marbella 280, LLP/Owner Watt Communities/Applicant Gellert Boulevard P05-0115; DR06-0041 Confirmation of the Acting Chief Planners approval of the color samples and roof materials for South City Lights (formerly Marbella) at 2280 Gellert Blvd in the Multi-Family Residential (R-3-L) Zone District. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT Isl Susv Kalkin Susy Kalkin Acting Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting June 1, 2006, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: or vi a SK/bla s:\AgeV'vdCls,\PLCl V'vV'vLV'vg ~OViAViALs,s,LoV'v \200G \05-1-??-OG RP~ AgeV'vdCl.doG PClge 3 Of-4 Planning Commission Staff Report DATE: May 18,2006 TO: Planning Commission FROM: Steve Carlson, Senior Planner SUBJECT: 1. Use Permit allowing the conversion of a vacant two story 16,084 square foot commercial recreation building into a printing establishment with 7,828 square feet of office and 8,256 square feet of printing and generating in excess of 100 daily vehicle trips. 2. Design Review of a conversion of a vacant two story 16,084 commercial recreation facility into a printing establishment with 7,828 square feet of office and 8,256 square feet of printing, with open at-grade parking and landscaping. SSFMC: Chapters 20.32 & 20.85. Site Address: 425 Eccles Avenue Zoning: Planned Industrial (P-I) Zone Owner: Kingman Leung Applicant: Mira Lee Case Nos.: P06-0010 (UP06-0006 & DR06-0010) RECOMMENDATION: That the Planning Commission approve 1) Use Permit allowing the conversion of a vacant two-story 16,084 square foot commercial recreation building into a printing establishment with 7,828 square feet of office and 8,256 square feet of printing and generating in excess of 100 daily vehicle trips; and 2) Design Review of a conversion of a vacant two-story 16,084 square foot commercial recreation building into a printing establishment with 7,828 square feet of office and 8,256 square feet of printing with open at-grade parking and landscaping, subject to adopting the conditions of approval and making the required fmdings. BACKGROUND: The 0.97 acre site is improved with a vacant two-story 16,084 square foot commercial recreation facility with open at-grade parking and landscaping. The owner is proposing to convert the commercial recreation building into a printing facility allowing the business to consolidate its operations in one location. The hours of operation are Staff Report To: Planning Commission Subject: P06-0010 425 Eccles Page 2 of 4 proposed to be Monday through Friday from 8 AM to 6 PM. The establishment will employ twenty (20) persons. The firm does not have any company vehicles. No trucks will be parked on-site. All deliveries will occur during normal business hours. DISCUSSION: The General Plan designation of the site is Business and Technology which allows printing establishments. The site is situated in the Planned Industrial Zoning District (P-I) which allows uses that generate in excess of 100 average daily vehicle trips per day with a Use Permit approved by the Planning Commission [SSFMC Section 20.32.060]. The proposed conversion complies with the City's development requirements as reflected in the following table: DEVELOPMENT STANDARDS Total Site Area: 0.97 acres [42,278 SF] Height Maximum: 50FT Proposed: 35 PT Floor Area Ratio: Maximum: 0.5 Proposed: 0.5 Floor Area Maximum: 21,139 SF Proposed: 16,084 SF Lot Coverage: Maximum: 50% Proposed: 40% Landscaping: Minimum: 10% Proposed: 0% Automobile Parking Office and Industrial Minimum: 34 Proposed: 50 Setbacks Front Minimum: 20FT Proposed: 195 FT North Minimum: OFT Proposed: 10FT Side South Minimum: OFT Proposed: 10FT Side Rear Minimum: 15 FT Proposed: 4FT Staff Report To: Planning Commission Subject: P06-0010 425 Eccles Page 3 of 4 The proposed conversion meets the minimum required parking, lot coverage, landscaping and most setbacks. The rear building setback of 4 feet is non-conforming. DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of February 21,2006. At this meeting, the Board recommended approval with the following comments: 1. Include two handicap parking spaces, one of which must be van accessible. 2. Install eyebrow roofs over the opening of the two rollup doors on the front elevation. 3. Relocate the handicap spaces so there is no conflict between the handicap spaces and the loading/delivery areas. To separate the two areas, the planter island and curb can be pulled away from the building to accommodate the handicap parking in front of the entry. 4. Relocate the drive lane to be farther away from the building. When the handicap parking spaces are put perpendicular to the building and in front of the entry, the drive aisle will be further away from the building. The owner has revised the plans incorporating the Board's suggestions. EAST OF 101 AREA PLAN DESIGN POLICIES The East of 101 Area Plan Design Element Policies require all developments to provide site and building enhancements. The proposed development either complies with many of these policies or can comply as described in the following paragraphs. Policy DE #17 requires that loading docks not face the street. In this case, the only feasible area to add new roll-up doors is on the front building fa<;ade facing the street. City staffhas worked with the applicant to revise the landscape plans to screen the views of the loading areas and docks with a hedge to be maintained at a minimum height of eight (8) feet. Combined with the setback of 195 feet from the street, views of the new roll-up doors would be greatly diminished. Policies DE #22 & #23 encourage the provision of site amenities such as entry plazas. The site has adequate space to accommodate a more generous entry without adversely affecting parking. The site has only 20 employees and few visitors. Based on the proposed amount of office and production area, only 34 parking spaces would be required (SSFMC Chapter 20.74). The site currently provided in excess of 50 parking spaces - an excess of 16 stall spaces (50 spaces - 34 spaces = 16 spaces) - an area equal to approximately 2,500 square feet. Should the Planning Commission concur, an entry plaza could easily be expanded to an area of 2,500 feet (a little more than 5% of the site area). The plaza would necessitate minor modifications to the parking lot including relocating the drive aisle 18 feet closer toward the street resulting in the loss of four (4) parking spaces. Additional landscape area could be added Staff Report To: Planning Commission Subject: P06-0010 425 Eccles Page 4 of 4 through the conversion of parking spaces to landscape area. A conditional of approval has been added requiring an expanded plaza. Policy DE #35 requires that the trash enclosure match the design of the building. The existing facility is required to comply with this requirement as a condition of approval. Policy DE # 42 requires exterior paint scheme to be complementary with the high tech environment. A condition of approval will require that the building exterior be painted to achieve this objective. Because the development will generate in excess of 100 average daily vehicle trips the owner will be required to develop a Transportation Demand Management Plan (TDM). As part of the TDM Plan the owner should be required to retain the existing showers to help encourage other travel modes such as mass transit, walking and bicycling. Such measures help reduce vehicles trips in single occupant vehicles - a chief contributor to peak hour traffic congestion. ENVIRONMENTAL REVIEW: Staffhas determined that this proposal qualifies as a Class 3 Categorical Exemption pursuant to the provisions of Section 15301 of the California Environmental Quality Act (Class 1 Existing Facilities). Because the project has been determined to be exempt, no environmental review is necessary. RECOMMENDATION: The proposed development complies with the General Plan, the East of 101 Area Plan, and the Zoning Ordinance and the City's development standards. Therefore, the City staff recommends that the Planning Commission approve 1) Use Permit allowing the conversion of a vacant two story 16,084 square foot commercial recreation building into a printing establishment with 7,828 square feet of office and 8,256 square feet of printing and generating in excess of 100 daily vehicle trips; and 2) Design Review of a conversion of a vacant two story 16,084 square foot commercial recreation building into a printing establishment with 7,828 square feet of office and 8,256 square feet of printing with open at-grade parking and landscaping, subject to adopting the ~ Ofappr~uired findings. S ve c~ernor Planner Attachments: Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes February 21, 2006 Plans FINDINGS OF APPROVAL P06-00 10 425 ECCLES AVENUE (As recommended by City Staff May 18, 2006) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following [mdings are made in approval of Use Permit 06-0006 allowing the conversion of a vacant two story 16,084 square foot commercial recreation building into a printing establishment with 7,828 square feet of office and 8,256 square feet of printing and generating in excess of 100 daily vehicle trips, 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 M. Lee Design, dated April 7, 2006; Design Review Board meeting of March 21,2006; Design Review Board minutes of March 21,2006; Planning Commission staffreport, dated May 18, 2006; and Planning Commission meeting of May 18, 2006: 1. The proposed conversion of a vacant commercial recreation facility into a printing establishment 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 meet minimum City development standards, provide public protection and require the installation of storm drainage facilities. 2. The proposed conversion of a vacant commercial recreation facility into a printing establishment, complies with the General Plan Land Use Element designation of the site of Business and Technology Park that requires that new developments be designed to be compatible with adjacent land uses. The City's Design Review Board recommended approval of the facility. 3. The proposed conversion of a vacant commercial recreation facility into a printing establishment, located in the Planned Industrial Zone District adjacent to other commercial uses, 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 P06-00 1 0 425 ECCLES AVENUE (As recommended by City Staff May 18, 2006) 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, dated April 7, 2006, prepared by M. Lee Design, as approved by the Planning Commission in association with P06- 0010, as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City's Chief Planner. 3. Prior to the issuance of any permit the applicant shall provide plans for landscaping which adequately screen views of the roll-up doors and loading areas from the public right of way and neighboring properties. The landscape plan shall include an irrigation system, soil amendment plan, replacing plants adversely affected or removed by construction related to the project and all dead landscape material. The plan shall also include a hedge to be maintained at a minimum height of eight (8) feet, new specimen size trees with a minimum size of 24 inch box, 15 % of all new trees to be a minimum size of36 inch box, and mature 15 gallon shrubs. The landscape plan shall substantially conform to the landscape plans, dated April 7, 2006, prepared by M. Lee Design, approved by the Planning Commission as part ofP06-0010, as amended by the conditions of approval. The final landscape plans shall be subject to the review and approval of the City's Chief Planner. 4. Prior to the issuance of any permit, the final construction plans shall incorporate an exterior building paint scheme. The paint scheme shall be subject to the review and approval of the City's Chief Planner. 5. The final construction plans shall include an expanded plaza of approximately 2,500 square feet. The design of the expanded plaza shall be subject to the review and approval by the City's Chief Planner. 6. Prior to the issuance of any permit, the final construction plans shall include a trash enclosure that meets the SSFMC trash enclosure requirements. The applicant shall provide documentation that the trash enclosure meets the minimum requirements for the proposed printing facility as determined by the South San Francisco Scavengers. The design and location of the trash enclosure shall be subject to the review and approval of the City's Chief Planner. 7. Prior to the issuance of any permit, the owner shall submit a Transportation Demand Management Plan that meets the minimum requirements of the SSFMC. The TDM Plan shall include the retention of a minimum of one male and female shower facility including changing area and lockers. The TDM Plan shall be subject to the review and approval of the City's Chief Planner. (Planning Division Contact: Steve Carlson, 650/877-8535) B. ENGINEERING DIVISION 1. STANDARD CONDITIONS The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. II. SPECIAL CONDITIONS A. Upon completion of the building alterations and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subject parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the proposed renovated development, or new tenant improvements. B. All new improvements to be constructed within the street right-of- way, or City owned easements, shall be approved by the Engineering Division and installed to City standards. An Encroachment Permit shall be obtained from the Engineering Division for all public improvement work, prior to receiving a Building Permit for the renovation project. The cost of all work and repairs shall be borne by the applicant. C. Show all utility easements on plot plan. Provide with of existing driveway on plot plan. Minimum width for two-way travel is 25 feet. Vehicles accessing the new roll-up doors shall not block any existing parking spaces. III. ON-SITE IMPROVEMENTS A. The applicants shall design, construct and install a drainage system within the site that will prevent runoff from the paved areas of the project from overflowing into Corey Way, or on to adjacent private property. Any existing drainage facilities that are proposed to be re- used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. A report shall be prepared by the applicant's drainage consultant and submitted to the Engineering Division for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant shall design and install the drainage improvements described in the approved report, to the satisfaction of the City's Engineering Public Works Inspector, prior to receiving an occupancy permit for the particular development for which the building permit has been issued. B. The applicant shall submit on-site pavement construction, pavement repair, striping, signing and traffic control plans for all interior parking lots and driveway isles within the site. Rl "Stop" signs shall be installed at each exit from the site. All traffic control signs shall be mounted on 2" diameter, galvanized steel poles. C. The applicant shall install new storm water pollution control devices and filters with the existing and new site drainage system, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. Storm drain pipes, shall not connect to each other at a "blind" connection. All storm drains shall begin and end at a manhole, catchbasin, inlet, or junction box, in order to provide access for cleaning and maintenance. IV. EAST OF 101 TRAFFIC IMPACT FEES Prior to the issuance of a Building Permit for the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, as adopted by the City Council at their meeting of September 26, 2001. Fee Calculation (as of February 2006) 16,084 gsf office/R&D @ $2.11 per each square foot (this amount is subject to increases due to inflation and increases due to additional traffic improvements, as approved by the City Council) = $ 33,937. V. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 area, . downstream of the proposed commercial development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model has been done to analyze the problem and recommend solutions and improvements. The applicant shall pay the East of 101 Sewer Facility Development Impact Fee. The fee is estimated to be 400 gal/day per 1000 sfx 16.084 = 6,433 gallons per day. 6,433 gpd @ $3.19 per gpd = $20,521. The sewer contribution shall be due and payable prior to receiving a building permit for the proposed building. The fee will be subj ect to annual increases, as approved by the City Council. VI. OYSTER POINT OVERPASS CONTRIBUTION FEE Prior to receiving a Building Permit for the proposed new office/R&D development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the subject 152,000 GSF office and biotech R&D development is calculated below. (The number in the calculation, "8468.45", is the January 2006 Engineering News Record "San Francisco construction cost index", which is revised each month to reflect local inflation changes in the construction industry.) Trip Calculation Existing 16,084 SF General Office use @ 12.30 trips/lOOO SF = Credit 16,084 SF Recreational Club @ 11.70 trips/ 1000 SF = Net new trips = 199 new trips 189 trips 10 trips Contribution Calculation 10 trips X $154 X (8468.45/6552.16) = $ 1,990.00 (Engineering Division Contact: Dennis Chuck, 650/829-6652) D. POLICE DEPARTMENT 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Building Security a. Doors 1. 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 of three (3) inches and a horizontal distance of one (1) inch each side of the strike. 2. 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. 3. 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 I 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 tumpiece 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. 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. 4. 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. 5. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary- resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. 6. 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. 7. On pairs of doors, the active leaf shall be secured with the type of lock 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. 8. 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. b. Windows 1. Louvered windows shall not be used as they pose a significant security problem. 2. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its 25/16" security lanrinate, 1/4" polycarbonate, or approved security film treatment, miniInum. 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) Ibs. applied in any direction. 3. Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings 1. All glass skylights on the roof of any building shall be provided with: a) Rated burglary-resistant glass or glass-like acrylic material. 2 or: b) 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: c) 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. d. Lighting 1. 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. 2. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. 3. 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. e. Numbering of Buildings 1. The address number of every 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. 2. 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. f i\larnns 1. 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. g. Traffic, Parking, and Site Plan 1. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau at (650) 829-3934. h. Misc. Security Measures 1. 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 of TL-15. (police Department Contact: Sgt. E. Alan Normandy 650/877-8927) C. WATER QUALITY CONTROL DIVISION 1. An erosion and sediment control plan must be submitted and approved prior to issuance of a building permit. 2. Must provide a report that contains recommendations for slope stability, foundation and drainage. This must be approved prior to issuance of a building permit. 3. Must provide a drainage plan, which indicates sufficient capacity in the existing V -ditch and catch basin to contain the storm flows. This must be approved prior to issuance of a building permit. 4. Must design pipe outfall to V -ditch to prevent stormwater from spilling over the V-ditch. This must be approved prior to issuance of a building permit. 5. Storm drain and drainage plans must be reviewed and approved by the City Engineer and Environmental Compliance Coordinator prior to the issuance of a building permit. 6. Show location of catch basins and of V -ditch on approved plans. 7. Stormwater pollution preventions devices are to be installed. A combination of landscape based controls and manufactured controls are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. Specific plans must be submitted and approved prior to the issuance of a building permit. 8. Catch basins must be stenciled with the approved San Mateo Countywide Stormwater Logo. (Water Quality Contact: Cassie Prudhel, 650/877-8634) DRB Minutes February 21, 2006 Page 2 of6 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Tam-Leung Mira Lee 425 Eccles Ave P06-0010, DR06-0010 & UP06-0006 Use Permit (Case Planner: Steve Carlson) DESCRIPTION Use Permit allowing a print shop generating in excess of 100 average daily vehicle trips and Design Review of new roll-up doors and landscaping at 425 Eccles Avenue in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32 & 20.81. The Board had the following comments: 1. Include two handicap parking spaces, one of which must be van accessible. 2. Install eyebrow roofs over the opening of the two rollup doors on the front elevation. 3. Relocate the handicap spaces so there is no conflict between the handicap spaces and the loading/delivery areas. To separate the two areas, the planter island and curb can be pulled away from the building to accommodate the handicap parking in front of the entry. 4. Relocate the drive lane to be farther away from the building. When the handicap parking spaces are put perpendicular to the building and in front of the entry, the drive aisle will be further away from the building. 5. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Terence Lee & Partners Wesley J ang 230 S Spruce Ave P06-0004 & UP06-0003 Use Permit (Case Planner: Steve Carlson/Chad Smalley) "Resubmittal" - Use Permit allowing a retail sales use in a Planned Commercial (P-C) Zone District generating in excess of 100 average daily vehicle trips. Design Review of exterior changes to the building and parking lot and upgrades to the landscaping. (SSFMC Chapters 20.30, 20.81 & 20.85) General Plan Amendment changing the site from Mixed Industrial to Business Commercial. The Board had the following comments: 1. ConfIrm that there is a 25' back up space between the loading area and the trash enclosure. 2. Repair the trash enclosure. 3. Add five or six new trees to the parking lot, along the street frontages - trees are to be selected from the City's tree planting list. 6. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Dean P. Munoz Dean P. Munoz 449 Valverde Dr. P05-0094 & DR06-0014 Munoz Residence 2nd-Story Addition (Case Planner: Chad Smalley) "Resubmittal" - Design Review of proposed alterations to a 2nd-story addition that was approved in 2005 at 449 Valverde Drive in the Single- Family Residential (R-I-E) Zone District in accordance with SSFMC Chapters 20.16 & 20.85. Planning Commission Staff Report DATE: May 18, 2006 TO: Planning Commission FROM: Steve Carlson, Senior Planner SUBJECT: 1. Use Permit allowing the replacement of an existing wireless communication facility with a new wireless communications facility consisting of six (6) fence mounted panel antennas and equipment cabinets to be installed in a new underground vault, co-located with two other wireless communication facilities. 2. Design Review of a wireless communications facility consisting of six (6) panel antennas mounted to an existing perimeter fence and equipment cabinets to be installed in a new underground vault. SSFMC: Chapters 20.85 & 20.105 Site Address: 480 Grandview Drive (adjacent to Wind Harp Park) Zoning: Planned Industrial (P-I) Zone Owner: California Water Service Company Applicant: Cingular Wireless Case Nos.: P06-0020 (UP06-0002 & DR06-0028) RECOMMENDATION: That the Planning Commission approve 1) Use Permit Application UP06-0002 allowing the replacement of an existing wireless communication facility with a new wireless communication facility consisting of six (6) fence mounted panel antennas and equipment cabinets to be ,installed in a new underground vault, co-located with two other wireless communication facilities, and 2) Design Review DR06-0028 of a wireless communications facility consisting of six (6) fence mounted panel antennas and equipment cabinets to be installed in a new underground vault, subject to adopting the conditions of approval and making the required fmdings. BACKGROUND: The 2-acre site is improved with a concrete water reservoir and three wireless communication facilities with access from Grandview Drive via a shared access driveway. The Planning Commission granted the previous Use Permits for the existing wireless facilities in 1996, 1999 and 2005. Staff Report To: Planning Commission Subject: P06-0020 Cingular Wireless Page 2 of3 Cingular Wireless, formerly AT&T, is now proposing to replace one of the existing wireless communications facility on the east slope near the newly installed Verizon facility and facing two "older" Genentech administrative buildings. The facility will provide improved cellular coverage for the area. In the past the Planning Commission has had concern that the landscape screening of the existing facilities has not been adequately maintained, nor achieved the size needed to provide effective landscape screening. DISCUSSION: The proposed wireless communication facility consists of six 4 foot tall and 6 inch wide panel antennas installed on 6 separate poles in three locations, and several equipment cabinets and an emergency generator placed within a new underground vault. The new antennae would have an overall height of 8 feet mounted on the existing fence and would be finished to match the color of the existing fence. The project includes 800 feet to 900 feet of trenching along the exterior fence perimeter to install underground cable from the antennas to the vault equipment. Electric power and communications connections already exist. The vault will be approximately 26 feet long, 12 feet wide and 18 feet tall. The vault will be completely subterranean with the exception of the access hatch which will be exposed above grade by a few inches. The above ground irrigation tank, with protective bollards, will be approximately 3 feet in height and will be screened on all four sides with mature shrubs. Because the vault will be constructed on a slope a Geotechnical and Soils report is required to ensure that the slope will be stable and the vault properly engineered. A condition of approval has been added to require the study be completed prior to the issuance of any permit. A condition of approval has also been added to require a storm water drainage study be completed prior to the issuance of any permit. The facility will operate on an around-the-clock basis and require servicing by a technician once or twice each month. The existing 10 foot wide access road and 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 site nor the pedestrians using the adjacent park. A Use Permit is required because the site has multiple facilities [SSFMC Section 20.105.070]. DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of March 21,2006. At this meeting, the Board recommended approval without comments. City staff suggests that the views of the antennas can be further reduced by limiting the height of the top of the panel Staff Report To: Planning Commission Subject: P06-0020 Cingular Wireless Page 3 of3 antenna to match the top of the fence posts as has been required of at least one other approved installation on the same Cal Water site and requiring the antenna be painted to match the fence. All disturbed areas and new landscaping should be native material matching the abutting Verizon installation planting plan. This could include using native variety hydroseeding, and using shrubs such as manzanita, coyote brush or ceanothis, toyon beautifolia. The applicant has provided the requested written narrative identifying how the proposed project complies with the City requirements, especially the design requirements, as required by SSFMC Sections 20.105.030 and 20.105.070. ENVIRONMENTAL REVIEW: Staffhas 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: That the Planning Commission approve 1) Use Permit Application UP06-0002 allowing a wireless communication facility consisting of six (6) fence mounted panel antennas and equipment cabinets to be installed in a new underground vault, co-located with two other wireless communication facilities, and 2) Design Review DR06-0028 of a wireless communications facility consisting of six (6) fence mounted panel antennas and equipment cabinets to be installed in a new underground vault. ~ Attachments: Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes March 21, 2006 Applicants' Letter Plans FINDINGS OF APPROVAL P06-0020 CINGULAR WIRELESS 480 GRANDVIEW DRIVE (As recommended by City Staff May 18, 2006) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of Use Permit 06-0002 allowing a wireless communication facility consisting of six (6) fence mounted panel antennas and equipment cabinets to be installed in a new underground vault, co-located with two other wireless communication facilities, 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 TRK Engineering, dated February 20,2006; Design Review Board meeting of March 21, 2006; Design Review Board minutes of March 21,2006; Planning Commission staff report, dated May 18,2006; and Planning Commission meeting of May 18,2006: 1. The proposed wireless communication facility consisting of six (6) fence panel antennas and equipment cabinets to be installed in a new underground vault will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. Conditions of approval will ensure that the facilities provide a high level of public protection including requiring engineering and drainage studies, the installation of storm drainage facilities and the installation of safety warning signs near the antennas. 2. The proposed wireless communication facility consisting of six (6) fence mounted panel antennas and equipment cabinets to be installed in a new underground vault complies with the General Plan Land Use Element designation of the site of Business and Technology Park that requires that new developments be designed to be compatible with adjacent land uses. The City's Design Review Board recommended approval of the facility. 3. The proposed wireless communication facility consisting of six (6) fence mounted panel antennas and equipment cabinets to be installed in a new underground vault located in the Planned Industrial Zone District adjacent to other commercial uses 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 P06-0020 CINGULAR WIRELESS 480 GRANDVIEW DRIVE (As recommended by City Staff May 18, 2006) 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, dated February 20,2006, prepared by TRK Engineering as approved by the Planning Commission in association with P06-0020, as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City's Chief Planner. 3. Prior to the issuance of any permit the applicant shall provide plans for landscaping which adequately screen views of both the existing and proposed telecommunication facilities including the above ground irrigation tank and bollards from the adjacent properties. The landscape plan shall include an irrigation system, soil amendment plan, use native plant materials, replacing plants adversely affected or removed by construction related to the project and all dead landscape material planted as part of the previous Use Permit 96-124 and shall also include new specimen size trees and mature shrubs. The landscape plan shall substantially conform to the landscape plans, dated February 20,2006, prepared by TRK Engineering, approved by the Planning Commission as part of P06-0020, as amended by the conditions of approval. The final landscape plans shall be subject to the review and approval of the City's Chief Planner. 4. The wireless telecommunications facility shall be limited to six (6) panel antennas flush-mounted to an existing chain-link fence, and not exceeding the top portion of the chain link fence height, an underground vault and equipment cabinets, as shown on the Planning Commission approved plans, as amended by the conditions of approval associated with P06- 0020. 5. Prior to the issuance of any permit, the fmal construction plans shall incorporate a paint scheme to minimize views of the above ground facilities including the antenna, exposed portions of the vault, irrigation equipment, bollards and fencing. 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. Prior to the issuance of any Building Permit or commencement of excavating activities, the Applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) utilizing the best management practices to prevent soil and construction debris from entering the City's stormwater drainage system and a construction plan to suppress dust. The SWPPP, including a conveyance system, shall be subject to the review and approval of the City's Storm Water Management Coordinator and the City Engineer. 8. Prior to the issuance of any permit, the applicant shall provide a construction plan with measures to protect native habitat. The construction plan shall be subject to review by the City's Chief Planner. 9. The wire telecommunication facility shall comply with the City's noise ordinance. Noise generated by the facility shall be less than 60 dBA at the "Wind Harp" City Sculpture Park. 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. 10. Prior to the issuance of any permit, the applicant shall provide evidence that the utilities, including P.G. & E. and Cal Water, can accommodate the proposed expansion. 11. 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 tlle facility is no longer in use, is obsolete and/or is declared to be a public nuisance. (Planning Division Contact: Steve Carlson, 650/877-8535) B. ENGINEERING DIVISION 1. The applicant shall provide a topographic map of the site to show existing slopes. Also, show existing slopes on the proposed site plan to verify location of proposed precast controlled environment vault. 2. The applicant shall apply for a Hauling Permit for any excavation work prior to the issuance of any Building Permit. 3. The applicant shall provide three original copies of the final soils report. The report shall include an investigation of the following: a. A soils report with recommendations for excavation, grading, and drainage. b. A structural foundation investigation, with recommendations, for all structures, including a settlement analysis. The report shall include recommendations for complying with the setback requirements of the Uniform Building Code, if appropriate. c. A hydrology investigation with recommendations for controlling underground water. d. An analysis with recommendations to insure the slope stablility for the proposed scope of work. The scope shall include an analysis of slope stability during a major earthquake for the subject project. e. Recommendations for landscaping, irrigating and draining the slopes to control erosion. (Engineering Division Contact: Michelle Bocalan, 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 contact: Sergeant E. Alan Normandy (650) 877-8927) D. WATER QUALITY CONTROL DIVISION 1. An erosion and sediment control plan must be submitted and approved prior to issuance of a building permit. 2. Must provide a report that contains recommendations for slope stability, foundation and drainage. This must be approved prior to issuance of a building permit. 3. Must provide a drainage plan, which indicates sufficient capacity in the existing V-ditch and catch basin to contain the storm flows. This must be approved prior to issuance of a building permit. 4. Must design pipe outfall to V -ditch to prevent stormwater from spilling over the V-ditch. This must be approved prior to issuance of a building permit. 5. Storm drain and drainage plans must be reviewed and approved by the City Engineer and Environmental Compliance Coordinator prior to the issuance of a building permit. 6. Show location of catch basins and of V -ditch on approved plans. 7. Stormwater pollution preventions devices are to be installed. A combination of landscape based controls and manufactured controls are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. Specific plans must be submitted and approved prior to the issuance of a building permit. 8. Catch basins must be stenciled with the approved San Mateo Countywide Stormwater Logo. (Water Quality Contact: Cassie Prudhel, 650/877-8634) DRB Agenda March 21, 2006 Page 4 of9 9. 10. 11. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME ESTIMATED TIME Kaiser Permanente Kaiser Permanente 1200 El Camino Real P06-0026 & UP06-00 12 CT Mobile / Kaiser Facility (Case Planner: Steve Carlson) DESCRIPTION Use Permit to allow a mobile imaging unit with a new fIre protection wall to be installed in the parking lot of the Kaiser Medical Center in the Planned Commercial (P-C) Zoning District in accordance with SSFMC Chapters 20.24, 20.81 The Board had the following comments: 1. Add a 6' tall evergreen hedge along the fence to the comer of the building. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME California Water Service Co. Cingular Wireless 480 Grandview Dr P06-0020, UPM06-0002 & DR06-0028 Cingular Wireless Use Permit (Case Planner: Steve Carlson) DESCRIPTION Use Permit ModifIcation and Design Review allowing a wireless communication facility consisting of six (6) fence mounted antennas and an underground vault for equipment cabinets, situated at 488 Grandview Drive in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapter 20.81,20.85 & 20.105. The Board approved the application as submitted. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Steven P. Silvestri AKC Services, Inc 555 El Camino Real P05-0 172 & Signs05-0059 Type C Sign - Dollar Tree (Case Planner: Steve Carlson) DESCRIPTION Type "C" Sign Permit to install signs in excess of 1 00 sf of new signage situated at 555 El Camino Real in the Retail Commercial (C-l) Zone District in accordance with SSFMC Chapters 20.22, 20.85 & 20.86. The Board had the following comments: 1. Use a maximum 6-inch wide raceway. 2. Consider replacement of planting "T-3" Toyon with a tree species, recommend Arbutus Marina. 3. Consider replacement of Azalea Formosa with a hardier plant. 4. Consider planting street trees along El Camino Real, recommend Purple Leaf Plum DINNER BREAK 6:20P.M. cingu.l. r " raIsing the bar" Genentech lUJ:C~Jl1l!D FEB 2 1 2006 1PL4Nl~;nr... ~ , ol~JU'IG DJiPTe 480 Grandview Drive APN: 015-250-110 Proiect Descrintion APPLICANT'S OBJECTIVE New Cingular Wireless PCS, LLC formally requests approval of this Design Review Application and Planning application to modify an existing cell site on a parcel with several other cell sites in a P-I Zoning District. SITE INFORMATION The 2-acre parcel is accessed 480 Grandview Drive. California Water Service Company currently owns the parcel and uses it to store potable water for the surrounding commercial area. It is zoned P-I, as are the adjoining parcels. The property currently has one (1) water tanks and two (2) cell sites (Nextel and Cingular Wireless, formerly AT&T Wireless) located on it. The parcel is flat and at the top and slopes away on all sides. Cingular is proposing to bury their current equipment cabinet and add three (3) antennas. PROJECT DESCRIPTION In order to provide clear, consistent mobile communications service in the Point San Bruno Hill area of South San Francisco, Cingular Wireless is proposing to bury their equipment cabinet and add three antennas adjacent to the current antennas on the fence surrounding the perimeter of the property. The equipment cabinet \vill be bu...ried in a prefabricated shelter directly belo\v the location of the current equipment cabinet. In order to vault the existing equipment the fence will need to be moved out approximately 10 feet. The antenna currently mounted on the fence adjacent to the equipment cabinet will be relocated to the fence after the fence is moved. The existing utility frame will be removed and relocated inside the vault. Coaxial cables will be run from the vault to the antennas in a new six inch underground conduit. The new antennas will be mounted to fence posts adjacent to the current antennas. The new antennas will be mounted at a height not to exceed the height of the chain linked fence. The small irrigation water tank will remain in the same location and will be landscaped to mitigate its visual impact. Cingular Wireless 651 Gateway Blvd., Suite 1500, South San Francisco, CA 94080 NUUNTENANCEPROGRAM Power and telephone services will not change. The site will require water for landscaping but will not require the use of services such as sewer, or police. After the modification work is complete, the site will be visited once or twice a month for routine maintenance. In addition, the cabinets are monitored 24 hours a day, electronically for intrusion and environmental disruption. The facility will also contain a small sign identifying a 1-800 number to call in case of an emergency (manned 24 hours a day by Cingular Wireless employees) and identifying it as a Cingular Wireless facility. Cingular Wireless will be in compliance with all FCC regulations regarding signage at the facility. TECHNOLOGY & CONSUMER SERVICES Cingular Wireless is licensed by the FCC to transmit and receive on the A and D bands of radio frequency. The A-band is spectrum in the mid 800 MHz frequency range which Cingular Wireless uses to transmit and receive its "Cellular" service. This "Cellular" service is best for voice calls. Cingular Wireless also proposes to transmit and receive on its D band. This area of radio frequency falls in the 1900 MHz frequency range. Cingular Wireless uses this frequencies range to transmit and receive data. Consumer services provided on these frequencies include Mobile Web access on your hand held device, Internet service to your laptop through a PC card, text, picture and movie messaging. PRIV ATEIPROPRIETARY Contains Private and/or Proprietary Information May Not Be Used Or Disclosed Outside Cingular Wireless Except Pursuant To A Written Agreement Cingular Wireless . 5565 Glenridge Connector . Suite 1850. Atlanta, GA 30342 Existing January 20, 2006 Proposed Southwest Elevation SNFCCA0571 Genentech Existing January 20, 2006 Proposed North Elevation SNFCCA0571 Genentech Existing January 20, 2006 Proposed East Elevation SNFCCA0571 Genentech Planning Commission Staff Report DATE: May 18,2006 TO: Planning Commission FROM: Steve Carlson, Senior Planner SUBJECT: Use Permit allowing a cocktail lounge with daily hours of operation from 3 PM to 2 AM and allowing karaoke and limited live entertainment consisting of piano playing, within 200 feet of a residential zoning district SSFMC: Chapters 20.22 & 20.81. Site Address: 107 Hickey Boulevard Zoning: Retail Commercial (C-l) Zone Owner: Kelly-Moore Paint Company Applicant: Billy Ket Chau Case Nos.: P06-0040 (UP06-0013) RECOMMENDATION: That the Planning Commission approve a Use Permit allowing a cocktail lounge with daily hours of operation from 3 PM to 2 AM and allowing karaoke and limited live entertainment consisting of piano playing, within 200 feet of a residential zoning district, subject to adopting the conditions of approval and making the required fmdings. BACKGROUND: The site is improved with a one-story multi-tenant commercial shopping center with open at- grade parking and landscaping. The Manor House has been operating as a cocktail lounge at this location for many years and occupies 1,750 square feet. The business owner is proposing to change the daily hours of operation to be 3 PM to 2 AM and to add karaoke and limited live entertainment consisting of piano playing. The establishment employs three (3) persons. DISCUSSION: The General Plan designation of the site is Community Commercial which allows cocktail lounges. The site is situated in the Retail Commercial Zoning District (C-l) which allows cocktail lounges, or uses that operate after 12 midnight, or that have karaoke and/or live entertainment or are within 200 feet of a residential area with a Use Permit approved by the Planning Commission [SSFMC Sections 20.22.030, 20.22.040 & 20.22.070 (a)]. Staff Report To: Planning Commission Subject: P06-0040 107 Hickey Page 2 of3 An Acoustic Report was prepared by Charles M. Salter Associates, dated March 20, 2006. The purpose of the study was to determine the exterior noise levels that could be generated by the proposed use at the Manor House and if any acoustical retrofits were necessary. The most sensitive land uses for determining potential acoustic impacts are the residential dwellings south of the shopping center and up a 150 foot embankment. Prerecorded music was played at 90 dBA inside the building and acoustic levels were measured in five locations. The report concludes that, even without any acoustical retrofits inside the building, the exterior acoustic level measured at the back of the travel lane behind the building was only 55 dBA. Given the distance of over 150 feet to the dwellings the sound will easily be attenuated below the maximum level of 50 dBA allowed by the City's Noise Regulations (SSFMC Chapter 8.32). The report lists four acoustic retrofits which will further attenuate any exterior acoustic level for nearby businesses. A condition of approval has been added requiring the acoustics retrofits listed in the report. To address potential security issues associated with cocktail lounges with karaoke and live music, the Police Department is recommending conditions of approval including, but not limited to, the following: closed window and door operation, periodic Planning Commission review, compliance with City Noise Regulations and Acoustic Report recommendations, presence of security guards, and suspension of the karaoke and live music by the Police Chief for major site incidents. ENVIRONMENTAL REVIEW: Staffhas determined that this proposal qualifies as a Class 1 (Existing Facilities) Categorical Exemption pursuant to the provisions of Section 15301 of the California Environmental Quality Act. Because the project has been determined to be exempt, no environmental review is necessary . RECOMMENDA TION: The proposed development complies with the General Plan, the East of 101 Area Plan, and the Zoning Ordinance and the City's development standards. Therefore, the City staff recommends that the Planning Commission approve a Use Permit allowing a cocktail lounge with daily hours of operation from 3 PM to 2 AM and allowing karaoke and limited live entertainment consisting of piano playing, within 200 feet of a residential zoning district, subject to adopting the conditions of approval and making the required findings. Attachments: Draft Findings of Approval Staff Report To: Planning Commission Subject: P06-0040 107 Hickey Page 3 of3 Draft Conditions of Approval Acoustic Report Plans FINDINGS OF APPROVAL P06-0040 107 HICKEY BOULEVARD (As recommended by City Staff May 18, 2006) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following frndings are made in approval of Use Permit 06-0040 allowing a cocktail lounge with daily hours of operation from 3 PM to 2 AM and allowing karaoke and limited live entertainment consisting of piano playing, within 200 feet of a residential zoning 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 design i division of Kit ami, dated March 20,2006; Planning Commission staff report, dated May 18,2006; and Planning Commission meeting of May 18, 2006: 1. The proposed karaoke and live piano music and the hours of operation of 3 PM to 2 AM 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 meet minimum City development standards, provide public protection and require compliance with City Noise Regulations. 2. The proposed karaoke and live piano music and the hours of operation of 3 PM to 2 AM, complies with the General Plan Land Use Element designation of the site of Community Commercial that requires that developments to be compatible with adjacent land uses. 3. The proposed karaoke and live piano music and the hours of operation of 3 PM to 2 AM, located in the Retail Commercial Zone District adjacent to other commercial uses and nearby residence, complies all applicable standards and requirements of SSFMC Titles 8 and 20. Conditions of approval will help ensure continued compliance with the City's Noise Regulations and the Zoning Ordinance. * * * CONDITIONS OF APPROVAL P06-0040 107 HICKEY BOULEVARD (As recommended by City Staff May 18, 2006) 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, dated March 20, 2006, prepared by design i division of Kitami, as approved by the Planning Commission in association with P06-0040, as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City's Chief Planner. 3. The hours of operation shall be limited to the hours between 3 PM and 2 AM. Changes in the hours shall be allowed only after review and approval by the City's Planning Commission. 4. Karaoke and live piano playing are the only allowed entertainment venues. Change in the entertainment venue shall be allowed only after review and approval of the City's Planning Commission. 5. Noise levels shall not exceed a maximum of 50 dBA measured at the property boundary (SSFMC Chapter 8.32). Prior to the issuance of any permit the final construction plans shall include the acoustic retrofits recommended in the Acoustic Report prepared by Charles M. Salter associates dated March 20,2006. (planning Division Contact: Steve Carlson, 650/877-8535) B. BUILDING DIVISION 1. Provide two additional toilets, one men's and one women's or post the occupancy limit at a maximum of 50 persons. 2. Additional comments at plan review. (Building Division Contact: Jim Kirkman, 650/829-6670) C. POLICE DEPARTMENT 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Additional Requirements a. Mandatory installation of the high-tech ceiling for sound reduction. b. Mandatory installation of carpet beneath all speakers for sound reduction. c. Both front and rear doors, and windows must be closed during any music being played for reduced sound to the neighborhood. d. Proposed floor plan must be submitted to Police Department prior to approval of Use Permit. e. Site must not exceed 100-person maximum occupancy at any time (including employees) pursuant to the CA Fire Code. f. Two licensed, unarmed and uniformed Security Officers must be at the front door to provide security, and enforce maximum occupancy concerns. g. Use Permit subject to 6, 12 and 18-month review by Planning Commission. h. Street must be swept clean of refuse, e.g. cigarette butts, etc. nightly, prior to departure. 1. The Chief of Police may immediately suspend the Use Permit upon any singular major incident at this site, or for any violations of the Use Permit. (police Department Contact: Sergeant E. Alan Normandy 650/877-8927) Jl1sultants in ~oustics JdioNisual (stem Design 10 Telecommunications :0 Sutter" Street III Francisco ~Iifornia 94104 I: 4153970442 IX: 415 397 0454 'o@cmsalter.com NW.cmsalter.com arles [vi Salter, PE vid R Schwind, FAES thony P Nash, PE 3. Duesler Dmas A Schindler, PE nneth W Graven, PE c L Broadhurst, PE illip N Sanders bert P Alvarado In C Freytag, PE rand R Begault, Ph.D ;hael D Toy, PE Jmas J Corbett S5 A Jerozal ion R Duty stina L Miyar ,y G D'Angelo ; A Yee 3.n Brustad y Gimbel JI Langer ;hua Iv1 Roper ldy D Waldeck er I< Holst -istopher A Peltier f Clukey jrew Stanley an Salter ine Y Hsieh lothy G Brown x Salter udia Kraehe ldice Lee selyn Salter ldice Huey In Good Graven va D I\Joordzee lbie Garcia mine Recidoro M Salter Assoc 20 March 2006 Billy Chau 107 Hickey Blvd. South San Francisco, CA 94080 Subject: Manor House Nightclub - 107 Hickey Blvd. - - Acoustical Study for Noise Ordinance Compliance CSA Project Number: 06-0142 Dear Mr. Chau: This letter provides the results of our acoustical study of a renovated nightclub at 107 Hickey. As we understand the renovated club will feature Karaoke and acoustic piano music. This study assumes there would be no live bands. The existing windows appeared to be non-insulating single-glazed type. The doors were solid core wood and did not have sound insulating gaskets. CRITERIA The South San Francisco Noise Ordinance specifies the following maximum allowable noise levels between the hours of 10 PM and 7 AM for noise sources having a duration longer than thirty minutes. Residential: 50 dBA 1 Commercial: 60 dBA The nearest residences are located up a hill beyond a retaining wall in the back alley. For purposes of this study we will assume maintaining the level of music from the nightclub at 50 dBA at the retaining wall. MEASUREMENTS Acoustical measurements were made at the site on 14 March 2006 at approximately 7 PM. A Larson Davis Model 700 precision sound level meter was used with slow response and "A" weighting. Six-minute measurements were made of the ambient background noise levels at the following locations: 1 dBA - A -Weighted sound pressure level (or noise level) represents the noisiness or loudness of a sound by weighting the amplitudes of various acoustical frequencies to correspond more closely with human hearing. A lO-dB (decibel) increase in noise level is perceived to be a doubling ofloudness. A-Weighting is specified by the U.S. EPA, OSHA, Caltrans, and others for use in noise measurements. Billy Chau 20 March 2006 Page 2 of3 Outdoor in front of club: Outdoor in back alley: Outdoor in back alley near retaining wall: 60 dBA 58 dBA 55 dBA The outdoor noise level in front of the club was dominated by automobiles traffic on Hickey Blvd. the parking lot. The ambient level in the back alley was dominated by a mechanical equipment from another business in the shopping center. To replicate the future sound levels from the nightclub to the outdoor locations, Music was played through a Mackie SRM 450 powered loudspeaker at a 90dBA sound level within the club. This sound level represents an above average level for playback of pre-recorded music. The following levels were measured at the outdoor locations while the music played: 1. Directly in front of club: 62 dBA 2. Alley within 10 feet of club: 60 dBA 3. In alley at retaining wall: barely audible; below ambient level of 55 dBA created by mechanical noise 4. In front of next-door Barber Shop: 58 dBA 5. Inside next-door Liquor Store: inaudible ANALYSIS AND RECOMENDATIONS Even without acoustical retrofits, the nightclub would meet the spirit of the noise ordinance as it was exceeded by only two decibels as measured just in the front of the club (62 dBA). As we understand the club will be adding acoustical retrofits, which should result in sound levels well below the Noise Ordinance. We would recommend the following acoustic retrofits: 1. Add a solid-core wood door to the corridor leading to the back alley. Gasket this door as show in Figure 1. 2. Add gaskets to both exterior doors as shown in Figure 1. 3. Replace all exterior windows with new ones having a minimum STC 30 rating. This STC rating can be achieved with monolithic 1/4" glazing or glazing having a minimum 3/8" airspace between the panes. 4. Maintain sound system level below 90 dBA SUMMARY Based on the distance to the nearest residences we do not anticipate that sound levels from the club would exceed the Noise Ordinance. Acoustical retrofits such as new windows and door gasketing would further reduce sound levels from the nightclub. * * * : hi a II" I e s M S a I t erA s S 0 cia t e sin C 130 Sutler Street San Francisco California 94104 Tel: 415 397 0442 Fax: 415 3970454 Billy Chau 20 March 2006 Page 3 of3 Sincerely, CHARLES M. SALTER ASSOCIATES, INC. ~O C2-- Kenneth W. Graven, P .E. Vice President P:/20March06 _ KWG _107 Hickey : h a r I e s M S at R t erA s S 0 c i at t e sin C 130 Sutter Street San Francisco California 94104 Tel: 415 397 0442 Fax: 415 397 0454 ~~' ~HINGE JAMB/~ ~~ GASKET, PEMKO S-88 JAMB AND HEAD SEALS, PEMKO 29310CS Xo" GAP---1 SET GASKET IN ACOUSTICAL SEALANT ij/'/////////////~ ~LA TCH JAMB/// ~ AND HEAD ~ X // GASKET, PEMKO S-88 JAMB AND HEAD SEALS, PEMKO 29310CS 1~" SOLID-CORE DOOR PEMKO TYPE 234 AV DOOR SHOE SOLID, FLAT AND SMOOTH THRESHOLD )2" CLEARANCE Ll. 1" ',"fl, tl..a '40 Ll . .0:1.' A <J " . CARPETED FLOOR HARD-SURFACED FLOOR PEMKO MFG. CO. 4226 TRANSPORT ST. VENTURA, CA 93003 (805)642-2600 @ 2002 CHARLES M. SALTER ASSOCIATES, INC. FOR ACOUSTICAL DESIGN INFORMA TION ONLY SOLID-CORE GASKETED DOOR FIGURE f 2192 DRS 5.1 05.17.02 Planning Commission Staff Report DATE: May 18, 2006 TO: Planning Commission SUBJECT: 1. EIR assessing the environmental impacts associated with a new 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure. 2. Planned Unit Development Permit allowing parking in a portion of the front setback. 3. 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. 4. Design Review ofa 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure. 5. Transportation Demand Management Plan reducing vehicle trips. 6. Type C Sign Permit allowing a master sign program consisting of new building fac;ade signs and the retention of a double faced pylon sign with a total sign area exceeding 300 square feet. Address: 900 Dubuque Avenue (APN 015-021-090 & SBE 135-41-41 PAR.l) Zone: Planned Commercial Zoning District (P-C-L) SSFMC Chapters: 20.24, 20.74, 20.81 & 20.86. Owner: Levitz SL San Francisco Applicant: Home Depot Case Nos. P05-0035 (PUD05-0003, UP05-0010, TDMO-0003, SIGNS05-0044, DR05-0020 & EIR05-0003) RECOMMENDATION: That the Planning Commission adopt a resolution recommending that the City Council certify 1) EIR assessing the environmental impacts associated with a new 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure including a Statement of Overriding Considerations; and approve 2) Planned Unit Development Permit allowing parking in a portion of the front setback; 3) May 18,2006 P05-0035 Home Depot Page 2 of 10 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; 4) Design Review allowing a new 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure; 5) Transportation Demand Management Plan reducing vehicle trips; and 6) Type C Sign Permit allowing a master sign program consisting of new building fa~ade signs and the retention of a double faced pylon sign with a total sign area exceeding 300 square feet, subject to adopting the conditions of approval. 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. PROJECT DESCRIPTION The proposed development involves the demolition of the existing Levitz building totaling 126,326 square feet and the construction of a 101,579 square foot one-story Home Depot building material store, an adjoining 24,215 square foot outdoor Garden Center and Nursery, and a small seasonal outdoor sales and display area. Parking for a minimum of 426 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. An Alternative Plan increasing the parking to 490 spaces has recently been proposed. The plan is reviewed in more detail in the section entitled Alternative Plan. The Alternative site plan is included in the plan set. 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 that 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 May 18,2006 P05-0035 Home Depot Page 3 of 10 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. In response to the Planning Commissioner's comments, the applicant has recently revised the site plan to provide increased on-site circulation flow and a left turn pocket from Dubuque Avenue. The applicant is also proposing an Alternative site plan for the Commission consideration that increases the parking by extending the garage over the main aisleway. The applicant will make a detailed presentation at the Commission meeting on both alternatives. 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 of remaining in operation 24 hours per day. Truck deliveries would occur throughout the day and may include 24 hour deliveries. Outdoor storage of garden and display materials and periodic outdoor sales events are part of the store operations similar to other garden and material centers. 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 several entitlements including a 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; a Type C Sign Permit for a sign program with a total area in excess of 300 square feet and the retention of a pole sing 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 be reviewed by both the City Council and Planning Commission. 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, May 18, 2006 P05-0035 Home Depot Page 4 of 10 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. 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: 0.31 Floor Area Maximum: 331,927 SF Proposed: 101,579 SF Lot Coverage: Maximum: 50% Proposed: 38% Landscaping: Minimum: 10% Proposed: 10% Automobile Parking Retail Minimum: 632 Proposed: 426 Setbacks Front Minimum: 20FT Proposed: 6FT North Minimum: OFT Proposed: 145 FT Side South Minimum: OFT Proposed: 44FT Side Rear Minimum: 15 FT Proposed: 6FT Note: Alternative Plan provides increased parking spaces and lot coverage. An exception is requested for the parking in the front setback. Parking 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 200 square feet. Applying this rate to the May 18, 2006 P05-0035 Home Depot Page 5 of 10 development would result in a parking requirement of 632 spaces. The applicant has conducted a parking study of existing Home Depot facilities in the region and in accordance with the study results, proposes to reduce the parking rate to 3.36 spaces/1,OOO SF resulting in a total of 426 parking spaces (The Alternative Plan has a parking rate of3.9/1,000 SF and a total of 490 spaces). A TDM Plan, which is also required, will assist in reducing the employee parking demand and thus parking spaces need. The parking study is attached to this staff report. The Institute of Traffic Engineers (ITE), a highly regarded engineering institute 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. While the applicant does not anticipate a parking shortfall (based on their parking survey), possible ways to address the potential shortfall are to require a larger garage (see the Alternative Plan), require a TDM Plan or require that employees park off-site and be shuttled to the store. The TDM Plan, which is required by SSFMC, is reviewed in this staff report in a following section. The SSFMC Chapter 20.74 allows the City to determine separate parking rates for unique uses. Staff supports the proposed rate of3.36/1,000 SF, because it is supported by both the applicant's parking data and falls within the ITE parking range for big box retail uses. City staff also supports the Alternative Plan parking rate of3.9/1,000 SF, because it is closer to the mid-point of the ITE range and provides a greater number of parking spaces. Planned Unit Development The development generally complies with the minimum setbacks required for a commercial development. The applicant is requesting an exception vis-a-vis a Planned Unit Development Permit (PUD) to reduce the minimum required front setback of20 feet to 6 feet to accommodate some open at-grade parking spaces along a portion of Dubuque Avenue. This is necessary owing to the unusual lot configuration, the street widening to allow a left turn pocket and the desire to provide sufficient parking. Landscaping will be provided along the frontage that will help soften the appearance of the site. The PUD allows reductions where the City finds that the community benefit outweighs the exception (SSFMC Chapter 20.84). City staff supports the reduction as the development will provide a service and range of products not commonly found either in the community or in one location and will provide job opportunities and significant economic benefits. May 18, 2006 P05-0035 Home Depot Page 6 of 10 Landscaping & Screening 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 garage design has also been revised to incorporate landscaping of the upper garage deck, thereby softening views from the intersection of Dubuque Avenue and Oyster Point Boulevard and surrounding streets. Outdoor storage of garden and display materials and periodic outdoor sales events are part of the store operations similar to other garden and material centers. Views of the garden center and outdoor displays will be screened from the street either by fencing or due to the placement of the garage in close proximity to the building. The SSFMC Chapter 20.24 allows these activities subject to an approved Use Permit. A condition has been added that requires that the site be maintained in an attractive manner and free of debris. Alternative Plan The Alternative Plan improves access to the upper deck of the garage and increases the parking to 490 spaces - a rate of spaces per 3.9/1,000 SF (well within the ITE trip rate range). The expansion of the garage will also increase the lot coverage to 38.4%, still well below the maximum allowed for the site. As a consequence of increasing the parking, the potential peak season peak hour parking shortfall would be substantially reduced to 50 parking spaces or eliminated altogether. That the shortfall will be eliminated is all the more likely with the implementation of the mandatory TDM Plan. Physically, a portion of the garage will be closer to the street and to the building, but will not intrude into the 20 foot deep minimum required front setback nor impair circulation or access. City staff also supports the revised design as it provides increased parking and maintains the same design scheme. Signs The signs consist of new fa<;ade 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. A Type C Sign Permit is required because the total sign area exceeds 300 square feet and the pole sign (35 feet in height) exceeds 10 feet in height (SSFMC Chapter 20.86). The Planning Commission should consider the appropriateness of retaining the pole sign even though the applicant proposes to reduce the sign size and height (see plans). The applicant prefers to keep the pole sign as it provides enhanced visibility to regional travelers. The total sign area is in keeping with the site size and the nature of the use. The sign design and colors reflect the building design and color scheme. May 18,2006 P05-0035 Home Depot Page 7 of 10 Transportation Demand Management Plan The development requires a Transportation Demand Management Plan (TDM) because it will generate in excess of 100 average daily vehicle trips (SSFMC Chapter 20.120). Because the development may also generate 100 vehicle trips in the peak commute hour, the TDM Plan is also required to be reviewed by the San Mateo County City and County Association of Governments (C/CAG). The TDM Plan would by practicality be focused on the store employees and not the customers and designed to achieve a minimum 28% alternative mode use, consistent with the request to allow an FAR of 0.38. The TDM Plan would be modeled on a TDM Plan accepted by C/CAG for the East Palo Alto IKEA store. City staffhas reviewed the IKEA Plan and discussed the plan with C/CAG representatives. Based on these conversations, City staff is confident that the C/CAG will accept a TDM Plan modeled on the IKEA plan. The TDM plan will need to be slightly modified to include all City mandatory elements, such as showers and locker facilities, participation in shuttle programs, carpool and vanpool ride matching, guaranteed ride home program, secure bicycle parking, and an on-site program coordinator. A condition of approval has been added to require that the applicant prepare a TDM Plan acceptable to the City. Both the home improvement parking rate and the TDM Plan are consistent with the City's General Plan, as delineated in the following policies: "4.3-I-ll Establish parking standards to support trip reduction goals by: · Allowing parking reduction for projects that have agreed to implement trip reduction methods. 4.3-I-12 Amend the Zoning Ordinance to reduce minimum parking requirements for projects proximate to transit stations and for projects implementing a TDM program." DESIGN REVIEW BOARD The proposed development was reviewed by the Design Review Board (DRB) at their meetings 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 south bound Highway 101 May 18,2006 P05-0035 Home Depot Page 8 of 10 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. Provide 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. The Board was otherwise pleased with the design changes and recommended approval of the design. The Board's comments made at the May 17th meeting will be made into conditions of approval. SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION STUDY SESSION The City Council and the Planning Commission conducted a joint Study Session on October 5, 2005. At the meeting the comments were made by Council members, Commissioners, Kamala Silva Wolfe and Nick Tentes. The key comments offered by the Council and Commission members included, but are not limited to, improving views of the garage roof from the Dubuque Avenue/Oyster Point Boulevard intersection, and improving on-site circulation. In response to the Council and Commission member's comments, the development proponent has revised the plans to add landscaped trellises on the upper garage level to soften views from the street, revised the on-site aisle ways to provide improved on-site circulation, and added a left- turn pocket to facilitate safe access. The applicant has also proposed an alternate plan that would add more on-site parking. Ms. Wolfe and Mr. Tentes offered comments regarding the environmental impacts and the development's effect on local businesses. Ms. Wolfe offered a dozen questions regarding the following proposed developments: Terrabay Phase III, Home Depot and Lowe's. With the exception of a couple of the questions, the majority of comments are addressed in the Draft Environmental Impact Reports (DEIR). Separate DEIRs are being prepared for each May 18,2006 P05-0035 Home Depot Page 9 of 10 development. Their comments regarding the development's effect on local businesses, especially the hardware store on Grand Avenue and the lumber yard on South Spruce Avenue, are addressed in an economic study that is attached to the staff report. The report, prepared by CB Richard Ellis, concludes that the proposed development would have a negligible effect. Ms. Wolfe and Mr. Tentes have been sent notices of the availability of the Home Depot DEIR and the public comment period, the Planning Commission's DEIR public meeting and the Planning Commission hearing. Ms. Wolfe also asked questions regarding the estimated revenue generated from the building material store, cost of the DEIR, and the process and criteria utilized to select the EIR consultants. The revenue to the City is based primarily on sales tax and property tax. The store is anticipated to generate gross sales of upwards of $40 million per year, resulting in an annual revenue stream of approximately $400,000 to the City. The costs of the DEIR and staff time are borne by the applicants. The City's standard criteria for evaluating any consultant were utilized. These criteria include, but are not limited to the following: comprehension of work, experience, expertise, knowledge of CEQA, cost, ability to accomplish the work in the requested time frame, ability to work with City staff and the public, and ability to secure adequate insurance. The process followed included sending out Request for Proposals (RFPs) to three EIR consulting firms (two firms responded) and reviewing the proposals. The selection process was conducted by City staff and included telephone interviews with the consultants. The RFP distribution was limited as per guidance from American Planning Association. EMnRONMENTALDOCUMENT City staffhas employed the services of Lamphier and Gregory to prepare and circulate an Environmental Impact Report (EIR) for public comment. The document was circulated for 45 days for public comment from January 31, 2006 to March 17, 2006, in accordance with the California Environmental Quality Act (CEQA). The Planning Commission also conducted a public hearing on March 2, 2006 allowing public comments, however, the only comments made were by the Planning Commissioners. Written comments were received from a couple of agencies with the most notable comments offered in several letters by CalTrans. In addition to numerous telephone conversations, a meeting was conducted with CalTrans representatives on April 27, 2006 to review their comments. Written responses to comments are contained in the FEIR. The key environmental issue identified by City Staff is traffic. Mitigation measures are proposed to reduce many of the identified impacts to less than a significant level. However, significant cumulative traffic impacts attributable to the development and other known developments will occur and cannot be feasibly mitigated. A Mitigation Monitoring Program will be required to be prepared prior to the issuance of any permits. May 18,2006 P05-0035 Home Depot Page 10 of 10 The project proponent has recently revised the site plan to improve parking and circulation thereby reducing some of the traffic impacts. The revised plans now reflect the provision of a left-turn pocket on Dubuque Avenue providing better and safer site access. The applicant is also proposing to improve on-site circulation, as suggested by the City's traffic consultant and is proposing to increase the amount of parking; both of these improvements are not considered environmental impacts and do not require mitigation, but will help ease on-site congestion. Should the City desire to approve the development, CEQA requires the City to adopt a Statement of Overriding Considerations identifying that the project benefits outweigh the cumulative unmitigateable significant impacts. Because the project involves an EIR, with a Statement of Overriding Considerations regarding long-term cumulative traffic impacts, the EIR will also be required to be certified by the City Council. CONCLUSION/RECOMMENDATION: The proposed development complies with the General Plan, the Zoning Code and the City's development requirements. Therefore, City staff recommends that the Planning Commission adopt a resolution recommending that the City Council certify 1) EIR assessing the environmental impacts associated with a new 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure including a Statement of Overriding Consideration; and approve 2) Planned Unit Development Permit allowing parking in a portion of a front setback; 3) 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; 4) Design Review allowing a new 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure; 5) Transportation Demand Management Plan reducing vehicle trips; and 6) Type C Sign Permit allowing a master sign program consisting of new building fa<;ade signs and the retention of a double faced pylon sign with a total sign area exceeding 100 square feet, subject to adopting the conditions of approval. ~~~~ S ve Carlson, Semor Planner Attachments: Draft Statement of Overriding Considerations (EIR) Draft Resolution Draft Conditions of Approval May 18,2006 P05-0035 Home Depot Page 11 of 10 Joint City Council Planning Commission Study Session Minutes October 5, 2005 Planning Commission Minutes March 2, 2006 Design Review Board Minutes March 15,2005 May 17,2005 Applicant's Development Narrative Photos Plans CBRE Economic Study DKS Parking Study DEIR & FEIR (Copies of the DEIR were previously provided to the Planning Commission and both the DEIR and the FEIR are available at the city's website at www.ssf.net and will be available at the Commission meeting.) DRAFT STATEMENT OF OVERRIDING CONSIDERATIONS (EIR) & DRAFT RESOLUTION These documents are in preparation and will be distributed prior to the Planning Commission meeting. CONDITIONS OF APPROVAL 900 DUBUQUE AVENUE P05-0035 HOME DEPOT (As recommended by City Staff on May 18, 2006) 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 City Council approved plans, as amended by the conditions of approval including the revised plans prepared by Greenberg Farrow, dated April 4, 2006, submitted in association with P05-0035. 3. Prior to the issuance of the Building Permit, the landscape plan shall be revised to incorporate the Design Review Board suggestions made at their meeting of May 2005 and shall also include mature shrubs, trees that have a minimum size of24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. The landscape plans shall also include landscaping of the garage roof deck to soften views from the intersection of Dubuque Avenue and Oyster Point Boulevard. The garage deck landscaping shall include trellises with vining material. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to opening the business the owner shall obtain a City Business License. 5. Prior to the final inspection the applicant shall have a Final Transportation Demand Management Program (TDM) prepared by a qualified and licensed traffic engineer that incorporates the provisions of the City of South San Francisco SSFMC 20.120 Transportation Demand Management. The Final TDM Plan shall closely follow the PTDM Plan approved by the City Council in association with P05-0035 and shall be subject to the review and approval by the City's Chief Planner. The Final TDM shall also be subject to the review and approval by the San Mateo City/County Association of Governments. 6. Prior to the Final Inspection, the owner shall establish a program to maintain the site free of litter and debris. The plan shall be subject to the review and approval of the City's Chief Planner. 7. Prior to the Final Inspection, the owner shall establish a program to for outdoor displays and sales. The plan shall be subj ect to the review and approval of the City's Chief Planner. 8. In accordance with the California Environmental Quality Act, the owner shall comply with all mitigation measures identified in the Environmental Impact Report certified by the City Council of the City of South San Francisco. Prior to the issuance of any permit, the owner shall establish a Mitigation Monitoring Program implementing all the mitigation measures. The Mitigation Monitoring Program shall be subject to the review and approval by the City's Chief Planner. (Planning Division Contact: Steve Carlson 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION: 1. STANDARD CONDITIONS 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 1998. This booklet is available at no cost to the applicant from the Engineering Division. 2. SPECIAL CONDITIONS a) Upon completion of the building alterations and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subj ect parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the proposed renovated development, or new tenant improvements. b) All new improvements to be constructed within the street right-of- way, or City owned easements, shall be approved by the Engineering Division and installed to City standards. An Encroachment Permit shall be obtained from the Engineering Division for all public improvement work, prior to receiving a Building Permit for the renovation proj ect. The cost of all work and repairs shall be borne by the applicant. c) The Applicant shall install new monolithic curb, gutter and sidewalk along the entire street frontage of the property. Sidewalk shall comply with all ADA requirements. The northerly driveway shall be reconstructed, including the installation of a catch basin connected to the existing storm drain, to eliminate the existing low spot. d) Any deteriorated pavement between the property frontage and center of the cul-de-sac shall be repaired to the satisfaction of the City's Public Works Inspector. 3. ON-SITE IMPROVEMENTS a) The applicants shall design, construct and install a drainage system within the site that will prevent runoff from the paved areas of the project from overflowing into Corey Way, or on to adjacent private property. Any existing drainage facilities that are proposed to be re- used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. A report shall be prepared by the applicant's drainage consultant and submitted to the Engineering Division for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant shall design and install the drainage improvements described in the approved report, to the satisfaction of the City's Engineering Public Works Inspector, prior to receiving an occupancy permit for the particular development for which the building permit has been issued. b) The applicant shall submit on-site pavement construction, pavement repair, striping, signing and traffic control plans for all interior parking lots and driveway isles within the site. Rl "Stop" signs shall be installed at each exit from the site. All traffic control signs shall be mounted on 2" diameter, galvanized steel poles. c) The applicant shall install new storm water pollution control devices and filters with the existing and new site drainage system, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. Storm drain pipes, shall not connect to each other at a "blind" connection. All storm drains shall begin and end at a manhole, catch basin, inlet, or junction box, in order to provide access for cleaning and maintenance. d) Applicant shall show all on-site existing sanitary sewer lines and facilities. Indicate facility size, material, and condition. 4. EAST OF 101 TRAFFIC IMPACT FEES Prior to the issuance of a Building Permit for the proposed proj ect, the applicant shall pay the East of 101 Traffic Impact fee, as adopted by the City Council at their meeting of September 26, 2001. Fee Calculation (as of April 2006): 31,100 gsfCommercial use @ $8.77 per each square foot = $272,747. 2,294 gsf Office @ $2.11 per each square foot = $4,840. New trips = $277,587 Less credit for existing trips = (31,100+2,294) gsfx 0.54 PM trip rate x 2,288 cost per trip per 1,000 SF for industrial use = $41,259. Total EI0l Traffic Impact Fee = $277,587 - $41,259 = $236,328. (This amount is subj ect to increases due to inflation and increases due to additional traffic improvements, as approved by the City Council). 5. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 Area, downstream of the proposed commercial development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model has been done to analyze the problem and recommend solutions and improvements. The applicant shall pay the East of 101 Sewer Facility Development Impact Fee. The fee is estimated to be 400 gal/day per 1000 SF x 41.627 = 16,651 gallons per day. 16,651 gpd @ $3.19 per gpd = $53,116. The sewer contribution shall be due and payable prior to receiving a building permit for the proposed building. The fee will be subj ect to annual increases, as approved by the City Council. (Engineering Division Contact: Michelle Bocalan 650/829-6652) C. POLICE DEPARTMENT 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upol}]eceipt of detailed/revised building plans. 2. Building Security a. Doors 1. 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 of three (3) inches and a horizontal distance of one (1) inch each side of the strike. 2. Glass doors shall be secured with a deadbolt 10ck1 with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. 3. 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. 4. 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. 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/turnpiece. 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. 5. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary- resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. 6. 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. 7. On pairs of doors, the active leaf shall be secured with the type of lock 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. 8. 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. b. Windows 1. Louvered windows shall not be used as they pose a significant security problem. 2. 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) Ibs. applied in any direction. 3. Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. 1. All glass skylights on the roof of any building shall be provided with: a) Rated burglary-resistant glass or glass-like acrylic material. 2 or: b) 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: c) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: a) 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. b) 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. c) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. 3. 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: a) 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: b) A steel grill of at least 1/8" material or two inch mesh and securel y fastened and c) 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. d. Lighting 1. 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. 2. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. 3. 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. e. Numbering of Buildings 1. The address number of every 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. 2. 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. f. Alarms 1. 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. g. Traffic, Parking, and Site Plan 1. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. h. Misc. Security Measures 1. 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. 2. Fencing should be of an open design, such as decorative wrought iron, to preclude scaling, and maximize both natural surveillance and territorial reinforcement. NOTE: Proposed height exceeding 6 feet will require a variance, which upon design approval, is encouraged to minimize inventory shrinkage. Gates to proposed fencing should be alarmed, also. (Police Department Contact: Sgt. E. Alan Normandy 650/877-8927) D. FIRE PREVENTION: 1. Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. Install exterior listed horn/strobe alarm device. 4. Provide class III combination standpipe-sprinkler system conforming to NFP A 13/SSFD requirements. Standpipe connections to be located on first and second story of parking structure. Additional connections to be provided inside building, location to be determined on submission of rack storage plans. 5. A manual fire alarm system shall be provided that will alarm both audibly/visually throughout the building if activated and also alert the Fire Department via an approved monitoring station. Install fire alarm panel at front and rear, location to be determined. 6. Elevator if provided shall not contain shunt-trips. 7. Minimum height clearance under parking structure (13.5 feet) CFC 2001. Provide 20 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. 8. Access road shall have all weather driving capabilities and support the imposed load of 68,000 pounds. 9. Road gradient shall not exceed maximum allowed by engineering department. 10. Provide fire flow in accordance with California Fire Code Appendix III-A. 11. Provide portable thermal imager to mitigate search and rescue of occupants from high occupant load warehouse structure. 12. Provide fire hydrants; location and number to be determined. 13. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 14. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 15. Smoke Control design/criteria to be approved by Fire Marshal. 16. Provide emergency illumination. 17. Provide exit signs. 18. Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code), State and Federal codes. (Fire Prevention Contact: Bryan Niswonger 650/829-6645) E. 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 filter type catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. CDS or Stormceptor units alone are not acceptable. These units must be used in series with an additional treatment measure. 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. Any 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. 6. Plans must show the connection of the wash area to the sanitary sewer. 7. Plans must show the location of all drains in the maintenance area. These drains must be connected to a three-compartment oil/water separator and the sanitary sewer. 8. Must demonstrate how the storm drains will be protected during construction. (Water Quality Contact: Cassie Prudhel 650/829-3840) ~'t1l S:4N ~~ o n >-t ~ B g C4.l1FO?.~"\~ MINUTES CITY COUNCIL CITY OF SOUTH SAN FRANCISCO SPECIAL JOINT MEETING CITY COUNCIL - PLANNING COMMISSION WEDNESDAY, OCTOBER 5, 2005 MUNICIPAL SERVICES BUILDING COMMUNITY ROOM 33 ARROYO DRIVE 1. Call to Order 6:07 p.m. (Cassette Tape No.1) 2. Roll Call Present: Councilmembers Garbarino, Gonzalez and Matsumoto, Mayor Pro Tern Fernekes and Mayor Green Planning Commissioners Giusti, Honan, Prouty * , Romero, and Sim*, Vice Chair Zemke* and Chair Teglia *Commissioners Prouty and Sim arrived at 6:09 pm and Vice Chair Zemke arrived at 7:08 pm Absent: None Staff: City Manager Nagel, City Attorney Mattas, Assistant City Manager Van Duyn, and Senior Planner Steve Carlson 3. Public Comments Ms. Kamala Silva Wolfe, resident, submitted a list of items that she would like to see addressed in the EIR being prepared by Lamphier & Gregory. City Manager Nagel stated a written response will be prepared. 4. Study Session: Joint meeting with the Planning Commission - discussion of the following projects: a) Lowe's Home Improvement Center, 600-790 Dubuque Avenue Staff report presented by Senior Planner Steve Carlson. Messrs. Roger Bernstein and Anthony Farmand, representatives of Lowe's Home Improvement Center, gave an overview of the project. Mayor Green asked for comments from the Planning Commission, then City Council. Commissioner Prouty stated his preference for a parking structure and felt it was more efficient. Commissioner Honan recently observed several eyesores at the San Bruno store and suggested that empty pallets, dismantled appliances, broken shopping carts, and surplus store supplies be enclosed or kept indoor's. Chair Teglia expressed concerns regarding the store configuration on the site and that it be re-orientated. He suggested the Dubuque Avenue area be visually enhanced. Councilman Gonzalez suggested the rear of building, facing the railroad tracks, be visually enhanced, materials from the demolition of existing buildings be recycled and the back area be monitored for graffiti. Mayor Pro Tern Fernekes asked for clarification on where customers will be drawn from and Mr. Bernstein responded that the store would be a regional draw, hopefully from San Francisco and off 101 from the south. Councilwoman Matsumoto stated a preference for a parking structure, but has concerns regarding safety. She asked for statistical information regarding a structure versus an open parking lot. She asked if a "local employee preference" can be made a condition and City Attorney Mattas stated he will look into it. Councilwoman Matsumoto stated concerns regarding the landscape tree species and container size and questioned the anticipated traffic flow on weekends. Councilman Garbarino questioned the signage, delivery hours, and stated support for the local preferential hiring concept. Mayor Green questioned the close proximity of the Home Depot and Lowe's stores and success ratio. Mr. Bernstein stated the positives; including more selection, store competition and that ultimately the consumer wins. Councilmembers Garbarino and Matsumoto questioned the location of the employee parking area and suggested it be monitored for compliance. Councilman Gonzalez discussed the potential need for an employee childcare program and Lowe's willingness to make a childcare contribution. Mr. Bernstein stated he will look into the matter and will get back to Council. Commissioner Prouty suggested that personal trucks be parked off-street. Commissioner Sim asked for a context drawing of the street "designed-out" and stated the Commission is looking for a high quality look. Chair Teglia asked for a picture of what Lowe's most expensive store looks like. SPECIAL CITY COUNCIL MEETING MINUTES OCTOBER 5, 2005 PAGE 2 (Recess: 7:01 pm -7:12 pm) 3. Public Comments (continued) Mr. Nick Tentes, resident, questioned the zoning of the area and asked if Lowe's and Home Depot approached the City or did the City approach Lowe's and Home Depot. City Manager Nagel confirmed that the two businesses approached the City. Senior Planner Carlson stated the general plan designation for Dubuque Avenue is retail, not R&D. 4. b) Home Depot, 900 Dubuque Avenue Staff report presented by Senior Planner Carlson. Mr. Jeff Nance and Ms. Beverly Metz-Robbins gave a visual overview of the proj ect. Commissioner Honan discussed the impact of the quarterly outdoor sales on the parking area, and the anticipated truck delivery schedule. Commissioner Romero commented on the poorly designed parking structure at the Colma store and suggested the landscaping on the entire site be enhanced. Vice-Chair Zemke asked that the elevator be maintained and kept operational. Chair Teglia suggested other creative ways be look at for orientating the building. He asked for a picture of what Home Depot's most expensive store looks like. Commissioner Giusti stated concerns regarding the parking of vehicles along the side of the building where shopping carts need to maneuver and that this has been a problem at the Colma store. Commissioner Prouty asked that substantial trees be planted and maintained. Councilman Garbarino suggested landscaping be added to the top level of the parking structure. Councilwoman Matsumoto asked that preferential hiring practices be included in the project, that the applicant work with staff on this matter, and that a landscape maintenance agreement also be included. Councilman Gonzalez asked that the feasibility of a bridge linking the second level of the parking structure to the store be looked into and that landscaping be added to this level. He asked that a graffiti program be maintained. In response to Mayor Pro Tern Fernekes' question regarding the potential customers, Ms. Metz-Robbins stated that the targeted customers will be drawn from Burlingame to San Francisco. Mayor Pro Tern Fernekes described Colma's parking SPECIAL CITY COUNCIL MEETING MINUTES OCTOBER 5,2005 PAGE 3 structure's poorly designed driveways and Senior Planner Carlson confirmed that the structure will not be similar. Chair Teglia suggested the parking spaces be slanted or diagonal. Commissioner Honan stated there were one too many signs for the site. In response to Commissioner Prouty's concern regarding graffiti, Ms. Metz- Robbins stated graffiti is aggressively monitored at their stores. Commissioner Sim suggested several plant species be considered to trellis the parking structure, such as bougainvillea, more vertical landscaping, and to avoid institutional light fixtures. Councilman Gonzalez suggested a sign be put at the rear of the store. Commission Sim suggested the parapet wall be dimensional rather than flat. (Recess: 8:05 p.m. - 8:16 p.m.) c) Discussion of Terrabay Phase III; Myers Development Mr. Jack Myers, Myers Development, Mr. Norman Garden, RTKL, and other development team members gave a visual overview of the proposal. Mayor Pro Tern Fernekes and Councilwoman Matsumoto (Terrabay III subcommittee members) asked for feedback from the Commission and Council members. Chair Teglia commented on the original concept for developing the site, including hotel and retail businesses, not residential. He stated concerns regarding the failure to rehabilitate the "Point". He stated major issues to be looked at during the public hearing process would include a massive development, maintaining a view up the mountain, location of high-rises, and the residential element. Commissioner Romero asked for documentation on how the number of below market rate units was calculated. He stated concerns regarding the Point area and that it is not looking as good as he would like. He stated that he favored a hotel as part of the mixed use, residential second, and an office tower as the third preference. He stated that the height of the buildings was not what was envisioned. (Cassette Tape No.2) Chair Teglia reiterate concerns regarding the concept to reduce the development's footprint by building-up, and promises that were made to stay off the Point. He stated he is not averse to adding residential, but concerned that the project is looking massive for the area. SPECIAL CITY COUNCIL MEETING MINUTES OCTOBER 5,2005 PAGE 4 Commissioner Prouty stated concerns regarding the orientation of the buildings and commented that the proposal looks front-loaded. He suggested a hotel/condo use be considered. Commissioner Sim stated his opposition to proposing another tower and that it would have to be designed differently and not isolated. The discussion continued with Commissioners Sim, Romero and Giusti, and Chair Teglia voicing their concerns regarding the configuration of the proposed site plan, connecting the residential tower with the mixed-use development by adding trails and pedestrian walkways, and overall agreeing the current proposal will not work. Mayor Pro Tern Fernekes stated the subcommittee (Fernekes/Matsumoto) and staff members met last week with Mr. Myers and that the subcommittee expressed many of the same concerns. Councilman Gonzalez stated dissatisfaction with building more high-rises and suggested the height be reduced so that the mountain can remain visible in that area. Councilman Garbarino suggested the orientation of the proposed tower be adjacent to the townhouse area. Mr. Myers agreed to look at it again. 5. Adjournment Being no further business, Mayor Green adjourned the meeting at 9:02 p.m. Submitted by: Approved: /s/ Sylvia M. Payne, City Clerk City of South San Francisco /s/ Raymond L. Green, Mayor City of South San Francisco SPECIAL CITY COUNCIL MEETING MINUTES OCTOBER 5,2005 PAGE 5 Planning Commission Meeting of March 2, 2006 8. Levitz SL San Francisco/Owner Home Depot/Applicant 900 Dubuque Avenue P05-0035, EIR05-0003 (SCH# 2005-08-2032) Conduct a public hearing and take public testimony on the Home Depot Draft Environmental Impact Report. Public Hearing opened. Senior Planner Carlson presented the staff report. Public Hearing closed. Vice Chairperson Honan asked that the Traffic Consultant give a summary of the traffic study findings. Mark Crane, Crane Transportation Group, noted that they looked at Home Depot in conjunction with Terrabay and Lowe/s being fully constructed. He noted that Dubuque will be the main congestion area and cars will wait a couple cycles at the intersection. He added that vehicle queues will be extending to the afternoon hours. He noted that the entry driveway to the garage is not channelized far enough into the parking lot. He added that parking may not be adequate on Saturday afternoons for a couple hours. Commissioner Prouty asked if the Traffic Consultant has suggested making changes to the proposal. Mr. Crane noted that they have identified the problem and recommended that the applicant look at redesign of the parking lot. Commissioner Giusti suggested redesigning the garage also. Commissioner Romero felt that there is a conflict between the vehicles and foot traffic. Mr. Crane noted that the ramp at the second level does not pose as a problem because of its location. Vice Chairperson Honan asked if the delivery trucks would impact the traffic. Mr. Crane noted that the southerly driveway will have no pedestrian traffic and the delivery trucks would use this driveway. Vice Chairperson Honan asked if the calculations, which included Terrabay, factor in the retail portion of the project. Mr. Crane noted that the proposal included the version that was before the Planning Commission a few weeks ago. Commissioner Romero questioned if the consultant considered loading and unloading of building materials at the parking lot into the traffic study for circulation purposes. Mr. Crane noted that the parking isles are designed per the City/s criteria for shopping centers. He added that there is always the potential for blocking the isles. ADMINISTRAnVE BUSINESS 10. A third review of the remaining Conditions of Approval associated with UP04-0029 - 915 Linden Avenue Moved to Consent Calendar under Agenda Review. ITEMS FROM STAFF Chief Planner Sparks noted that the Commission will have a Joint City Council / Planning Commission meeting regarding the Genentech Master Plan and the most current rendition of Terrabay Phase III. Assistant City Attorney Spoerl noted that there is an ethics training meeting that will be held on March 9th from 6-8 p.m. S:\M~V\.lA.tes\F~V\.ClL~zec! M~V\.lA.tes\2001?\03-02-01? RPC M~v\'lA.tes.c!oc PClge 5 of I? 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 & UP05-00 12 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-I) 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 & DR05-00 14 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 Commerical (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.81 & 20.85. DRB Agenda March 15,2005 Page 5 of7 ESTIMATED 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 P04-0109 & 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. 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 & UP05-00 1 0 Home Depot (Resubmittal) (Case Planner: Steve Carlson) DESCRlPTION: 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 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 - Terrabay (Phase I Area) P05-0018, PP05-0001 & PM05-0001 Terrabay (Case Planner: Steve Carlson) DESCRlPTION: 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 Norther est 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 fInishes. 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 Escalonia 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. 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 & UP05-0010 Home Depot (Resubmittal) (Case Planner: Steve Carlson) DESCRIPTION: 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 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 channellerters. 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 - Terrabay (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 fInishes. 4. Show the steps outside the entrance to the home on Lot 179A. 5. The North elevation of 179 A 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 Escalonia 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. A PROFESSIONAL CORPORATION S SID MK SON KAM I Sender's e-mail address: DLK@CSDKLAW.COM May 12, 2006 Honorable Chair William E. Zemke and Members of the South San Francisco Planning Commission South San Francisco Planning Department 1660 Mission Street, Suite 500 San Francisco, CA 94103 Re: Proposed Home Depot Store at 900 Dubuque Avenue Dear Chair Zemke and Members of the South San Francisco Planning Commission: On behalf of Home Depot, we write to encourage you to recommend that the South San Francisco City Council (i) certify the Environmental Impact Report ("EIR") for Home Depot's proposed South San Francisco store ("Project") and (ii) approve the required entitlements (including a Use Permit, a Type C Sign Permit and a Planned Unit Development Permit) for the Project itself at your May 18,2006 meeting. The environmental review and project design processes for the Project have been comprehensive and very productive. This letter outlines: (a) the evolution and current status of the Project design; (b) the key findings of the EIR; and (c) the economic impacts of the Project. We hope that it will be useful in demonstrating the benefits and strengths of the Proj ect to you as you consider the Proj ect on May 18. Proiect Desi2n Design History On March 1,2005, Home Depot submitted an application to the City of South San Francisco ("City") to construct an approximately 101,272 square foot home improvement center with a 24,522 square foot outdoor garden center, for a total of 125,794 square feet of retail space. Parking was proposed to be provided on three levels (i.e., the ground floor and two parking decks) for a total of 634 parking spaces. On March 15, the City's Design Review Board reviewed the Project design, and approved it with certain parking and landscaping changes. These changes included the request that one of the parking decks be removed in order to improve the aesthetic appearance of the Project as a whole. 20 CALIFORNIA ST. SUITE 500, SAN FRANCISCO, CA 94111 TELEPHONE: (415) 788-2040 FACSIMILE: (415) 788-2039 Honorable President William E. Zemke and Members of the South San Francisco Planning Commission May 12, 2006 Page 2 of9 On May 5,2005, Home Depot submitted a revised application for the Project that incorporated the changes requested by the Design Review Board on March 15. The parking area included two parking levels (i.e., a ground level and one parking deck), which in total accommodated 426 parking spaces. On May 17, 2005, the Design Review Board reviewed the Project as revised by Home Depot, and approved it for submittal to the Planning Commission. On October 5,2005, the Planning Commission and City Council held a joint study session (the "Joint Session") on the Project. At the Joint Session, agency representatives, community members and others provided a number of comments related to design, landscaping and traffic circulation issues. On April 3, 2006, in response to issues, concerns and ideas raised by the Planning Commission and City Council during the Joint Session and by City staff at other times during the entitlements process, Home Depot submitted an amended application with a redesigned Proj ect proposal that reflected the input received. Two versions of the revised design ("Option A" and "Option B") are now before you. They differ only in (i) the design of the parking deck that provides the second level of parking spaces and (ii) the placement of the elevators serving the second parking level. In Option A - the preferred option - the parking deck has been extended to abut the store building, resulting in the provision of 490 parking spaces. In Option B, the parking deck remains separated from the building by the drive aisle in front of the store, resulting in 429 parking spaces. The total retail square footage of the Project has not changed in either of the options, although the size of the store building has been slightly increased to 101,579 square feet and the size of the garden center has been slightly decreased to 24,215 square feet. Benefits of Current Project Design Option A and Option B both have significant advantages over the original Project design, especially with respect to parking, traffic circulation and overall appearance. In particular, Option A and Option B address the following suggestions made at the Joint Session: Landscaping. In response to requests for additional landscaping on the Project site, Home Depot has worked with its landscape architect to "green up" the parking area in particular. As a result, Options A and B propose additional ivy to climb the columns of the parking deck, thus creating a more inviting and decorative setting for the parking area beneath the deck. In addition, at City staff s request, Home Depot plans to add additional trellises or pergolas on the upper parking level to soften the aesthetic appearance of the Proj ect from the street. Honorable President William E. Zemke and Members of the South San Francisco Planning Commission May 12, 2006 Page 3 of9 Parking Spaces at Side / Back of Store Building. Home Depot has removed six of the eighteen parking spaces located at the eastern comer of the Project site in response to questions about the accessibility of that location. The reallocation of spaces in this area has freed up some of the area adjacent to storage and delivery facilities in order to provide maximum maneuverability for delivery and service vehicles. Furthermore, the twelve spaces that remain may be used by store employees so as to maximize the number of spaces in the front parking area that are available to customers. Encouraging Customers to Use Parking Deck. At the Joint Session, Home Depot was urged to develop ways to encourage its customers to drive up the ramp to the second level of parking rather than compete for spaces on the ground parking level. In response, Home Depot has redesigned the circulation patterns in the ground floor parking area so that customers using the northernmost driveway would be led directly to the ramp to the second parking level. This revised layout makes it much easier and more inviting for customers to access and use the second parking level. Exterior Lighting. At the Joint Session there was a request that the exterior lights of the Project be decorative and of good quality. While Home Depot has not yet specified the exact exterior lighting fixtures for the Project, we remain committed to using high-quality fixtures. Any such fixtures would of course be subject to approval by City staff. While both Option A and Option B reflect input received regarding landscaping, parking and lighting, Option A additionally would address the suggestion made at the Joint Session that a "bridge" lead from the top parking level to the Store. In Option A, the parking deck would extend over the drive aisle and pick-up area in front of the store to abut the store building itself, with access elevators located between the entry and exit at the store.! In addition to the obvious benefit of providing over fifty additional parking spaces, the placement of the elevators in Option A would greatly reduce conflicts between cars and pedestrians relative to Option B because customers parked on the top level would not have to cross a drive aisle to go between the store and the elevators. Parking Availability While shape of the Project site prevents Option A and Option B from accommodating the number of parking spaces required pursuant to the City's Zoning Ordinance,2 the number of parking spaces proposed under either option would be adequate for the proposed use, based on a study of the particular parking demands of Home Depot home improvement stores. As 1 Home Depot investigated the possibility of including rooftop parking in the Project but concluded that this would be infeasible due to high costs and maintenance issues. 2 Section 20.74.060 of the City's Zoning Code, "Retail and General Commercial Uses" require one space for each 200 gross square feet of floor area (including garden center). The Project therefore would require 629 spaces pursuant to City code. lfthe parking ratio for garden center area were one space per 1,000 square feet (as is often the requirement in other jurisdictions), then the Project would need only 532 spaces. Honorable President William E. Zemke and Members of the South San Francisco Planning Commission May 12, 2006 Page 4 of9 discussed in the May 2,2005 Parking Study performed by DKS and Associates that was previously submitted to the City, based on the parking ratios provided at three other Bay Area stores, the Project would require 304 parking spaces. Option A exceeds this number by 186 spaces, and Option B exceeds this number by 125 spaces. The Parking Study shows that the parking ratios provided at the three comparable Home Depots have fully met customer demand for those stores, thus confirming that the number of parking spaces proposed here would serve the proposed use as effectively as the standard number of spaces required by Chapter 20.74 of the City's Zoning Ordinance. At the Joint Session, Home Depot was requested to consider implementing angled, as opposed to perpendicular, parking spaces. Home Depot's consultants investigated this proposal but found that providing slanted parking spaces would significantly decrease the number of spaces that the Project site could accommodate. Further, Home Depot's consultants determined that the most efficient site circulation plans could not be accomplished using slanted parking spaces. Options A and B therefore reflect the standard perpendicular parking space configuration to maximize parking accessibility and site traffic maneuverability. Comparison to Calma Store Some participants in the Joint Session emphasized the importance of ensuring that site operations for the Project would be more efficient and less congested than those at the existing Home Depot store in Colma. Firstly, it should be noted that the Project - in conjunction with the new Daly City Home Depot and the Home Depot that has been approved for San Francisco - would ensure that regional demand for home improvement products would be more evenly distributed among stores, thus alleviating conditions at the Colma store and ensuring that conditions would remain manageable at the Project. Secondly, even if this were not the case, the site layout and operations for the Colma store may be distinguished from the Project in many ways, including as follows: . Site Access. The Colma store has one way in and one way out, and that driveway must be shared by employees, customers and delivery trucks and leads directly to the front of the store. By contrast, Options A and B propose three entrance/exit points, which would allow traffic to circulate more freely and would relieve traffic pressure from any single point of ingress/egress. . Ramp to Parking Deck. The ramp to the parking deck at the Colma store is located at the opposite end of the store's parking area relative to the parking area entrance. In order to access the ramp, Colma customers must proceed along a long drive aisle and then cross through the busy loading area in front of the store itself. The Project's circulation plan, on the other hand, facilitates customer movement to the upper parking level (especially when drivers enter the site at its northernmost driveway); in Honorable President William E. Zemke and Members of the South San Francisco Planning Commission May 12, 2006 Page 5 of9 addition, the drive aisle to the ramp is much shorter than in Colma and does not cross in front of the store building. . Elevators to Parking Deck. In Colma, the elevator to the upper level of the parking deck is located across the drive aisle and pick-up zone from the store. Colma customers must therefore cross through traffic in order to walk between the elevator and the store. By contrast, Option A eliminates the need to cross through traffic, as the elevators to the parking deck would be placed directly adjacent to the front of the store building. Although Option B still would require pedestrians to walk across the front drive aisle of the store, the site circulation is such that far fewer vehicles would need to travel along that path to access parking spaces; in addition, the pedestrian path would be wide and clearly marked. . Elevator Operation. The Colma store has one elevator, which some commenters at the Joint Session remarked was always out of service and therefore was a deterrent to using the parking deck. In fact, maintenance records indicate that the elevator was out of service only nine times in 2005 (less than once a month). In addition, the Project by contrast would have two elevators, so even if one of the elevators at the Project breaks down, the other elevator would be available to ensure uninterrupted service to the second parking level. Furthermore, the elevator at Colma is a small single-door, hydraulic elevator, where as the Project elevator would be large, double-door, cable- type elevators. . Pallet Storage. As was pointed out during the Joint Session, some of the parking spaces and drive aisles at the Colma store often are blocked by discarded pallets, which impede site circulation and can be unsightly. This situation would not occur at the proposed South San Francisco store. Home Depot's newer stores (including the Project) include an enclosed area for pallet storage so that discarded pallets may be gathered in one place, out of sight, once emptied. This would keep Project parking spaces and drive aisles free for their intended use by vehicles. As you can see, the design of the Project improves upon the design used for the Colma store for site circulation and operation. As a result, the Project would be much more pedestrian- and vehicle-friendly than the Colma store. Process and Substance of the EIR On January 31, 2006, the South San Francisco Planning Department published a draft focused environmental impact report ("DEIR") for the proposed Project. On March 2, 2006, the Planning Commission held a public hearing to receive comments on the DEIR. On May 5,2006, the Department issued a comment entitled "Final Focused Environmental Impact Report" which responded in detail to each written and oral comment received during the public comment period on the DEIR. Together with the DEIR, this document constitutes the Honorable President William E. Zemke and Members of the South San Francisco Planning Commission May 12, 2006 Page 6 of9 "Final EIR" (also referred to as the "EIR") for which we encourage you to recommend certification on May 18. The EIR contains a thorough and comprehensive analysis of the Project, including in its revised state as Option A or Option B. Either of these options would result in the same impacts as those identified in the EIR for the Project as originally designed, and the impacts of the Proj ect as now proposed fall within the range of impacts studied in the EIR. The EIR concluded that, with mitigation measures, the only significant and unavoidable impacts of the Project would relate to the level of service and traffic queuing at one intersection in both 2006 and 2020 and to traffic queuing at a second intersection in 2020, as follows: · The level of service (PM peak hour) and queuing capacity of certain lanes (AM and PM peak hours) at the Oyster Point Boulevard/Dubuque Avenue/U.S. 101 Northbound On-Ramp intersection in 2006; · The level of service (PM peak hour) and queuing capacity of certain lanes (AM and PM peak hours) at the Oyster Point Boulevard/Dubuque Avenue/U.S. 101 Northbound On-Ramp intersection in 2020 (in conjunction with projected future growth and development); and · The queuing capacity of certain lanes (AM and PM peak hours) at the Bayshore Boulevard/Sister Cities Boulevard/Oyster Point Boulevard/Airport Boulevard intersection in 2020 (in conjunction with projected future growth and development). It is important to note that the traffic study prepared for the EIR, like all good traffic studies, is based on certain "worst case" assumptions, which result in a very conservative scenario for analysis. This is an effective method to use in preparing the EIR, as it leads to the identification of every traffic impact that could possibly occur, but in reality the traffic impacts of the Project would likely be far less intense. The three primary "worst case" assumptions that were incorporated into the EIR analysis are as follows: · The study increased the Project's average trip generation rates by 25% "in order to provide a safety factor for impact analysis." Thus, the impacts to affected intersections have been substantially inflated as compared to impacts based on trip generation rates recommended by the Institute of Transportation Engineers (Trip Generation, 7th Edition, 2003). · The study projected zero "diverted linked trip capture" or "pass-by trips," i.e., vehicles that would still travel past the site even if the store did not exist, for the Project during the AM peak hour and only a minor level of such trips during the PM peak hour. In contrast, the Institute of Traffic Engineers Honorable President William E. Zemke and Members of the South San Francisco Planning Commission May 12, 2006 Page 7 of9 Manual allows for up to 40% of the trips to home improvement stores to be counted as pass-by trips, and based on Home Depot's experience with other stores in similar types of locations, we anticipate at least 10% to 15% of the AM and PM peak hour trips to the Project would be pass-by trips. Therefore, the number of trips that the Project would actually generate is likely to be at least 10% to 15% lower than the number of trips on which the EIR analysis is based, and the actual traffic impacts of the Project would be correspondingly reduced. · The study assumed that an average of30% of the Project's AM and PM peak hour trips would come from the San Francisco/Brisbane area. In reality, this number would likely be much lower due to demand from those areas being captured by the new Home Depot in Daly City and the proposed Home Depot in San Francisco that were not accounted for in the study. Therefore, traffic impacts resulting from traffic to and from areas to the north of the Project site (for instance, impacts at the intersections of Bayshore Boulevard/Sister Cities Boulevard/Oyster Point Boulevard/Airport Boulevard and Oyster Point Boulevard/Dubuque AvenuelU.S. 101 Northbound On-Ramp) are likely to be less than analyzed in the EIR. Therefore, because of the conservative nature of the analytical approaches selected, the Project impacts likely are overstated. Even if in reality Project traffic equaled the ''worst case" scenario, the level of service at only one intersection would be significantly degraded, and queuing would exceed capacity at only one intersection in 2006, and at only two intersections in 2020. Economic Impacts of Project In November 2005, CBRE Richard Ellis Consulting / Sedway Group ("Sedway") produced an economic impact report (the "Sedway Report") that detailed the potential economic impacts of the Project. The Sedway Report, which is attached to the staff report furnished to you for the Project, stated that the Project could earn as much as $53.1 million in sales in 2008, of which approximately $44.1 million would likely represent sales that would otherwise be lost to retailers outside the City - most significantly the Home Depot stores in Colma and San Mateo, and possibly the Lowe's store in San Bruno. Sedway Report p. 18. The Sedway Report predicted that, in a worst-case scenario (i.e., where each dollar earned by Home Depot in a particular sales category is a dollar lost by existing retailers within the City), City retailers would experience no loss in home furnishings and appliance sales, and only approximately 6.6% of their building materials sales.3 Sedway Report, p. 13. In total, the 3 Sedway's report noted that a substantial amount of garden supplies sales could be diverted from existing retailers in the City, but predicted that in reality the impact on such retailers would be much lower due to the fact that many of the garden supply stores in the City are higWy specialized and sell products that would not be available at the Project. See discussion, Sedway Report pp. 14-15. Honorable President William E. Zemke and Members of the South San Francisco Planning Commission May 12, 2006 Page 8 of9 Sedway Report estimated that in the worst case scenario the maximum sales diverted from City retailers would represent only 7.4% of the estimated combined total home furnishings and appliance, building materials, and garden supplies sales in the City in 2008. Sedway Report, p. 14. The Sedway Report also stated that any potential sales losses would likely lessen over time as the City's population grows. Sedway Report, p. 15. Due to a variety of factors, including the unavailability of proprietary store data, the Sedway Report was unable to specifically identify which stores would be at risk of losing business if its worst-case scenario were realized. It did, however, specifically state that South City Ace Hardware and Lumber was not likely to be substantially affected by the Project, due among other things to its presence as "an established market leader" with a "loyal clientele." Sedway Report pp.18-19. The Sedway Report also noted that Grand Avenue True Value Hardware and Sporting Goods would be unlikely to be materially impacted by the Project, since it serves primarily convenience-oriented shoppers looking for a few items in a quick trip to the store; this type of sales model is generally not seen as being in direct competition with large format stores such as the Project. Sedway Report p. 19. Furthermore, the Sedway Report suggested that there could be factors that could lower the potential sales losses and even increase sales for these and other existing stores, including increased specialization by other businesses in products not carried by Home Depot, or enhanced marketing activities. Sedway Report, pp. 15-16. Home Depot's own experience confirms that many smaller hardware and building supply stores actually benefit from close proximity to a Home Depot; we have attached as Exhibit A just a few of the many newspaper articles from areas throughout the country that highlight examples of this phenomenon. Conclusion We hope that you find this letter to be informative and useful as you consider the Project. As you can see, the Project has undergone rigorous CEQA review, which has concluded that it would have minimal impacts on the environment. The design of the Project has also been scrutinized and refined in response to both environmental review and public input. The Project, as revised, responds to questions and reflects suggestions and ideas voiced by Commissioners, staff and others. It would also have a more pleasing appearance, decrease traffic impacts and facilitate pedestrian circulation in the area. Weare confident that, upon consideration of the thoroughness of the EIR and all of the beneficial aspects of the Project, you will recommend that the City Council certify the EIR and approve the Project. Honorable President William E. Zemke and Members of the South San Francisco Planning Commission May 12, 2006 Page 9 of9 Thank you for your consideration. Should you have any questions regarding any aspect of the Project in advance of the May 18 hearing, please feel free to contact me or Greg George, the Real Estate Manager responsible for the Project. I may be reached at (415) 788-2040, and Greg may be reached at (714) 940-3601. Sincerely, ~ L ~...:-- Deborah L. Kartiganer cc: Susan Kalkin - Interim Planning Director Steve Carlson - Senior Planner Ann J erhoff - Home Depot Greg George - Home Depot Frank Coda- Greenberg Farrow Caroline Shaw - Greenberg Farrow Mike Pacelli - Bay Relations EXHIBIT A Newspaper Articles Regarding Positive Economic Impacts of Home Depot Stores BUSINESS Monday November 19, 2001 . [he Patriot.lrllgrr Small hardware store is thriving Currys feared Home Depot's anival By KEJTH REGAN For The Patnot Ledger QUINCY - Vlhen Home Depot opened just around the corner flom Curry Ace Hard....are on Copeland Streer abput nine years ago. second- generation ov.T1er Bob Curry feared the worst. "We were petrified when Home' Depot came in." said Curry. "But it's ended up helping us, not huning us." Business is so strong that Cl.lIT)' has fmalized plans to Dearly double the size of his shop, which his fa- ther. Paul, founded in 1945, The 2.80o-square-foot expansion, for ""iUch pmnits have been issue-d and was initially slated to start this fall, will now probably get under way next Jun~, after the busy spring !.!:lrden seasCln has ended. ... Curry Silid som~ details oflhe ex.- pa.nsio~ are ~ing kept under Vo,T3pS, but ~id that one are:! of the business Ih~t needs tldditiolkll space is th~ pOlint depamn~nl. "Some days ~-e nip over each olher when we h:a\'e here. it'5 so busy:' he said: Curry's son Sean said the store was the flf'St Be-njamin Moore paint dealer south of Boston and h~ point- ed out lh~t its locanon just off 1-93 makes it' a con\eoient 0J:uon. Th~ 5tor~ also focus~ on ruches lh.:lt the big-box store dov.TI the street negJeclS. sucb as specialty coatings, fallx ruUsh~, custom and hard-to- f tnd fasteners fOr contrac- lor!. and screen repair, Sean Curry said, Bob Curry said the store had one of Its busiest months in Octobet. He altT1bUles the facl that his business has thrived ,,,hjJe other family- O\.\.T1ed hardware Siores have wilted under the threat of the home im. provement giams 10 outslariding customer scro.ice. "We've got about a dozen people "'no v.'Ork here at various times and they aU go the extra mile:' Bob Cli- ry ~id. "We've got a great repUta- tion for jumping through hoops. 1 f som~ne comes in and needs s.ome- thing, our mission is 10 get it for them. 1 f rhat ml!3l1S we have 10 call Hom~ Depot. Ihat'S what \.\~..II do." Another reason many hard", are stores failed Bob Curry said is IhJt [hey "remained old-fashioned," ~o one can accuse the Cwi)'s of rhJr. The [\1.0 are among the co- founders of HomeTo""nStores.com. ::l Web sire that sells hom~ improve- m~nt prodUl;ts. "W~ didn.t stzy old- f~hjoned." Bob (ui-rv said, Sean Curry said ih~ e-xpaosion project willl.1ke about 18 .....eeks. As part of me proj("Ct. the Curry's pur- ch~sed a building De'Xt door thaI \.\ ill be us~d for t.emf"lC'ilJ'} storage dur- ing th~ proJ~\.'t JJ1d [h~n me<! for oddltional par"-Ulg. ~ By Marlene Ursa SIoll ...FI'''' Home Depot's familiar orange f.lun~ll' couJd become a form1l1.1ble presence at the CharlJers Valley Shopping ernler. bul some focal com. p<.'lllors are not intimidated by me hardware giant "At hnt It Will hurt us bN:'ause II is a novelty, but we h;Jve a lot of items they don't 5tock," scud Jason Sarasnick, co-{)wner of Sarasnick Hardware in Bndgeville. Sarasnick is confident that his loyal ('uswmers will conlin. ue to buy spttialty plumbltlg Ilf'mS, bolls., screen and win. dow supplies and otner mer- chandise at his store. He says the Home Depol will t'venlual- Iy bring more business his way. "It wtll be an asset. It will draw people 1.0 the area." RegardJess ot how local retailers feel. the Collier Home Depol is due to open on Thursday, $(>opt. 19. The 116,593 ~f1u3re. foot slore includes a tool rental cEmler, a garden cenlt'r, an expanded appliance center tmd kitchen and bath d(l5lgn place. The slore will employ 165 pt'ople. Most will be hired from lhe loc;)1 commuruly. A hiring Iraller was on - site beginning on l\-1onday. Sarasnick. a fourlh genera- IllIn owner, says his first joh In the hardware bus mess was carrymg boxes for hiS (;ilher when he was in Ihe seventh gr::lde. Ill' prides himself on provid- Ing Ihe right product iJnd knowledge, somelhmg he d;lIn1S his largE'f competitor cannot always do. -You have 10 find yOur niche in Otis b:JsLness. . When Sears Hardware opt>ned at Great Soulhern Shopping Center it impacted his business negatively for abou~ SIX months. Now he has more buslJless because of il. SarasnJck said a customer who recenUy bought a faucet ~t Se.'lrs Hardware. endC'd up buying $40 worth oC acces- SOrles at his store. The Sarasnick's have also managed lo combat the Home Depot's volume buying advan, !..age by ~ting with other smaU hDrdware slores to Conn Ihe '!'rue .Value Cooperalive hUYU'lg group. "Through the CI.>- .: ~~1 iH t BUS ltH S) MOnr08\7illll. fA 8ridgaville H 8W; 513' ",nnv';1l M,. A,.. III!dncr.l1ar wu. ~UG 14. ;:';'02 llIil J 1!!1I1.11I.: JIll I Ii/ , 'I Ii HI Iii; " (WrnLlUJ . 1~212cl '-.- ""1.HCl1"rl\'r,1 JOE SARASNICK organizes the shelves al famny. own~d Sara snick Hardware, Phoro by David PinCtlot op, its 8,000 members can get better prices by malting joint purchases. 'Sarasnick said hardware gIants like Home Depot and Low~ ma~e -tbe.i.t:. prom on "blind items." A pipe at the larger stores might be cheaper but fittings .are three times as mu(:h as those at Sarasnick Hardware. He warns thaI "buyers beware~ when purchasing trivial items. Customers lypicaUy look for a good price on paint or a sta- ple gun but as a matter or con- venience will buy ilems like rollers and staples to complete a proje<:l without comparing prices. Sarasn.ick said his prices Cor several smaU:ilems an:: lower. HIs roUer covers are $4.98 and theirs 'are $2 95 Keys are cut tor' SUO while Home Depot charges $1.89, But Home Depot representa- tives say their prices can't be bea t. . "Jf :\ smaUer relaiJ competi- tor tries to t'ompete with us in pricing they will lose," said Shelley Schumaker, spokesman ror Home Depot in Atlanta. If a rustomer finds a lower price on an item the company will match it .We will create competition among retauers and drive prices down. .. . But Shumaker said smaller slores compete in other ways. . If somE'One is lh(' loyal cus- tomer of a smaU retailer. no one will pry that customer away." Ed Applebaum, owner of Carnegie Supply, said his 15,000 square foot store offen; conven. ience. "Customers can get the product and then get the r heck I out 01 he~ and gel the job done. .. Schumaker suggests that small retailers provide services and product lines other than those offered at Home Depot Applebaum has access 10 Hems that gi~nt retailen; don't have, but said there is also quite a bit of overlap. '''We have the ability to gel almost anything.. Like Sarasnick, Applebaum belongs to a cooperaUve or smaUer retail slores. The Ace Hardware co-op gives him more buying power, Both he and Sarasnick have a mix oC retail and commercial business. They also agree that the Ace and True Value stores have enjoyed a growth spurt in the past year. But Applebaum attributes the SUl:cess he and his father Max, 83, have enjoyed fOf the past 60 years to their exceUent customer service. They have 15 knowledgeable employees. .We will continue to do what we do now, !hat is have some- one on the Door custMners C2rr""'" talk to.. . __~... .... . - - --... ....... -. .... .... .. .. '''r u"p........,.'t>...,..UJUA .l.V'UI<'I:iI-VUII V.J UIICIlu;...nV- v<< ULI.I_ 41JCf)' _10-= ')0';10 /6l. LJOC' 1 ypc:: I ~XIO Fonnat to PrJnfjSave EJ Midwest News Article 8 Return to Headlines Business; B Rod Vougbt, manager of Damman's newest store in Macomb Township, belps customers with patio furniture. a service tbat keeps the hardware competitive. Fainily-ruo bardware staves off francbises Neal Haldane 03/28/2002 The Detroit News Page 02 (c) Copyright 2002t The Detroit News. All Rights Reserved. MADISON HEIGHTS.- Damman Hardware survived when Builders Square and Home Quarters entered and left tbe market. And Rick Damman, president and CEO. has the company moving forward as it competes against Lowe's and Home Depot, The company's newest 22tOOO-square-foot store just opened in Macomb Township, replacing a smaller outfet in Warren "We've had competition in varying forms all wong," said Damman, whose grandfather opened the first store in Detroit in ] 920, . But the competition has become stiff. Lowe's has 21 home improvement warehouses in Michigan with four more under construction as tbe company embarks on its most ambitious expansion program in its history. Lowes entered Michigan in 1994, Home Depot has opened five Michigan locations since October and has 53 stores in the state. The company entered Michigan in the mid-] 990s' 'and plans t~ open three new stores this summert including one in Auburn Hills. . Not to be outdone, Damman has been busy the last few years increasing the size of its stores in Grosse Poinle, Rochester and Farmington, and opening its new, Macomb Township store: "Our business mission is simple,'t said Damman about his 17-store chain. J'Damrnari Hardware is a hardware retailer focusing on con"Venience and customer service." The customer base is 96 percent homeowners and half of shoppers are women, he said. The larger chains have lured away members of the building trades) who are drawn to the selection of too 1st Darnrnap acknowledged. liThe professional is probably where we're impacted the most, but we just dontt have the room," he said, Instead, the company is focusing on outfitting the home. \, } "People are gravitating toward their homes and we will be carrying more home decor," he said. "We do a heck of a good grill business, We a1sQ assemble and deliver grills for free. We really drive the . ;(.2 0312912002 1:28 AM . - --- ...._,......., ...."".""" customer.service aspeCL" That customer service comes from a staff of250 associatest who have a stake in the firm through an employee stock plan, be said. Damman also credits the company's inventory control system that. lets personnel track "the profitability of each item at each store," Stores such as Damman Hardware have been able to succeed by knowing the market, said Ellen Hackney of the' National Retail Hardware Association.. "Y ou have to look at your market and figure out what your customers want and need," Hackney said. tlSometimes, it's 'service. Sometimes it's a convenient location. Sometimes it's a niche product." Damman Hardware * Headquarters: Madison Heights .. Employees: 475 .. Started: 1920 in Detroit · Stores: 17 * Information: www.dammanhardware.;c;om Return to Headlines format to Print/Save Copyright @ 2000 Dow Jones & Company., Inc. All Rights Reserved. 0(2 03129nOO2 8:29 J W) C -I -" - u O. .... I i!:. ftj- C II. CD :t=. ca ! CI G) .. G) .c .... !i ..a ..... C -~ ~ 'C 11 :,':'A~ ..w ..Z" . . . . t::' . . . " ..... ~. . . . . , , , . . . . . . '0, . . ' . . . - , . .:. ...... a; , .:: ~ '.... <5 ~ r: E g . a Q) ~ ~ ~ gOO ~ ~ ~ ~~:: ~Q.-= <:J ~ e.c~ ~ r:: ~ !J.g~ 0.5 ~ cv~.x--: cIS cIS C ~ :a ;::1- ~ Ul lJ)"O ~ ~ .... u Q) ~ .. 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Now comes a good example of a smaller competitor - A.D. Moyer Lum- ber & Hardware - that's not only sti II standing, but had itS best sales year ever in 1999 despite a H~~ Depot opening up directly ac'ross the street from its Pottstown facility. The results surprised even compa- ny owners Scott and Terry Moyer, and marketing director Ron Schock. de- spite the four years of preparation the company Wldertook to get ready for a battle it knew was coming. "We were cautiously optimistic," Schock said. "We were relatively con- fident we would stand our ground. We knew we would lose some of the do-it- yourselfers, but we figured we would make it up on the contractor end, "But we did not at all think . . , we would have our best year ~\.'er in 60 years of being in busi ness." What did A. D. Moyer do" The company began preparing In 1995, Schock. said. Although there were 00 plans for a home improve- ment giant to move into the area thea, the company knew someday it would face a Lowe's or Home Depot Schock said be spent months re- searching how other independent lumber dealers reacted when faced with the same situation, He compiled a list of companies of similar size and product mL~ and interviewed them, by telephone and e-mail, to see what they . did nght, and wbat they did Wr:ong, Schock's report led mans'geinent to plan' what A.D. Moyer would do. But the plan would have be~n' futile . . without a buy-in by the companies' 110 employees among its three facili- ties in Gilbertsville, Pottstown and near Birdsboro. "We are fortunate to bave a very tight-knit team of employees here who care about this company as if it were their own," Scott Moyer said. "None or the changes that our man- agement team proposed would have mattered or even been possible if the . employees hadn't believed.in the.. company or the plan themselves;" '. A.D. Moyer had picked up' more do-it.yourself customers a ye,ar earli- er when Rickel Home Centers closed, but believed it would lose some of that crowd to Home Depot. It decided to focus more on its best cus" tomers - the coatractors to whom it had been catering for years, Thus, it hired more outside sales staff and invested in speCialized builder. friendly equipment, such as a knuckle-boom truck (for better placement when it unloads its deliv- eries) and a ~omputeriled estimating system. And 'it decided not to compete with Home Depot on the same brands. "Instead, it changed to other brands of products and tools aimed at professional builders. "We're not trying to be all things to all people." Schock said, 'IThe places that went out of business (tried) to compete 00 the price issue." It aJso ramped up its specialty ser- vices, such as custo~ millwork and custom ordering. And It ad~pt~d a slo- gan - "n's all about quahty -. t~at Schock claims is not an advertismg gimmick but the comp~ny's way of doing b~iness and choosln~ products. 'The plan worked: The bwlders car- ried the company, but it didn't lose ~s J:lUIth of the do-it-yourself cro~d as It thought it would, Schock said. A;nd even Home Depot belped, by lo~a~ directly across the street and bnnglD.g customers to A.D. Moyer'S end.artown. "We are mucq better OffWlth them bemg' across the street than across town. It Schock said. '"We've found that theirl existence actually has brought us more customers in some depart. ments.than we had before." But be acknowledges the battle isn't over. . ''We've got to change on the fly, we have to stay' on our toes and change things as the business cbanges" and product or tool lines don't move, he .' said. IrWe're more co~t ortbat ?,OwXthan we inayhavebeen m the past. . Don Spatz is b1.Lsin.ess, edito: of the 'ReQ,ding Eagle and R.e~mg TI11U?s. To comment, call Eagle Lmk at ~10-376- 6000 cat'egOTlJ 3010. Or e.mad us at dspaiz@readingeagLe.com INC, Bolton. MA 6EMl- MONTHLY 184,967 i SEP 1999 \ I 1m' I iilll m 11111111\ 1111111111111111 i rlDMnrara M13S00 L!lLlLDU'I,. R E SS CL' ,.,.'1'10$ 'Reports of" my death...' .utlm contimud to p01lr in in response '10 OUT 2Oth-annivmary i.utll, including this 0'7U' from a bwj1WJ (Juf'II.n' WM 'f't$enud tk ! port oJ OUT. lime lin~ ("In Our Time! " J 979-99"} tJuu chrcmidrd tM rUt of 71Il'p- rttailm JUlh as H()W Dqx>t at the exptnJt 01 Tlw"'l-{Jnd.pop operatiUJU. i..: ..' ~ . ,.-, I 1 found it inu:rcsting 10 read abuut my , apparently imminent demise in your 20th-anniversary issue [in "Die, Cate'; gory. Die!."}_ We slarted our hardware store one year before Home Depot's (ounding a~d have managed to grow by a factor of 40. d~ring the past 22 years, in spite of haVing th~ familiar orange facade within five miles of either ~ide of our localio.n. We represent the mom- a'nd.pop operation that you describe. But as me~,be-rs, and owners of a TruServe hardware cooper.ltive lhat last yeaT sold $4..3 bil'ion in hardware ,'I( wholesale. we hardly see ourselves as gri~t for the banknlplcy mill. In fact, we feel that we are the nimble competh,or th:u ~ou often write abouI, who can feel t and react .quickly to the needs of our customers. Whitt' 770 is an impressive . number of stores, lhere are more ,than I 8.000 stores in our co-op countrywide, ! and our co-op represents only one of three major hardware co.ops in the marketplace. What really struck me in that issue was the Editor's Note waxing eloquent about Ihe birth of Sail and ultimately of In(, as a result of its founder's early fail. lire: \\'ith a ~choj)l on a s:1ilboilt. lr must be discouraging to see thilt effort doomed by the emergence of publish- ing behemoths such as Time Warner. It's obvious to everyone that there will be no room for a publication lik.e yours among companies that'dominate the publishing :md C'ntertainment world, Ir.s a shame, sint:e OVC'T the years I have found the- magazine to be 3. valuable resource in the growth of our busint:ss. JI:-t WllKE~SO'" rAI)''''t''tOIlt 1\ I. .\(' K H A \\' K H.... R nIN" RF. I; IIA Rt.UTTr., N ,c:. :: c. ..... '" N ::;: . , Z '-' :r < 0 ~ ~ - I( !5 Q z ;) .... W 0 . II) > Vl W UJ 0:: D:: Q.. L:J ... UJ 0:: - U. a z C l- V z t:.: :i ~ ~ :I: I- I( o ... r:r;a.:> ~~~ .~.>.r;j r:r;~1i5 .... [ rLJ . -~"I :. = ~~ ~ ~..... i~ I':~:_"~ ~~. i~ " '. . ,- .... 'I' " . ~ t .._' . ,:~ :,... · mlt r'l!St. '~"~'.;;;:::i :'C\J · . \",,1fI" :t ~. ,;::. -;':i~' . ~ ; . Vl: .... QJ.....c . J I bO. ...... ci.:.c ~ CU.ClJ r::;-' ~o .........t--g'"'o~ ... ~ III '0.- 0'- S >< <11:>-", ..... .....l'lSO CJ ca~.... 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'^UU~U ~:S~bO~,^e~~!t:~C:-~ -...J e...~o__o;aO=E .~ '.i2 ~ v ~ '"0 M U ~ VI CO 3 ~<:Er!' ~v~~u~~UVl -';;, ~,., 19 '<> ';; .,.. ::r;; '0 g 5 ..0 .0 U") ~ ,2 l! ::: U .~ v U -->~~~-g "d ~ ;,; u ..c: (5 '0 ~ ~ 8 ~ Q.1 ~ ~ 0 Q) -oW ~ ,...... en .~ ~ J-c U a,) ..= 0 1-4 ~ ~ ~ .~. =: ....... ~ ...... -cJ .... ~ s.. tI'J ~ ~ == ~ '. ~~ ' c: o 't)l) <U -:".. ..c ~~= ~ ~~ ;~ .s ~' ~ ,. --- lng On The WU<D ~rn)j~ '..ytJ.,'f ,1m,.. bj,'I,I",~.'/)u.'1 ArID.onk' Hardwin (',,,,r;III,..'J Irvnl pug/! ,8 bUIlding malenals Home Depot does- n'l ~elllnjust One trrp 10 Home Depot the typical suburban home can be fully outfmed Wllh alllhC' supplies rcquired for bhnds,'w3/1paper, noor coverings, fllfl1Hurc, cabllJ~ts, grills,' healers, plumbing, Iighling a'nd electrical work, A homeowner could finish not only the basemenl, bUI the kitchen, bath, lawn and garden. . And after all lhe shopping is through, a homeowner has no need 10 ~'ony aboul an oVersilcd load damag- mg lhe car. They can Opl 10 have pur- chasu delivered home, or packed into a load 'N 00 Icnlallnu:k. If Ihey ~anl to learn mOrc aboul Ihe merchandise or how to use Iheir equipment, they can take a free product knowledge or how. to climc,lflhcy arc unhappy wilh d purchas(', they can bring it back has. . sic free. A 'customer doesn't have 10 buy a 1001 al Home Depot; he can rent. He doesn'l ha\'(' to install an appli- 3m:e; ,he tan take advantage of an IIlslallation service., ' -r-;'" WIth local' -0; In Mohegan Lake, New Rocht West Nyack and Danbury, one mighl thmk Ihat Home Depot has monopolized home Improvemenr 10 Ihe Westchester area But Tom Sessa, the assislant slOre manager at lhe Danbury Home Depot said Ihal doesn'l have 10 be 1m: case for small haldware stores. "Yo~~i:~'fk a mom and pop OUlfit 'cause you can do things a big store can'l do. There's enough clrentele OUI there for every- one. you just need to change, Home Depot's been around for 20 yeals, and it's changed," And, in fact, HOl1)e DepOt hasn'l nm' small, local hardware slores mlo Ihe ground, Accordmg 10 hardware slore managers in Mounl K ISCO, Lewlsboro and Armonk, their storf'S are mil successful. "Wt:.'ve changed around how w~ do things," saId Chuck Vroman. the !na". ager al Mt, _Ki~co Supply, "We low. ~red prices. Whal we normally sell wholesale, we .arc' selling to cus- tomers," . . Mike Levinton, the manager at Lewisbor.o)alnl and'Hardware, said '" guess, we los( the large dollar Ihings- where. 'p~ople shop Ihe, price," But when ifcume.s to less ex.pensive items, thc'd.ifference between a Home Depot :arid. his oWn. hardware slore is mini- mal; praclicalJy peMies_ He said rhal tocal residents shop for smaller, inc:x- pc:nsive ilems where it's convenient and cour1eous, so he's limiled his sale ..of larger equiprnenl aild broughl in new lines. Dennis Buon~ore, the owner of tIle Armonk' Hardware Company, high- IIghls rhe advantages to his Slore. "Wt: are very couneous and 'Very helpful, whereas the big chains aren'I." He also said, "I'm very local, I know all Ihe people here in lown," While Hpme Depot has challenged small, locally-owned' Slores in the ,s,ame way ,lhat S'tarbucks, The Gap, and Barnes & Noble have challenged ,their local equivalents. the Impact has. n'l been all negalive. As Dennis Rosasel. one of lhe store '. managtr$ at the Mohegan uke Home Depol said. "If )'OU, lake care of your customers, your customers will come back to you. If you give them-reason 10 shop elsewhere, lhey wiJI," " '. Aerial Map with Picture Key Store No, Address: City: SS # 29070,2001 (old WC 0524) 900 Dubuque Avenue South San Francisco County: State: San Mateo California Zip: 94080 w Project Photographs SS # 29070.2001 (old we 0524) 900 Dubuque Avenue South San Francisco Store No. Address: City: County: State: San Mateo California Zip: 94080 3) Eight overhead power lines run outside the property line. 4) Two operational passenger lines and 2 freight lines run directl east of the site. 5) Chain link fence separates site from 4 Southern Pacific Rail lines and Mid-Rise office bldgs. Of Gateway Business Park. 6) Demolition (including removal of 6 light poles/bases, concrete planters, wheel stops and landscaping) and re-grading of site is required. Store No. Address: City: Project Photographs SS # 29070,2001 (old WC 0524) 900 Dubuque Avenue South San Francisco County: State: San Mateo California Zip: 94080 9) Monument sign can be seen from 1-101. Sign variance will be required for height greater than 20' -0" . 11 0) Re-grading of existing loading dock and removal of retaining walls are required. 12) View of narrow 2 lanes Dubuque Ave. from north entry. Blind spots for trucks and cars at this entry. 11) Site is at higher elevation than 1-101. View of 2- lane Dubuque Ave. and southbound 1-101 on ramp overpass is beyond. Store No. Address: City: Project Photographs SS # 29070.2001 (old WC 0524) 900 Dubuque Avenue South San Francisco County: State: San Mateo California Zip: 94080 14) View of narrow 2 way Dubuque Avenue from south entry. Blind spots for trucks will be minimal. 11) View of site from Gateway Business Park. 18) View of site from Gateway Business Park. Medium residential beyond 1=101 freeway on ramp. Store No. Address: City: Project Photographs SS # 29070.2001 (old WC 0524) 900 Dubuque Avenue South San Francisco County: State: San Mateo California 94080 Zip: 21) Site is at low elevation of Dubuque Avenue. 1-101 intersection is approximately 5'-0" higher than northwest portion of site. HOME DEPOT STORE ECONOMIC IMPACT AND URBAN DECAY ANALYSIS SOUTH SAN FRANCISCO, CALIFORNIA Prepared for: THE HOME DEPOT NOVEMBER 2005 CB RICHARD ELLIS CONSULTING Sedway Group CBRE CB RICHARD ELLIS CB RICHARD ELLIS CONSULTING Sedway Group CBRE CB RICHARD ELLIS t..,jovember 21 , 2005 Mr. Jeffrey Nichols The Home Depot Real Estate Department 3800 West Chapman Avenue Orange, CA 92868 Re: Economic Impact and Urban Decay or Deterioration Analysis of Planned South San Francisco Home Depot Store Dear Mr. Nichols: CBRE Consulting/Sedway Group is pleased to present this report regarding the proposed Home Depot Store in South San Francisco, California. The report summarizes our economic impact and urban decay or deterioration findings for the planned Home Depot Store. The Executive Summary of the report highlights key information and conclusions, fully documented in the body of the report. Please be aware that all of our analysis and conclusions are subject to the Assumptions and Limiting Conditions included at the end of this report. It has been a pleasure working with you on this project. Please let us know if you have any questions or additional needs. We will finalize our draft report upon receipt of comments from you and the City of South San Francisco. Sincerely, c~c(~ ~h)M--- Amy L. Herman, AICP Managing Director Kevin August Consultant P:\2005\ 1005060 Home Depot South SF\Report\ 1 005060R05.doc CB RICHARD ELLIS CONSULTING Sedway Group CBRE CB RICHARD ELLIS TABLE OF CONTENTS I. EXECUTIVE SUMMARy...............,.,....,........ ,.",...... .....,...,...,.".,................. .... ,...., ,............,.. 1 INTRODUCTION........ .. .. ... ......... " .... .. ... .. .. .. .. . .. .. .... ....... .. .. .. ....... ......... .. ..... ...... ......... .... ... .. .. .... '1 SUMMARY OF FINDINGS............................................................................................................ 1 II. INTRODUCTION,.."....... ...,.... .....,.........,....,."....... ,.....,...,........"...... ,............,.."."......".... 4 STUDY BACKGROUND..................... ......................................................................................... 4 STUDY TASKS... ........................................................................................................................ 4 STUDY RESOURCES................................... ....... .'....................................................................... 5 REPORT ORGANIZATION....,................................................................................................,..... 5 III. STORE SALES IMPACTS..".,............,.."" ..,. .....,., ..........,."...,....... ,...... ............".. ,.,.....,........ 6 STORE LOCATION AND SiZE.... ,...., .............. ...... ....... .... ....... ..,........ .... .............. ........ ... .... ........... 6 PROJECTED HOME DEPOT STORE SALES .....................~................................................................. 6 NET NEW SALES TO THE PRIMARY MARKET AREA .............................................................................8 IMPLICATIONS FOR NET NEW SALES GENERATION ........................................................................ 12 IV, IMPACTS ON EXISTING PRIMARY MARKET AREA (CITY OF SOUTH SAN FRANCISCO) RETAILERS ......"....,.....,.,.,. ....,....,.................,............... ,......,........,...,.... ,.."..,.. ..........,.......... 1 7 COMPETITIVE HOME IMPROVEMENT STORE SALES.. ............. ......... ....... ................ ........ ......... .......... 1 7 HOME DEPOT STORE IMPACTS.... ..;........ ............. ......... ............ ............. ....... .......... ......... ........... 18 V, CUMULATIVE IMPACTS........... .....,..., .....,.... ,..... ,....... ,..,... ,........,.....,. ,................ ,..,......,.." 20 IDENTIFIED PROJECTS......................................................................................................,...... 20 PRIMARY MARKET AREA CUMULATIVE SALES IMPACTS...................................................................... 20 VI. URBAN OECA Y DETERMINATION ,.......... .............. .................. ...........,.. ....., ..........."...,.... 22 STUDY DEFINITION OF URBAN DECAy.... .... ..... ... .... .... ......... ......... .... ............ ...... ....... ............. .... 22 ApPROACH TO DETERMINING URBAN DECAY POTENTIAL....... ................................................... ...... 22 RETAILER DEMAND IN THE PRIMARY MARKET AREA (CITY OF SOUTH SAN FRANCISCO) ........................... 22 URBAN DECAY CONCLUSION .................................................................................................. 23 ASSUMPTIONS AND GENERAL LIMITING CONDITIONS APPENDIX: EXHIBITS CB RICHARD ELLIS CONSULTING Sedway Group Estimated Major Product Lines and Distribution of SalesJ Proposed Home Depot StoreJ City of South San FranciscoJ 2008 Estimated SalesJ Proposed Home Depot StoreJ City of South San FranciscoJ 2008 Map of Primary and Secondary Market AreasJ South San FranciscoJ Ca Population AssumptionsJ Primary Market Area (City of South San Francisco) and Secondary Market AreaJ 2000 - 2020 Estimated Garden Supply Sales and Leakage ResultsJ Primary and Secondary Market AreasJ 2008 Estimated Sales of Closing Levitz StoreJ'South San FranciscoJ 2008 Retail Sales Leakage AnalysisJ Primary Market Area (City of South San Francisco)J 2003 Projected Retail Sales LeakageJ Primary Market Area (City of South San Francisco)J 2008 Estimate Adjusted Sales and Attraction/Leakage Results, Primary Market Area (City of South San FranciscoL 2008 Retail Sales Leakage AnalysisJ San BrunoJ 2003 Projected Retail Sales LeakageJ San BrunoJ 2008 Retail Sales Leakage AnalysisJ MillbraeJ 2003 Projected Retail Sales Leakage AnalysisJ MillbraeJ 2008 Retail Sales Leakage AnalysisJ BurlingameJ 2003 Projected Retail Sales Leakage AnalysisJ BurlingameJ 2008 Retail Sales Leakage AnalysisJ Secondary Market Area, 2003 Projected Retail Sales Leakage AnalysisJ Secondary Market AreaJ 2008 Retail Sales Leakage AnalysisJ Primary and Secondary Market Areas, 2003 Projected Retail Sales Leakage AnalysisJ Primary ~nd Secondary Market AreasJ 2008 Home Depot Store Sales Impacts on Primary Market Area (City of South San Francisco) Retail SalesJ 2008 Estimate Adjusted Home Depot Store Sales Impacts on Primary Market Area (City of South San Francisco) Retail SalesJ 2008 Estimate Analytically Derived Maximum Diverted Sales as a Percent of Estimated Primary Market Area (City of South San Francisco) SalesJ 2008 Estimate Annual New Population Retail DemandJ Primary and Secondary Market AreasJ 2008 - 2013 Exhibit 24: Cumulative New Population Retail Demand, Primary and Secondary Market AreasJ 2008 - 2013 Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11 : Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: CBRE CB RICHARD ELUS LIST OF EXHIBITS (LOCATED IN ApPENDIX) Exhibit 25: Survey of Potential Competitive DevelopmentsJ Primary Market Area (City of South San Francisco) Exhibit 26: New Sales Base as a Result of Home Depot in Primary Market Area (City of South San Francisco)J 2008 Estimate Exhibit 27: Cumulative Impacts of Proposed LoweJs StoreJ South San FranciscoJ 2008 Exhibit 28: Maximum Cumulative Diverted Sales as a Percent of Estimated Primary Market Area (City of South San Francisco) SalesJ 2008 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS I. EXECUTIVE SUMMARY INTRODUCTION The purpose of this study is to research the prospective economic impacts of a planned Home Depot Store in the City of South San Francisco, California. The store would be located at 900 , Dubuque Avenue, which currently houses a Levitz furniture store. The site is proposed to be developed with a 1 01,272-gross-square-foot Home Depot Store and a 24,522-square...foot Garden Center, for a total store size of 125,794 square feet. The Home Depot is in the process of seeking approval from the City for this store, planned to open in 2007, with the first full year of operations anticipated by 2008. This study probes the potential impacts of the store on existing retailers from the store's operations. SUMMARY OF FINDINGS Home Depot Store Operational Information CBRE Consulting estimated that stabilized Home Depot Store sales will total $53.1 million in 2008 dollars, comprising $10.6 million in Home Furnishings and Appliances sales, $33.4 million in Building Materials sales, and $9.0 million in Garden Supplies sales. Stabilized sales are not expected to occur the first year of store operations, but rather the second or third year, which is typical of new retail operations. This is an aggressive sales estimate, assuming this proposed store performs at the national average. This may be an overstatement given the number of Home Depot Stores and other major home improvement stores in the general vicinity of South San Francisco. Of the sales, $42.8 million is estimated to be generated by primary and secondary market area residents, The primary market area is defined to include South San Francisco, while the secondary market area includes Millbrae, San Bruno, and North Burlingame. Impacts on Existing Primary Market Area Retailers The City of South San Francisco is an established retail shopping location, with attraction in some retail categories and leakage in others. The equivalent of 90 percent of resident spending potential is captured by South San Francisco retailers. Therefore, the City of South San Francisco is defined as the primary market area for the Home Depot Store. The secondary market area has been defined as San Bruno, Millbrae, and a portion of Burlingame north of Broadway, called "North Burlingame" for the purposes of this study. Additionally, there is still a significant level of demand generated by an undefined tertiary market area. If the Home Depot Store's primary and secondary market area sales occurred at the proportional expense of existing primary market area (City of South San Francisco) retailers, then existing retailers would experience a maximum annual net loss of $6.6 in Building Materials sales and $2.4 million in Garden Supplies sales upon stabilization of the Home Depot Store in 2008 dollars. There is no sales diversion in Home Furnishings and Appliances HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS. stores anticipated, given the projected retail sales leakage in that category. While these sales volumes may seem large, the Building Materials figure comprises only 6.6 percent of all estimated City of South San Francisco Building Materials sales in 2008. The impact on Garden Supplies stores could be large, as this figure represents more than current garden supply category sales in 2008. This fact could be mitigated by the nature of South San Francisco's three garden supply stores, which appear to cater to a specialized market niche given their uni.que product offerings, which include custom lawn ornaments and statuary. Oftentimes, custom dealers attract sales from a larger market area than Home Depot does because those stores offer a unique and more expensive service than a national retailer like Home Depot. Thus, Home Depot's impact on garden supplies sales will likely be smaller than predicted because it will be providing products not currently available in the market area. Moreover, stated earlier, the Home Depot Store sales estimate is aggressive, and assumes the store performs at the national average. If sales are lower, reflective of market penetration of other Home Depot Stores and major home improvement stores, then the sales impacts on primary market area reta.ilers will be commensurately lower. Building Materials' 6.6 percent diverted sales impacts are slightly above the range of what typically is regarded as seasonal or annual changes, generally considered anything less than five percent. This being said, having established South San Francisco as a hub with strong attraction in Building Materials sales, CBRE Consulting believes that home improvement stores in the primary market area are performing well, which in return would allow for larger than typical sales impacts. New population growth is anticipated to mitigate one quarter of the projected lost Building Materials sales volumes within five years, and a small percentage of the garden store sales within five years. Also, retailers could successfully reposition their stores and South San Francisco sales could increase overall due to the enhanced regionalism of South San Francisco's retail market. However, should specific home furnishings stores be subjected to a significant decrease in sales after the opening of the Home Depot Store, not mitigated by new demand, it is possible that one or more existing home improvement stores may close. Yet, without access to confidential individual store sales data, it is difficult to identify which stores might be most at risk of closing if this unlikely outcome is realized. Cumulative Impacts In addition to Home Depot's plans to develop a South San Francisco Store, Lowe's Home Improvement Warehouse plans to develop a new store in South San Francisco. The maximum cumulative impacts of both developments would result in $18.0 million in diverted sales, with $18.0 million diverted from existing Building Materials dealers. There are no anticipated cumulative impacts on the Home Furnishings and Appliances category, and it is very difficult to determine what, if any impacts, would be incurred by Garden Supplies stores due to the specialized nature of such stores in South San Francisco. Urban Decay Determination CBRE Consulting engaged in several retail market research tasks to assess the probability of urban decay and deterioration ensuing from development of the Home Depot Store, with urban decay defined as physical deterioration that. is so prevalent and substantial it impairs HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 2 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS the proper utilization of affected real estate or the health, safety, and welfare of the surrounding community. These tasks revolved around assessing the potential for primary market area (City of South San Francisco) stores to close due to the Home Depot Store, and whether the store spaces, if any, were to remain vacant for a prolonged period of time or be leased to other retailers within a reasonable marketing period. The retail market research findings indicated that the retail market in South San Francisco is considered second-tier, with few destination retailers and a lack of high-quality space. While rental rates are generally lower than those in neighboring cities, South San Francisco is highlighted by a low vacancy rate. Many businesses identified as retail in nature are actually located in light industrial buildings, given the City's character as an industrial city with limited supply of traditional retail space. This fact could be advantageous in the event vacancies result from Home Depot's opening, as these spaces could be re-used with industrial tenants. Major national retailers located in South San Francisco include Costco and Orchard Supply Hardware. However, South San Francisco's retail landscape could change in the future if current development proposals are approved and realized. In addition to Home Depot, Lowe's Home Improvement Warehouse is seeking approval for a new store in South San Francisco, and the T errabay Specific Plan Area could include substantial new retail square footage that could upgrade the City's retail image. Several brokers with experience in the South San Francisco market indicated that there could be demand from retailers who seek lower rental rates in the event vacancies opened in the 'market. Though specific retailers were not identified, discount apparel stores were mentioned as one possibility. Further, Home Depot's entrance into the market could serve as an anchor to spur more retailer demand in South San Francisco. Thus, CBRE Consulting concludes that the development of the Home Depot Store will likely not contribute to urban decay in the primary market area (City of South San Francisco). HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 3 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS II. INTRODUCTION STUDY BACKGROUND The Home Depot, USA, Inc. is proposing to develop a 101 ,272-gross-square-foot retail store with an additional 24,522-square-foot outdoor Garden Center in South San Francisco, California. The proposed store would be located at the site of a closing Levitz Furniture Store just off Highway 101 and Oyster Point Boulevard, at 900 Dubuque Avenue. The Home Depot is in the process of seeking approval from the City of South San Francisco for this store, planned to open in 2007, with the first year of full operation in 2008. There are currently two Home Depot Stores located in proximity to the proposed Home Depot Store: a regular Home Depot Store and a Home Depot Pro store, both in the Town of Colma. In addition, The Home Depot plans to develop two additional stores proximate to South San Francisco - in Daly City and San Francisco. While. the Daly City Store is approved and will open in 2006, the San Francisco Store has not yet rec~ived a site permit from the City. The purpose of this study is as follows: 1) To probe the potential impacts of the Home Depot Store on existing primary market area retailers, especially home improvement-related stores; 2) To estimate the cumulative impacts of other selected retail projects in the primary and secondary market areas; and 3) To develop an estimate of the extent to which the opening of the Home Depot Store mayor may not contribute to urban decay in the primary market area. This report documents CBRE Consulting's research and analysis probing the aforementioned Issues. STUDY TASKS CBRE Consulting engaged in several tasks to complete this assignment. In brief, these tasks included the following: . Independently verified the sales estimate provided by Home Depot; · Identified major home improvement store retailers in the City of South San Francisco region and beyond; . Identified a primary and secondary market area for prospective Home Depot Store shoppers; . Conducted fieldwork to i~entify and evaluate existing primary market area home improvement stores; . Collected and analyzed primary market area and secondary market area taxable retail sales; . Conducted retail leakage analyses for the primary market area and the secondary market area; . Estimated the share of the Home Depot Store's sales to be generated by the primary and secondary market areas versus a tertiary market area; HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 4 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS e Estimated the maxImum Home Depot 'Store impacts on existing pnmary market area retailers; · Estimated the share of the Home Depot Store's sales likely to be new to the primary market area; . Assessed the competitiveness of existing primary market area home improvement stores and likely Home Depot Store impacts; . ,Identified planned retail projects in the primary market area; . Assessed the cumulative impacts of selected planned comparable retail projects in the primary market area; and . Assessed the extent to which opening of the Home Depot Store mayor may not contribute to urban decay in the primary market area. The detailed findings pertaining to these tasks are reviewed and fully documented In this report, with detailed analytical findings presented in the exhibits in Appendix A. STUDY RESOURCES Many resources were relied upon for this study. These included information provided by Home Depot, USA, Inc.'s 2004 Form 10-K on file with the United States Securities and Exchange Commission. Additional study resources included the City of South San Francisco Planning Department, the Association of Bay Area Governments' (ABAG) 2005 Projections for population and income estimates, and the State of California Board of Equalization for 2003 taxable sales data. Resources prepared by Claritas, Inc., a national provider of demographic and economic data, were relied upon for determining the population and income in North Burlingame, a portion of the secondary market area that included roughly half of the City of Burlingame's population. Home improvement retailers were identified through data generoted by InfoUSA. Inflationary adjustments were made based upon the Consumer Price Index for the San Francisco MSA. An industry report entitled "Retail Maxim: Perspectives on Finance and Real Estate" from July 2004 was used for various sales' estimates at retailers in the market area. REPORT ORGANIZATION This report includes six chapters, as follows: I. Executive Summary II. Introduction III. Store Sales Impacts IV. Impacts on Existing Primary Market Area Retailers V, Cumulative Impacts VI. Urban Decay Determination This report is subject to the appended Assumptions and General Limiting Conditions. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 5 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS III. STORE SALES IMPACTS CBRE Consulting's summary findings relative to the anticipated retail sales of the proposed Home Depot Store are presented below. These include estimates of the total sales generated by the store, the minimum amount of sales estimated to be net new to the primary market area, and the maximum amount of sales estimated to be diverted away from existing primary market area home improvement stores. The potential for lost sales to be mitigated through population growth and other factors is also presented. STORE lOCATION AND SIZE The proposed Home Depot Store will be located at 900 Dubuque Avenue, which is just off Highway 101 near the Oyster Point Boulevard exit. The site currently houses a Levitz Furniture store. The Home Depot Store is planned to include 101,272 gross square feet of retail store space, plus a 24,522-square-foot outdoor Garden Center, for a total store size of 125,794 square feet. The square foot figures were provided by The Home Depot. PROJECTED HOME DEPOT STORE SALES Total Store Sales CBRE Consulting estimated store sales at the proposed Home Depot Store based on a generally accepted approach in the real estate analysis community, which applies average store sales per square foot to the projected store size. In order to identify anticipated store sales per square foot, assumptions were made based on information provided in the Home Depot, USA, Inc. 2004 Form 10-K. According to the Form 1 O-K, average sales per square foot of all Home Depot Stores were $375 per square foot in 2004. The Home Depot Store is proposed to open in 2007. For the purpose of this analysis, CBRE Consulting assumes sales in year 2008 dollars to account for the first full year of operation. Stabilized sales are not expected to occur the first year of store operations, but rather the second or third year, which is typical of new retail operations. However, for analytical purposes, these sales are conservatively assumed to occur in 2008. To inflate the estimated sales, CBRE Consulting assumed an annual inflationary adjustment of 3.0 percent from 2004 to calendar year 2008, resulting in an average store sales projection of $422 per square foot in 2008. Assuming the $422 per square foot average sales across all store space, the Home Depot Store's sales wOuld be forecasted in 2008 to total $53.1 million, assuming store stabilization by then, This is an aggressive sales estimate, assuming this proposed store performs at the national average. This may be an overstatement given the number of Home Depot Stores and other major home improvement stores in the general vicinity of South San Francisco. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 6 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS Proiected Sales by Category For analytical purposes, the total sales estimate is disaggregated into key retail categories. These categories match the taxable retail sales categories reported by the State of California Board of Equalization. While Home Depot's actual sales will be reported by the State Board of Equalization in'the Lumber and Building Materials sub-category, the impact of these sales is more appropriately analyzed relative to all the home improvement categories and sub- categories that include stores competitive with or complementary to Home Depot. This includes stores that are classified as home furnishings and appliances, such as carpet and flooring stores. The sales categories and respective shares shown in Exhibits 1 and 2, and summarized in Table 1 below, are figures based upon detailed Home Depot Store sales analysis conducted by CBRE Consulting, For the purpose of this analysis and in keeping with the State Board of Equalization's categorization, garden sales were collapsed into the Board of Equalization's "Other Retail" category. Table 1 Maior Sales Categories and Respective Shares Planned Home Depot Store City of South San Francisco Retail Category Home Furnishings and Appliances Building Materials Gorden Supplies Total Source: Exhibit 1; and CBRE Consulting. Share 20% 63% 17% 100% Sorting the anticipated Home Depot sales into these categories facilitates detailed economic impact analysis by type of, existing home improvement store. The estimation of sales by category for the Home Depot Store is presented in Exhibit 1. The results, summarized in Table 2 below, indicate that the store will have the potential to generate up to $10.6 million in home furnishings and appliances sales, $33.4 million in building materials sales, and $9.0 million in garden supplies salest comprising the total sales estimate of $53.1 million. Table 2 Estimated Sales by Category Planned Home Depot Store City of South San Francisco 2008 Dollars (Millions) Retail Category Sales Home Furnishings and Appliances $10.6 Building Materials $33.4 Garden Supplies $9.0 Total (1) $53.1 (1) Sales figures may not total due to rounding. Sources: Home Depot, USA, Inc.; Exhibit 2; and CBRE Consulting. The following analysis examines the extent to which the home furnishings and appliances, building materialst and garden supplies sales will comprise new sales to the primary market area and mayor may not impact existing primary market area retailers. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 7 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS NET NEW SALES TO THE PRIMARY MARKET AREA CBRE Consulting engaged in several analytical steps to assess the prospective minimum share of the Home Depot Store's sales new to the primary market area and the associated impacts on existing retailers. These steps included estimation of the following: . Primary market area; . Secondary market area; · Share of Home Depot Store sales originating from a tertiary market area; · Primary market area, combined primary and secondary market area, and secondary market area retail leakage and attraction; · Maximum share of Home Depot Store sales likely to be initially diverted from existing primary market area retailers, on a worst case basis; and · Impact of population growth and other factors on sales impacts. The 'following summary findings are documented in a series of exhibits included In the Appendix, as noted. Primary Market Area Definition CBRE Consulting estimates that the primary market area for retail demand in South San Francisco is the City of South San Francisco, with residents in South San Francisco comprising the largest share of demand for retail sales (See Exhibit 3 for Map of Market Area). Retail sales data analysis indicates that the equivalent of 89 percent of South San Francisco sales are generated by South San Francisco residents, though this demand generation varies widely across retail categories. Whereas resident spending in Apparel Stores greatly exceeds sales captured by local retailers, indicating that South San Francisco residents spend a substantial amount of money outside of South San Francisco on Apparel, resident spending on Home Furnishings and Appliances and Building Materials accounts for 68 and 62 percent of total sales, respectively. The majority of South San Francisco resident spending in most categories, including these home improvement categories, is captured within South San Francisco. Thus, South San Francisco generates many of its own retail sales and is considered its own primary market area for this analysis. Secondary Market Area Definition CBRE Consulting identified a secondary market area for the proposed Home Depot Store. The secondary market area has been generally defined to include the following areas: · The cities of San Bruno and Millbrae; and · The northern portion of Burlingame, or "North Burlingame," whose residents were deemed more likely to travel to South San Francisco's Home Depot than the existing store in the City of San Mateo, while residents of "South Burlingame" were considered more likely to shop at the San Mateo Store. CBRE Consulting defined North Burlingame as the portion of Burlingame north of Broadway, which provides the northernmost point of access to Highway 101 in the City of Burlingame for northbound and southbound drivers. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 8 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS This secondary market area definition reflects the existing nature of retailing in South San Francisco and the location of other major home improvement stores, including Home Depot Stores. CBRE Consulting identified representative major home improvement stores located in the general a,rea, including the San Francisco Peninsula from the southernmost point of San Mateo County, Palo Alto, up north to San Francisco. The boundaries of the secondary market area, as depicted in Exhibit 3, are reflective of the area the proposed Home Depot Store will most likely draw from. It is assumed that residents north of the primary and secondary market areas will be attracted to the existing Home Depot stores in Colma and other home improvement stores in Daly City and San Francisco (including planned Home Depot Stores in both cities); and residents located south of the secondary market area will be attracted to the Home Depot and home improvement stores located in San Mateo. The next nearest Home Depot Stores to South San Francisco are located in San Mateo and Colma, approximately 12 and 8 miles by car from the proposed Home Depot Store site, respectively. CBRE Consulting estimates that primary and secondary market area residents will generate 95 percent of the Home Depot Store'~ sales in Home Furnishings and Appliances, 75 percent for Building Materials, and 85 percent for Garden Supplies sales. These percentage allocations are derived from the retail leakage analysis findings for the combined primary and secondary market area (see following section).l Residents of an undefined tertiary market area, which could include shoppers traveling along Highway 101 that stop into Home Depot due to its visible location, are estimated to generate the remaining percentage of sales by category. The concept of a percentage share allocation of demand from a market area is consistent with general real estate market analysis principles, which recognize that regional retailers have primary, secondary, and often even tertiary market areas. Geographic Origin of Store Sales Given the stabilized store net new sales estimate of total sales of $53.1 million ($10.6 million in home furnishings and appliances, $33.4 million in building materials, and $9.0 million in garden supplies sales), coupled with the estimated split of sales between the combined primary and secondary market areas and tertiary market area, the Home Depot Store's sales are estimated to originate as follows: Retail Category Home Furnishings and Appliances Building Materials Garden Supplies Total (1) (1) Figures do not total due to rounding. Source: Exhibit 20; and CBRE Consulting. Table 3 Geographic Origin of Sales - Planned Home Depot Store City of South San Francisco - 2008 Dollars (Millions) Primary and Secondary Market Area $10.1 $25.1 $7.7 $42.8 Total $10.6 $33.4 $9.0 $53.1 Tertiary Market Area $0.5 $8.4 $1.4 $10.2 1 The leakage results documented in the next section indicate that the equivalent of 6.9 percent of combined primary and secondary market sales in home furnishings and appliances are generated by non-residents, i.e., the tertiary market area. The comparable figure for building materials is 34.8 percent. Thus the tertiary market area percentages of 5 and 25 percent, respectively, are conservative, because they assume a greater impact to the primary and secondary market areas. The overall market attracts 23.9 percent of sales. If garden supplies sales were to reflect the same level of attraction seen in the market as a whole, it would also attract 23.9 percent of its sales from the tertiary market area. Since CBRE Consulting can not say for sure that this will occur, it is conservatively assumed that 15 percent of garden supplies sales will be attracted from the tertiary market area. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 9 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS These estimates indicate that a total of $42.8 million in Home Depot Store sales are estimated to be generated from within the store's primary and secondary market areas. Retail leakage Analysis Approach. CBRE Consulting operates a proprietary model that estimates retail spending potential for a market area (usually a city, grouping of cities, or county) based upon population, income, and consumer spending patterns.2 The model then determines the extent to which a market area is or is not capturing this sales potential based upon taxable sales data published by the State of California Board of Equalization or provided by city tax consultants. In order to determine the anticipated pattern of retail spending for a market area, the model uses a bench marked control area. For the purposes of this study, the control area is the nine-county Bay Area. The purpose of the control area is to control for characteristics unique to individual markets that might artificially inflate or deflate the calculated spending pattern of area residents, such as the City of San Francisco's strong regional draw. Retail categories in which spending is not fully captured are called /Ileakage" categories, while retail categories in which more sales are captured than are generated by residents are called /Iattraction" categories. Generally, attraction categories signal particular strengths of a retail market, while leakage categories signal particular weaknesses. Population and Income Estimates. CBRE Consulting's leakage model conducts the analysis for all retail sales in an area, including taxable and nontaxable. However, for purposes of this study, the findings focus on the categories most relevant to the Home Depot Store, e.g., home furnishings and appliances, building materials, and garden supplies sales. For the leakage analysis, different sources were used for population and mean household income figures and projections: the Association of Bay Area Governments (ABAG), Projections 2005, was the source of population estimates and income figures for most areas; and Claritas, a market research and data collection company, was used to estimate the population in North Burlingame. To estimate the population in the northern portion of Burlingame included in the secondary market area definition (/INorth Burlingame"), whose residents are estimated to be more likely to shop at the South San Francisco Home Depot Store than the existing store in San Mateo, CBRE Consulting extracted Claritas data for the area of Burlingame north of Broadway. According to Claritas, 44.2 percent of Burlingame's residents live north of Broadway. This percentage was multiplied by the total Burlingame population provided by ABAG to estimate North Burlingame's population (see Exhibit 4), The population estimates were projected forward using the compound average growth rate, derived from relevant projected population data. Population estimates and projections were provided for the years 2000, 2005, 2010, 2015, and 2020; intermediary years were calculated. Population projections predict modest growth in the primary and secondary market areas for the years under review. In the primqry market area (South San Francisco), approximately 800 new residents are expected between 2005 and 2008, representing total growth of slightly more than one percent. The combined primary and secondary market area populations are projected to grow at an annual rate of roughly 0.5 percent between 2005 2 Much of the analysis is predicated upon spending patterns by household income per the United States Department of Labor, Bureau of Labor Statistics, Consumer Expenditure Survey. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 10 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS and 2010, with 3,150 new residents anticipated for that time period. With much of the developable land in the market areas already built out, most of the new population will be a result of infill projects throughout the four cities included in the market areas. Estimated Garden Supplies Sales. While the Board of Equalization presents Home Furnishings and Appliances and Building Materials in their own distinct retail category for each city in California, garden supply stores are captured within the Other Retail Stores category. In order to estimate garden suppry sales, CBRE Consulting obtained a more detailed city-level report from ,the Board of Equalization that reports actual sales in the Farm and Garden Supply subcategory. However, this report is also based in part on data subject to the confidentiality policies as discussed in the next paragraph, and as such, garden supply sales were suppressed in each component city of the primary and secondary market areas. ,Therefore, CBRE Consulting developed an approach to estimating sales in garden supply stores/ and Exhibit 5 details how these estimates were derived. While this estimate ultimately indicates that sales in comparable stores total $1.8 million per year, it is unlikely that the stores operating in South San Francisco provide comparable products or services to those offered at the Garden Center of Home Depot. For instance, two of the three garden supply stores identified in South San Francisco specialize in statues and lawn ornaments; while Home Depot does carry similar products/ it is unlikely that they would be of the same quality or offer the same services that would compete with stores dedicated entirely to statuary. Therefore/ the products sold by these stores are only minimally comparable to those offered at Home Depot. Analytic Adjustment Required Due to Confidentiality. The leakage analysis conducted for the combined primary and secondary market areas involved an analytic adjustment necessitated due to data limitations. When the Board of Equalization publicly reports datal it will not report data for a sales category if it does not meet certain disclosure requirements. For example/ if there are only one or two stores in a category or the category sales are dominated by one retailer/ then the sales in that category will not be released. Instead/ they will be combined with the sales in another category. This issue arose when estimating relevant retail category sales in several of the areas included in the market areas/ whose leakage analyses can be found in Exhibits 8 through 19. In the case of the City of San Bruno/ the Board of Equalization combined the /lBuilding Materials/ Farm Implementsf/ sales with /lather Retail Stores," Exhibit 10 details how CBRE Consulting made adjustments to avoid overstating the other retail category and understating other categories. In Millbrae, the Board of Equalization combined the /lHome Furnishings and Appliances/f sales with /lather Retail Stores;/f Exhibit 12 details how CBRE Consulting made adjustments in this case. Analytic Adjustment Made for North Burlingame. CBRE Consulting devised an approach to estimate sales in North Burlingame/ since the Board of Equalization/s taxable sales data only comes at the entire City level. Using an estimate of business concentration in Burlingame/ CBRE Consulting determined that 22.8 percent of retail businesses were in North Burlingame. Thus, CBRE Consulting assumed that 22.8 percent of Burlingame/s retail sales occur in the north/ and multiplied the total sales figures by the 22.8 percent factor to determine the sales in North Burlingame. Sales Adjustment For Levitz Closure. CBRE Consulting made adjustments to the projected leakage findings to account for the closure of Levitz/ located at the site of the proposed Home Depot (900 Dubuque Avenue) during 2005. Since the benchmark Board of Equalization data are from 2003, the store/s sales are included in the preceding results but will be removed by HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 11 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS 2008. Exhibit 6 estimates the store's sales as $32.0 million in 2008 dollars. This sales estimate is subsequently factored into the 2008 leakage model results in Exhibit 9. Because the store is a furniture store, only the home furnishings category is impacted. Findings. Two leakage analyses were conducted to assess the state of the primary market area's (City of South San Francisco) retail climate. The first leakage analysis, presented in Exhibit 7, examines the primary market area's sales performance relative to its own population base in order to assess the degree to which it is serving the ,retail needs of its resident population. In this analysis, South San Francisco comprises the primary market area. A second leakage analysis, displayed in Exhibit 8, examines the sales performance of the Home Depot Store's combined primary and secondary market area. The leakage results for the primary market area (City of South San Francisco) and the combined primary and secondary market area are located in the Appendix (see Exhibits 7 through 9 for primary market area results and Exhibits 10 through 19 for secondary market area constituent city and combined primary and secondary market area results). For benchmark purposes, detailed results for all retail categories are presented for each area, as well as results specific to the home furnishings and appliances, building materials, and other retail stores retail categories to be represented at the Home Depot Store. The leakage analyses were conducted using 2003 sales data and extrapolated to 2008, reflecting the sales estimates for the Home Depot Store upon completion. The 2003 data were used because they reflect the last full year for which retail sales data were available from the Board of Equalization at the time the study was conducted. The per capita expenditure trends from 2003 were assumed to be equivalent to the per capita expenditure trends for 2008, with adjustments for interim population growth and inflation. The purpose of this adjustment was to maximize comparison with the Home Depot Store's anticipated primary and secondary market area sales in 2008 dollars. The primary market area (City of South San Francisco) is generally typified by attraction, though several categories do experience leakage. All of the home improvement-related retail categories experienced significant attraction in sales, while Apparel, Food Stores, Eating and Drinking Places, and Auto Dealers and Auto Supplies all experienced leakage. On a percentage basis, 11 percent of South San Francisco sales were attracted from outside of the City, including 32 percent of Home Furnishing and Appliances sales and 38 percent of Building Materials sales (see Exhibit 8). Spending by primary market area (City of South San Francisco) residents represents an equivalent of 89 percent of the total retail spending in the primary market area, This substantiates the definition of the city as the primary market area, as the source of the majority of the. city's retail sales. Furthermore, the combined primary and secondary market area continues to have attraction and generate approximately 24 percent of all retail spending from outside the market area. In the relevant categories to Home Depot, the primary and secondary market area attracts 6.9 percent of its Home Furnishing and Appliances sales and 34.8 percent of Building Materials sales from outside the combined market areas (see Exhibit 18). IMPLICATIONS FOR NET NEW SALES GENERATION Sales Impacts on Existing Stores. CBRE Consulting has developed an analytic approach that estimates the maximum impact of a store such as the proposed Home Depot Store on existing retailers. For this analysis, the approach assumes that if the Home Depot Store is adding sales to a category in an amount greater than any primary or combined primary and secondary HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 12 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS market area leakage in the category, then at worst, the amount of Home Depot Store sales in that category in excess of any leakage will be diverted away from existing primary market area retailers in proportion to the primary market area retailers' contribution to combined primary and secondary market area sales. In other words, the negative impacts of the Home Depot Store's sales will be spread proportionally among all the like retailers in the combined primary and secondary market area. This diversion estimate, prepared for analytic purposes, assumes no recovery among the impacted retailers. This approach is analytically displayed in Exhibits 20 and 21, which takes into account the following factors for the three most relevant retail sales categories: . Home Depot Store sales by major category; · Estimated Home Depot Store sales by major category generated by combined primary and secondary market area residents; · The primary market area's (City of South San Francisco) share of adjusted combined primary and secondary market area sales based upon the historic distribution of sales; · The share of Home Depot Store sales estimated, at maximum, to be diverted from existing primary market area (City of South San Francisco) retailers upon stabilization; and · The minimum sales achieved by the Home Depot Store not diverted away from existing primary market area (City of South San Francisco) retailers. This is a conservative approach, in that it assumes there will be no net increase in primary and secondary market area sales after the Home Depot Store achieves market stabilization aside from new resident spending. Such increases commonly happen as residents shift their shopping patterns or increase their expenditures based upon the enhanced availability of consumer goods. This is why CBRE Consulting considers the resulting existing retailer impacts maximum estimates upon stabilization, documented in Exhibit 21 and summarized below in Table 4, with the resulting net new sales to the City of South San Francisco minimum estimates. Retail Category Home Furnishings and Appliances Building Materials Garden Supplies T ota I (1) (1) Figures may not total due to rounding. Source: Exhibits 20 and 21; and CBRE Consulting. Table 4 Maximum Retailers Sales Impacts Upon Stabilization Planned Home Depot Store City of South San Francisco 2008 Dollars (Millions) Maximum Sales Diverted From South San Francisco Retailers $0.0 $6.6 $2.4 $9.0 Home Depot Sales $10.6 $33.4 $9.0 $53.1 Minimum Net New Sales to South San Francisco $10.6 $26.9 $6.6 $44.1 These results indicate that, at worst, $9.0 million in sales captured by the Home Depot Store upon stabilization will comprise sales diverted away from existing City of South San Francisco home improvement stores. Thus, the balance of new sales, comprising $44.1 million, is the minimum estimate of Home Depot Store sales new to South San Francisco. These figures are conservative and are presented as an analytical benchmark. They are considered conservative for several reasons. Foremost, they assume the maximum diversion HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 13 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS away from existing retailers upon stabilization of the Home Depot Store. Thus, they do not take into account any. prospective market corrections or enhancements following the introduction of the Home Depot Store to the marketplace, including competitive retailer repositioning. In addition, as stated earlier, the Home Depot Store sales estimate is aggressive, and assumes the store performs at the national average, If sales are lower, reflective of market penetration of other Home Depot Stores and major home improvement stores, then the sales impacts on primary market area retailers will be commensurately lower. Implicit in the sales impact methodology is the assumption that the South San Francisco Home Depot Store will divert sales away from existing Home Depot Stores in Colma and San Mateo, the stores closest to primary and secondary market area residents. Home Depot's annual report indicates that new stores often J/cannibalize" sales from existing stores.3 This is done strategically by Home Depot to J/enhance service levels, gain incremental sales and increase market penetration."4 Even though South San Francisco is characterized by sales attraction, the methodology assumes that a portion of the sales achieved at neighboring city Home Depot Stores comprise unmeasured leakage from the primary and secondary market areas. Thus, the recapture of these sales is deducted in Exhibit 21 from the analytically derived maximum sales impacts on existing primary market area retailers, as these sales essentially comprise new sales to the primary market area in the form of recaptured leakage. Based on information in Home Depot's annual report, it is assumed that 10 percent of the new store's sales, or $5.3 million, will comprise these recaptured sales from other Home Depot Stores. It is important to note that Home Depot's 2004 Annual Report indicates that 17 percent of its sales in certain new locations were J/cannibalized" from existing stores, but CBRE Consulting considered the cumulative effect of three new Home Depot Stores planned proximate to the primary and secondary market areas and determined that 17 percent cannibalization from each store would be too aggressive (South San Francisco, San Francisco Bayshore, and Daly City). If this 17 percent figure were applicable to Home Depot's three new Bay Area stores, these stores could cannibalize as much as 51 percent of sales from the existing stores in Colma, which does not seem reasonable. Therefore, CBRE Consulting assumed that no more than 30 percent of Colma's sales would be cannibalized by the three new stores, and divided this number equally among the new stores. Therefore, the 10 percent figure used for South San Francisco is conservative, given that sales will also likely be diverted from Home Depot's San Mateo store as well. The maximum sales diverted represent just 7.4 percent of the estimated combined total home furnishings and appliances, building materials, and garden supplies sales in South San Francisco in 2008 (see Exhibit 22). Specifically, the maximum figure of $6.6 million in diverted Building Materials sales comprises 6.6 percent of South San Francisco Building Materials sales, estimated at $99.9 million in 2008, The maximum figure of $2.4 million in diverted garden supplies sales comprises 132.7 percent of South San Francisco Garden Supplies sales, estimated at $1.8 million in 2008. This does not necessarily mean that the three existing garden supply stores would close as a result of Home Depot's opening, however, given the specific nature of those stores. For instance, two of the garden supply stores predominantly sell custom-made lawn ornaments and statues, and could be differentiated enough to avoid direct competition with the kinds of garden products offered at Home Depot. Finally, there will be no sales diversion for Home Furnishings and Appliances sales, given the unabsorbed leakage in that category. These estimates assume the Home Depot Store achieves stabilization 3 The Home Depot, 2004 Annual Report, page 16. 4 Ibid. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 14 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS in 2008, which is aggressive, given that the earliest the store could open given the planning process is 2007 and that stabilization is unlikely to occur before 2009 at the earliest (i.e., two years). Thus, by the time the Home Depot Store achieves stabilization, these sales percentages will be lower reflecting a new sales base due to an extra year of demand generation (because initial sales will likely be less than shown in this conservative estimate). Mitigating Effects of Population Growth and Other Factors. Despite the size of the analytically-derived maximum sales estimates summarized in Table 4, they will likely lessen by the time the Home Depot Store achieves stabilization after about two to three years. Factors contributing to this finding include the primary market area (City of South San Francisco) and secondary market area's anticipated population growth, and the demonstrated ability of retailers to generally respond to increased levels of competition. The greatest mitigating factor to any potential negative Home Depot Store impacts is usually the anticipated population growth and the associated spending of these new residents, However, in the case of the primary and secondary market areas for the South San Francisco store, residential development and population growth are not expected to be strong between 2008 and 2013, growing at a rate of between 0.5 and 1.0 percent per year. For example, between 2008 and 2013, the primary market area's (City of South San Francisco) population is anticipated to grow by 2,483, with primary and secondary market area population growth estimated at 3,230 (see Exhibits 23 and 24). This is due to the built out nature of the north San Francisco Peninsula, with little developable land left for residential, or commercial, development. Thus, given the estimated per capita spending for the primary market area (City of South San Francisco) and combined primary and secondary market area residents, and the primary market area's (City of South San Francisco) historic share of combined primary and secondary market area sales, this new population is estimated to generate the following new sales by 2013: Retail Category Home Furnishings and Appliances Building Materials Garden Supplies Total Source: Exhibits 23 and 24; and CBRE Consulting. Table 5 Cumulative New Population Retail Demand Primary Market Area and Combined Primary and Secondary Market Area 2008 - 2013, in 2008 Dollars (Millions) Primary Market Area (City of South San Francisco) $1.4 $2.5 $0.1 $4.0 Secondary Market Area $0.5 $1.2 $0.0 $1.7 Estimated Primary Market Area Capture $0.4 $0.9 $0.1 $1.5 These. figures indicate that by 2013, primary market area (City of South San Francisco) retailers are estimated to capture' an additional $0.4 million in Home Furnishings and Appliances sales, $0.9 million in new Building Materials sales, and $0.1 million in garden supply store sales. These figures compensate for some of the $6.6 million in Building Materials sales, some of the $2.4 million in garden supply sales estimated to be diverted away from primary market area (City of South San' Francisco) retailers as a result of the Home Depot Store sales, and add an additional $0.4 to the demand for Home Furnishings and Appliances sales. The extent to which these diverted sales will impact existing retailers will depend upon many factors, such as their market niche, hours of operation, market strength, store and HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 15 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS management quality, and location relative to the Home Depot Store. Many of these factors are presented in the following chapters, with the Impacts on Existing Primary Market Area (City of South San Francisco) Retailers Chapter in particular discussing likely impacts on the primary market area's (City of South San Francisco) home improvement stores. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 16 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS IV. IMPACTS ON EXISTING PRIMARY MARKET AREA (CITY OF SOUTH SAN FRANCISCO) RETAILERS The analytical findings presented in the previous chapter indicate that, at worst, up to $6.6 million in building materials sales and $2.4 million in garden stores sales might be initially diverted 'away from existing primary market area (City of South San Francisco) retailers following the development of the Home Depot Store, with no sales diversion in Home Furnishings and Appliances stores, This chapter in turn probes the extent to which these maximum sales impacts might or might not impact existing home improvement stores based on their store characteristics. COMPETITIVE HOME IMPROVEMENT STORE SALES The leakage analysis and subsequent adjustment indicated that in 2008 dollars, a maximum of $6.6 million in Building Materials sales and $2.4 million in Garden Supply sales may be diverted away from existing home improvement stores in the City of South San Francisco; no diversion is expected for Home Furnishings and Appliances sales, given that there is sufficient leakage to absorb Home Depot's impact in that category. This is the equivalent of 6.6 percent and 132.7 percent, respectively, of the estimated 2008 category retail sales. Such a high sales diversion in Garden Supply Stores suggests that the Garden Supply category is underseved in the primary market area (City of South San Francisco), and these sales would likely represent new sales to the primary market area diverted away from stores outside the primary market area. Additionally, these levels of diverted sales assume the Home Depot Store achieves full stabilization in 2008, which is unlikely. There are several major home improvement stores existing in South San Francisco. These include Orchard Supply Hardware, hardware stores such as Ace Hardware and True Value Hardware, floor covering stores such as Color Tile, paint stores like Kelly Moore, and lumber yards such as South City Lumber (part of Ace Hardware). Each of these stores have already withstood the competitive influence of each other and other home improvement stores in South San Francisco, which suggests a strong market for home improvement goods. Generally speaking, South San Francisco is split by Highway 101 (Hwy 101), with a large industrial park comprising most of the area to the east of Hwy 101 and residential and commercial development concentrated to the west of Hwy 101. Most retail businesses located east of Hwy 101 are not operating in traditional retail space, with primarily industrial development on that side of town. A notable exception is Levitz, which sits along Hwy 101 on the east side. Downtown South San Francisco, west of Hwy 101, features a strip of shops and restaurants including two convenience-oriented hardware stores, Grand Avenue True Value Hardware and Frank Giffra and Sons Hardware. An additional commercial corridor runs along EI Camino Real, with a concentration of somewhat dated retail strip centers and fast food restaurants south of ()range Avenue, leading up to a newer Costeo store north of Orange Avenue. There is a strip center in the extreme north part of town on Hickey Boulevard that houses a Kelly Moore Paints store, and a large shopping center on Gellert Court on the west side of town, which is anchored by Orchard Supply Hardware. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 17 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS HOME DEPOT STORE IMPACTS Overall Impact The preceding analysis estimated a maximum sales impact on City of South San Francisco home improvement related stores of a total of $9.0 million. Without access to confidential actual sales figures and comparing these to national and regional sales figures, it is not possible to establish the relative performance of the home improvement stores in South San Francisco. Given that an average sales per square foot for building materials is $372 in 2008, loss of support for up to approximately 30AOO square feet of existing store space could occur, until such time as this level of demand is recouped through new market area population growth and associated demand. This impact is likely to be spread evenly among existing stores; in the possible event that one small store were to close, the sales would likely be equally re-distributed among the remaining stores. The cumulative retail demand estimates due to population growth documented in Exhibit 24 indicate that $0.4 million of South San Francisco Home Furnishings and Appliances sales, $0.9 million of South San Francisco Building Materials sales (or approximately one quarter of the estimated diverted salesL and $0.1 million of South San Francisco Garden Supply stores sales will be generated by new growth in five years following the assumed 2008 full year operation of the Home Depot Store. Cumulative demand figures could be higher if the City of South San Francisco increases its share of secondary market area sales, if sales increase due to the added attraction of the Home Depot Store, and/or if population growth exceeds the projections. However, if stores cannot withstand a temporary downturn in sales, it is possible that one or more existing home improvement stores may close. Without access to confidential individual store sales data, it is difficult to identify which store(s) might be most at risk of closing if this outcome is realized. Stores not as susceptible to negative impacts from the Home Depot Store, and thus less at risk of closing, include stores with a strongly defined specialty or niche, offering services or levels of service not available at Home Depot. Store Impacts In building materials sales, the Home Depot sales category with the greatest projected primary market area impact, Home Depot will likely capture a significant amount of its diverted sales from the existing Home Depot Stores in Colma and San Mateo, and possibly the Lowe's store in San Bruno. The following discusses other prospective store impacts. South City Ace Hardware and Lumber is located in central South San Francisco at the intersection of Railroad and Spruce avenues. CBRE Consulting observed moderate-to-high shopper volume when it visited the store at mid-morning on a weekday. Its product offerings cater to both contractors and do-it-yourselfers, as it includes a sizable lumber yard in addition to a full-sized hardware store. Any impact on its sales from the presence of a large national retailer in the market area has probably already been fully manifested in its sales due to the presence of Lowe's Home Improvement Warehouse in the secondary market area, but given the expected primary market area sales diversion from Home Depot, it is likely that South City Ace Hardware and Lumber would see a sales impact from Home Depot's opening. However, due to its presence as an established market leader, it likely has a loyal clientele who would continue to shop at Ace even after Home Depot enters the market. Moreover, hardware stores HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 18 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS like Ace often serve a convenience-oriented shopper looking for a few items in a quick trip the store, which is not typical of shopping trips to Home Depot. Therefore, it is not likely to close. The OSH store is located in a newer looking shopping center several miles away from the proposed Home Depot, west of Highway 280. Its location is sufficiently removed from the main commercial corridors of South San Francisco, and it likely has its own market niche based on its remote location. As such, it is also not likely to be materially impacted by a Home Depot Store. . Grand Avenue True Value Hardware and Sporting Goods is located in downtown South San Francisco. It carries the products typically seen at a True Value Hardware store, and its main clientele is the convenience shopper. It also sells guns and ammunition, CBRE Consulting visited the store on a weekday afternoon, when there was not a lot of customer traffic. The store emphasized customer service and had a generally consumer friendly feel. These types of convenience-based stores are not seen as competitive with the larger format stores, like Home Depot, given their focus on providing excellent customer service for everyday hardware purchase needs. Shoppers who travel downtown to shop will likely continue to patronize Grand Avenue True Value Hardware, and it is unlikely to be materially impacted by Home Depot. The stores currently offering garden supplies in South San Francisco include A Silvestri Garden Ornaments and Giannini Garden Ornaments. Each is located in an industrial area in the southern part of South San Francisco, near the City's border with San Bruno, and removed from the commercial centers downtown and along EI Camino Real.' Their product offerings are mostly large statues and garden ornaments that tend to be more expensive and rarefied than the similar categories of products offered at Home Depot. Further, they do not offer certain items available in Home Depot's garden center, including plants, fertilizers, and gardening tools. Stores of this nature appear to cater to a larger market area than Home Depot, given their obvious appeal to a specific niche in the home improvement market. For these reasons, it is not likely that they would compete directly with, and therefore would not be materially impacted by, a Home Depot Store in South San Francisco. The likely impacts on smaller specialty stores cannot be generalized across the primary market area because of a lack of data on actual sales performance and the wide range of specific circumstances in which they operate, However, given the potef)tial diverted sales results identified in this report, it is possible that one or more of these small specialty stores may close as a result of Home Depot's opening, Stores that offer high quality products, good service, and large selection for items such as paint, flooring, appliances, and garden supplies may also be impacted but should remain competitive. Retailers often demonstrate their flexibility in responding to competitive threats by refocusing product lines, changing product mixes, or enhancing customer service. Previous CBRE Consulting case study research indicated this approach has benefited other independent home improvement retailers in communities when new area Home Depot stores opened. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 19 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB R ICHAR DELLIS V. CUMULATIVE IMPACTS An additional charge of this study was to analyze the Home Depot Store in the context of other planned home improvement stores in the market areas. Because of increasing concerns regarding cumulative economic impacts of major retail developments, this chapter includes analysis of select other planned retail projects in the primary market area (City of South San Francisco). IDENTIFIED PROJECTS CBRE Consulting researched planned retail projects with identified tenants in South San Francisco (see Exhibit 25). The only proposed project in the primary market area that could compete with Home Depot is a Lowe's store planned for the 600 block of Dubuque Avenue, down the street from the proposed Home Depot. According to South San Francisco City Planning, both projects are at a similar stage of development and would open at roughly the same time. Therefore, it is assumed that Lowe's would be operational in 2008, the same year of the planned Home Depot Store. PRIMARY MARKET AREA CUMULATIVE SALES IMPACTS. Exhibits 26 through 28 summarize the maximum diverted sales impacts resulting from the development of the proposed Home Depot Store as well as the proposed Lowe's store, using the same methodology as for just the Home Depot Store. These results, displayed in Table 6, indicate that assuming the development of Home Depot and Lowe's, at worst, $18.0 million in sales will be diverted away from existing primary market area retailers (see Exhibit 28). The diverted sales impact estimate is $18.0 million in Building Materials stores. If the Home Depot Store achieves total sales volume less than the level projected in this report, the cumulative sales impacts will be less. Type of Retailer Home Furnishings and Appliances Building Materials Garden Supplies Total (1) (1) Figures may not total due to rounding. (2) See discussion below. Source: Exhibit 28; and CBRE Consulting. Table 6 Maximum Cumulative Diverted Sales Planned Home Depot and Lowe's Stores City of South San Francisco 2008 Dollars (Millions) Maximum Sales Diverted from PMA Retailers $0.0 $18.0 Nj A (2) $18.0 New PMA Sales Base $32.0 $126.8 $8.4 $167.2 Diverted Sales as a Percent of Estimated Sales 0.0% 14.2% NjA 10.8% Garden Supplies. Since the Garden Supply stores impact analysis results indicate that more than 100 percent of sales would be diverted away from primary market area (City of South HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 20 NOVEMBER .2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS San Francisco) retailers, it suggests that the Garden Supply category is probably served adequately in South San Francisco. However, due to data limitations explained in Chapter III, as well as the probable disparity between available goods from existing garden supply retailers and those from Home Depot, it is difficult to assess the exact extent to which existing retailers would be impacted by Home Depot's Garden Supply sales. Any impact that does occur is likely to be spread evenly among existing stores; in the possible event that one small store were to close, the sales would likely be equally redistributed among the remaining stores. Moreover, it is likely that the entry of Home Depot and Lowe's would create sales attraction in this category to South San Francisco, but the extent of such attraction is difficult to quantify. Building Materials. The estimated $18.0 million in maximum diverted sales is equivalent to 78,000 square feet of space devoted to building materials sales assuming the standard $300 per square foot in sales, inflated to 2008 dollars at 3.0 percent per year. Limitations on population growth in the primary and secondary market areas make it unlikely that this much demand could be generated through population growth. Thus, it appears approximately 78,000 square feet of space devoted to building materials in the primary market area, at a maximum, is at risk of closing. However, as with Garden Supply category, it is likely that any impact that does occur among building materials stores is likely to be spread evenly among existing stores. However, in the possible event that perhaps one store closes, the sales would likely be equally redistributed among the remaining stores. The next chapter will explore the extent to which the impacts of the proposed Home Depot Store could result in urban decay in the primary market area. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 21 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB A ICHAR DELLIS VI. URBAN DECAY DETERMINATION The purpose of this chapter is to assess the degree to ~hich development of the Home Depot Store will or will not contribute to urban decay in the primary market area (City of South San Francisco). This includes impacts associated with the cumulative impacts of the Home Depot Store and other planned primary market area retail developments. Urban decay could theoretically result from development of the Home Depot Store and other known primary market area planned retail developments, but only if they cause other stores to close and real estate market forces prevent those spaces from being re-tenanted and they subsequently fall into physical disrepair. This chapter discusses market findings relative to what these impacts might be and their blight implications. STUDY DEFINITION OF URBAN DECAY For the purpose of this study, urban decay is defined as physical deterioration that is so prevalent and substantial it impairs the proper utilization of affected real estate or the health, safety, and welfare of the surrounding community. Physical deterioration includes, but is not limited to, abandoned buildings and industrial sites, boarded doors and windows, extensive gang or offensive graffiti painted on buildings, dumping of refuse or overturned dumpsters on properties, dead trees or shrubbery and uncontrolled weed growth or homeless encampments. ApPROACH TO DETERMINING URBAN DECAY POTENTIAL CBRE Consulting engaged in several tasks to assess the probability of urban decay ensuing from development of the Home Depot Store or the identified cumulative store impacts. These tasks revolved around assessing the potential for closed primary market area (City of South San Francisco) store spaces, if any, to remain vacant for a prolonged period of time or to be leased to other retailers within a reasonable marketing period. Several commercial real estate brokers active in the primary market area (City of South San Francisco) were contacted regarding the health of the area's retail market and the depth of prospective demand for retail space. The purpose of this research was to determine if sufficient retailer demand exists to absorb vacated space in the event existing primary market area (City of South San Francisco) retailers"c1ose due to the negative impacts of the Home Depot Store. RETAILER DEMAND IN THE PRIMARY MARKET AREA (CITY OF SOUTH SAN FRANCISCO) CBRE Consulting conducted telephone interviews with three real estate brokers experienced in the South San Francisco market. In the course of the interviews, the brokers shared some proprietary information with CBRE Consulting. As a professional courtesy, and upon their request, the overall gist of this information is summarized below, but not the detail. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 22 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS Market Characterization The real estate brokers contacted for this study characterized the South San Francisco retail market as a second-tier market, with a lack of new space and generally lower rental rates than surrounding areas. They indicated that the retail market is considered less desirable than the neighboring communities of San Bruno, Burlingame, Colma, and Daly City. Much of the retail space is owned by just a few owners, and deferred maintenance on existing space is noticeable when driving through the market. One broker mentioned that South San Francisco was considered an unattractive address for retailers, while indicating that it lacked "destination" retail establishments, with the notable exception of Costco on EI Camino Real. For the most part, retailers in South San Francisco are "mom-and-pop" shops with local ties. Retailer Interest According to the real estate brokers interviewed, there is some demand for South San Francisco space by national retailers, particularly those interested in finding "value" locations with lower rents. One broker explained that South San Francisco is a market where value- based chains, such as Ross and Marshall's, would be interested in locating if the appropriate infill site could be found. The same broker indicated that the City's location between San Francisco and Burlingame/San Mateo made it unlikely that high-end retailers would be interested in the City. Retenanting Potential CBRE Consulting observed only one large vacancy in the South San Francisco market, an old Bell Market grocery store in a strip center at the corner of EI Camino Real and Westborough Boulevard. While this space has been vacant for an unknown amount of time, it was recently sold to an Asian-themed grocery store operator for re~use as a grocery store. According to brokers familiar with the market, retenanting vacant spaces in South San Francisco can be challenging due to the market's status as a second-tier location., One broker relayed his experience with a kidney dialysis center, which leased about 10,000 square feet in an existing shopping center in 2001. He suggested that this type of use would not typically occupy space in a shopping center in more desirable retail locations. Therefore, if any vacancies in traditional retail spaces were to result from Home Depot's opening, it could be difficult to find tenants to occupy the vacant space given the relative lack of demand and generally lower- quality product in South San Francisco. However, there is little precedent for re-tenanting large vacancies due to South San Franciscds lack of retail supply and low vacancy rate, leaving the prospects for such re-tenanting unclear. It should be noted that South San Francisco could become a more attractive location for retailers in the future if current development proposals come to fruition. In addition to Home Depot, Lowe's Home Improvement Warehouse is seeking approval in South San Francisco, and the T errabay Specific Plan is expected to include substantial new retail square footage. If these projects are built, they could upgrade the City's image as a retail site and attract additional retailers to South San Francisco. URBAN DECAY CONCLUSION CBRE Consulting's retail market research indicated that the retail market in South San Francisco is challenged by a lack of high-quality space or destination tenants, two factors that have caused national retailers to locate in nearby cities with better space and a more HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 23 NOVEMBER 2005 CBRICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS established retail landscape. In fact, many businesses in South San Francisco categorized as "retailers" were actually operating in light industrial space east of Hwy 101. This suggests that any retail spaces potentially vacated as a result of the Home Depot Store could sit vacant for some time before being re-occupied. It is possible, however, that value-based national retailers could seek out opportunities in South San Francisco where they could get more favorable lease rates than in neighboring cities. Further, the addition of Home Depot could serve to create a more favorable view of South San Francisco's retail market and help to attract additional retailers to South San Francisco. Additionally, the lack of large aggregations of retail space in South San Francisco (for instance, many retail businesses are operating in traditional industrial/flex space) makes it unlikely that large blocks of vacant space would result from the opening of Home Depot. In other words, smaller blocks of vacant retail space interspersed with other types of active/occupied buildings would be highly unlikely to add to urban decay or deterioration. South San Francisco has the largest industrial sub-market on the San Francisco Peninsula, with more than 24 million square feet of industrial space and a strong demand from the biotechnology sector, To the extent that the sales impacts discussed in this report cause businesses operating in industrial space to- close, it is likely that industrial tenants could be found for those vacancies. Thus, CBRE Consulting concludes that the development of the Home Depot Store and the identified cumulative impacts will not contribute to urban decay in South San Francisco. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 24 NOVEMBER 2005 CB RICHARD ELLIS CONSULTING CBRE CB RICHARD ELLIS ASSUMPTIONS AND GENERAL LIMITING CONDITIONS Field work for this study was completed in July 2005. Accordingly, CBRE Consulting assumes no responsibility for market events pertinent to the primary or secondary market .areas or the proposed Home Depot site occurring after that date. CBRE Consulting has made extensive efforts to confirm the accuracy and timeliness of the information contained in this study. Such information was compiled from a variety of sources, including interviews with government officials, review of City and County documents, and other third parties deemed to be reliable. Although CBRE Consulting believes all information in this study is correct, it does not warrant the accuracy of such information and assumes no responsibility for inaccuracies in the information by third parties. We have no responsibility to update this report for events and circumstances occurring after the date of this report. Further, no guarantee is made as to the possible effect on development of present or future federal, state or local legislation, including any regarding environmental or ecological matters. The accompanying projections and analyses are based on estimates and assumptions developed in connection with the study. In turn, these assumptions, and their relation to the projections, were developed using currently available economic data and other relevant information. It is the nature of forecasting, however, that some assumptions may not materialize, and unanticipated events and circumstances may occur. Therefore, actual results achieved during the projection period will likely vary from the projections, and some of the variations may be material to the conclusions of the analysis. Contractual obligations do not include access to or ownership transfer of any electronic data . processing files, programs or models completed directly for or as by-products of this research effort, unless explicitly so agreed as part of the contract. This report may not be used for any purpose other than that for which it is prepared. Neither all nor any part of the contents of this study shall be disseminated to the public through publication advertising media, public relations, news media, sales media, or any other public means of communication without prior written consent and approval of CBRE Consulting. HOME DEPOT SOUTH SAN FRANCISCO ECONOMIC IMPACTS 25 NOVEMBER 2005 EXHIBIT 1 ESTIMATED MAJOR PRODUCT LINES AND DISTRIBUTION OF SALES PROPOSED HOME DEPOT STORE CITY OF SOUTH SAN FRANCISCO 2008 Home Furnishings and Appliances Floori ng Fashion Plumbing, Cabinets Appl.iances Building Materials Lumber and Building Materials Hardware Plumbing and Electrical Supplies Paint, Glass, and Wallpaper Garden Supplies Nursery/Outdoor Fashion 20% Carpet, vinyl, laminate, hardwood, tile flooring, ceiling tiles Cabinets, countertops, vanities, bath fixtures Small and major home appliances 63% Dimensional lumber, siding, fencing, roofing, insulation, concrete Fasteners, bolts Pipes, faucets, water heaters, fixtures, bulbs, ceiling fans Paint, caulk, prep tools and supplies, wallpaper, drapery hardware 17% Plants, fertilizer, patio supplies Notes: (1) As categorized by the California State Board of Equalization. (2) Estimates made by CBRE Consulting based on previously-provided sales information from Home Depot. Sources: Home Depot, USA, Inc.; and CBRE Consulting. P:\2005\ 1005060 Home Depot South SF\Exhibits\[E - , SSF Leakage Analysi~ 20-Sep-05 wO ~U Ot/) f-- t/)U t/)f-Z wO~t/) ....Jo..u..~ N;;!i~Z::S f- ....J o:i@W;;!io I~r-:6:Co >< :cf-OO W :JO i=oOO t/)Wt/)N Wt/) ou.. 0..0 O~ ~- o..U 00 ~ 0.. I.(') 00 0.. M I.(') (;/7 I"-.o-...-~('o') ~I.{)...-I.{)o- N.. 0.. \Q.. ~.. III ...-...-('0')1"-.('0') I"-.Oo-I"-.-.:t No--.:tl"-.-.:t ('0')" ~.. 00" ...q-" ('0')" ...-~~~('o') ~ ~ N N ...q- (;/7 ?ft. ?ft. ?ft. ?ft.1?ft. 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(3) Calculated sales estimates assumes 1.2 percent inflation between mid-year 2003 and 2004 and 3.0 percent thereafter. Sources: City of South San Francisco Planning Department; Retail Maxim's Perspectives on Retail Real Estate and Finance, July 2004; Bureau-of Labor and Statistics,CPI data; and CBRE Consulting. 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V) <{ >< L- 0) a U 0> 0 "5 -0 III 0) C c.. r-...... ::E c L() J!! 0> Ql N 0 cD ::J Cl a N a III V) U' U III CD tfl V) - - 0 c E 0)- III :.c :.c -0 0> a.. 0 0 c "~ .~ ..c ..c 0> ..c - U :::c :..c L- - - 0> 0> a.. >< >< u 0 V) ..:::t. W -0 tfl - 0.. W W 0> a L- 0::::: 0 a "0 c ~ ::J 0 0 0> a co Ii") l... U') - - lo- E u 0 ::J l... 1- 0..:0 0 LL 0) C 0>0> 00> :::::- 0> c 0> "r ~ " u-c 0> Ii") E ~ -0 ~ 0> 0> ..c ._ _ u 0 L- a _0:::::0:::::1--0..0 l... 0 0 '5 a - ::J N 0 o ;:::- N M 0.. C 0 ......- I co 0 I-- Z ___ ___ ___ a ._ U') ci.: DKS Assoc/ate~ 1 T Ii A N S P 0 n TAT ION SOL UTI Q N S! I May 2, 2005 Jeff Nance Senior Associate Greenberg Farrow Architecture 15101 Red Hill Avenue, Suite 200 Tustin, CA 92780-6501 Subject: Home Depot Parking Study PIA No. 05110-000 Dear Mr, Nance: DKS is pleased to present this letter that addresses the expected parking ratio for. the proposed Home Depot in the City of South San Francisco based on existing parking demands of three existing Home Depot store locations in the San Francisco Bay Area, The three Home Depot store locations observed are: . EI Cerrito Home Depot at 11939 San Pablo, EI Cerrito, CA . San Rafael Home Depot at 111 Shoreline Highway, San Rafael, CA . Hayward Home Depot at 21787 Hesperian Boulevard, Hayward, CA 1.0 Study Method ology The following survey methodology was employed in order to determine the appropriate parking demand for each site surveyed, Off-Street Lot - The number of parked vehicles and available spaces were counted in 30-minute intervals. ' 2.0 Data Collection In order to address the periods of particular concern, parking utilization surveys were conducted at the three Home Depot store locations in the month of April 2005, during a typical weekday morning from 7:00-9:00 a,m, and afternoon from 4:00 p,m. to 6:00 p.rn, and on a weekend midday from 11:00 a,m, -" 1:00 p.m. 55 South Market Street Suite i 040 San Jose, CA 951'j 3 (408) 292-9411 (408) 292-95'11 fax www.dksassoGiates.com May 2, 2005 Page 2 of 4 3.0 Existing Parking Utilization Based on information provided by Greenberg Farrow, the three Home Depot stores studied currently provide (in average) a 4.31 parking ratio per 1,000 square feet of building area including the garden center. Table 1 shows a breakdown of the building area and parking required and provided for each of the sites studied. Building Area (SF) Parking Required Parking Provided! Location Home Garden De ot Center Spaces Ratio4 Spaces Ratio 1. EI Cerrito 100,000 29,590 5002 1 per 200 439 3.38 per SF 1,000 SF 2, Hayward 107,920 23,928 444 nja 533 4,04 per 1,000 SF 3, . San Rafael 102,190 22,180 5113 5 per 538 4,00 per 1,000 SF 1,000 SF 1 Parking provided based on field visits conducted in April 2005. 2 The Garden Center had not been included in parking requirement at the time when HD was built. 3 The Garden Center had not been included in parking requirement. 4 per local city zoning code. Based on the parking utilization surveys,. parking at each of the three Home Depot stores is underutilized and parking is generally available, Table 2 shows the number of parking spaces provided and the maximum parking utilization observed during the weekday A.M. and P.M. peak hours and weekend midday peak hour, May 2/ 2005 Page 3 of 4 Location Parking Weekday Weekend Provided AM PM Midda 1. EI Cerritoa 539 199 204 257 2, Haywardb 533 212 151 254 3, San Rafaelc 538 244 228 419 a Maximum demand occurred at 9:00 a.m., 6:00 p.m. during the weekday and 12:30 p.m. during the weekend peak hours. b Maximum demand occurred at 9:00 a.m., 4:30 p.m. during the weekday and 12:30 p.m. during the weekend peak hours. C Maximum demand occurred at 9:00 a.m" 4:00 p.m. during the weekday and 12:30 p.m. during the weekend peak hours. Table 3 shows the parking ratios for each of the sites based on the maximum parking demand experienced at each of the sites studied. Location Parking RatioC 1, EI Cerritoa 2, Hayward 3, San Rafaelc 129,590 131,848 124/370 257 254 419 1.98 1.93 3.36 2.42 Average Parking Ratio a Building Area includes the Garden Center. SF: Square Feet b Maximum demand based on weekend midday peak hours. C Parking ratio was calculated based on the maximum demand divided by the building area in 1,000 per square feet. 4.0 Conclusion The proposed Home Depot in South San Francisco would consist of approximately 125/794 square feet (101,272 square feet for the Home Depot and approximately 24/522 square feet for the Garden Center). Based on the average parking ratio of 2.42 spaces per 1/000 square feet of building area calculated for the three Home Depot stores studied, the proposed Home Depot would require 304 spaces (2.42 x 125.794 = 304 spaces), May 2, 2005 Page 4 of 4 Based on the parking utilization surveys and parking demand analysis performed for each of the three Home Depot stores and as outlined in section 3,0 of this report, it is reasonable to consider that a parking ratio of 3,36 spaces per 1,000 square feet of building area for the proposed Home Depot in the City of South San Francisco would accommodate the parking demand anticipated, With the provision of 423 spaces (3,36 x 125.794 = 423 spaces), the proposed project would exceed the anticipated parking demand by 119 parking spaces, Please do not hesitate to contact me at (408) 292-9411 if you have any questions. Sincerely, ~~~ Mark E. Spencer, P.E. Principal