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HomeMy WebLinkAboutPC e-Packet 06-01-06 WELCOME [2~W~~~[Q) CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE June 1,2006 7:30 PM 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 Judith Honan Vice-Chairperson William Romero Commissioner Marc C. Teglia Commissioner John Prouty Commissioner Susy Kalkin, Acting Chief Planner Secretary to the Planning Commission Steve Carlson Michael Lappen Senior Planner Senior Planner Gerry Beaudin Associate Planner Chad rick 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. ~~W~@~[Q) PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE June 1, 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 20, 2006 2. Club Marakas (formerly Welte's Bar) Pasco, Albert & Barbara/Owner Welte's Bar/Applicant 254 Grand Ave. P03-0006 UP03-0001 18 Month Review - Use Permit to allow live indoor entertainment at an existing cocktail lounge in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26 and 20.81. 3. Alvarez Residence - 2nd Story Addition Blanca Alvarez/Owner Blanca Alvarez/Applicant 86 Leo Cir P06-0037: PUDM06-0001 & DR06-0031 Planned Unit Modification and Design Review allowing a 1 st & 2nd story addition totaling 420 sq ft to an existing single-family residence at 86 Leo Circle in the Single Family Residential & Planned Unit Development Zone District (R-1-D-P) in accordance with SSFMC Chapters 20.16, 20.78, 20.84, & 20.85 4. Dollar Tree Type "C" Sign AKC Services, Inc/applicant Steven P. Silvestri/owner 555 EI Camino Real P05-0172: SIGNS05-0059 Type "C" Sign Permit to install a canopy sign, double faced monument sign and building faCfade sign with a total sign area in excess of 100 square feet situated at 555 EI Camino Real in the Retail Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22, 20.85 & 20.86. Planning Commission Agenda - Cont'd June 1,2006 Page 3 of 5 CONSENT CALENDAR (continued) 5. 249 East Grand Georgia Pacific Corporation/Owner James H. Richardson/Applicant 249 East Grand Ave. P05-0019: DR05-0043, EIR05-0001, PM05-0002, PUD05-0001, SIGNS06-0008, TDM05-0001 & U P05-0005 (Continue to June 15s 2006) Use Permit, Design Review and Preliminary TOM Plan to construct a phased development consisting of four office/R&D buildings totaling approximately 534,500 SF, 5,500 SF of ancillary commercial space, and related landscaping improvements on a 15.75 acre site; Tentative Parcel Map to resubdivide a 15.75 acre lot into 5 parcels with reciprocal parking and access easements throughout, and a Planned Unit Development to allow creation of lots which do not abut a dedicated public street; Type C Sign Permit for a comprehensive sign program; and, request for a Development Agreement. PUBLIC HEARINGS 6. 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 (Continued from May 18s 2006) 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 7. Type "C" Sign (Shell) Eleanor Colombani/Owner Jim Martin/Applicant 710 EI Camino Real P05-0055: SIGNS05-0017 Type "C" Sign Permit to install new signage at a gas station situated at 710 EI Camino Real in the Retail Commercial (C-1-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. s: \Ag eV'vc! Gls.\PLGl V'vV'vLV'vg COVlA.VlA.L.ss.i.oV'v \200G \OG-01. -OG, c!oc. PGlge 3 of 5 Planning Commission Agenda - Cont'd June 1, 2006 Page 4 of 5 PUBLIC HEARINGS (continued) 8. Type "C" Sign (Shell) Jim Martin/applicant Equilon Enterprises, LLC/owner 899 Airport Blvd. P05-0056: SIGNS05-0018 Type "C" Sign Permit to install new signage at a gas station situated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86 9. Type "C" Sign (Shell) Peter Tobin/applicant Equilon Enterprises, LLC/owner 123 Linden Ave. P05-0072: SIGNS05-0025 Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with S$FMC Chapters 20.24, 20.76 & 20.86 10. Type "C" Sign (Shell) Peter Tobin/applicant Shell Oil Co./owner 248 So. Airport Blvd. P05-0073: SIGNS05-0026 Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86 11, Type "C" Sign (Shell) ARC Architects, Inc.lapplicant Derenzi, Marie G/owner 140 Produce Ave. P05-0111: SIGNS05-0043 Type "C" Sign Permit allowing a master sign program including building facade signs, canopy signs, monument sign, and a pylon signs exceeding 1 0 feet in height and signs exceeding 1 00 square feet in area, situated at 140 Produce Avenue, in the Planned Commercial (P-C) Zoning District, in accordance with SSFMC Chapters 20.81 & 20.86 ADMINISTRATIVE BUSINESS 12. FY06-07 Capital Improvement Program City of South San Francisc%wner Citywide P06-0058: PCA06-0004 Adoption of Planning Commission Resolution Finding that the Proposed Capital Improvement Program is Consistent with the adopted City General Plan, in accordance with Government Code, Division 1, Section 65401. s: \Ag evcvi Gls\'PLGl vcvcLvcg C-oVVtVVtLssLovc \200G \OG-Oi -OG, viDe. 'PGlge 4- of 5 Planning Commission Agenda - Cont'd June 1, 2006 Page 5 of 5 ADMINISTRATIVE BUSINESS (continued) 13. Genentech Master Plan - Study Session Schedule ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT //) I / '/~./L1 l ./ . l/ ' ~~ .p Susy-Kalkin/ /" .. Acting Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting June 15, 2006, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.net/depts/comms/plannina/aaenda minutes.asp or via http://weblink.ssf.net SK/bla s: \Agev\'lilCl$\PLClIA-v\'~v\'g COVV\.VV\.~$$~OV\, \200G \OG-Oi -OG, liloc, 'PClge 5 of 5 Planning Commission Staff Report DATE: June 1,2006 TO: Planning Commission SUBJECT: 18-Month Review of a Use Permit to allow live entertainment at an existing cocktail lounge at 254 Grand Avenue in the Downtown Commercial (D-C-L) Zoning District, in accordance with the Conditions of Approval on Use Permit UP03-000 1. Owner: Albert & Barbara Pasco Applicant: Efrain Rodriguez (Proprietor) Site Address: 254 Grand Ave. Case No.: P03-0006!UP03-0001 RECOMMENDATION: That the Planning Commission accept this report as the final step in the fulfillment of the condition requiring 6-, 12-, and 18-month reviews of the operations. BACKGROUND: The Planning Commission approved Use Permit P03-0006!UP03-0001 allowing the applicant to have live music and dancing in a cocktail lounge at 254 Grand Avenue on May 6, 2004. The Commission placed a number of conditions on the permit aimed at mitigating the transmission of noise from the bar to the apartment units on the 2nd floor. The Commission also placed 6-, 12-, and 18-month reviews on the application in order to ensure that noise from the live entertainment did not become a nuisance to the tenants of the apartment units. The purpose of this staff report is to discuss how the live entertainment has impacted the neighborhood since the noise mitigation measures were completed and approved by the City in October 2004, DISCUSSION: When it approved this use permit in May 2004, the Commission placed a number of strict conditions on the application requiring the applicant to soundproof the bar in order to prevent noise from becoming a nuisance to the tenants residing on the second floor of the building. The applicant completed the soundproofing improvements in October 2004, and has been conducting live entertainment in compliance with the conditions of approval ever since, During the initial6-month period the Police Department received two noise complaints, both from the same individual residing above the bar, The Police Department responded to one of these complaints and confirmed that some of the applicant's employees were throwing a party with loud music without the applicant's knowledge or permission. The Police Department discussed this matter with the applicant who in turn dealt with the responsible employees, During the last 12 months, no additional complaints, noise or otherwise, have been filed, CONCLUSION: No complaints have been registered with the City regarding the use during the second and third 6- month review periods. Staff recommends that the Commission accept this report as fulfillment of the 6-, 12-, and 18-month review process, Girard Beaudin Associate Planner S:\StaffReports\2006\06-0I-06 RPC\P03-0006 - Club Maraka I8-month review. doc Planning Commission Staff Report DATE: June 1, 2006 TO: Planning Commission SUBJECT: Design Review and Residential Planned Unit Development Modification allowing a first and second story addition totaling 416 square feet to an existing single-family dwelling located at 86 Leo Circle in the Single-Family Residential Planned Unit Development (R-1-D-P) Zoning District in accordance with South San Francisco Municipal Code (SSFMC) Chapters 20,16,20.78,20,84 and 20.85. Owner and Applicant: Blanca Alvarez Case Nos.: P06-0037 [PUDM 06-0001 & DR 06-0031] RECOMMENDATION: That the Planning Commission approve PUDM06-0001 and DR06-0031 based on the attached Findings and subject to the attached Conditions of Approval. BACKGROUNDIDISCUSSION: The project site is located in a Planned Unit Development (PUD) known as Hillside Terrace. The Hillside Terrace PUD was approved in 1978, and has a total of 83 single-family units. In accordance with SSFMC Chapter 20.84, a modification of the PUD is required for any addition that exceeds 10% of existing gross floor area or that is visible from the street. The subject site is 11,093 square feet and has a two-story four bedroom single-family dwelling containing 1,775 square feet of living area, The proposed first- and second-story addition is proposed off of the rear of the existing house. The addition will provide area for a new dining room, an expanded family room and a reconfigured bedroom. The proposed total floor area for the house will be 2,124 square feet, and parking for two vehicles is provided on-site in a two car garage, 86 Leo Circle is located at the end of the a cul-de-sac, The site shares front and side property lines with other properties zoned for single-family development. However, the rear property line abuts the Linden A venue commercial zone, The topography of the area is such that views from the property include much of the East of 101 Area, the airport, and the Bay. The project site's General Plan land use designation, Low Density Residential, allows single- Date: June 1, 2006 To: Planning Commission Subject: P06-0037 86 Leo Circle Page 2 of 3 family dwellings, The project complies with the General Plan goals and policies. The present Low Density Residential (R-I-D-P) zoning allows the proposed addition, subject to the Planning Commission approval of a Modification to the Residential Planned Unit Development. The proposed development complies with the City's minimum development standards as displayed in the following table: D l t St d d eve opmen an ar s Total Site Area = 11,093 square feet Minimum/Maximum Existing Proposed Density 6,0 DU/acre (max,) 1.53 DU/acre 1.53 DU/acre Coverage 50% (max.) 9.1% 11.5% Height 35 ft, (max.) 21 ft, 21 ft, Parking 2 spaces (min.) 2 spaces 2 spaces Front Setback 15 ft, (min,) 16 ft, 16 ft. Right Side Setback o ft, (min,) Oft, o ft, (3 ft, for addition) Left Side Setback o ft, (min,) Oft, o ft, (3 ft, for addition) Rear Setback 20 ft. (min,) 358.5 ft, 346 ft. The proposed development meets all the City development standards including parking, lot coverage, setbacks, and height. The lots and dwellings in the immediate vicinity of 86 Leo Circle are of similar size and development intensity. The proposed 416-square- foot addition complies with existing pattern of development. The proposed Floor Area Ratio (FAR) of 0.2 is well below the General Plan standard of 0,5 for a low density area. DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of April 18, 2006. At the meeting the Board determined that the scale of the first- and second-story addition of 416 square feet was in keeping with the City's Design Guidelines and with the character of the surrounding neighborhood. The one recommended change was to introduce a gable roof over the addition (instead of the shed roof originally proposed) and tie it into the existing mansard roof. This change has been made and the addition is compatible with the architectural style of the area, Date: June 1, 2006 To: Planning Commission Subject: P06-0037 86 Leo Circle Page 3 of 3 As well as the addition on the rear of the house, other exterior changes proposed include the use of horizontal board siding on the upper portions of the house, and new stucco to the lower portions of the house. The Design Review Board recommended that the Planning Commission approve the development. NEIGHBORHOOD MEETING A neighborhood meeting was conducted on Monday, May 15,2006, Notices were sent to property owners and residents within 500 feet of the subject property. The meeting started at 6:30 PM and was attended by two neighbors, the applicant, the contractor, and Gerry Beaudin of the City's Planning Division staff, The project was reviewed by both neighbors separately. Both neighbors expressed support for the proposed development. The meeting ended at 7: 3 5 P .M, ENVIRONMENTAL REVIEW The City staff determined that the proposed development is Categorically Exempt from the provisions of the California Environmental Quality Act in accordance with Section 15301 (e), Minor Additions to an Existing Structure, Because the project has been determined to be exempt, the Planning Commission need take no further action regarding the environmental review. CONCL USION/RECOMMENDA TION: The construction of a 416-square- foot addition to the existing single family dwelling is consistent with the City's General Plan, with all applicable requirements of the City's Zoning (SSFMC Title 20) and is compatible with the surrounding residences. It is therefore recommended that he Planning Commission approve P06-003 7, including modification of the PUD and approval of the design, based on the attached Findings and subject to the attached Conditions of Approval. Ij.~ GIrard BeaudIn, AssocIate Planner ATTACHMENTS: Draft PUD Findings of Approval Draft Conditions of Approval DRB Minutes - April 18, 2006 Plans FINDINGS OF APPROVAL 86 LEO CIRCLE P06-0037 PUDM06-0001 & DR06-0031 (As recommended by City Staff on June 1, 2006) As required by the Planned Unit Development Procedures [SSFMC Chapter 20,84], the following findings are made in approval of a Modification of a Residential Planned Unit Development, allowing a 416-square- foot addition to an existing single-family dwelling at 86 Leo Circle in the R -1- D- P zone, 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 K9 Designers, dated/revised 5/22/06; Design Review Board meeting and minutes of April 18, 2006; Planning Commission staff report of June 1, 2006; and Planning Commission meeting of June 1, 2006: 1. The subject site is physically suitable for the 416-square-foot addition to the existing single-family dwelling, The dwelling addition is similar in style to existing adjacent dwellings and has a similar floor area ratio. The City's Design Review Board recommended approval of the proposed single-family dwelling addition. Conditions of approval require that the development conform to the City's development standards. 2, The 416-square- foot addition to the existing single-family dwelling was reviewed and recommended for approval by the City's Design Review Board to be in accordance with the City of South San Francisco Design Guidelines and to provide a high quality of fit with the existing neighborhood. The dwelling addition shares a similar floor area ratio as the existing adjacent dwellings and will be in conformity with the adjacent residences, The addition will reinforce a residential environment of sustained desirability and stability by matching the development quality and design. 3, The project complies with the provisions of the California Environmental Quality Act. 4, The proposed development is consistent with the General Plan Land Use Element designation of the site of Low Density Residential and the Housing Element that encourages the development of housing to meet the City's fair share housing need. 5, The proposed 416-square- foot addition to an existing single-family dwelling will not be adverse to the public health, safety or general welfare of the community, or umeasonably detrimental to surrounding properties or improvements. The development is designed to comply with the City design guidelines and the architectural theme of the surrounding residential enclave, Conditions of approval are attached which will ensure that the development complies with local development standards and requirements, * * * DRAFT CONDITIONS OF APPROVAL 86 LEO CIRCLE P06-0037 PUDM06-0001 & DR06-0031 (As recommended by City Staff on June 1, 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 Planning Commission approved plans, as amended by the conditions of approval including the revised plans prepared by K9 Designers, dated/revised 5/22/06, submitted in association with P06-003 7, (Planning Contact: Gerry Beaudin 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION 1. The applicant shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for a Single Family Home Constructed on an Existing In-Fill Lot", contained in our "Standard Development Conditions" booklet dated January 1998, A copy of this booklet is available in our Engineering Division office at no charge to the applicant. 2, The building permit application plans shall conform to the standards of the Engineering Division's building permit application plan submittal requirements, including the submittal of a grading, drainage and utility plan for the building. The designer shall show all setbacks and easements (if any) of the subject development. 3, All new improvements proposed to be constructed within the Leo Circle right-of- way, including the sewer, gas & electric connections, shall be approved by the Engineering Division and installed to City standards. An encroachment permit shall be obtained from the Engineering Division for this work, prior to receiving a building permit for the proposed project. The cost of all work shall be borne by the developer. 4. Upon completion of the building construction and site improvements, the developer shall clean, repair, or reconstruct (if necessary), the existing curb, gutter, sidewalk and driveway approach along the entire frontage of the site, as may be required by the Engineering Division staff, as needed to conform to current City standards. (Engineering Division: 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, upon receipt of detailedlrevised building plans, (Police Department: Sergeant E, Alan Normandy (650) 877-8927 Draft DRB Minutes April 18, 2006 Page 7 of7 20. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Jose Muro Ming Lee 526 Baden Ave P06-0051 & DR06-0039 Muro Residence - Remodel & New In-Law Unit (Case Planner: Gerry Beaudin) DESCRIPTION Design Review of minor alterations to an existing single family dwelling at 526 Baden Ave with a new detached In-Law unit in the rear of the property in the Medium Density Residential (R-2-H) Zone District in accordance with SSFMC Chapters 20.18 & 20.85 The Board had the following comments: 1. Redesign to be compatible with the neighborhood and the existing house on the site. 2. Design is too tall- reduce the plate height on the second floor to 9' maximum. 3. Use materials and a design style that are more compatible with the neighborhood and other structures on the site - eve overhangs would help to tie with the other homes, and consider a more pronounced entrance. Needs to come back to DRB 21. OWNER Blanca Alvarez APPLICANT Blanca Alvarez ADDRESS 86 Leo Cir PROJECT NUMBER P06-0037, PUDM06-0001 & DR06-0031 PROJECT NAME Alvarez Residence - 2nd Story Addition (Case Planner: Gerry Beaudin) DESCRIPTION Planned Unit Modification and Design Review allowing a 1 st & 2nd story addition of235 sq ft to an existing single-family residence at 86 Leo Circle in the Single Family Residential & Planned Unit Development Zone District (R-I-D-P) in accordance with SSFMC Chapters 20.16, 20.78, 20.84, & 20.85 The Board had the following comments: 1. Install a gable roof over the addition and tie it into the existing mansard roof. 22. MISCELLANEOUS \s\Susy Kalkin Susy Kalkin . Acting Chief Planner .~ ~ ~ ~ ~ ~ ~ ~ ~ e~ I to et'rt/e .~ ~ ~ ~ ~ .~ ~ ~ ~ ~ //, L ttJ f/rcle Planning Commission Staff Report DATE: June 1,2006 TO: Planning Commission SUBJECT: Type C Sign Permit allowing a master sign program consisting of new building fayade sign, a building canopy sign, and a double faced monument sign with a total sign area exceeding 100 square feet. SSFMC Chapters: 20,76 and 20.86. Address: 555 El Camino Real (APN 013-241-290) Zone: Retail Commercial Zoning District (C-1-L) Owner: Steven p, Silvestri Applicant: AKC Services, Inc. Case Nos. P05-0172 (Signs 05-0059) RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit allowing a master sign program consisting of new building fa~ade sign, a canopy sign and a double faced monument sign with a total sign area exceeding 100 square feet, subject to making the fmdings and adopting the conditions of approval. BACKGROUND/DISCUSSION: The project is located at 555 El Camino Real, a vacant building that formerly was occupied as a furniture store, The existing signs, consists of building canopy signs and a double faced pylon sign with an estimated combined area of 400 square feet. The proposed sign program will have a combined sign area of 20 1 square feet. The project requires a Type C Sign Permit, because the total sign area of201 square feet exceeds 100 square feet (SSFMC Section 20.76.130), The proposed signs are all internally illuminated signs. Both the single building fayade sign and the canopy sign are comprised of illuminated channel block with an exposed raceway. The double faced monument sign is also internally illuminated. The sign area is comprised of the following: SIGN F ayade Canopy Monument TOTAL AREA 82.5 SF 82.5 SF 36 SF 201 SF Staff Report To: Planning Commission Subject: P05-0172 555 EI Camino Real Signs June 1,2006 Page 2 The pole sign will be removed and replaced with a monument sign that is more in keeping with the signs of neighboring developments along EI Camino Real. The proposed signs are compatible with the City Design Guidelines and the City Sign Regulations (SSFMC Chapter 20.76), and the sign design, finish and color are compatible with the building's architecture and the other signs. The monument sign has been reviewed by the City Engineer and determined that it will not obstruct sight line of ingressing or egressing vehicles. DESIGN REVIEW BOARD The Design Review Board reviewed the proposed signs at the meetings of January 1 7 and March 21,2006. At the January 17,2006 meeting, the Board offered the following comments: 1, Replace the pylon sign with a monument sign that is architecturally compatible with the building and that meets SSFMC Section 20.76 requirements. 2. Reduce the raceway height of the wall signs to a maximum of six-inches, 3. Replace the 42- and 48-inch letters with 36-inch (maximum) letters. 4. Consider providing a landscape plan that includes restoration of the existing onsite landscaping and installation of street trees. 5. Remove the text "everything's $1.00" from the canopy (advertisement wording is not permited (SSFMC Section 20.76), The applicant revised the plans and re-submitted them for the Board's consideration. At the March 21, 2006 meeting, the Board recommended approval and offered the following comments; 1, Use a maximum size of a 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 EI Camino Real, recommend Purple Leaf Plum. The comment #1 from the March 21 meeting has been made into a condition of approval. The other comments are suggestions to upgrade the existing landscaping and improve the appearance of the building as viewed from EI Camino Real, but are not associated with the proposed sign program, The Board minutes are attached to the staff report. Staff Report To: Planning Commission Subject: P05-0172 555 EI Camino Real Signs June 1, 2006 Page 3 ENVIRONMENTAL REVIEW City staffhas determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to taken any action on the environmental document. CONCLUSION/RECOMMENDA TION: The sign program complies with City development standards and the SSFMC Title 20 Zoning Regulations, Therefore, it is recommended that the Planning Commission approve the Type C Sign Permit allowing a master sign program consisting of a building fayade sign, a canopy sign, and a double faced monument sign exceeding a total area of 100 square feet. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes January 17, 2006 March 17, 2006 Applicant's Sign Justification Plans FINDINGS OF APPROVAL P05-0172 555 EL CAMINO REAL (As recommended by City Staff June 1,2006) As required by the "Sign Permit Procedures" (SSFMC Chapter 20,86), the following findings are made in approval P05-0072 Type C Sign Permit allowing a master sign program consisting of a building fa<;ade sign, a canopy sign, and a double faced monument sign with a total sign area exceeding 100 square feet, situated at 555 EI Camino Real, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by USS United, dated February 20, 2006; Design Review Board meeting of January 17,2006; Design Review Board minutes of January 17,2006; Design Review Board meeting of March 21,2006; Design Review Board minutes of March 21,2006; Planning Commission staff report dated June 1, 2006; and Planning Commission meeting of June 1, 2006: 1. The master sign program consisting of a building fa<;ade sign, a canopy sign, and a double faced monument sign with a total sign area exceeding 100 square feet, situated at 555 EI Camino Real is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs, 2, The master sign program consisting of a building fa<;ade sign, a canopy sign, and a double faced monument sign with a total sign area exceeding 100 square feet, situated at 555 EI Camino Real is consistent with the requirements ofSSFMC Chapters 20,76 and 20,86, which requires an approved Type C Sign Permit. The sign program will result in greater compatibility with existing signs along EI Camino Real, clear and readable signs to travelers along EI Camino Real and are integrated with the building architecture, The sign program was recommended for approval by the City's Design Review Board. 3, The master sign program consisting of a building fa<;ade sign, a canopy sign, and a double faced monument sign with a total sign area exceeding 100 square feet, situated at 555 EI Camino Real will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the building and will achieve a greater consistency with existing signs along EI Camino Real. * * * PROPOSED CONDITIONS OF APPROVAL P05-0172 555 EL CAMINO REAL (As recommended by City Staff on June 1, 2006) A. PLANNING DIVISION requirements shall be as follow: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by USS United, dated February 20, 2006. 3, The master sign program consists of s building fayade sign, a canopy sign, and a double faced monument sign with a total sign area of 201 square feet. No additional signs shall be placed on the site or any sign revisions without prior approval by the Planning Commission. 4, The height, width and location of the monument sign shall be designed so that it does not obstruct the sight line of vehicle drivers exiting or entering the site. The location and design of the monument sign shall be subject to the review and approval of the City Engineer and City's Chief Planner. (Planning Division Contact: Steve Carlson, Senior Planner 650/877-8353, Fax 650/829- 6639) B. ENGINEERING DIVISION 1. The applicant shall provide accurate documentation/maps and show on the detailed drawing of the site plan the property line and dimensions of the sign for the said subj ect. 2, The applicant shall install an Rl "STOP" and R3-5 "Right Turn Only" signs mounted on a 2" diameter galvanized steel pole at each exit onto EI Camino Real from the driveway to be used for access to and from the parking area in front of the site. (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: Sgt. E. Alan Normandy 650/877-8927) DRB Agenda January 17, 2006 Page 3 of8 ESTIMATED TIME The Board had the following comments: 1. Create a new landscape plan that considers turf maintenance (current plans do not account for maintenance of the proposed landscape). 2. Include proposed landscaping for the rear, unused portion of the property. 3. Create a landscape plan that uses salt water-tolerant plants, due to the potential for salt laden groundwater to rise into the planting holes during High-high tides. 4. Ensure rooftop equipment is screened from public view. Consider comments for Conditions of Approval. 6. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Steven P. Silvestri AKC Services, Inc 555 EI Camino Real P05-0172 & Signs05-0059 Type C Sign - Dollar Tree (Case Planner: Steve Carlson/Chad Smalley) DESCRlPTION Type "C" Sign Permit to install in excess of 100 sq ft of new signage at 555 EI Camino Real in the Retail Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22, 20.85 & 20.86. The Board had the following comments: 1. Replace the pylon sign with a monument sign that is architecturally compatible with the building and that meets SSFMC Section 20.76 requirements. 2. Reduce the raceway height of the wall signs to a maximum of six-inches. 3. Replace the 42- and 48-inch letters with 36-inch (maximum) letters. 4. Complete a landscape plan that indicates how the onsite landscaping will be restored and present a street tree planting scheme. 5. Remove the "everything's $1.00" text from the canopy (advertisement wording is not permited by Municipal Code (SSFMC Section 20.76)). Consider comments for Conditions of Approval. 7. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Ping Hsu Ping Hsu Vacant Lot - Terrabay (Phase I) P05-00 18, PP05-000 1 & PM05-000 1 Vacant Lot- 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 North crest and Windcrest Lane in the Terrabay Specific Plan District in accordance with SSFMC Chapters 19.48 & 20.63 1. Confirm setback regulations for the proposed decks with the Planning Division. Consider comments for Conditions of Approval. DRB Agenda March 21, 2006 Page 4 of8 9. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME ESTIMATED TIME Kaiser Permanente Kaiser Permanente 1200 E1 Camino Real P06-0026 & UP06-0012 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. 10. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME California Water Service Co. Cingu1ar Wireless 480 Grandview Dr P06-0020, UPM06-0002 & DR06-0028 Cingu1ar 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. 11. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Steven P. Silvestri AKC Services, Inc 555 E1 Camino Real P05-0172 & Signs05-0059 Type C Sign - Dollar Tree (Case Planner: Steve Carlson) DESCRIPTION Type "C" Sign Permit to install signs in excess of 100 sf of new signage situated at 555 E1 Camino Real in the Retail Commercial (C-1) 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 E1 Camino Real, recommend Purple Leaf Plum DINNER BREAK 6:20P.M. Planning Commission Staff Report DATE: June 1, 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 fa9ade 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.1) 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) June 1,2006 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: The proposed development was reviewed by the Planning Commission at their May 18th meeting. The Commissioners expressed general support for the Alternative Plan, but directed that the applicant improve the visual appearance, making the building and garage appear less as a warehouse and more as a landmark retail facility, eliminate the pole sign and enhance the garage access. The Commission continued the matter to the meeting of June 1 st. The applicant has revised the plans to incorporate the Planning Commissioners comments. 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 railroad right-of-way. PROJECT DESCRIPTION The proposed development involves the demolition of the existing Levitz building totaling 126,326 square feet and the construction ofa 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 490 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. 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. June 1,2006 P05-0035 Home Depot Page 3 of 10 The project will include outdoor sidewalk sales and display of special products, such as plant and nursery materials, barbeques, outdoor patio furniture, tools and seasonal decor in the parking lot area. Seasonal sales events of items such as pumpkins and holiday trees and wreaths, would take place near the Garden Center. Seasonal sales events are estimated to be 4 times per year. 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, 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. June 1, 2006 P05-0035 Home Depot Page 4 of 10 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: 38.4% Landscaping: Minimum: 10% Proposed: 10% Automobile Parking Retail Minimum: 632 Proposed: 490 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 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 3.9/1,000 SF and a June 1, 2006 P05-0035 Home Depot Page 5 of 10 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 of2.43/1,000 SF to 3.40/1,000 SF and a peak hour rate of 3.20/1,000 SF to 4.40/1,000 SF. Applying the higher rates would result in sufficient parking for the weekdays, but may create a possible shortfall of 50 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 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 of3.9/1,000 SF, because it is supported by both the applicant's parking data and falls within the ITE parking range for big box retail uses. 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. Landscaping & Screening The proposed landscaping of 3,320 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 June 1,2006 P05-0035 Home Depot Page 6 of 10 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. Signs The signs consist of new fa9ade signs. 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 (SSFMC Chapter 20.86). 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. 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 lKEA store. City staffhas reviewed the lKEA 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 lKEA 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. The Preliminary TDM Plan is attached. Both the home improvement parking rate and the TDM Plan are consistent with the City's General Plan, as delineated in the following policies: "4.3-1-11 Establish parking standards to support trip reduction goals by: . Allowing parking reduction for projects that have agreed to implement trip reduction methods. 4.3-1-12 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 June 1, 2006 P05-0035 Home Depot Page 7 of 10 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 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. June 1, 2006 P05-0035 Home Depot Page 8 of 10 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 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 fms 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. ENVIRONMENTAL DOCUMENT City staff has employed the services of Lamphier and Gregory to prepare and circulate an Environmental Impact Report (EIR) for public comment. The document 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 June 1, 2006 P05-0035 Home Depot Page 9 of 10 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. 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 fa9ade 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. June 1, 2006 P05-0035 Home Depot Page 10 of 10 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. Attachments: Draft Resolution with Exhibits A - Finding Concerning Alternatives B - Draft Statement of Overriding Considerations (EIR) C - Mitigation Monitoring Program Draft Conditions of Approval Joint City Council Planning Commission Study Session Minutes October 5, 2005 Planning Commission Minutes May 18, 2006 (Draft) - will be delivered next week March 2, 2006 Design Review Board Minutes March 15, 2005 May 17, 2005 Applicant's Project Description and Development Narrative Photos Plans CBRE Economic Study Preliminary TDM 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.ssfnet and will be available at the Commission meeting.) RESOLUTION NO. PLANNING COMMISSION CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT, INCLUDING SIGNIFICANT AND POTENTIALLY SIGNIFICANT IMPACTS, FINDINGS CONCERNING ALTERNATIVES, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING PROGRAM, AND APPROVAL OF ENTITLEMENTS, INCLUDING A PLANNED UNIT DEVELOPMENT, USE PERMIT, DESIGN REVIEW, TRANSPORTATION DEMAND MANAGEMENT PLAN, AND TYPE C SIGN PERMIT FOR A NEW 101,579 SQUARE FOOT HOME DEPOT FACILITY AT 900 DUBUQUE AVENUE WHEREAS, Home Depot has applied to demolish the existing Levitz furniture building at 900 Dubuque Avenue and in its place construct a 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, and a two-level parking structure ("Project"); and WHEREAS, the entitlements proposed would provide for (1) construction of the Project; (2) a Planned Use Development allowing parking in a portion of a front setback; (3) a Use Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, up to 24 hours daily operation and 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, and a two-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 fa9ade signs, and a double-faced monument sign, with total sign area exceeding 100 square feet, subject to adopting the conditions of approval; and WHEREAS, a Notice of Preparation for a Draft Environmental Impact Report ("DEIR") was issued on February 1, 2006, informing all interested parties of the City's intention to prepare an Environmental Impact Report; and WHEREAS, a DEIR was prepared evaluating the significant and potentially significant impacts of the development, the growth inducing impacts of the development, the cumulative impacts of the development, and alternatives to the proposed project; and WHEREAS, the DEIR analyzes two alternatives to the Project, including a no project alternative; and WHEREAS, the public review period on the DEIR commenced on January 31, 2006, and closed on March 17, 2006; and WHEREAS, the City prepared responses to comments on environmental issues received during the public review period and at the public hearings, which responses clarify and amplify the information contained in the DEIR, providing a good faith reasoned analysis supported by factual information. The comments and responses to comments were published in a Final Environmental Impact Report ("FEIR") dated May 2006, which incorporated the DEIR; and WHEREAS copies of the FEIR were distributed or otherwise made available to the Planning Commission, responsible agencies, and other interested parties; and WHEREAS, based on the FEIR and other information in the record, there are impacts of the Project which are not environmentally significant and which require no [mdings or mitigation upon approval; and, WHEREAS, based on the FEIR and other information in the record, there are certain significant and potentially significant environmental impacts of the Project which could be mitigated to a level of insignificance, therefore mitigation findings are required pursuant to CEQA ~21081 and CEQA Guidelines ~15091 upon Project approval; and, WHEREAS, based on the FEIR and other information in the record, there are significant and potentially significant impacts of the Project which could not be mitigated to a level of insignificance, therefore the alternatives to the Existing Project were examined to determine if they would avoid any of the unmitigated significant impacts; and, WHEREAS, based on the FEIR and other information in the record, there are significant and potentially significant environmental impacts of the Proj ect which could not be reduced to a level of insignificance, therefore a Statement of Overriding Considerations is required upon Proj ect approval; and, WHEREAS, CEQA ~21081.6 requires that where mitigation findings are made for significant and potentially significant environmental impacts, a mitigation monitoring and reporting program shall be adopted upon Project approval to ensure compliance with the mitigations during project implementation; and, WHEREAS, the above-referenced mitigation and monitoring program shall be submitted concurrently with the precise plan for the Home Depot site; and WHEREAS, the location and custodian of the documents which constitute the record of proceedings upon which the City's decision on entitlements relating to the FEIR is the City of South San Francisco Planning Division, 315 Maple Avenue, South San Francisco; and, WHEREAS, the mitigation measures identified in the FEIR will be applied as conditions of Project approval. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution, and that the Planning Commission of the City of South San 2 Francisco hereby adopts the following findings based upon the entire record for the Home Depot development, including without limitation, the South San Francisco General Plan, the Home Depot initial study and Environmental Impact Report, and the comments received in response the Draft Environmental Impact Report, site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow, the proposed Planned Unit Development, the proposed Use Permit, the proposed Transportation Demand Management Plan, the proposed Type C Sign Permit, the Design Review Board meeting and minutes of March 15,2005, the Design Review Board meeting and minutes of May 17,2005, the Special Joint City Council and Planning Commission study session of October 5, 2005 and testimony and materials submitted at this meeting, the Planning Commission staff report of May 18, 2006, the Planning Commission meeting of May 18, 2006, the Planning Commission staffreport of June 1,2006, and the Planning Commission meeting of June 1,2006: 1. Environmental Impact Report. As required by the California Environmental Quality Act (CEQA) [Pub. Res. Code SS 21000 et seq.], the following findings are made in approval of a Final Environmental Impact Report and Statement of Overriding Considerations, allowing development of a home improvement retailer situated at 900 Dubuque Avenue in the Planned Commercial Zoning district, subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow; the Home Depot Initial Study and Environmental Impact Report; Design Review Board meeting of March 15,2005; Design Review Board meeting of May 17, 2005; Design Review Board minutes of March 15, 2005; Design Review Board minutes of May 17,2005; the Planning Commission's public hearing on March 2,2006, a meeting with CalTrans on April 27, 2006, comments received on the Draft Environmental Impact Report and incorporated into the Final Environmental Impact Report, Planning Commission staff report of May 18, 2006 and Planning Commission meeting of May 18,2006, the Planning Commission staff report of June 1,2006 and the Planning Commission meeting of June 1,2006: (a) The key environmental issue identified by City staff is traffic. Mitigation measures are proposed to reduce many of the identified impacts to a less than significant level. However, significant cumulative traffic impacts attributable to the development will occur in the year 2020 and cannot be feasibly mitigated. The project proponent has also revised the site plan to reduce some of the impacts and improve circulation. The 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 impacts and do not require mitigation, but will help ease on-site congestion. 3 (b) A Statement of Overriding Considerations has been prepared for those significant impacts which are unavoidable. The Statement of Overriding Considerations concludes that significant and unavoidable impacts resulting from the development, specifically, traffic impacts, are outweighed by the benefits of the Home Depot development. Approval of the proj ect will generate a new source of significant tax revenue for the City. The Home Depot store is estimated to generate gross sales upwards of $40 million per year, resulting in a revenue stream of approximately $400,000 per year to the City. The Project is expected to employ an estimated 150 to 175 full-time and part-time employees, primarily derived from local communities. The Project will provide retail sales of building supplies, lumber, hardware and associated items for construction, landscaping, and home improvement projects in the area. Additionally the project will provide rental tools and equipment to be leased for such projects. Finally, the Project is generally consistent with objectives and requirements of the City's General Plan and the Zoning Code. 2. Planned Unit Development. As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84], the following [mdings are made in approval of a Planned Unit Development (PUD05-0003) allowing parking in a portion of the minimum required front setback, situated at 900 Dubuque Avenue in the Planned Commercial Zoning district, subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow; the Home Depot Initial Study and Environmental Impact Report; Design Review Board meeting of March 15,2005; Design Review Board meeting of May 17,2005; Design Review Board minutes of March 15,2005; Design Review Board minutes of May 17,2005; Planning Commission staffreport of May 18, 2006 and Planning Commission meeting of May 18,2006; the Planning Commission staff report of June 1, 2006 and the Planning Commission meeting of June 1,2006: (a) The site is physically suitable for a home improvement center. The development is similar in style to existing adjacent buildings and shares a similar floor area ratio and will reinforce a commercial environment of sustained desirability and stability by matching the development quality and design. Conditions of approval require that the new building and site improvements conform to the City's development standards. (b) The proposed exception allowing a reduction in part of the front setback adjacent to the open at-grade parking lot is acceptable in that the planned development will be of general benefit to the community by providing a service and diversity of products not otherwise 4 available in the City or in anyone location. The exception will not unreasonably be detrimental to the health, safety , welfare, comfort or convenience of persons working vicinity of the property in that the development provides for improved access and circulation and is of a design that is a significant improvement over the existing building and site improvements and is a better fit with the existing nearby buildings. (c) The project complies with the provisions of the California Environmental Quality Act. An Environmental Impact Report was prepared and circulated for public comments. Mitigation measures are identified to reduce impacts to a level less than significant. A Statement of Overriding Concerns is proposed due to cumulative traffic impacts associated with the development. A Mitigation Monitoring Program is required to ensure that all mitigation measures are implemented. (d) The proposed development is consistent with the General Plan Land Use Element designation of the site as Business Commercial. The proposed proj ect is consistent with the General Plan which designates the property Business Commercial and the East of 101 Area Plan. Retention of existing retail development is a key principle of the plan. Policy LU-4a supports development of retail use in areas designated "Planned Commercial". The proposed development's floor area ratio (FAR) of 0.38 is well below the maximum FAR of 0.5 allowed in the Business Commercial land use designation. ( e) The proposed retail development will not be adverse to the public health, safety or general welfare of the community, or unreasonably detrimental to surrounding properties or improvements. The development is designed to comply with the City's Design Guidelines and the architectural theme of the surrounding commercial developments. Conditions of approval are attached which will ensure that the development complies with local development standards and requirements. (f) The City's Design Review Board determined that the proposed building design and site improvements comply with the City's Design Guidelines and recommended approval of the proposed development. 3. Use Permit. As required by the "Use Permit Procedure" (SSFMC Chapter 20.81), the Planning Commission makes the following findings in support of the request to approve a Use Permit (UP05-0010) 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, situated at 900 Dubuque Avenue, in the Planned Commercial Zone District, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission 5 which include, but are not limited to: Site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow; the Home Depot Initial Study and Environmental Impact Report; Design Review Board meeting of March 15, 2005; Design Review Board meeting of May 17, 2005; Design Review Board minutes of March 15, 2005; Design Review Board minutes of May 17,2005; Planning Commission staff report of May 18, 2006 and Planning Commission meeting of May 18,2006; the Planning Commission staff report of June 1,2006, and the Planning Commission meeting of June 1,2006: (a) The proposed retail development allowing outdoor sales, outdoor storage, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate not identified in the SSFMC will not be adverse to the public health, safety, or general welfare of the community, or unreasonably detrimental to surrounding properties or improvements. The site is physically suitable for the type and intensity of the land use being proposed, and the compatibility with adjacent developments was thoroughly analyzed in the Environmental Impact Report. Conditions of approval and mitigation measures are required to ensure protection of public safety, reduce traffic, reduce parking demand and ensure compliance with Federal, State and City development and environmental standards. (b) The proposed retail development allowing outdoor sales, outdoor storage, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate not identified in the SSFMC is consistent with the General Plan which designates the property Business Commercial and the East of 11 Area Plan. Retention of existing retail development is a key principle of the plan. Policy LU-4a supports development of retail use in areas designated "Planned Commercial". The proposed development's floor area ratio (FAR) of 0.38 is well below the maximum FAR of 0.5 allowed in the Business Commercial land use designation. ( c) The proposed retail development allowing outdoor sales, outdoor storage, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate not identified in the SFMC meets or exceeds the minimum standards and requirements of the City's Zoning Ordinance which designates the site Planned Commercial. Retail use is allowed subject to an approved Use Permit. The proposed outdoor sales and storage is commonly associated with home improvement centers retail development. The number of parking spaces is adequate to serve the proposed retail use based on parking data for similar home improvement centers, the Institute of Traffic Engineers data and that a TDM Plan will be required. Conditions of approval are required to ensure compliance 6 with the City's development standards, reduce parking demand, provide security and ensure that the site is well maintained. (d) The proposed project is consistent with the goals and objectives of the Redevelopment Program for the Downtown/Central Redevelopment Project Area, and specifically with the following: 1. To create and develop local job opportunities and to preserve the area's existing employment base. 11. To.replan, redesign and develop areas which are stagnant or improperly used. ( e) An Environmental Impact Report has been prepared for the proj ect in accordance with the provisions of CEQA. Mitigation measures are required which will reduce all identified impacts to a level less than significant. A Mitigation Monitoring Program is required to ensure that all mitigation measures are implemented. A Statement of Overriding Consideration is required because of cumulative traffic impacts associated with the development. 4. Type C Sign Permit. As required by the "Sign Permit Procedures" (SSFMC Chapter 20.86), the following fmdings are made in approval of a Type C Sign Permit (Signs05-0044) allowing a master sign program consisting of new building fayade signs and the retention of a double faced pylon sign with a total sign area exceeding 100 square feet, situated at 900 Dubuque Avenue, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: sign plans revised April 4, 2006 prepared by Greenberg Farrow; the Home Depot Initial Study and Environmental Impact Report; Design Review Board meeting of March 15,2005; Design Review Board meeting of May 17, 2005; Design Review Board minutes of March 15, 2005; Design Review Board minutes of May 17, 2005; Planning Commission staffreport of May 18,2006 and Planning Commission meeting of May 18,2006; the Planning Commission staff report of June 1,2006, and the Planning Commission meeting of June 1, 2006: (a) The master sign program consisting of building fa9ade signs with a total sign area of 960 square feet, situated at 900 Dubuque Avenue is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs. (b) The master sign program consisting of building fa9ade signs with a total sign area of 960 square feet, situated at 900 Dubuque Avenue is consistent with the requirements ofSSFMC Chapters 20.76 and 20.86, which requires an approved Type C Sign Permit. The size, materials, colors, graphic style, illumination and other sign features are in 7 keeping with the visual character of the area and are reflective of the building design and exterior finishes. The signs are of a straight forward design and are clear and readable. The City's Design Review Board recommended approval of the sign program at their meeting of May 17, 2005. (c) The master sign program consisting of building fa9ade signs with a total sign area of 960 square feet, situated at 900 Dubuque Avenue will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. The total sign area is needed due to the unique nature of the use and site and orientation to the regional traveler. 5. Transportation Demand Management Plan. As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Preliminary Transportation Demand Management Plan, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow; the Home Depot Initial Study and Environmental Impact Report; Design Review Board meeting of March 15,2005; Design Review Board meeting of May 17,2005; Design Review Board minutes of March 15, 2005; Design Review Board minutes of May 17, 2005; Planning Commission staff report of May 18,2006 and Planning Commission meeting of May 18, 2006; the Planning Commission staff report of June 1, 2006, and the Planning Commission meeting of June 1,2006: (a) The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the retail development located at 900 Dubuque Avenue with up to 24 hour operation in the Planned Commercial Zone District adjacent to other commercial uses. (b) The proposed performance guarantees, consisting of an Annual and Triennial Reviews, will ensure that the target alternative mode use established for the project of28% based on a Floor Area Ratio of 0.38 [SSFMC 20.120.030 (C)] will be achieved and maintained. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco does hereby: A. Recommend certification, in accordance with the California Environmental Quality Act, of the Final Environmental Impact Report and the following, assessing environmental impacts of the proposed development of a home improvement retail store: i. Findings Concerning Alternatives attached hereto as Exhibit A; 8 ii. The Statement of Overriding Considerations attached hereto as Exhibit B' -, iii. The Mitigation Monitoring Program attached hereto as Exhibit C. B. Recommend approval of the Planned Unit Development allowing parking in a portion of the minimum required front setback, situated at 900 Dubuque Avenue in the Planned Commercial Zoning district. C. Recommend approval of the 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, situated at 900 Dubuque Avenue, in the Planned Commercial Zone District. D. Recommend approval of Type C Sign Permit allowing a master sign program consisting of new building fa9ade signs with a total sign area exceeding 100 square feet, situated at 900 Dubuque Avenue. E. Recommend approval of the Transportation Demand Management Plan concerning the Home Depot development to be situated at 900 Dubuque Avenue, in the Planned Commercial Zone District. I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the day of 2006, by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: Susy Kalkin Interim Secretary to the Planning Commission 9 Exhibit A Findings Concerning Alternatives CEQA requires that an EIR identify alternatives to a project as proposed. CEQA Guidelines section 15126.6, subdivision (a), specifies that the EIR consider alternatives that would feasibly attain most of the basic objectives of the project, but would avoid or substantially lessen many of the significant environmental effects of the project. "Feasible" means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors. The Home Depot EIR identified two alternatives: No Project and 0.50 Floor Area Ratio Alternative. The following findings are for both the No Project and 0.50 Floor Area Ratio Alternative as discussed in the EIR. The City Council hereby finds that the two alternatives identified and described in the EIR were considered and finds them to be infeasible for the specific economic, social, or other considerations set forth below pursuant to CEQA section 21081 (c). No Proiect Alternative (EIR Page 13-1) Under the No Project Alternative the Project site would remain as it is today-an existing commercial building occupied by the Levitz Furniture Company, and used to warehouse and sell furniture. This Alternative would maintain the site's Planned Commercial General Plan use designation, but the retail use would not be as intense or economically beneficial to the City as it would be if the Project as proposed were implemented. The No Project Alternative is not consistent with the East of 101 Area Plan's policy towards increasing property tax revenues and generating new sources of sales tax revenue. Nor is it consistent with the Plan's policy of improving streetscape along Dubuque Avenue. The No Project Alternative would not result in the environmental impacts described in this EIR, particularly those identified as significant and unavoidable. There would be approximately 185 fewer AM Peak Hour trips and 350 fewer PM Peak Hour trips, resulting in lower air pollutant vehicle emissions and traffic levels of service. The No Project site would also not introduce several of the hazardous materials that would be stored and used on the site as part of the Project, and would preserve the seven protected trees that will otherwise need to be replaced. Findina: This alternative is found to be infeasible and rejected for the following reasons: 1. The City Council specifically finds that the No Project Alternative is rejected as an alternative because it would not achieve any of the Project's objectives. 2. Though this alternative would avoid most of the significant impacts of the Project, this alternative would not generate additional tax revenue. 3. The No Project Alternative is inconsistent with at least some of the policies of the East of 101 Area Plan. 10 0.50 Floor Area Ratio Alternative (EIR Page 13-2) The 0.50 Floor Area Ratio Alternative proposes reducing the square footage of the Home Depot store from 125,794 square feet to 63,897 square feet. Such a reduction would decrease the floor area ratio (FAR) from 0.38 to 0.19. The applicant has indicated that it would not be economically feasible for Home Depot to occupy such a small building, based on its standard store size and business model-the average Home Depot store is about 110,000 square feet. The reduced development intensity would produce fewer vehicle trips and less air pollutant emissions. Fewer vehicle trips would result in better freeway Levels of Service and better Levels of Service on street intersections near the Project site. It would not however, completely mitigate the significant impacts detailed in the Transportation and Circulation Chapter. The 0.50 Floor Area Ratio Alternative would still provide extensive landscaping on the site, and would also require a smaller amount of vehicle parking facilities. However, this Alternative would effectively prohibit the Applicant from occupying the site, and alternate retail uses-especially at half the proposed FAR- would not generate an equivalent economic benefit for the City. Findinq: This alternative is found to be infeasible and rejected for the following reasons: 1. The City Council specifically finds that the 0.50 Floor Area Ratio Alternative is rejected as an alternative because it would not achieve most of the basic objectives of the Project. 2. As this alternative would prohibit the Applicant from occupying the site, the alternative would not satisfy the home improvement market needs in South San Francisco and the surrounding area. 3. This alternative would not successfully mitigate all of the significant impacts, but would greatly reduce the economic benefits to the City. 11 Exhibit B Statement of Overriding Considerations 12 STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of South San Francisco adopts a Statement of Overriding Considerations for those impacts identified in the Home Depot Project ("Project") EIR as significant and unavoidable. (Resolution .) The City Council carefully considered each impact in its decision to approve development of the Home Depot Project. The City Council is currently considering the Home Depot Project and accompanying EIR. The Project proposes demolition of the Levitz Furniture building and the construction of a 101,579 square foot Home Depot home improvement warehouse, an adjoining 24,215 square foot Garden Center, and a two-level parking structure providing 490 parking spaces on a 7.62 acre parcel. The City prepared an EIR for the Home Depot Project which identified environmental impacts that were determined to be less than significant or could be mitigated to a less than significant level. The EIR also identified some significant traffic-related impacts that could not be mitigated or avoided. The proposed development is for construction of a Home Depot store for retail sales of building supplies, lumber, hardware and associated items, such as appliances, barbeques, pool accessories, home furnishings, patio furniture, and other home improvement and maintenance materials. The Project will also provide rental tools and equipment to be leased for construction, landscaping, and home improvement projects. Approximately 150 to 175 full-time and part-time employees will be hired to staff the store. These employees will come from the City of South San Francisco and surrounding communities. The City Council adopts this Statement of Overriding Considerations for development approvals for the Home Depot Project. Pursuant to a 2002 court decision, the City Council must adopt overriding considerations for the impacts that apply to the Home Depot Project,1 which are identified in the Home Depot Project EIR as significant and unavoidable. The City Council believes that many of the unavoidable environmental effects in the Home Depot Project EIR will be substantially lessened to a less than significant level by the proposed mitigation measures and by the environmental protection measures to be adopted through the Home Depot Project approvals. Even with mitigation, however, the City Council recognizes that the implementation of the project carries with it unavoidable adverse effects as identified in the Home Depot Project EIR. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the project have not been mitigated to acceptable levels, there are specific economic, social, environmental, land use, and other considerations that support approval of the project. 2. Unavoidable Sianificant Adverse Impacts. The following unavoidable significant impacts have been identified in the Home Depot Project EIR. Impact 11.2 - Year 2006 Intersection Level of Service Impacts. While nearly all intersections analyzed would maintain acceptable operation during AM and PM peak hour conditions, the Oyster Point Boulevard/Dubuque Avenue/U.S. 101 Northbound on-ramp intersection would experience 1 "[P]ublic officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." Communities for a Better Environment v. Cal. Resources Aqencv (2002) 103 Cal.AppAth 98, 125. 829135-1 significant increase in traffic volume. Level of Service (LOS) grades for this intersection would drop from an E to an F, and volume would increase by 4.3%.2 There are no feasible physical improvements that the City could undertake at this intersection to improve operation to Base Case Conditions or better. Impact 11.5 - Year 2006 Vehicle Queuing Impacts 50th Percentile Queue. The Dubuque Avenue northbound approach left turn/through lanes would receive more than a two percent increase in traffic (19.5%), with significant Base Case queuing in the left turn lane. Acceptable Base Case queuing in the combined left/through lane would also be increased beyond the available storage with the addition of Project traffic. There are no feasible physical improvements that the City could undertake at this intersection to reduce queuing to Base Case Conditions or better. 95th Percentile Queue. The Dubuque Avenue northbound approach left turn lane would receive more than a two percent increase in traffic (9.6%) with unacceptable Base Case queuing during the AM peak hour. During the PM peak hour, the Dubuque Avenue northbound approach left turn lane and throughlleft turn lanes would receive more than a two percent increase in traffic (19.5%) with unacceptable Base Case queuing in both lanes. There are no feasible physical improvements that the City could undertake at this intersection to reduce queuing to Base Case Conditions or better. Impact 11.6 - Year 2020 Intersection Level of Service Impacts. During the PM peak hour volume at the Oyster Point Boulevard/Dubuque Avenue/U.S. 101 Northbound on-ramp would increase by more than two percent (2.1 %), resulting in a significant impact at this intersection. There are no feasible physical improvements that the City could undertake at this intersection to reduce the impact to Base Case Conditions or better. Impact 11.9- Year 2020 Vehicle Queuing Impacts 50th Percentile Queue; AM Peak Hour. The Dubuque Avenue northbound approach left turn lane would receive an increase in traffic with unacceptable Base Case queuing during the AM peak hour. There are no feasible physical improvements that the City could undertake to reduce queuing to an acceptable level during the AM peak hour at the Dubuque Avenue northbound approach left turn lane. 50th Percentile Queue; PM Peak Hour. During the PM peak hour, the Oyster Point Boulevard westbound approach through lanes and left turn lane would receive a significant increase in traffic with unacceptable Base Case queuing. The Dubuque Avenue northbound approach left turn/through lanes will also experience significant increase in traffic with unacceptable Base Case queuing. Mitigation Measure 11-9A will not reduce queuing to an acceptable level during the PM peak hour at Oyster Point Boulevard or Dubuque Avenue lanes. 95th Percentile Queue; AM Peak Hour. The Dubuque Avenue northbound approach left turn lane and combined throughlleft turn lanes will experience a 7.2% increase in traffic with unacceptable Base Case queuing. Additionally, the Bayshore Boulevard southbound approach left turn lane will experience a 4.1 % increase in traffic with unacceptable Base Case queuing. The Oyster Point 2 An increase in volume of greater than two percent was considered "significant" for purposes of the EIR. 829135-1 Boulevard westbound approach left turn lane will have a demand increased beyond the available storage with the addition of project traffic. There are no feasible physical improvements that the City could undertake at the Dubuque Avenue northbound approach to reduce the impact to Base Case Conditions or better. Mitigation 11-9B will not reduce queuing on Bayshore Boulevard or alleviate the storage problem on Oyster Point Boulevard to acceptable levels. 95th Percentile Queue; PM Peak Hour. The Oyster Point Boulevard westbound approach through lanes will receive a 4% increase in traffic with unacceptable Base Case queuing. The Oyster Point Boulevard westbound approach left turn lane will receive a 4.1 % impact in traffic with unacceptable Base Case queuing. The Bayshore Boulevard southbound approach left turn lane will experience a 8.1 % increase in traffic with unacceptable Base Case queuing. The Dubuque Avenue northbound approach left turn and combined through/left turn lanes will receive a 6.2 increase in traffic with unacceptable Base Case queuing. Mitigation Measure 11-9B will not reduce queuing on Oyster Point Boulevard westbound approaches to an acceptable level. Nor will the Measure reduce queuing at the Bayshore Boulevard southbound approach to an acceptable level. There are no feasible physical improvements that the City could undertake at the Dubuque Avenue northbound approach to reduce the impact to Base Case Conditions or better. 3. Overridina Considerations. The City Council now balances the unavoidable impacts that apply to future development of the Home Depot Project, against it benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Home Depot Project as further set forth below. The Project will generate a new source of significant tax revenue for the City. The Home Depot store is estimated to generate gross sales upwards of $40 million per year, resulting in a revenue stream of approximately $400,000 per year to the City. The Project is expected to employ an estimated 150 to 175 full-time and part-time employees, primarily derived from local communities. The Project will provide retail sales of building supplies, lumber, hardware and associated items for construction, landscaping, and home improvement projects in the area. Additionally the project will provide rental tools and equipment to be leased for such projects. 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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 Parrow, 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 mch 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 fmal 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 Prancisco SSFMC 20.120 Transportation Demand Management. The Pinal 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 Pinal TDM shall also be subject to the review and approval by the San Mateo City/County Association of Governments. 6. Prior to the Pinal 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 subject 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 proj ects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. Tbis booklet is available at no cost to the applicant from the Engineering Division. II. SPECIAL CONDITIONS The developer shall comply with the on- and off-site traffic, sewer, drainage and other infrastructure mitigation recommendations contained in the approved environmental mitigated negative declaration document for the proj ect. The approved mitigation improvements shall be designed, furnished, constructed and installed by the applicant's consultants and contractors, in accordance with plans prepared by the applicant's consultant and approved by the City Engineer. The work shall be constructed to City Standards, pursuant to a secured encroachment permit, or off-site development improvement agreement, obtained prior to receiving a building permit for the subj ect proj ect. The cost of all work and permits to mitigate the infrastructure impacts of the subj ect proj ect shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. A. The design of the proj ect shall include settlement and retention ponds and other approved devices, such as grassy swales, that will filter pollutants from the site's storm water runoff, in compliance with the City's and County's storm water discharge permit requirements. B. Provide a sight line study at each exit so there is adequate stopping sight distance. Revise the northwest property line to include a horizontal curve to improve the Dubuque Avenue roadway based on the results of the sight line study. The Developer shall pay for costs relating to the design and construction of the improvements. The Developer shall also install city standard driveways at each exit. C. The applicant shall submit on-site pavement construction, pavement repair, and curb repair, striping, signing, and traffic control plans for the interior parking lot(s) and driveway isles within the site that will be used by Home Depot employees and guests. Rl "STOP" signs shall be installed at each exit that will be used by the guests when leaving the site. Traffic control signs shall be mounted on 2" diameter, galvanized steel poles. D. 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 subj ect proj ect. E. Prior to the issuance of a Building Permit for the proj ect, the applicant shall pay the various fees detailed below. III. ON-SITE Th1PROVEMENTS A. The applicants shall design, construct and install a drainage system capable of accommodating a 10-year design storm, within the portions of the site that will be used by the health club for required parking and vehicle or pedestrian access to or from the facility. 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. 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 maintenance. B. A report shall be prepared by the applicant's drainage consultant and submitted to the City Engineer 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 Construction Manager. C. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities located within the areas subj ect to travel by the guests, 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. V. OYSTER POINT OVERPASS CONTRIBUTION FEE The applicant shall pay the Oyster Point Overpass fee for the proposed building, prior to receiving a building permit, in accordance with the Standard Conditions referenced above. The subject proposal for a 101,272 sf Home Depot store and 24,522 sf Garden Center with a 2- story parking structure would result in a fee of $0, which was calculated as follows: Existing Retail: 149,356 sq. ft x 48 trips/1,000 sq. ft. = 7,169.09 trips Proposed Retail: (101,272 + 24,522) sq. ft. @ 48 trips/lOOO sq. ft. = 6,038.11 trips Total new trips: 6,038.11 (new trips) -7,169.09 (existing trips) = 0 net new trips Fee: o trips x $154 x [8260.41/6552.16 (Engr. Construction Index)] = $0 VI. EAST OF 101 TRAFFIC IIvlPACTFEES Prior to issuance of a Building Permit for any building within the proposed proj ect, the applicant shall pay the East 101 Traffic Impact fee, in accordance with the resolution adopted by the City Council at their meeting of September 26, 2001, or as the fee may be amended in the future. Fee Calculation (as of May 2005) (101,272 + 24,522 sf) gsf@ $6.25 per each square foot = $786,212.50 (please note that the traffic impact fee is proposed to be increased. If the applicant has not obtained a building permit and begun construction prior to the date on which the fee is increased, the applicant will be required to pay the revised fee.) VIT. SEWER SYSTEM CAPACITY STUDY AND IIvlPROVEMENT 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 office/R&D 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 downstream of the subj ect site. In order to fund these improvements the City Council has adopted a fee on October 22, 2002, which applies to all new development within the area East of 101. The applicant shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted by the City Council at their meeting of October 22, 2002. The adopted fee is $3.19 per gallon of discharge per day. The Carollo Study, which forms the basis for the system upgrades, calculated Office/R&D uses to require a capacity of 400 gallons per day per 1000 square feet of development. Based upon this calculation, the potential fee would be, ifpaid this year (the fee is subject to an inflation factor, as determined by the Engineering News Record San Francisco Construction Cost Index): 0.4 gallons per square foot (400 gpd/1000 sq. ft.) x $3.19 per gallon x (101,272 + 24,522) sq. ft. = $$160,513.14. The sewer contribution shall be due and payable prior to receiving a building permit for each phase of the development. (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, 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 lockl 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 lockl 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. 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 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. 25/16" security laminate, 1/4" polycarbonate, or approved security f:ilin treatment, minimum. 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 doorlmob 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) lbs. 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. 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 securely 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 darlmess 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 Ill-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) 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 Tem 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 A venue 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. V ice-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 Tem Fernekes' question regarding the potential customers, Ms. Metz-Robbins stated that the targeted customers will be drawn from Burlingame to San Francisco. Mayor Pro Tem 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 Tem 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 maj or 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 calct:11ated. 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 Tem Femekes stated the subcommittee (Femekes/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: Isl Sylvia M. Payne, City Clerk City of South San Francisco Isl 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 POS-0035, EIROS-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 Craner 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 TerrabaYr 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. ADMINISTRATIVE BUSINESS LO. 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. l.M~lI\,VLi::es.\F~lI\,ClL~zec;:( MLV\.utes\.:ulOG\03-02-0G R"PC MLV\.VLtes.ii!OC. "PlAge 5 of G )RB Agenda 1arch 15, 2005 age 4 of7 ~. OWNER: APPLICANT: ADDRESS: PROJECT NillvfBER: PROJECT NAME: ESTIMATED TIME Laurence Jacobs Ted Witt 390 Swift Ave. #7 P05-0038 & UF05-GO 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. I. OWNER: APPLICANT: ADDRESS: PROJECT NillvfBER: PROJECT NAME: Nguyen, Toan C. Nguyen, Toan C. 656 Spruce Ave. P05-0022, UP05-0006 & DR05-0014 Use Permit for deck exceeding 300 sq ft (Case Planner: Steve Carlson) DESCRIPTION: Use Permit and Design Review to construct a rear deck greater than 300 square feet in the Single-Family Residential (R-1-E) Zoning District in accordance with SSFMC Chapters 20.16, 20.81 & 20.85. The Board had the following comments: 1. Bring the railing of the old deck up to code and use the same picket design and spacing as you are using on the new deck. 2. Adjust the spacing on the pickets to comply with DEC requirements. Submit changes to the Planning Division. No need to go back to DRB. Dinner Break D. OWNER: APPLICANf: ADDRESS: PROJECT NUMBER: PROJECT NAME: DESCRIPTION: Levitz SL San Francisco Home Depot 900 Dubuque Ave. P05-0035, UF05-0010 & 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. 5 :55 pm 'RE Agenda [arch 15,2005 age 5 of7 ESTIMATED TIME The Board had the following comments: 1. Continue the buildii:tg 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. 1. 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) ResubmittaI 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 bas 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 & UP05-0010 Home Depot (Resubmittal) (Case Planner: Steve Carlson) DESCRIPTION: Use Permit and Design Review to allow construction of a 101,272 sf Rome 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) POS-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 bulling 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 channel letters. 2. Consider grouping the roof mounted equipment and using roof screens. No need to come back to the DRB. 8. DlNNER 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 T errabay 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 bulling pad relationships. 2. Specify the type of retaining walls and materials to be used on the plans. 3. Submit a materials and color board for the exterior fmishes. 4. Show the steps outside the entrance to the home on Lot 179A. 5. The North elevation of 179A is missing the garage window. 6. Add a window to the garage on Lot 179B. 7. The master bedroom of 179B is missing a window on the west elevation. 8. The 2nd_story bay over the garage on Lot 179B is missing from the roof plan. . 9. The 2nd-story bay in Bedroom #3 on Lot 179C is missing from the roof plan. 10. The spaces between the homes are much too narrow for a Bishop Pine and Monterey Cypress. Delete the trees and just use 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. Project Description for THE HOME DEPOT SOUTH SAN FRANCISCO, CALIFORNIA February 28, 2005 Revised May 5, 2005 Existing Conditions A. Existing Uses and Features - Proiect Site: Existing Land Use: Business Commercial General Plan: Business Commercial Zoning: P-C Planned Commercial; both the East 101 Area Plan LU-4a and the Zoning Code Section 20.24.020 state that retail sales are permitted in P-C districts The proposed site is located on property owned by Levitz SL San Francisco and consists of a single 7.62-acre parcel. It is currently occupied by a +/- 156,637 square foot building where Levitz is operating a furniture store and warehouse with four depressed loading docks and a paved parking lot. At the rear of the building, there is an abandoned railroad spur, which once served the warehouse portion of the Levitz, and will be removed prior to site construction. The site is relatively level and slopes away from the building entrance towards the northeast corner of the site. Site vegetation consists of native, mature trees and overgrown bushes and shrubs. A number of eucalyptus trees, varying in size from 10" to 36" in diameter, and redwood trees, varying in size from 1 0" to 30" in diameter and a 24" diameter cypress tree are dispersed throughout the site. Most natural features are gone because of the commercial use. There are no cultural, historical or scenic aspects about the site. Based on a January 6, 2005 Phase I Environmental Site Assessment provided by Environ International Corporation for Home Depot, there are no "recognized environmental conditions" identified on the property. Due to the age of the existing building, however, asbestos abatement will be necessary during building demolition. B. Existing Uses and Features- Adiacent Site: The site is bound by Dubuque Avenue and Interstate 101 on the west and is located within the East of 101 Area Plan Overlay District. To the north is the Oyster Point Boulevard intersection and to the east is the operating Southern Pacific Railroad main line and beyond that is the Gateway Business Park, a series of mid rise office buildings. To the south are single story offices and business services. Most natural features (plants and animals, namely) are gone on these adjacent and surrounding properties because of the commercial use. There are no cultural, historical or scenic aspects about the surrounding properties. Project Description The Home Depot proposes to construct a Home Depot store building, outdoor Garden Center and a J. ~Ievel parking structure. Street dedication of +/- 0.01 acres will be given to the City 01 Letter 03.14.00 J:\ADMIN\2004\20040B09\DRB Resubmittal\20040B09 Ping. App Revised Project Desc. Letter 5_ 4_05.Doc in order to align Dubuque Avenue as requested by the Public Works Dept. A Use Permit (for (j) generating over 100 trips/day, (ij) an accessory structure exceeding 20 feet, (jii) hours of operation between midnight and 6am, and (iv) open display and storage of goods, materials or vehicles), Design Review approval and a Type "C" Sign Permit. The Home Depot would participate in the Transportation Demand Management Program (TOM) as required by Municipal Code Chapter 20.120 in connection with the project. The Home Depot building (not including vestibules) would measure 1 01 ,272 square feet, with an adjoining 24,522 square foot Garden Center (125,794 square feet total). The Garden Center would include a 1,320 square foot House Plant Enclosure (HPE) for the sale of indoor plants and related accessories. The project perimeter wall would be 28'-0" high, with a cornice and an accentuated entrance area at 38'-0" high. The parking structure would be ~ 29'.6" tall at its highest point. The Home Depot building site coverage would be ~ 37.950/0. The required parking ratio for Retail and General Commercial Use is 1 space per 200 square feet, or 629 parking spaces in the case of the store. 'Ilhich would bc .J.chicvcd \vith .J. 3 IC'v'cl p.J.rking structurc in front of thc bui Iding. The project would include &34 426 parking stalls, which would be achieved with a 2 level parking structure in front of the building. This number of parking spaces is sufficient based on the findings from a parking study of 3 comparable stand alone stores in the Bay Area. This would address the DRB's March 15, 2005 comment regarding the bulk of the parking structure in front of the building. The Site Plan attached proposes two bicycle parking stall areas at the building entry for 12 bicycles. Project construction would include parking lot paving and striping, site lighting and utility installation. Site landscaping would include landscape islands, planters and berms along Dubuque Avenue to buffer the parking lot from the street. Cart corrals would be located as designated on the Site Plan and would be constructed of painted, galvanized metal pipe around a 9' wide x 16' long area. To soften the look of the concrete parking deck, ivy would be planted on the columns facing Dubuque Avenue,lnterstate 101 and the Gateway Business Park. Roof top mechanical equipment would be screened by the raised building parapet walls. Three of the four existing driveways for vehicular access from Dubuque Avenue are proposed to be maintained, or slightly modified, for the Home Depot use. The main truck access to the site would be from the existing southwest Dubuque Avenue entry drive. Trucks would travel along Dubuque Avenue, back up into the Truck Dock to drop off merchandise and leave the site via the same driveway. Three loading docks are required and would be provided as shown on the Site Plan. Lumber trucks would off load at the southeast corner of the building, proceed around the front of the store and exit the site via the Garden Center driveway. Emergency vehicle access would be provided around the entire store. Uses The proposed use is for the 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 maintenance and repair. The proposed project includes an outdoor Garden Center/Nursery for retail sales of plant and nursery items. The proposed use would a/so include accessory uses such as the rental of tools and equipment for construction, gardening and home improvement projects, propane sales, the sale of trailers and sheds, on-site truck rentals (also known as Load N' Go) and independent food service vendors. The Home Depot- Revised Project Description May 5,2005 Greenberg Farrow Architecture (714) 259-0500 Pg. 2 of 5 The project use would include outdoor sidewalk sales and display of special products, such as plant and nursery materials, barbeques, outdoor patio furniture, tools and seasonal decor, along the building front sidewalk. Seasonal sales events of items such as pumpkins and Christmas trees would take place in a 5,775 sf area of the parking lot along Dubuque Avenue as shown on the attached site plan. The maximum number of seasonal sales events would typic:dly occur :1bout 1 to 5 12 times a year. These uses would occur within permitted noise levels for the Planned Commercial Use of 60 dB between the hours of 1 Opm - 7am and 65 dB between the hours of 7am - 10pm per Municipal Code Table 8.32.030. . Site Design In order to promote The Home Depot's Load N' Go (truck rental) and tool rental services and for customer convenience, the Load N' Go area and Tool Rental Center Storage Area would be located close to the Tool Rental department. The Wash Down Area (a 10 foot tall enclosure where hand tools are washed after each rental and returned back to the store) would be located close to the Tool Rental Center Storage Area so that Home Depot associates may clean and restock tools expeditiously. The Wash Down Area enclosure would include a dedicated drain that connects to the storm drain system through an oil separator. The Tool Rental Area would be located inside the building immediately next to the Tool Rental Center Storage for easy access. The transformer, emergency generator, and pallet storage would be located in a 6' tall masonry enclosure located at the rear of the store, as shown on the Site Plan. The enclosure would not be visible from the public street. Architectural features, such as decorative pilasters at the Garden Center, accent cornice and earth toned paint color would be added to the elevations to create depth and to reduce the building to pedestrian scale. Light fixtures along the building walls would provide relief and security to all sides of the store. The trash compactor would be located in the depressed (sunken) truck dock. Enclosures for the Tool Rental Storage, Building Materials Storage and . Will Call Areas would be 12 feet high and constructed with black vinyl security mesh to match the Garden Center fence. The Garden Center fence, however, would be 20 feet high. An orange A-Frame (saw-tooth) Garden Center canopy facing the parking lot would be constructed of polyvinyl fabric. Lighting For site lighting, The Home Depot proposes to install three 40 foot taillight poles along the perimeter of the site; one each at the 2 main drive aisles on Dubuque Avenue and one at the northeast corner of the site. Lighting on the ground :1nd first floors and the ramps of the parking structure will be metal halide parking garage luminaries surfaced mounted at 15'-0" above floor finish. The Home Depot proposes to install its standard 25 foot taillight poles on the second upper floor parking deck. The proposed square box type parking lot lights are manufactured by Lithonia and provide little or no glare onto the adjacent properties or the drivers exiting the freeway or driving on Dubuque Avenue. Decorative wall fixtures with direct down light on the building would keep glare away from adjacent property and provide security luminance. The Home Depot- Revised Project Description May 5, 2005 Greenberg Farrow Architecture (714) 259-0500 Pg.3of5 landscaping The proposed landscaping has been designed to conform to the Landscape Standards listed in the East of 101 Area Plan Policy DE-55 and The Water Efficient Landscaping and Irrigation Guidelines, as shown on the conceptual Landscape Plan in the submittal package. Section 13.30.100 of the Municipal Code, states that new development in areas designated as 'business commercialll under the City's General Plan is required to plant one tree for every two thousand square feet of floor area (the Planning Director is permitted to count existing trees toward this requirement). For the 125,794 square foot proposed project, 63 trees would be required. However, the Home Depot project would remove 14 existing trees; 7 of which are by the City's definition in the Zoning Code, II protected II trees. "Protected" trees are trees with a circumference of 48" or more when measured at 54" above natural grade. "Protected" trees must be replaced with either three 24" box trees each or two 36" box trees each. The proposed Landscape Plan would m-eet exceed both criteria by providing H 162 total trees, including replacing the 7 "protected" trees with two 36" box trees each. Signage The following signage (total 768.33 960.33 S.F.) is proposed for the project: Parking Structure facing Dubuque Avenue and Oyster Point Boulevard- "The Home Depot" at 5' x 60' = 300 S.F. on upper level North Garden Center fence facing Dubuque Avenue- "The Home Depot" at 10' x 10' = 100 S.F. East Building wall facing Parking Structure- "The Home Depot" at 3' )( 36' - 108 S.F. 5' x 60' = 300 S.F. "Nursery" at 2' x 14'-8"= 29.33 S.F. at Garden Center "Contractor Pick-Up" at 2' x 25'-6" = 51 S.F. at Pick-Up Vestibule "Tool Rental Center" at 3' x 10' = 30 S.F. on building Existing Pylon sign - Reuse existing pylon structure and replace panel with 150 S.F. Home Depot square panel Pursuant to Chapter 20.76 of the Zoning Code, a Type "c" Sign Permit (appealable to the City Council) would be obtained for the requested signage. Please see accompanying Sign Permit application for detailed information. Store Operations The project would require delivery of heavy merchandise. Some items would be off loaded at the loading docks outside the building and brought inside the building by forklifts. The store operating hours are typically from 6 AM to 10 PM, with the option of remaining open for business 24 hours per day. Truck deliveries would occur throughout the day and may include 24-hour deliveries. The Home Depot- Revised Project Description May 5,2005 Greenberg Farrow Architecture (714) 259-0500 Pg.4of5 Home Depot would employ approximately 150-175 full and part-time employees, primarily from the local communities. A number of key managers and employees would be transferred from other stores to maintain quality of service and operational consistency. There are typically 2 to 3 shifts of employees on each business day (although stores with 24 hours operations have 3 to 4 shifts of employees), with 50 to 75 employees for each shift. The Home Depot- Revised Project Description May 5,2005 Greenberg Farrow Architecture (714) 259-0500 Pg. 5 of 5 May 11, 2006 GREENBERG FARROW 15101 Red Hill Avenue, Suite 200, Tustin, California 92780 tel 714.259.0500 I fax 714.259.5480 www.greenbergfarrow.com Steve Carlson, Senior Planner Planning Division City Hal/- City of South San Francisco 315 Maple Avenue South San Francisco, CA 94083 (650) 877-8535 Project: The Home Depot- 900 Dubuque Avenue South San Francisco,CA ,; . .' LOS ANGELES, California ATLANTA, Georgia NEW YORK, New York DALLAS, Texas CHICAGO, Illinois SOMERSET, New Jersey Project Number: 20040809.2 RE: Planned Unit Development Generalized Narrative - APN 015-021-110 Dear Mr. Carlson, In conjunction with the information noted on the Planned Unit Development application form, below is the Generalized Narrative in support of allowing 1) parking stalls to be installed within the 20' front yard setback and 2) the proposed parking reduction for The Home Depot project: 1. location of the site and 2. Total acreage. The proposed project would be located on property owned by Levitz SL San Francisco, which consists of a single 7.62-acre parcel. It is currently occupied by a +/- 156,637 square foot building where Levitz is operating a furniture store and warehouse with four depressed loading docks and a paved parking lot. At the rear of the building, there is an abandoned railroad spur, which once served the warehouse portion of the Levitz, and would be removed prior to site constructi on. The site is relatively level and slopes away from the building entrance towards the northeast corner of the site. Site vegetation consists of native, mature trees and overgrown bushes and shrubs. A number of eucalyptus trees, varying in size from 10" to 36" in diameter, and redwood trees, varying in size from 1 0" to 30" in diameter and a 24" diameter cypress tree are dispersed throughout the site. Most natural features are gone because of the commercial use. There are no cultural, historical or scenic aspects about the site. 3. Existing character and use of the site and adjoining properties. The site is bound by Dubuque Avenue and Interstate 101 on the west and is located within the East of 101 Area Plan Overlay District. To the north is the Oyster Point Boulevard intersection and to the east is the operating Union Pacific Railroad main line and beyond that is the Gateway Business Park, a series of mid rise.office buildings. To the south are single story offices and business services. Most natural features (plants and animals, namely) are gone on these adjacent and surrounding properties because of the commercial use. There are no cultural, historical or scenic aspects about the surrounding properties. 01 Letter 03.14.00 J:\ADMIN\2004\20040B09\PUD Application\20040B09 PUD App Letter 5_08_2006 (3).Doc The Home Depot PUD Application 5/11/06 pg. 2 of 4 4. The concept of the proposed PU D including: a. Proposed uses and activities including phasing, if applicable. The proposed uses and activities for the project are set forth in the revised Project Description dated May 5, 2005, a copy of which is attached hereto. The project has been redesigned as shown in the drawings submitted to the City on April 3,.2006; Home Depot has proposed two different versions ("Option A" and "Option B"). Option A, which is the preferred option, would provide a total of 490 parking spaces, while Option B would provide 429 parking spaces.1 In either option, some of these spaces would be located within the 20-foot front yard setback of the site due to space constrai nts. Pursuant to Section 20.74.060 of the City's zoning code, the project would require 629 spaces,2 and pursuant to Section 20.71.020(b), no required yard area in any zoning district may be utilized for required parking. Because the project proposal does not strictly comply with these requirements, the project would require a Planned Unit Development ("PUD") permit pursuant to Chapter 20.84 of the City's zoning code. A PUD permit is appropriate in this instance because the number of parking spaces proposed would be adequate for the proposed use due to the unique parking demands of a Home Depot home improvement store. As discussed in the May 2, 2005 Parking Study performed by OKS and Associates (attached hereto), and as shown in the chart below, the parking ratios for both Option A and Option B of the proposed project are similar to the parking ratios that have been found to be sufficient for a number of Home Depot stores that have already been constructed in the Bay Area. As discussed in the Parking Study, the parking ratios that have been used in other comparable Home Depots have fully met customer demand for those stores, thus confirming that the number of parking spaces proposed in either Option A or Option B would serve all proposed uses as effectively as the standard number of spaces required by Chapter 20.74 of the City's zoning code., Furthermore, the PUD permit would allow the front yard setback to be modified so as to accommodate some of the proposed parking spaces within the area that would otherwise be designated as part of the front yard pursuant to Table 20.71.030 of the City's zoning code. Without this modification, fewer parking spaces could be accommodated within the project site due to space constraints. 1 During the times when seasonal sales were held, 29 spaces would be given up to accommodate the 8,000 square foot outdoor seasonal sale area, so only 461 spaces or 400 spaces, (depending on whether Option A or Option B was approved) would be available. 2 "Retail and General Commercial Uses" require one space for each 200 gross square feet of floor area, plus one for each delivery vehicle. The proposed store building itself measures 101,579 square feet, requiring 508 spaces while the proposed garden center measures 24,215 square feet, requiring 121 spaces. Please note that If the parking ratio for garden center area were one space per 1,000 square feet (as is often the requirement in other jurisdictions), then the proposed project would need only 532 spaces. The Home Depot PUD Application 5/11/06 pg. 3 of 4 location Size of Store Size of Garden Total Size No. Parking Parking Building Center Spaces Ratio Providedl Required EI Cerrito 100,000 sf 29,590 sf 129,590 sf 439/ 500 3.38 spaces per 1,000 sf South San 101,579 sf 24,215 sf 125,794 sf 426/632 3.39 spaces Francisco per 1,000 sf (Proposed Project) - Option B South San 101,579 sf 24,215 sf 125,794 sf 490/ 632 3.90 spaces Francisco per 1,000 sf (Proposed Project) - Option A Colma 99,940 sf 1 3, 1 96 sf 11 3, 1 36 sf 444/500 3.92 spaces per 1,000 sf San Rafael 102,190 sf 22,180 sf 124,370 sf 538/ 511 4.00 spaces per 1 ,000 sf Hayward 107,920 sf 23,928 sf 1 31 ,848 sf 533/444 4.04 spaces per 1,000 sf In light of this reasoning, the 490 and 426 parking space capacities depicted in the plans for Option A and Option B, respectively, would be more than sufficient to meet customer demand generated by the proposed Home Depot, and should therefore be approved by the City. b. Proposed residential net densities (if applicable). Not applicable c. Physical land alteration required by the development (i.e. grading, retaining walls, etc.) Minor land alteration is required by the development in that a short retaining wall along the eastern property line would be constructed as a barrier from the Union Pacific railroad. 5. Relation of the proposed PUD to the So~th San Francisco General Plan. The proposed PUD permit would enable Home Depot to construct its store, which in turn would help to implement many of the policies set forth in the City's General Plan and the East The Home Depot PUD Application 5/11/06 pg. 4 of 4 of 101 Area Plan (the applicable specific plan for the area in which the store would be located). The General Plan and East of 101 Area Plan policies that would be furthered by the proposed Home Depot project include: General Plan Policies · 2-G-2: Maintain a balanced land use program that provides opportunities for continued economic growth, and building intensities that reflect South San Francisco's prominent inner bay location and excellent regional access. · 3.5-G-1: Provide appropriate settings for a diverse range of non-residential uses. · 3.5-G-2: Direct and actively participate in shaping the design and urban character of the East of 101 area. · 3.5-1-3: Do not permit any residential uses in the East of 101 area. East of 101 Area Plan Policies · LU-4a: Uses allowed in the Planned Commercial category shall typically include retail uses (among other uses). " LU-13: No residential development shall occur in the East of 101 Area. · LU-24: Retail and personal services shall be encouraged throughout the area to serve the employees of the E~st of 101 Area. In addition, the building design and landscapingfor the proposed store comply with many additional policies in the East of 101 Area Plan, including: DE-3, DE-13, DE-17, DE-21, DE- 24, DE-28, DE-29, DE-34, DE-38, DE-39, DE-52, DE-53 and DE-55. We welcome your comments and look forward to working with you on this project. Please call us if you need clarification or have any questions or concerns. Thank you. Sincerely, GREENBERG FARROW ARCHITECTURE INC. Caroline Shaw, Site Development Coordinator II Cc: Leslie Marshall, Klaff Realty Greg George, The Home Depot David'Murray, The Home Depot, Paul Kawakami, Cassidy, Shimko, Dawson and Kawakami Debbie Kartiganer,Cassidy, Shimko, Dawson and Kawakami Brett Strohlein, WRG Design Frank Coda, GFA (file/ Planning) ..~.. ~ ~ ~Ail~~SSIONAL CORPORATION DAWSON KAWAKAMI Sender~ e-rrlIil address: DLK@CSDKLAW.COM May 12, 2006 Honorable ChairWilliam 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: PrO'posed 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 Project to you as you consider the Project on May 18. Project Design 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 Proj ect 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 Apri13, 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 Project 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. 1 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 t.he 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. If the 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 Colma 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 CoIma 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, Calma 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 parldng 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 AvenuefU.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 ErR, 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 FranciscolBrisbane 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 Proj ect site (for instance, impacts at the intersections of Bay shore Boulevard/Sister Cities Boulevard/Oyster Point Boulevard! Airport Boulevard and Oyster Point Boulevard/Dubuque Avenue/U.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 I 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 othelWise 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 highly 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 Proj ect has also been scrutinized and refined in response to both environmental review and public input. The Proj ect, 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 Proj ect. I may be reached at (415) 788-2040, and Greg may be reached at (714) 940-3601. Sincerely, W 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 [bt Patrie t. Irbgtr November 19, 2001 . Small hardware store is thriving Currys feared Home Depot's anivaJ By KEJTH REGAN For 'J'he. Pamol Ledger street neglects, sucb as specialty roarings, fall,( n.n.ish~, custom and hard-lo-flIld fasteners for contrac- QUINCY - \Vhen Home Depot tors and screen repair~ Sean Curry opened jusl around the comer from $.:lid. Curry Ace Hard\loare on Copeland Bob Curry said rhe store had one Street a~ul nine )'e:ars ago. second- of Its busiest months in October. He gen~tion O\lrTler Bob Cun)' feared armbures the fact thar his business Ihe worst his thrived \~hjJe other family- "\V~ were peuitied when Home' O\l;l'led hard'l.l.iU'e Stores hifve wilted Depot came in." said Curry. uBLrt it's under lhe threat of the home Un. ended up helping us. nOI huning provemenl giants 10 outstariding us. '. customer se....ice. Business is so S1!Oug that Curry "We've gOI about a dozen people has fmaJi2ed plans to Dearly double ....,tlO work here ar various times and the size of his shop, which his fa. they aU go the extra mile:' Bob Cui- mer. Paul1 rounded in 1l}45, ry said. ..We.....e got a great repuu- The2.80Q-square.footexpansion, rion for jumping through hoops. If for ......'h.ich permirs hsv'C been issued someone comes in and Deeds some. and was irulially slated to start this thing, our mission is to get it for fall. will now probably get Wlder them. If rhat m~ we lu"'e 10 call way ne.'<l Jun~. after the busy spring Home Depot. that's what ',\~'.IJ do," g:lrden season has ended. Another reason m:my harch~ are Curry !Wid som~ detAils ofrhe ex;- Stores failed Bob Curry said. is Ih:H piID&ion are being kept under Vo'T3ps, they "rez:nai.n('d old.fa.shiori~d." but SOlid thai one 3le:l oflhc: busin-e-ss ~o One cae accuse ~1~ CUJij's of Ih:ll needs odditional space is the- Ih:ll. The: t'\I.O are among the: co. paint deparnnent founders of Ho mt:To.....nSt ores. com. "Scrne days \\'E' trip over each :l \Veb silt that sells hom~ improve- other when we leave here, it's so m~nt produttS. hW~ didn't stzy old. busy;' he said~ fashioned." Bob Curry said. Curry's soa Sean said the store SC:iln Curry said th~ e'Xpao.sion was the fU'St B~njamin Moore paint project will take about IS wetks. As dealer south of Boston and h~ point- part of l1:1e proje-cl. Ine Curry's pur- ed out lhnt its locarion just off 1-9j chased a bwlding Q~I door that \I. ill makl?s if a con\ecient oj::t.ion. re used for l.em~mry slorage dur- Th\: stor~ also focus~ on niches ing th~ proJ~t.:t JJ1d rhen t:lZed for lh:ll the biS'box store dov." lh~ additional par\..1l1g. 't .~ ~~ L1 t t BUS HH S S f Hardware stores unfazed .bY\tt~l!Ie Depol ny Marlene Urso Stoff wtll,.t Home Depot's familiar orange s.tu/'1~le ('ould become a fOnT\J11.'lble prescoC'e at lhe ChartH~rs Valley Shopping (C'nfer. bur some local com- pcllt.ors are not intimidated by th[lo hardware giant -At hrsl It WIJ! hurt us ~au5e' It is a novelty. but we h:1ve a lot of items lhey don't stock," Scud Jason SarasrUck. co-owner of Sarasnick Hardware in Bridgeville. Sarasnick is confident that his loyal rustamel"S will contin~ Ue' to buy specially plumblllg I!pms, bolls, serren and win- dow supplies and other mer- C'handise ill his store. He says the Home Depot willevenlual. Iy bring more business his way. "Il wul be an asset. It will draw people 1.0 lhe area.. Regardless ot how local rctallers fe-el. the Collier Home Depot is due to open on Thursday, Se-pl. 19. The 116,593 !afluare.foot store includes a 1001 re-nl4l1 C'enter, :t garden t't>ntt'r. an expanded appliance ccoler t1nd kilchen and bath dt'sIgn place. - Th~ store will employ lbS j*ople Most w1lI be hired from th~ loc~1 commuruly. A hiring trallc-r 'tI.'aS on - site beginning on Monday. Sarasni('k. a fourth genera- tlCln owner, says his first joh In the hardwa re- bus mess was cal'T)'U\g boxes (or hiS (:lIher when he was in the seventh J;r;:jde. Ill' pridC?s himSE'll on provirl- In~ the right product Olnd knnlol.'le-dge, somethmg he rJ.:ltms his largE'f ~omretitor cannot always do. ~You have to find yOur nit-he in t.h.is busl11ess. . VVhen Sears Hardware o~ned at Great Southern Shopping Center it impacted his business negatively lor a bou~ SIX months. Now he has more busmess because of il. SarasnJC'k sa id a customer who recenUy ooughl l.l faucet O1t Sears Hardware. ended up buying $40 worth 01 aC(,f'$' sorles at his store The Sara s.nick 's have also managed Lo combat l1Je Home Depot's \'Crume bUying advan. 13ge by uniUng with other sma U hardware stores tl) form the True .Value Cooperative hUYU'lg group. ThroUgh the Cu- ......., ,. . I ,t MonroslliHe. FA Bridgaville N BIN.; Sta, 1l.lhh'gll M.l A,.. J"~dner.dar Wu. .:lUG 14, ~1;r0~ 11li. J '!NUll! f"Il IiI' II IWI !il; II [Jrnll~ . 1~212d '-'- ""'J~ rtl"I'I\'I:\ JOE SARASNICK Organizes the shelves al family- owned Sarasnlck Hardware. Pharo by David PinCtlQf op, its 8,000 members can get better prices by malting joint purchases. 'Sarasnick said hardware gIants like Horne Depot and Lowes .m3~e .tbeit:.. profit on "blind items. .. A pipe at the larger stores might be cheaper but iillings art" thnoe times as mucb as those at Sarasnick Hardware. He warns that "buyers bewarew when purchasing trivial items. Customer.:. typically look ror a good pr.ice on paint 1)f a stat pIe gun but as a ma1ter of con. venience v;ill buy ilems like rollers and staples to complet~ a . proj~t without comparing prices. Sarasnick said his prices Cor several smaU:Hems are lower. Hls roller covers are $4.98 and theirs 3re $295 Kc}'S are cut lor' $1.]0 while Home Depot charges $1.89. B\Jt Home Depot representa- tives say their prices can't be bea t. ' .J( ~ smaller retail compeU. lor tries to ~ompete with us in pricing they will Jose," said Shelley Sctlwnaker, spokesman for Home Depot in AUanta. If a ('uslOmer rinds a lower price on an item the company will match it. .We will create competition among rel.aiJers and drive prices dOW11. .. . But Shumaker said smaller stores compete in other ways. .II s.ome-one is lht loyal cus- tamer of a smaU retailer. no one wiU pry that customer away." Ed Applebaum. owner of Carnegie Supply, said his 15,000 sqU3re toot store \')ffern conven- ience. "Customers can get the product and then gel the (heck J out 01 htrt and get the job done. " Sthumaker suggesl.s that small retailers provide services and product lines other than those offered at Home Depot. Applebawn has access to items that gi~nt retailers don't have. bUI said there is also quite a bit of overlap. ..We have the ability to gel almost anything. .. . Like Sarasnick, Applebawn belongs to a cooperative of smaUer retail stores. The Ace Hardware co-op gives him more buying power. Bolb he and Sarasniek have a mix or retaU and commerdal business. They also agree that the Ace and True Value slDrf.>S have enjoyed a growU1 spurt in the past year. But Applebaum attributes the success he and his father Mtlx. 83. have enjoyed for Ule past 60 years to their excellent customer service. They ha\'e IS kncrvvledgeable e.mploye-es. .We will continue to do what we do now, thal is have some- one on lbe Door c:usbWners eatr""'" t.a1k to.. . ....-..... W' _..._......~...._..J. ,.............. ......,...llU'J$."',).UJlJA ,'-UIUI<.I;I'IIUlI v.luJJ.rll:l~...nv- v<< UUJ_4~')' _10"" .)0:;;10 l~lJQC I yper<: J ~l(rO fonnat to PrJnf./Save EJ Midwest News Article 8 Return to Headlines Business; B Rod Vougbtt manager of Dammau's newest store in Macomb Township, helps customers with patio furniture, a service that keeps the hardware compet~tive, Fainily-run bardware staves ofT rranchises Neal HaJdane 03/28/2002 _ The Detro it News Page 02 (c) Copyright 2002, The Detroit News. All Rights Reserved. MADISON HEIGHTS ... Damman Hardware survived when Builders Square and Home Quarters entered and left tbe market. And Rick D~ president and CEO. has the company moving forward as it competes against Lowe's and Home Depot. The company's newest 22~OOO..square-foot store just opened in Macomb To\Vt1Ship, replacing a smaller outret in Warren. "Welve had competition in varying forms all along," said Da.mrna.n, whose grandfather opened the first store in Detroit in ] 920. . But the competition has become stiff. Lowe's has 21 home improvement warehouses in ?Ylichigan with four more under construction as tbe company embarks on its most ambitious eX"Pansion 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 MJchigan in the mid-1990s'and plans t~ open three new stores this swnmer, 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 s~le,1t said Damman about his 17-store chain. "Oarnmari Hardware is a hardware retailer focusing on convenience and customer service. If The customer base is 96 percent oomeo\\lners 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 tools) Damma,n acknowledged. liThe professional is probably where we're impacted the most, but we just don't have the room, /I he said. Instead, the ~ompany is focusing on outfitting the home. ... ) "People are gravitating toward their homes and we will be carrying more home decof," he said. "We do a heck ofa good ,grill business. We also assemble and deliver grills for free. We really drive the ';f.2 03/2912002 1:28 A).il ..... --- ........,..."'", ..."',...... customer.service aspect." That customer service comes from a staff of250 associatesy who have a stake in the firm through an employee stock plan, De said. Damman also credits the companis inventory control system that-lets personnel track "tbe profitability of each item at each store. II Stores such as Damman Hardware have been able to succeed by knowing the market, said Ellen Hackney of the National Retail Hardware Association.. tly ou have to look at your market aild figure out what YOW' customers want and need," Hackney said. "Sometimest it's service. Sometimes it's a convenient location. Sometimes ifs a niche product." Damman Hardware ~ Headquarters: Madison Heights * EmpJoyees: 475 .. << Started: 1920 in Detroit · Stores: 17 * 1 nfo rmation: WWW.dam.manh.ardware~c.om Return to Headlines fomJat to Prinf!Save Copyright @ 2000 Dow Jones & Company; Inc. All Rights Reserved. 0:312912002 8:29 J - . . . . . . . . z' : '.g .. ... ~ .~ ~. ~ 't:' .. . . . E' g . . : 'a ~. . . ~ ]~. . . . . . . . . ~ .. ~~ '. 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R~ading, PA Eagla Rudlng M 'I ~rn S :sndav SUN 101,109 FEe 13, 20ae il/lllli I/!IIII ! 11111 !III 1 11 III 11111111 rln1rurn N4820 L!JL!ll!!lJ!! r ,iI , , l L J f> f't ~ I. \ DON SP~TZ David learns to get along with Goliath I 've often ChamPion. ed the cause of the smaller shops trying to stay in business after the big chain stores come to town. It can be done, I've said, ifthe shop finds its niche and customers can see how it differs from the big boxes. Now comes a good example of a smaller competitor - AD. Moyer Lum- ber & Hardware - that's not only still standing. but had itS best sales year ever in 1999 despite a ~~ Depot opening up directly ac'ross the street from its Pottstown facility. The results surprised even compa- ny owners Scott and Terry Moyer. and O'l<lrketing director ~on Schock. de. spite the four years of preparation the company undertook 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 >'ear ever in 60 years of being in business'" What did A. D. ~Ioyer do" The company began preparing u1 1995, S<:hock said. Although there were 00 p)ans for a home improve- ment giant to move into the area then, the company knew someday it would face a Lowe's or Home Depot Schock said he 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 mix and interviewed them, by telephone and e-mail. to se~ wl;1at they , did ngb't. aod wbat they did ~ni. Schock's report led mana'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 of the cbaIlges that our man- agement team proposed would bave mattered or even beeD possible if the . employees hadnlt believed.in th~., company or the plan themselves!' . A.D. Moyer bad picked up' more do.it.yourself customers a year earU- er when Rickel Home Centers closed, but believed it would lose some of that crowd to Home Depot. It decided to EOCUS more on its best cus- tomers - the coo.tractors to whom it had been catering for years. Tbus, it hired more outside sales staff and invested in specialized builder. friendly equipment, such as a knuckle-boom truck (for better placement I,\'ben it unloads its deliv- eries) aDd a computerized estimating system, , And it decided Dot to compete with Home Depot on the same brands. 'Instead, it changed to other brands of products and tools aimed at professional builders. "Welre not trying to be all things to all people." Schock said. "The places that went out of business (tried) to compete 00 the price issue." It also 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 quality -. ~at Schock claims is not an advertismg gimmick but the company's way or doing b.usmess and choosin~ products. 'The plan worked: The bwlders car- ried the company, but it didn't lose ~s DlUCh of the do-it-yourself croy.'d as It thought it would, Sa bock sald. Afld even Home Depot belped, by lo~a~ directly across the ~eet and bnngmg customers to A.D. Moyer'S eod.oftown. "We are mucl~ better OtfWlth them bemg' across the street than across town", ~ Schock said. ''Weve found that their existence actually has brought us more customers in some depart. ments.than we had before." But he aCkn,owledges the battle isn't over. . "Welye got to change OIl the fly; we have to stay" OD our toes and change things as the business cha..o.ges" and product or tool lines donlt move, he ,$aid. IrWe're more Cl?~t of that ~ow . than we inayhave,been Ul the past . Don Spatz is l;nLsine.ss editcr of the 'Rei.Jding Eagle and' Reading Tim2s. To comment, caU Ea.gl.e Link at ~1(}"376- 6000 cCtt'eg01"!J 3010. Or e.matl us at dsp_eadingeagLe.com ..... lHe. Boalon. MA snu-MOHTHLT 784.967 I SEP 1999 \ I 11lI11 iilll III 1111111 n 1111 1I111111 1111 i nmrlm M13Sge L!JIJIUlIJ:1 "RESS CLI",NOS 'Reports of" my death....' ,uam continUtd 10 ponr in in resfxmJe .to O'UT 20thaanTlivmary iUtll, including this ~ jrrPn a busirw.s (Jumn who resented tk ! part oj OUT, time lint ("/71 Our Timt!I' J 979-99'" thizl cJmmid<<l tk riJe of mep trloilm Jw:h 4S Ht'mrl Dqx>t at 1M ~ of T1W111-and-pop ojJeraiicm.s. !.,:'" ~ I ... ] I found it im~re5ling 10 read abuul my' ~?parenlly imminent demise in your 20th-anniversary issue {in "Die-, Cate'; gory. Di~!..}. We 51arted our hardware store- one year before Home Depol's founding apd have managed to grow by a factor of 40' d~ring the past 22 years, in spite of haYing th~ familiar orange facade within five mil~s of cilher side of our tacalio,n. We represent the mom. and.pop operation that )'ou describe. BUl as mel'l;l,bers. and owners of a TruScrve hardware cooperative that last year sold $4,3 bilJion in hardware tal wholesale, we hardly se~ O~trseJves as gri~( ror the banknlptcy mill. In faet. we fec:'I that we are the njmbJe competit,or lh::u yo~ often wrile aboul, who can fed f :an~ react 'quickly to (he nteds of our CU$lOmers. WhiJ~ 770 is an impressive ' number of stores. thert' are more ,than I 8,000 norcs in our co-op countrywide. ! and our C(H)P represents only one of three major hardware (o.ops. in the marketplace. Whal rc:'ally struck me in that issue was the Editor's. Note waxjng eloquem about the birth of Snit and ultimately of Inc. as a reslIh of its founder's early fail- ure: with a ~(hol)l on ;} sailboat. 1t must be' discournging 10 see that effort doomed by the emergence of publish. ing behemoths such as Time Warner. It's obvioU3 10 everyone that there will be no room for a publication like yours among companies that "dominate the- p\fblishing :tnd C'ntertainmtnl ~orld, II's a shame. sinte QVer the: years 1 have fOllnd the" magazine to be a yaluable resource in the growth of our business. JIM WILKUSO!l/ I'RO"RltTOlt I\I."('XH"\\'JC H"'IlI?W,\RF, <<:nARt.urn:. N.C:. = c ..... ..Q N :c w ::r <: ~ > t( Q Z :) ~ . l.I1 V] W c:: Q. I.:.l W ea:: l-l. Z C l- V z ::i ~ ::t I- c ~ z o ~ ..J ~ w D: .J - ~ W t): rJJa.:> ~Q~ .~.>.~ crJ~~ .... ( 00 ,. ~~'I '. = u ii. .~.~..jI ~, " ....- ..... ,~ ~. >.. t .. I- ~ III' , =t )~ '. ., ~...~..... :i~ :' :., ., ~ . r 'I!a' 1!'!!R;:r ~ ,.~ ".:t .,~~~~..'W~. U1 ~ :- QJ..... ~ cU ~ t.O. '- e.:i...c ... "T:I.... r; 'v) l.'tlO .....'- C 04.1 -5 ~ U'J"O.- 0'- e ~ "":""~ - ...."'0 CI <a... .... = c:: .c \n Q,I IJJ IU"'C nI cu bO :J -s. g ~ ~ "'0'" .- eO';: -e ... c:.5 c:: ~ ,.Q tc;I CJ ClJ I'Q "' "' ell cu..... 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In Moh~gan lake, New Roehr.. West Nyack and Danbury, one luighl lhmk. that Homt Depot has monopolized homt Improvement In the Westchester area BLlt tom Sessa. the assislant STOre manag~r al the Danbury Home Depot said Ihat doesn'l have I~ be IIu: ,asc for small hardware stores. "Yo~:C~'fbe a mom and pop outfit 'cause YOll can clo Ihings. a big store can't do. There's ~nou~h c:h~nlde OUI there for ~ery' on~. you just need to C'han~e. Home' Depot's beeo around for 20 years. ;1nd it's chang~d.\" i\nd, .n fact. Home DepOT 11a5!l'{ n.,m' small, local hardware !olores 1010 the ground. Accordmg 10 hardware slore managers in Mounr K ISI:O, I.ewlsboro and Armonk. their Slores are S1111 successful. "Wt:'ve chang~d nround how w~ do tlungs," said Chuck Vroman, .he rnan. , ager at Mr., .K.~~co Supply. "We low- e:(~d prices, Whal we normally se-U whol~sllte, we 'arc' selling to cus- tomers." ' 'Mike Lc:vinton, the manager al Lewisbol'o)atnt and"Hardware, said uf gut~s, we los~ Ihe large dollar Ihinglit- ".",., 11..,,. ~'IJ"..nlu.,. where, 'p~opli: shop Ihe. prit:I!:." Bur ArII:a.onk' Hardwar~ when ifcumes to le$~ C'x.pensive ilems, th~'difl'ercnce 'between a Home Depot (imrilJ/iI!'d Jrvnl p/Jg~'8 :arid, his oWn, hiU'dware store is mini- bluldin,; malenals. Home Depot docs- mal. practically pennies.. He said thai n'l foe/I. In jUM One Irlp 10 Home Depol tocal residents shop for smaller. incx- the ryplcal subulban home citn be fully pensive ilems wher~ il's c;onvcnient out fined VluM alllhc- supplies required and c:ouMeous, so hC:'$ limited his sale for bhnds; w:lllpapcr. Ooor l:o'Vc:rings. ..of larger equiprnenl and brought in (lIf'1Hurc. cilbu:ll~fS, grills: heaters. new lill~S, plumbing, Iigh1ing a'nc1 electrical Dennis Buonocore. the owner of the work. A homeoW1'lcr c1)uld nnish not Armonk' Hardware Company. high- only the oaseml."nr. but the kitchen, lights the: advantages to his srore. "Wt; baTh. lawn jlnd ~arden. . are very counCOU$ and very hdpful. And after all the shopping is whereas the big chains aren't," He also through, a. homt:own~r has 00 n~ed 10 said, "I'm very local. I know all Ihe wony about an OVe[Sil~d load damag- people here in lown." ing rhe C3~. They un Oplto have pur- While li~ DepOt has chaU~nged chasll's dehvered home. or packed into small, locally. owned '$torc$ ill the a Load 'N Go lenlal rnll:k. If they wane ,s,~mc way ,that S'tarb~c:ks. The Gap, to learn mOre about the merchandise and Barnes & Noble have challenged or ho,w 10 use their equipment. they 'their local equivalentsp the Impact hu- can lake ~ free product knoywledge or n'l been all.ncg~ljvC. how-to chnu:. If they are Wlhapp)' with As DennIS R9$a~clp one of Ihc store Ii purchasl:', thcey can bnng it ba~k hu- ' :maJ'1agC'fs at the Mo~egal'l Lake Home sic free. A 'customer doesn't have 10 Depot said, Illf you. lake: care of your buy a 100) al Home Depot; he can rent. C'uslomtts, 'yoW' customers will come He doesn'l ha\'~ ro install an appli- back 10 you. !(you give them'reason to .am:c; ,he on lake advantage of an shop el5ewhere. thcy will:' Jn$taUation service. . ."". lng On The matt) @C!1)j~ .'--- " ~ Aerial Map with Picture Key SS # 29070.2001 (old we 0524) 900 Dubuque Avenue South San Francisco County: State: San Mateo California Zi p: 94080 w ..: Store No. Address: City: Project Photographs 5S # 29070.2001 (old WC 0524) 900 Dubuque Avenue South San Francisco County: State: 94080 San Mateo Cai iforn i a Zip: 5) Chain ~inlk fence separates site from 4 Southern Pacific Rail ~ines and Mid-rise office bldgsa Of Gateway Business Park. 6) Demolition (inch.llding remova~ 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 we 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". 10) Re-gradill1g of existing loading dock and removal of retaining walls are required. 11) Site is at higher elevatuoll1l than ~-1 01. View of 2- Dane Dubuque Ave. and southbound 1-101 on ramp overpass is beyond. 12) View of narrow 2 lanes Dubuque Ave. from north entry. Blind spots for trucks and cars at this erntry. ~ 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 17) View of site from Gateway Business Park. 18) View of site from Gateway Business Park. Medium residential beyond i=101 freeway on ramp. li.:: Store No. Address: City: Project Photographs SS # 29070.2001 (old we 0524) 900 Dubuque Avenue South San Francisco County: State: San Mateo California Zip: 94080 21) Site is at low elevation of Dubuque Avenue. 1-101 intersection is approxsmately 5'-0" higher than northwest portioll1l 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 C8 RICHARD ELLIS CB RICHARD ELLIS CONSULTING Sedway Group CBRE CB RICHARD ELLIS ~~ovember 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~~~ ~whj 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) RETAI LE RS . . . . .. . . ..... .. ..... . .. . . . . . . . . .... ... .... . ... ~ .. . . .. .. .. . ... ... . . ... .. . . .. . . . .... .. . . .... .. ... . . .. .. . .. ........ . . .. . .. .. .. 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 DECAY 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 Sales, Proposed Home Depot Store, City of South San Francisco, 2008 Estimated Sales, Proposed Home Depot Store, City of South San Francisco, 2008 Map of Primary and Secondary Market Areas, South San Francisco, Ca Population Assumptions, Primary Market Area (City of South San Francisco) and Secondary Market Area, 2000 - 2020 Estimated Garden Supply Sales and Leakage Results, Primary and Secondary Market Areas, 2008 Estimated Sales of Closing Levitz Store,'South San Francisco, 2008 Retail Sales Leakage Analysis, Primary Market Area (City of South San Francisco), 2003 Projected Retail Sales Leakage, Primary Market Area (City of South San Francisco), 2008 Esti mate Adjusted Sales and Attraction/Leakage Results, Primary Market Area (City of South San Francisco),2008 Retail Sales Leakage Analysis, San Bruno, 2003 Projected Retail Sales Leakage, San Bruno, 2008 Retail Sales Leakage Analysis, Millbrae, 2003 Projected Retail Sales Leakage Analysis, Millbrae, 2008 Retail Sales Leakage Analysis, Burlingame, 2003 Projected Retail Sales Leakage Analysis, Burlingame, 2008 Retail Sales Leakage Analysis, Secondary Market Area, 2003 Projected Retail Sales Leakage Analysis, Secondary Market Area, 2008 Retail Sales Leakage Analysis, Primary and Secondary Market Areas, 2003 Projected Retail Sales Leakage Analysis, Primary ~nd Secondary Market Areas, 2008 Home Depot Store Sales Impacts on Primary Market Area (City of South San Francisco) Retail Sales, 2008 Estimate Adjusted Home Depot Store Sales Impacts on Primary Market Area (City of South San Francisco) Retail Sales, 2008 Estimate Analytically Derived Maximum Diverted Sales as a Percent of Estimated Primary Market Area (City of South San Francisco) Sales, 2008 Estimate Annual New Population Retail Demand, Primary and Secondary Market Areas, 2008 - 2013 Exhibit 24: Cumulative New Population Retail Demand, Primary and Secondary Market Areas, 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 Developments, 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), 2008 Estimate Exhibit 27: Cumulative Impacts of Proposed Lowe's Store, South San Francisco, 2008 Exhibit 28: Maximum Cumulative Diverted Sales as a Percent of Estimated Primary Market Area (City of South San Francisco) Sales, 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 Ciiy 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 125J94 square feet. The Home Depot is in the process of seeking approval from the Ciiy 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 iypical 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 Ciiy 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 unique 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 retaOilers 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 0 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 Terrabay 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 1 01,272-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 received 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 . Estimated the maximum Home Depot Store impacts on existing primary 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 generated 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 wo"uld 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 Projected 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 JlOther 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 Garden 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 sales, 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 ~ 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 materials, 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 areal combined primary and secondary market areal 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 retailersl 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 Appendixl 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 Franciscol 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 thot the equivalent of 89 percent of South San Francisco sales are generated by South San Francisco residentsl though this demand generation varies widely across retail categories. Whereas resident spending in Apparel Stores greatly exceeds sales captured by local retailersl indicating that South San Francisco residents spend a substantial amount of money outside of South San Francisco on Apparell resident spending on Home Furnishings and Appliances and Building Materials accounts for 68 and 62 percent of total salesl respectively. The majority of South San Francisco resident spending in most categoriesl including these home improvement categoriesl is captured within South San Francisco. Thusl 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 Burlingamel or IINorth Burlingame/I whose residents were deemed more likely to travel to South San Franciscds Home Depot than the existing store in the City of San Mateol while residents of IISouth Burlingamell were considered more likely to shop at the San Mateo Store. CBRE Consulting defined North Burlingame as the portion of Burlingame north of BroadwaYI 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 area, 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).' 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 benchmarked 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 "leakage" categories, while retail categories in which more sales are captured than are generated by residents are called "attraction" 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 ("North 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 ~ere 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 primary 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 marketareas. 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, itis 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 data, 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 "Building Materials/ Farm Implements" sales with "Other 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 "Home Furnishings and Appliances" sales with "Other Retail Stores;" 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 a1traction 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 paiterns 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 IIcannibalize" sales from existing stores.3 This is done strategically by Home Depot to lIenhance 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 IIcannibalized" 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 2A83, 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 10 i L 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 materiols is $372 in 2008, loss of support for up to approximately 30,400 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 sales), 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 orea, 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 potel:ltial 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 RICHARD ELLIS 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). I DENTIFIED 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 T ota I (1) {l} 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 RICHARD ELLIS VI. URBAN DECAY DETERMINATION The purpose of this chapter is to assess the degree to which 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 close 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 J/destination" retail establishments, with the notable exception of Costco on EI Camino Real. For the most part; retailers in South San Francisco are IImom-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 IIvalue" 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 suggest~d 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 Francisco's 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 CB RICHARD 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 documentsl and other third parties deemed to be reliable. Although CBRE Consulting believes all information in this study is correctl 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 deve'lopment of present or future federall state or locallegislationl 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, howeverl that some assumptions may not materialize, and unanticipated events and circumstances may occur. Thereforel actual results achieved during the projection period will likely vary from the projectionsl 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 filesl 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 relationsl news medial 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 Flooring 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 fixtu res 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 O:::u at/) 1-- t/)u t/)I-Z wO~t/) .....Io...u..O::: NjioZ:S I- .....I jiiClwjio I~~~ICl X II-CO w ::>0 i=oOO t/)wt/)N wt/) au.. 0...0 O~ 0:::_ o...u CO ~ 0.. 10 CO 0.. M 10 VT "'-o.r-~M ~1Or-100. N.. 0.. ~.. ~.. 10.. r-r-M"'-M "'-0 0. "'--.::t No.-.::t"'--.::t M" ~.. CO" -.::t" M" r-VTVTVTM VT VT N N -.::t VT rJ2. rJ2. rJ2. rJ2.1 rJ2. IOM~o.M Nr- ~ -.::t 0. "'- 10 N tIl ~ .~ o 0.. . C 0.. Q) ~ Q) ::> 0.. o -0 t/) 0 0> ~ 'O.E- -oQ) 0) .~ '0 c -5~ U '""0 >- tIl :-= J!! '""0 ..0'0::> WC tIl . 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'+: I "'3 I I tIl W C/ o ~ U:..o w:E o:::Jj co/" U~ "0'=5 C 0 o V) t' ~ 0.. OJ Q) Cl o OJ Q) E E 0 o I I~ ~~ 1-25 tIl ::::: Q) l.() U 0 :s ~ o /" t/)Q.: Exhibit 3: Primary and Secondary Market Areas Primary Market Area Secondary Market Area Miles li:.,":;:.,:,' ...;;:;.;;;,," KM W+E S This map contains information from sources we believe 10 be reliable, but we make no representation, warranty or guaranty of its accuracy. This map is published for the use of CBRE and its clients only. Redistribution in whole or part 10 any third party without the prior written consenl of CBRE is strictly prohibited. @ 2005 CB Richard Ellis, All Rights Reserved. Sources: CBRE Mapping Services (877) 580-4674; Clarilas, Inc.iGDT. 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Sf()r~ASsUrTIptions Square Feet of Levitz Store 156,700 Estimated Sales Per Square Foot 2003 Dollars (2) 2008 Dollars (3) $176 $204 Total Estimated Annual Sales, 2008 $31,971,852 Notes: (1) The Home Depot is planned to replace an existing Levitz store at 900 Dubuque Avenue in South San Francisco whose sales are currently captured in the Home Furnishings and Appliances category. (2) Retail Maxim's Perspectives on Retail Real Estate and Finance, July 2004 (2003 data) for furniture stores, (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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Q) Ol e N L() Q) - cD CI Cl N '0 Cl ::> fI) U' U fI) ID fI) fI) - - tI) Cl e E Cl) - fI) :..0 :..0 '"0 Q) Q.. 0 0 e oQ ,~ :.c ...c Q) ...c - U ::c :.c I... - - Q) 0 Q) Q.. >< >< u tI) ..:::t:. u.J -0 tI) - 0.. u.J u.J Q) Cl I... 0:':: 0 'c Cl '0 ~ ::> 0 .E Q) Cl co l.() I... lI) - I... E u 0 ::> I... I... 0..:0 0 U- Cl) e "I..'!..'! (lJ 8 1 ::::: Q) e Q) Q) l.() ~ Q) Q) ...c ._ _ u E J2 '"0 I... 0 I... Cl _O:'::O:'::I-Q..O ::> 0 0 '5 Cl - N I 0 0 O;::::--NMo..C 0 / co I- Z _ _ _ Cl ._ tf) ci.: PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PLAN FOR THE SOUTH SAN FRANCISCO HOME DEPOT RETAIL STORE May 2006 The Home Depot has applied to construct a home improvement store and adjoining garden center and nursery at 900 Dubuque Avenue in South San Francisco ("City"), California. The attached Preliminary Transportation Development Plan ("Plan") proposes a set of strategies, measures and incentives to encourage Home Depot's employees to walk, bicycle, use public transportation, carpool or use other alternatives to driving alone to the store. Because different employees will have different needs when it comes to alternative transportation methods, the Plan provides multiple options and incentives. The Plan is expected to reduce the number of employee peak- hour trips by approximately 102 trips, which equals 68% of the daily trips made by 150 employees (the number of employees expected to work at the store each day).! The Plan thus substantially exceeds the required minimum 28% alternative mode use by Home Depot's employees. The Plan is similar in many respects to the plan for the IKEA in East Palo Alto that was previously accepted as sufficient by the San Mateo County City and County Association of Governments ("C/CAG"). In addition, it contains all of the mandatory elements set forth in the City's Zoning Code. The exact measures described in the Plan have been tailored to be as compatible as possible with the operational characteristics of the store, which will maximize the Plan's effectiveness. These measures also will be facilitated by the pedestrian- and bicycle-mendly characteristics of the site plan proposed for the project. Given these facts, as well as the fact that the Plan uses proven strategies and measures also used elsewhere in the Bay Area, Home Depot is confident that the Plan will not only achieve but surpass the City's required percentage goal for alternative mode use. 1 This calculation assumes that all store employees will travel to and from the store during the AM and PM peak hours, which will not be the case due to the multiple retail shifts scheduled each day. 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B '"c:l ;... d ;:::I 0.> ~ 0.> rt.l rt.l 0.> S C\S..... rt.l 0.> 0.> 5) ~ 01) S ~ '"c:l C\S Q) !:l d ~~j~ 5 ~ ~ o !:l o . .... ta rt.l d ~ ~ S l-04 0.> 0_ Ur;.Ll ~ o ~ ~ ~ ~ ~ ~ ~ ~ ~ CI:.l ~ ~ ~ ~ ~ o == ~ ~ ~ ~ ~ o ~ -.::t !:d. OKS Associates T RAN S ? 0 R TAT ION SOL U T ~ 0 N sl May 2, 2005 Jeff Nance Senior Associate Greenberg Farrow Architecture '15.101 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: · EICerrito Home Depot at 11939 San Pablo, EI Cerrito, CA e San Rafael Home Depot at 111 Shoreline Highway, San Rafael, CA · Hayward Home Depot at 21787 Hesperian Boulevard, Hayward, 'CA . 1.0 Study Methodology 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 3D-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 20-05, during a typical weekday morning from 7:00-9:.00 a.m. and afternoon from 4:00 p.m. to 6:00 p.m. and on a weekend midday from 11:00 a.m. - 1:00 p.m. 1956 Webster Street Suite 300 Oakland, CA 94612-2925 (510) 763-2061 (510) 268-1739 fax W\NW,dksassociates.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 breakqown of the building area and parking required and provided for each of the sites studied. Building Area (SF) Parking Required Parking Provided1 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 n/a 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 atthe 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 spacesprovi,ded and the maximum parking utilization observed .during the weekday A.M. and P.M. peak hours and weekend midday peak hour. May 2l 2005 Page 3 of 4 Location Parking Weekday Weekend Provided AM PM Midda 1. EI Cerritoa 439 199 204 257 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 $ites studied. Parking RatioC 1. EI Cerritoa 2. Hayward 3.' San Rafaelc . 1291590 1311848 124,370 257 ' 254 419 1.98 1.93 '3.36 Average Parking Ratio L 2.42 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 (101l272 square feet for the Home Depot and approximately 241522 square feet for ,the Garden Center). Based on the average parking ratio of 2.42 spaces per ll000 square feet of building area calculated' for the three Home Depot stores studiedl the proposed Home Depot ,would require 304 spaces (2.42 x 125.794 = 304 spaces). .( .. ~ l: to. 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 parkin'g 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 DATE: June 1,2006 TO: Planning Commission SUBJECT: Type C Sign Permit allowing a master sign program consisting of existing building fa<;ade signs, canopy signs, a double faced monument sign, and new pump signs with a total sign area exceeding 100 square feet, in accordance with SSFMC Chapters 20.76 and 20.86. Property: 710 EI Camino Real, situated in the Planned Commercial Zoning District (P -C) Owner: Eleanor Colombani Applicant: Peter Tobin Case Nos. P05-0055 (Signs 05-0017) RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit allowing a master sign program consisting of existing building fa~ade, double faced monument signs, canopy signs and new pump signs with a total sign area exceeding 100 square feet, subject to making the fmdings and adopting the conditions of approval. BACKGROUND/DISCUSSION: The matter was continued from several Planning Commission meetings in order to accommodate the applicant and allow the applicant additional time to develop revised pump graphics. City staff met with the applicant and representatives several weeks ago to review the design issues. The applicant agreed to provide revised plans and make a detailed presentation at the Planning Commission meeting. The proj ect is located at 710 EI Camino Real, an existing gas service station, that has undergone tenant improvements including tank and pump replacement. The existing signs consist of building fa<;ade signs, two double faced monument signs, and two canopy signs with a combined area of 172 square feet. The proposed project includes the addition of75 square feet of pump signs, resulting in a new combined sign area of 247 square feet. The project requires a Type C Sign Permit because the total sign area of247 square feet exceeds 100 square feet (SSFMC Section 20.76.130). Staff Report To: Planning Commission Subject: P05-0055 710 EI Camino Real June 1, 2006 Page 2 The existing and proposed signs are a combination of internally and non-illuminated signs. The non-illuminated building facade signs are flat surface decals. The two (2) canopy signs are comprised of illuminated channel block letters and an illuminated light bar. The monument sign, that contains the company logo and the pricing sign, is also internally illuminated. The proposed signs on the pump valance, comprised of the company logo and pump number, are compatible with the City Design Guidelines and the City Sign Regulations SSFMC Chapter 20.76), and the sign design, finish and color are compatible with the building's architecture and the other signs. The proposed graphic information on the internally illuminated pump valance - "Quality Fuels" is of concern to the City, as advertising is generally not allowed by SSFMC Section 20.76.125. The SSFMC Section 20.76.125 Permissible Sign Copy allows the following: "Identification signs may only include only the name, address or logo of the business located on the premises upon which the sign is located, and, when necessary, may include the generic type of business (e.g. restaurant, pharmacy, etc.). " Since the Planning Commission last met regarding this matter, City staffhas reviewed pertinent State law regarding gasoline stations and discussed this with the applicant's legal representative, State law allows gasoline stations to display the brand or trade names associated with the fuels; however, it also provides that the letter size on the pumps may be limited. City staff is willing to allow the trade name on the pump, as long as it is substantially smaller in size than previously proposed (as provided by State Law). The revised pump graphics appear to be the same as those already installed at other stations; the trade name "V -power" is too large and should be substantially reduced in size. The signs or banners in the service bay entries and the display boards in the setback area that have been displayed are not allowed, as they are also considered advertising. Existing unauthorized signs banners and advertisements are required to be removed as the applicant has been previously advised several months ago. Code Enforcement staff previously opened a site investigation and was successful in achieving compliance. However, several signs have again been placed on the site. After the Planning Commission determination regarding the sign program, the Code Enforcement Staff will pursue compliance with the City's Sign Regulations. The Planning Commission should determine the following: 1. Are the pump graphics appropriate? 2. Is the amount of signs appropriate for the service station? Staff Report To: Planning Commission Subject: P05-0055 710 El Camino Real June 1, 2006 Page 3 DESIGN REVIEW BOARD The Design Review Board reviewed the proposed signs at the meetings of April 19, and May 17, 2005. The Board recommended consideration of the signs, but not the advertisement. The Design Review Board minutes are attached to the staff report. ENVIRONMENTAL REVIEW City staff has determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to taken any action on the environmental document. RECOMMENDATION: The proposed master sign program generally complies with City development standards. Therefore, it is recommended that the Planning Commission approve the Type C Sign Permit allowing a master sign program consisting of existing building fa<;ade signs, double faced monument signs, canopy signs, and pump signs exceeding an area of 100 square feet. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Planning Commission Minutes October 20, 2005 Design Review Board Minutes April 19, 2005 May 17, 2005 Applicant's Sign Justification Plans FINDINGS OF APPROVAL P05-0055 710 EL CAMINO REAL SHELL SERVICE STATION (As recommended by City Staff June 1,2005) As required by the "Sign Permit Procedures~'(SSFMC Chapter 20.86), the following findings are made in approval ofP05-0055 Type C Sign Permit allowing a master sign program consisting of existing building fa<;ade signs, double faced monument signs, canopy signs and new pump signs with a total sign area exceeding 100 square feet, 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 Arc Inc., dated March 22, 2005 and revised May 2006; Design Review board meeting of April 19, 2005; Design Review Board meeting of May 17, 2005; Design Review board minutes of May 17, 2005; Design Review Board minutes of May 17, 2005; Planning Commission staffreport dated September 15,2005; and Planning Commission meeting of September 15,2005; Planning Commission staff report dated October 20,2005; and Planning Commission meeting of October 20,2005; Planning Commission staff report dated June 1,2006; and Planning Commission meeting of June 1, 2006: 1. The master sign program consisting of existing building fa<;ade signs, double faced monument signs, canopy signs and new pump signs with a total sign area exceeding 100 square feet is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs. 2. The master sign program consisting of existing building fa<;ade signs, double faced monument signs, canopy signs and new pump signs with a total sign area exceeding 100 square feet are consistent with the requirements ofSSFMC Chapters 20.76 and 20.86, which require an approved Type C Sign Permit. The signs are integrated with the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to travelers. The sign program was recommended for approval by the City's Design Review Board. 3. The master sign program consisting of existing building fa<;ade signs, double faced monument signs, canopy signs and new pump signs with a total sign area exceeding 100 square feet will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the auto dealership. * * * PROPOSED CONDITIONS OF APPROVAL P05-0055 710 EL CAMINO REAL SHELL SERVICE STATION (As recommended by City Staff on June 1, 2006) A. PLANNING DIVISION requirements shall be as follow: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by Arc Inc., dated March 22, 2005 and revised May 2006. 3. The master sign program consists of existing building fa<;ade signs, two double faced monument signs, and canopy signs with a total sign area exceeding 100 square feet. On-site advertising signs, such as but not limited to, signs including the words "Quality Fuels" are not permitted. No additional signs shall be placed on the site without prior approval from the Planning Commission. 4. All advertising, non-conforming signs and any sign not approved by the Planning Commission shall be removed by July 1, 2006. The owner shall inform the City's Chief Planner in writing when the non-conforming signs have been removed. 5. The development shall be subject to a 6-month review by the Planning Commission from the effective date of the Commission's decision. At the time of review the Planning Commission may amend, modify or add conditions of approval regarding the master sign program. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) Planning Commission Meeting of October 20, 2005 Commissioner Prouty pulled item number 2 from the Consent Calendar and asked that Chief Planner Sparks explain what this action is doing. Chief Planner Sparks noted that this is a standard General Plan Conformity finding. Motion Prouty I Second Giusti to approve the Consent Calendar. Approved by unanimous voice vote. PUBLIC HEARING 3. Social Vocational Servicesl applicant Bedford Property Investors/owner 800-890 Dubuque Avenue POs-0147:UPOs-0028 Use Permit to allowing overnight parking for eight (8) company passenger vans, situated at 860 Dubuque Avenue in the Planned Industrial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24 and 20.85 Public Hearing opened. Senior Planner Carlson presented the staff report. There were no speakers on the project. Public Hearing closed. Commissioner Giusti and Chairperson Teglia questioned where vans would be kept when they are not in use and where will they be serviced. Susan Copley responded that the vans would be onsite or offsite depending on the activities of the day. She noted that they have vendors that maintain their vehicles and they will not do this onsite. Commissioner Prouty questioned if the vans would be parked on the street. Ms. Copley noted that they will not park on the street. Motion Zemke I Second Sim to approve P05-0147: UP05-0028. Approved by unanimous voice vote. Chief Planner Soarks suaaested that the Commission consider items 4-8 simultaneouslv. 4. Type "c" Sign (Shell) Eleanor Colombani/Owner Jim MartinI Applicant 710 EI Camino Real POS-OOSS: SIGNSOs-0017 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 710 EI Camino Real in the Retail Commercial (C-1-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. S. Type "c" Sign (Shell) Jim MartinI applicant Equilon Enterprises, LLC/owner 899 Airport Blvd. POS-00S6: SIGNSOs-0018 Continued to 11/17/05 (Continued from September 15, 2005) s:\MLV\..utes\FLV\..IilLLzeol MLV\..utes\:2.005\iO-:2.0-0S RPC- MLV\..utes,oloc Plilge :2. of 5 Planning Commission Meeting of October 20, 2005 Type "C" Sign Permit to install new signage at a gas station situated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 6. Type "C" Sign (Shell) Peter Tobin/applicant Equilon Enterprises, llC/ owner 123 linden Ave. P05-0072: SIGNS05-0025 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. 7. Type "C" Sign (Shell) Peter Tobin/ applicant Shell Oil Co./ owner 248 So. Airport Blvd. P05-0073: SIGNS05-0026 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. 8. Type "C" Sign (Shell) ARC Architects, Inc./applicant Derenzi, Marie G/owner 140 Produce Ave. P05-0111: SIGNS05-0043 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit allowing a master sign program including building facade signs, canopy signs, monument sign, and a pylon signs exceeding 10 feet in height and signs exceeding 100 square feet in area, situated at 140 Produce Avenue, in the Planned Commercial (P-C) Zoning District, in accordance with SSFMC Chapters 20.81 & 20.86 Discussion on items 4-8 Senior Planner Carlson presented the staff reports. Peter Tobin, ARC Inc. Architects, noted that the 5 sign permits had to go before the Design Review Board. He distributed pictures of other gas stations in the area with illegal signage. Senior Planner Carlson noted this is the first time has seen the pictures all of which show illegal signs. He pointed out that if the applicant wished to file a Code Enforcement complaint he could do so. Chairperson Teglia suggested that the City may want to have gas station guidelines. There were no other speakers on the projects. Public Hearing closed. Chairperson Teglia noted that the entire site is looking like one large sign. S:\M~Vv[,(tes\F~Vv&lL~zec;/ M~VvlA.tes\2oo5\iO-:2.0-0S RPC- M~VvlA.tes,c;/oc, P&lge 3 of 5 Planning Commission Meeting of October 20, 200S Commissioner Giusti questioned if the billboard for item 9 is part of the station. Senior Planner Carlson noted that the billboard is a separate permit. Commissioner Prouty noted that there are too many signs and that they should be removed. Chairperson Teglia questioned if the sign program that includes everything with the company logo and not the advertising portion of it. Senior Planner Carlson replied that this was correct. Chairperson Teglia noted that the paint scheme across the canopy because a standing sign, topped with the V-power advertising on the pump is a visual impact. He suggested removing the V-Power logo from the top of the pumps which will reduce the visual impact. Commissioner Honan added that the landscaping of the gas stations is non-conforming and suggested that this needs to be cleaned up. Commissioner Romero questioned the approval of a pump replacement on Page A-2 on item #S. Senior Planner Carlson noted that there may be one where there was not an approval and after the final inspection they put in the advertising. Commissioner Romero noted that the drawings are not identifying what will be installed. He suggested seeing one gas station completed and before approving mass applications and that all the illegal signage should be removed from the stations. Chairperson Teglia noted that the pump numbers on item 4 page A-2 are smaller, not on upper valance but on the upright. He compared it to item S page has large pump numbers on the upper valance. Chairperson Teglia noted that they can put a logo or color scheme but not advertising. Chairperson Teglia noted that the application can be referred to code enforcement to get them into compliance. Chief Planner Sparks noted that each application is clear in what the approvals are but suggested that the Commission direct that all signage be removed. He added that staff can look at amending the zoning code for gas station guidelines. Chairperson Teglia was concerned with approval of the sign programs with the large pump numbers on the valance. He suggested continuing the item and allowing the applicant to return with other examples. Commissioner Prouty noted that all signage should be removed including the signage from the garage doors. He also suggested that a Condition of Approval be added to ask for removal of all illegal signs. Senior Planner Carlson noted that the condition is already incorporated in the staff report. Senior Planner Carlson also pointed out that the Commission can ask the applicant return with a new pump design. Chairperson Teglia asked that the applicant show pictures of the entire site and tone down the pumps Mr. Tobin noted that they can remove the illegal signs of the gas stations. He noted that they need to take back the pump design or alternate graphic for approval by the corporation. Mr. Tobin noted that he would show before and after pictures. Motion Honan I Second Zemke to continue POS-OOSS: SIGNSOS-0017; POS-00S6: SIGNSOS-0018; POS- 0072: SIGNSOS-002S; POS-0073: SIGNSOS-0026; and POS-Olll: SIGNSOS-0043 to November 17, 200S. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 9. Appointment of Terrabay Terraces Subcommittee, · Members appointed: Chairperson Teglia, Commissioner Prouty and Vice Chairperson Zemke, Commissioner Sim was appointed as an alternate, s:\MLv\'lA.tes\FLv\'IilLLzed MLv\'lA.tes\2oo5\iO-:W-05 RPC- MLv\'lA.tes,doc. 'Plilge -4- of 5 MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Regular Meeting of April 19, 2005 TIME: MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: 4:00 P.M. Harris, Nelson, Nilmeyer, Ruiz and Williams none Thomas C. Sparks, Chief Planner Mike Lappen, Senior Planner Steve Kowalski, Associate Planner Patti Cabano, Administrative Assistant I 1. ADMINISTRATIVE BUSINESS 2. OWNER: ARCO/Kenwood LTD APPLICANT: Sign-A-Rama ADDRESS: 106 Hazelwood Dr. PROJECT NUMBER: P05-0052 & Signs05-0016 PROJECT NAME: Brentwood Center Directory Sign Program (Case Planner: Steve Kowalski) DESCRIPTION: Type "C" Sign Permit to allow four (4) tenant directory signs located throughout the Brentwood Shopping Center in the C-1 Retail Commercial Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. The Board had the following comments: 1. Provide a cement curb around the base of each sign to act as a bumper (about 8" high and 16" wide with rounded edges). 2. Either engrave or paint the letters onto the panels; do not use vinyl because it can be peeled off. Steve to review prior to making copies for Planning Commission. No need to go back to DRB. 3. OWNER: Colombani, Andrew & Eleanor APPLICANT: Jim Martin ADDRESS: 710 El Camino Real PROJECT NUMBER: P05-0055 & Signs05-0017 PROJECT NAME: Type "C" Sign (Shell Gas Station) (Case Planner: Steve Carlson) DESCRIPTION: Type "C" Sign Permit to install new signage at a gas station situtated at 710 El Camino Real in the Retail Commercial (C-1- L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. The applicant was not present at the meeting. DRB Minutes May 17, 2005 Page 2 of9 The Board had the following comments: 1. The "Houlihan's" sign is too big. Reduce the font size to make it more in scale with the size of the restaurant's fa<;ade. 2. The signage will require a separate sign permit. 3. Provide a landscape plan for the entire restaurant site, and show the landscaping in the renderings. 4. Retaining walls along front are too austere. Add landscaping where possible and additional articulation to break up the mass, Consider framing the 7' ramp wall with a minimum 2' wide planter and! or adding recessed landscape pockets along it. Also, consider additional treatment at service entries. 5. The Site Plan needs to include parking stall, aisle and driveway width dimensions, all drawn to scale. 6. Consider incorporating landscape separation between the driveway and the retaining walls. This may be accomplished by adjusting the parking stall lengths to 16 ft. with a 2 ft. overhang over the existing aisle planter. Revise plans to address these comments and resubmit to DRB for further review. Equilon Enterprises, LLC Peter Tobin Various Locations P05-0772 & SIGNS05-0025 P05-0073 & SIGNS05-0026 P05-0055 & SIGNS05-0017 P05-0056 & SIGNS05-0018 Type "C" Sign (Shell Gas Station) (Case Planner: Steve Carlson) DESCRIPTION: Type "C" Sign Permit to install new signage at four Shell gas stations situated at 123 Linden, 248 So. Airport, 710 EI Camino Real, and 899 Airport Blvd. The Board had no comments, and recommended that the permits be approved as submi tied. 4. OWNER: APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: 5. OWNER: Bacon, APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: DESCRIPTION: John W. & Lynn J. Bacon Michael Nilmeyer 220 Shaw Rd. P05-0064 & UP05-0014 F edEx Distribution Center (Case Planner: Steve Carlson) Use Permit and Design Review allowing the conversion of a vacant warehouse into a freight forwarding facility, situated at 220 South Linden Avenue in the Industrial (M- 1) Zoning District in accordance with SSFMC Chapters 20.81 and 20.85. SHELL JUSTIFICATION STATEMENT South San .Francisco Projects, CA Shell has recently embarked' on a nationwide program to convert their existing Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual Identity), has been designed to embody the core values of the Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly, inviting and caring. RVI is the International standard for Shell gas stations and is used in every country besides the 'United States. Shell now wants to convert the US stations to comply with the international standards. The design has functional as well as emotional benefits to customers. . ' The functional benefits include, for example, the design of signs that communicate information clearly and selection of lighting that provides illumination of the right intensity and quality for safety and visibility. One of the emotional benefit~ of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less "industrial". The RVI d~sign highlights the Shell brand identity colors of red and yellow. White has been added to complement the red and .y~lIow. The white complements coupled with light create a comfortable atmosphere that research shows customers value. Shell is in the process of upgrading of all Shell branded sites and they are very excited about the positive effect these upgrades will have on their. customers and the communities they serve. The conversions' of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. UpQrades that were completed · Replace existing sign faces or install new modern I.D signs at intersections. · Paint building white with gray band at bottom · Add yellow/red/sign fascia to building, where applicable · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia. with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom · Replace pumps and pump valences. The V-Power concept is an identity to Shell Oil and identifies this premium Grade fuel on the 1.0 sign and this relates to the V-Power on the dispenser "Skirts". SHELL RENOVATION NA~RATIVE SOUTH SAN FRANCISCO SITES 710 EI Camino Real South San Francisco, CA SHELL RVI - RV228 Shell has recently embarked on a nationwide program to convert their gray and yellow Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual IdentitY)l has been designed to embody the core values of the Shell brand in a modern and .welcoming design resulting in a retail environment that is warm, friendly and inviting. The functional benefits of Shell's RVI include, for exampl~, the design of signs that communicate information clearly and lighting that provides illumination for .safety and visibility. One of the emotional benefits of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less "industrial". Shell is in the process of finalizing all Shell branded sites over the next year and they are very excited about the positive effect these upgrades will have on their customers and the communities they serve. The conversions of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. Standard Uoarades* · Paint building(s) white with gray band at bottom . Add yellow/red sign fascia to building . Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia with illuminated red band, where applicable . Paint canopy columns white with gray band at bottom . Replace pump valences (removing pump spandrels where applicable) . Reface sign (where applicable) * Please refer to "scope of workll notes for specific proposed upgrades located on cover page of each site's architectural drawings. Existing Signs Total Signage: 135.59 sq. ft. New Signs Total Signage: 175.59 sq. ft. Monument Sign Logo: 9 sq. ft. Price Sign: 18 sq. ft. Existing Wording: Self Service Gasoline Regular Plus Premium Monument Sign Logo: 9 sq. ft. Price Sign: 18, sq. ft. New Wording: Self Serve Gasoline Regular Plus V-Power 0 Building: 9.55 sq. ft. Canopy: 24 sq. ft. Building: 9.55 sq. ft. Canopy: 24 sq. ft. Dispensers: 9.38 sq. ft. per each dispenser side = 9.38 sq. ft. x 2 sided x 4 dispensers = Total: 75.04 sq. ft. Dispensers: .14.38 sq. ft. per each dispenser side = 14.38 x 2 sided x 4 dispensers = Total: 115.04 sq. ft. We feel that the new signage is necessary in order to effectively communicate the service provided to the public in a style that is not only aesthetically pleasing and creates a safe environment with 'lighting, but also enhances the architectural style of the project site. We do not feel that the signage is too much and does not exceed the maximum allowed for the site and is necessary in order to provide visual guidance for public's use because of the nature of the business being a gasoline service station. Finally, we feel that it is important to relay to the public that Shell is providing a high quality fuel "V-Powero" for Premium fuel and "Quality Fuels" for use in their vehicles, and we do not feel that by showing this information in the form of a sign on the dispensers is excessive advertising, but is advising the public of what type of fuel is available for fueling their vehicles. Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Shell RVI 710 EI Camino Real South San Francisco, CA RV228 3-11-05 Planning Commission Staff Report DATE: June 1, 2006 TO: Planning Commission SUBJECT: Type C Sign Permit allowing a master sign program consisting of existing building fa<;ade canopy and pylon signs and new pump signs with a total sign area exceeding 100 square feet and a pylon sign exceeding 10 feet in height. Property: 899 Airport Boulevard, situated in the Planned Commercial Zoning District (P-C), in accordance with SSFMC Chapters 20.76 and 20.86. Owner: Equilion Enterprises Applicant: Jim Martin Case Nos. P05-0056 (Signs 05-0018) RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit allowing a master sign program consisting of existing building fa~ade, canopy and pylon signs and new pump signs with a total sign area exceeding 100 square feet and a pylon sign exceeding 10 feet in height, subject to making the fmdings and adopting the conditions of approval. BACKGROUND/DISCUSSION: The project is located at 899 Airport Boulevard at an existing gas service station that has had tenant improvements including pump replacement. The existing signs that were upgraded, consisting of building fa<;ade signs, two canopy and a double faced pylon signs, have a combined area of273 square feet. The proposed project includes the pump signs with a combined area of 40 square feet. The existing signs total an area of233 square feet. The project requires a Type C Sign Permit because the total sign area exceeds 100 square feet and the pylon sign exceeds 10 feet in height (SSFMC Section 20.76.130). The existing and proposed signs are a combination of internally and non-illuminated signs. The non-illuminated building facade signs are flat surface decals. The two (2) canopy signs are comprised of illuminated channel block letters and an illuminated light bar. The pylon and pricing sign is internally illuminated. The proposed signs on the pump valance, comprised of the company logo and pump number, are compatible with the City Design Guidelines and the City Sign Regulations (SSFMC Chapter Staff Report To: Planning Commission Subject: PO-0056 - 899 Airport Boulevard June 1, 2006 Page 2 20.76), and the sign design, finish and color area are compatible with the building's architecture and the other signs. The proposed graphic information on the internally illuminated pump valance - "Quality Fuels" - is not allowed by SSFMC Section 20.76.125 as it amounts to advertising. The SSFMC Section 20.76.125 Permissible Sign Copy allows the following: "Identification signs may only include only the name, address or logo of the business located 0 the premises upon which the sign is located, and, when necessary, may include the generic type of business (e.g. restaurant, pharmacy, etc.). " Since the Planning Commission last met regarding this matter in 2005, City staffhas reviewed pertinent State law regarding gasoline stations and discussed this with the applicant's legal representative. State law allows gasoline stations to display the brand or trade names (V-Power) associated with the fuels; however, it also provides that the letter size on the pumps may be limited. City staff is willing to allow the trade name on the pump, as long as it is substantially smaller in size than previously proposed (as provided by State Law). The revised pump graphics appear to be the same as those already installed; the trade name "V -power" is too large. City staff, recommends substantially reducing the size of the trade name. The signs or banners in the service bay entries and the display boards in the setback area are not allowed, as they are also considered advertising. Existing unauthorized signs, banners and advertisements are required to be removed as the applicant has been previously advised several months ago. Code Enforcement staff previously opened a site investigation and was successful in achieving compliance. Signs have again been placed on the site or were not removed. Once the Planning Commission has made a determination regarding the master sign program, the Code Enforcement Staff will pursue conformance with the City's Sign Regulations. The site also has propane tanks that have not been authorized and require a modification of the Use Permit. The owner has been advised of this requirement several times in the past and has complied in the past by removing the tanks; however, the tanks have reappeared. The tank vendor recently contacted the Planning Division staff to review the Zoning requirements. The Planning Commission should determine the following: 1. Are the pump graphics appropriate? 2. Is the amount of signs appropriate for the service station? Staff Report To: Planning Commission Subject: PO-0056 - 899 Airport Boulevard June 1, 2006 Page 3 DESIGN REVIEW BOARD The Design Review Board reviewed the proposed signs at the meetings of April 19, and May 17, 2005. The Board recommended consideration of the signs, but not the advertisement. The Design Review Board minutes are attached to the staff report. ENVIRONMENTAL REVIEW City staffhas determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to taken any action on the environmental document. RECOMMENDATION: The sign program complies with City development standards. Therefore, it is recommended that the Planning Commission approve the Type C Sign Permit allowing a master sign program consisting of an existing building fayade, a canopy sign, a double faced pylon sign and new pump signs exceeding an area of 100 square feet and a pylon sign exceeding 10 feet in height. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Planning Commission Minutes October 20, 2005 Design Review Board Minutes April 19,2005 May 17, 2005 Applicant's Sign Justification Plans FINDINGS OF APPROVAL P05-0056 899 AIRPORT BOULEVARD SHELL STATION (As recommended by City Staff June 1,2006) As required by the "Sign Permit Procedures~'(SSFMC Chapter 20.86), the following findings are made in approval P05-00 Type C Sign Permit allowing a master sign program consisting of existing building fa<;ade, canopy and pylon signs and new pump signs with a total sign area exceeding 100 square feet and a pylon sign exceeding 10 feet in height, 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 ARC Inc., dated March 22,2005; Design Review Board meeting of April 19, 2005; Design Review Board of May 17, 2005; Design Review Board minutes of April 19, 2005; Design Review Board minutes of May 17,2005; Planning Commission staff report dated September 15, 2005; and Planning Commission meeting of September 15, 2005; Planning Commission staffreport dated October 20,2005; and Planning Commission meeting of October 20,2005; Planning Commission staffreport dated June 1,2006; and Planning Commission meeting of June 1, 2006: 1. The master sign program consisting of existing building fa<;ade, canopy and pylon signs and new pump signs with a total sign area exceeding 100 square feet and a pylon sign exceeding 10 feet in height is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs. 2. The master sign program consisting of existing building fa<;ade, canopy and pylon signs and new pump signs with a total sign area exceeding 100 square feet and a pylon sign exceeding 10 feet in height are consistent with the requirements of SSFMC Chapters 20.76 and 20.86, which requires an approved Type C Sign Permit. The signs are integrated with the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to travelers The sign program was recommended for approval by the City's Design Review Board. 3. The master sign program consisting of existing building fa<;ade, canopy and pylon signs and new pump signs with a total sign area exceeding 100 square feet and a pylon sign exceeding 10 feet in height will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the auto dealership. * * * PROPOSED CONDITIONS OF APPROVAL P05-0056 899 AIRPORT BOULEVARD SHELL SERVICE STATION (As recommended by City Staff on June 1, 2006) A. PLANNING DIVISION requirements shall be as follow: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by Arc Inc., dated March 22, 2005 and revised May 2006. 3. The master sign program consists of existing building fayade signs, canopy signs and a double faced pylon sign, and new pump signs with a total sign area exceeding 100 square feet and a pylon sign exceeding 10 feet in height. On-site advertising signs, such as, but not limited to, "Quality Fuel" are not permitted. No additional signs or revisions shall be placed without prior approval from the Planning Commission. 4. The development shall be subject to a 6-month review by the Planning Commission after the effective date of the decision. At the time of review the Planning Commission may amend, modify or add conditions of approval regarding the master sign program. 5. All advertising, non-conforming signs and signs not approved by the Planning Commission shall be removed by July 1, 2006. The owner shall inform the City's Chief Planner in writing when the non-conforming signs and the tanks have been removed. 6. The owner shall either remove the propane tanks or file for a Use Permit by July 1, 2006. The owner shall inform the City's Chief Planner in writing if and when the propane tanks have been removed. (planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) Planning Commission Meeting of October 20/ 2005 Commissioner Prouty pulled item number 2 from the Consent Calendar and asked that Chief Planner Sparks explain what this action is doing. Chief Planner Sparks noted that this is a standard General Plan Conformity finding. Motion Prouty / Second Giusti to approve the Consent Calendar. Approved by unanimous voice vote. PUBLIC HEARING 3. Social Vocational Services/applicant Bedford Property Investors/ owner 800-890 Dubuque Avenue POS-0147:UPOS-0028 Use Permit to allowing overnight parking for eight (8) company passenger vans, situated at 860 Dubuque Avenue in the Planned Industrial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24 and 20.85 Public Hearing opened. Senior Planner Carlson presented the staff report. There were no speakers on the project. Public Hearing closed. Commissioner Giusti and Chairperson Teglia questioned where vans would be kept when they are not in use and where will they be serviced. Susan Copley responded that the vans would be onsite or offsite depending on the activities of the day. She noted that they have vendors that maintain their vehicles and they will not do this onsite. Commissioner Prouty questioned if the vans would be parked on the street. Ms. Copley noted that they will not park on the street. Motion Zemke I Second Sim to approve P05-0147: UP05-0028. Approved by unanimous voice vote. Chief Planner Soarks suaaested that the Commission consider items 4-8 simultaneouslv. 4. Type "C" Sign (Shell) Eleanor Colombani/ Owner Jim Martin/Applicant 710 EI Camino Real POS-OOSS: SIGNSOS-0017 Continued to 11/17/0S (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 710 EI Camino Real in the Retail Commercial (C-1-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. S. Type "C" Sign (Shell) Jim Martin/applicant Equilon Enterprises, LLC/ owner 899 Airport Blvd. POS-00S6:SIGNSOS-0018 Continued to 11/17/0S (Continued from September 15, 2005) s:\MLIII-L-ttes\FLIII-ClLLzed MLIII-L-ttes\2.005\iO-2.0-0S RPC- MLIII-L-ttes.doc f>lilge 2. of 5 Planning Commission Meeting of October 20! 2005 Type "C" Sign Permit to install new signage at a gas station situated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 6. Type "C" Sign (Shell) Peter Tobin/ applicant Equilon Enterprises, LLC/ owner 123 Linden Ave. P05-0072: SIGNS05-0025 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24! 20.76 & 20.86. 7. Type "C" Sign (Shell) Peter Tobin/applicant Shell Oil Co./ owner 248 So. Airport Blvd. P05-0073: SIGNS05-0026 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24! 20.76 & 20.86. 8. Type "C" Sign (Shell) ARC Architects, Inc./applicant Derenzi, Marie G/owner 140 Produce Ave. P05-0111: SIGNS05-0043 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit allowing a master sign program including building facade signs! canopy signs! monument sign! and a pylon signs exceeding 10 feet in height and signs exceeding 100 square feet in area! situated at 140 Produce Avenue! in the Planned Commercial (P-C) Zoning District! in accordance with SSFMC Chapters 20.81 & 20.86 Discussion on items 4-8 Senior Planner Carlson presented the staff reports. Peter Tobin! ARC Inc. Architects! noted that the 5 sign permits had to go before the Design Review Board. He distributed pictures of other gas stations in the area with illegal signage. Senior Planner Carlson noted this is the first time has seen the pictures all of which show illegal signs. He pointed out that if the applicant wished to file a Code Enforcement complaint he could do so. Chairperson Teglia suggested that the City may want to have gas station guidelines. There were no other speakers on the projects. Public Hearing closed. Chairperson Teglia noted that the entire site is looking like one large sign. s:\MLlI'vlAtes,\FLII'vIilLLzed MLlI'vlAtes,\2oo5\iO-:W-OS R'PC. MLlI'vlAtes"doc, 'PliIge 3 of 5 Planning Commission Meeting of October 20, 200S Commissioner Giusti questioned if the billboard for item 9 is part of the station. Senior Planner Carlson noted that the billboard is a separate permit. Commissioner Prouty noted that there are too many signs and that they should be removed. Chairperson Teglia questioned if the sign program that includes everything with the company logo and not the advertising portion of it. Senior Planner Carlson replied that this was correct. Chairperson Teglia noted that the paint scheme across the canopy because a standing sign, topped with the V-power advertising on the pump is a visual impact. He suggested removing the V-Power logo from the top of the pumps which will reduce the visual impact. Commissioner Honan added that the landscaping of the gas stations is non-conforming and suggested that this needs to be cleaned up. Commissioner Romero questioned the approval of a pump replacement on Page A-2 on item #S. Senior Planner Carlson noted that there may be one where there was not an approval and after the final inspection they put in the advertising. Commissioner Romero noted that the drawings are not identifying what will be installed. He suggested seeing one gas station completed and before approving mass applications and that all the illegal signage should be removed from the stations. Chairperson Teglia noted that the pump numbers on item 4 page A-2 are smaller, not on upper valance but on the upright. He compared it to item S page has large pump numbers on the upper valance. Chairperson Teglia noted that they can put a logo or color scheme but not advertising. Chairperson Teglia noted that the application can be referred to code enforcement to get them into compliance. Chief Planner Sparks noted that each application is clear in what the approvals are but suggested that the Commission direct that all signage be removed. He added that staff can look at amending the zoning code for gas station guidelines. Chairperson Teglia was concerned with approval of the sign programs with the large pump numbers on the valance. He suggested continuing the item and allowing the applicant to return with other examples. Commissioner Prouty noted that all signage should be removed including the signage from the garage doors. He also suggested that a Condition of Approval be added to ask for removal of all illegal signs. Senior Planner Carlson noted that the condition is already incorporated in the staff report. Senior Planner Carlson also pointed out that the Commission can ask the applicant return with a new pump design. Chairperson Teglia asked that the applicant show pictures of the entire site and tone down the pumps Mr. Tobin noted that they can remove the illegal signs of the gas stations. He noted that they need to take back the pump design or alternate graphic for approval by the corporation. Mr. Tobin noted that he would show before and after pictures. Motion Honan I Second Zemke to continue POS-OOSS: SIGNSOS-0017; POS-00S6: SIGNSOS-0018; POS- 0072: SIGNSOS-002S; POS-0073: SIGNSOS-0026; and POS-Olll: SIGNSOS-0043 to November 17, 200S. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 9. Appointment of Terrabay Terraces Subcommittee, · Members appointed: Chairperson Teglia, Commissioner Prouty and Vice Chairperson Zemke, Commissioner Sim was appointed as an alternate, S: \MLvoL-i.tes\FLvoCl LLzed MLvoL-i.tes\::2005\iO-::20-05 RPC. MLvoL-i.tes, doc, 'PClge.f{- of 5 DRB Minutes April 19, 2005 Page 2 of6 4. OWNER: Ho, Alan & Mona APPLICANT: Jim Martin ADDRESS: 899 Airport Blvd. PROJECT NUMBER: P05-0056 & Signs05-0018 PROJECT NAME: Type "C" Sign (Shell Gas Station) (Case Planner: Steve Carlson) DESCRIPTION: Type "C" Sign Permit to install new signage at a gas station situtated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. The applicant was not present at the meeting. 5. OWNER: Azar, Nancy APPLICANT: Richard Camponuevo ADDRESS: 144 Country Club Dr. PROJECT NUMBER: P05-0051 & DR05-0028 PROJECT NAME: New Rec Room in Apt Complex (Case Planner: Steve Kowalski) DESCRIPTION: Design Review of a new recreation room and site improvements at an apartment complex in the Multi- Family Residential (R-3-L) Zoning District in accordance with SSFMC Chapters 20.20 & 20.85. The Board had the following comments: 1. Bathrooms need to be ADA accessible with only a sink and toilet in each. 2. Use Chanticleer Pear trees and plant them 2' off the property line and 4' from the building. 3. Plant the trees 20' apart to give them ample room to grow. 4. Provide an eyebrow roof over the two entrances to the rec room on the south and west elevations to mimic the roofline on the east elevation. 5. The rec room elevations should be labeled as (N), not (E). Revise plans and submit a copy to Planning prior to applying for building permits, 6. OWNER: Sperow, David & Joni APPLICANT: Sperow, David & Joni ADDRESS: 201 Verano Dr. PROJECT NUMBER: P05-0054 & DR05-0031 PROJECT NAME: Sperow Residence 2nd-Story Addition (Case Planner: Steve Kowalski) DESCRIPTION: Design Review of a 2nd-story addition to an existing dwelling unit in the Single-Family Residential (R-I-E) Zoning District in accordance with SSFMC Chapters 20.16 & 20.85. DRB Minutes May 17,2005 Page 2 of9 The Board had the following comments: 1. The "Houlihan's" sign is too big. Reduce the font size to make it more in scale with the size of the restaurant's fa9ade. 2. The signage will require a separate sign permit. 3. Provide a landscape plan for the entire restaurant site, and show the landscaping in the renderings. 4. Retaining walls along front are too austere. Add landscaping where possible and additional articulation to break up the mass. Consider framing the 7' ramp wall with a minimum 2' wide planter and/or adding recessed landscape pockets along it. Also, consider additional treatment at service entries. 5. The Site Plan needs to include parking stall, aisle and driveway width dimensions, all drawn to scale. 6. Consider incorporating landscape separation between the driveway and the retaining walls. This may be accomplished by adjusting the parking stall lengths to 16 ft. with a 2 ft. overhang over the existing aisle planter. Revise plans to address these comments and resubmit to DRB for further review. Equilon Enterprises, LLC Peter Tobin Various Locations P05-0772 & SIGNS05-0025 P05-0073 & SIGNS05-0026 P05-0055 & SIGNS05-0017 P05-0056 & SIGNS05-0018 Type "C" Sign (Shell Gas Station) (Case Planner: Steve Carlson) DESCRIPTION: Type "C" Sign Permit to install new signage at four Shell gas stations situated at 123 Linden, 248 So. Airport, 710 EI Camino Real, and 899 Airport Blvd. The Board had no comments, and recommended that the permits be approved as submitted, 4. OWNER: APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: 5. OWNER: Bacon, APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: DESCRIPTION: John W. & Lynn J. Bacon Michael Nilmeyer 220 Shaw Rd. P05-0064 & UP05-0014 FedEx Distribution Center (Case Planner: Steve Carlson) Use Permit and Design Review allowing the conversion of a vacant warehouse into a freight forwarding facility, situated at 220 South Linden Avenue in the Industrial (M- 1) Zoning District in accordance with SSFMC Chapters 20.81 and 20.85. SHELL JUSTIFICATION STATEMENT South San ,Francisco Projects, CA Shell has recently embarked' on a nationwide program to convert their existing Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual Identity), has been designed to embody the core values of the Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly, inviting and caring. RVI is the International standard for Shell gas stations and is used in every country besides the 'United States. Shell now wants to convert the US stations to comply with the international standards. The design has functional as well as emotional benefits to customers. . ' The functional benefits include, for example, the design of signs that communicate information clearly and selection of lighting that provides illumination of the right intensity and quality for safety and visibility. One of the emotional benefit~ of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less Ilindustriar". The RVI design highlights the Shell brand identity colors of red and yellow. White has been added to complement the red and .y~lIow. The white complements coupled with light create a comfortable atmosphere that research shows customers value. Shell is in the process of upgrading of all Shell branded sites and they are very excited about the positive effect these upgrades will have on their' customers and the communities th'ey serve. The conversions. of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. Uparades that were completed · Replace existing sign faces or install new modern I.D signs at intersections. · Paint building white with gray band at bottom · Add yellow/red/sign fascia to building, where applicable · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom · Replace pumps and pump valences. The V-Power concept is an identity to Shell Oil and identifies this premium Grade fuel on the 1.0 sign and this relates to the V-Power on the dispenser "Skirts". SHELL RENOVATION NARRATIVE SOUTH SAN FRANCISCO SITES 899 Airport Boulevard South San Francisco, CA SHELL RVI - RV230 Shell has recently embarked on a nationwide program to convert their gray and yellow Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual Identity), has been designed, to embody the core values of the Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly and inviting. The functional benefits of Shell's RVI include, for example, the design of signs that communicate information clearly and lighting that provides illumination for safety and visibility. One of the emotional benefits of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less "industrial". Shell is in the process of finalizing all Shell branded sites over the next year and they are very excited about the positive effect these upgrades will have on their customers and the communities they serve. The conversions of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. Standard UDarades* · Paint building(s) white with gray band at bottom · Add yellow/red sign fascia to building · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom · Replace pump valences (removing pump spandrels where applicable) · Reface sign (where applicable) * Please refer to "scope of work" notes for specific proposed upgrades located on cover page of each site's architectural drawings. Existing Signs Total Signage: 233.09 sq. ft. High-Rise Price Sign: 88.50 sq. ft. Existing Wording: Unknown Regular Plus Premium Gasoline New Signs Total Sign age: 273.09 sq. ft. High-Rise Price Sign: 88.50 sq. ft. New Wording: Food Mart Regular Plus V-Power 0 - Gasoline (Located under V-Powero same location Gasoline Building: 9.55 sq. ft. Building: 9.55 sq. ft. Canopy: 24 sq. ft. Canopy: 24 sq. ft. Dispensers: 9.38 sq. ft. per each Dispensers: 14.38 sq. ft. per each dispenser side dispenser side = 9.38 x 2 sided x 4 14.38 x 2 sided x 4 dispensers = Total: 115.04 sq. dispensers = Total: 75.04 sq. ft. ft. Light Pole Signs: 36 sq. ft. Light Pole Signs: 36 sq. ft. We feel that the new signage is necessary in order to effectively communicate the service provided to the public in a style that is not only aesthetically pleasing and creates a safe environment with lighting, but also enhances the architectural style of the project site. We do not feel that the signage is too much and does not exceed the maximum allowed for the site and is necessary in order to provide visual guidance for public's use because of the nature of the business being a gasoline service station. Finally, we feel that it is important to relay to the public that Shell is providing a high quality fuel "V-Powero" for Prefllium fuel and "Quality Fuels" for use in their vehicles, and we do not feel that by showing this information in the form of a sign on the dispensers is excessive advertising, but is advising the public of what type of fuel is available for fueling their vehi~les. Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Shell RVI 899 S. Airport Blvd South San Francisco, CA RV229 3-30-05 Planning Commission Staff Report DATE: June 1,2006 TO: Planning Commission SUBJECT: Type C Sign Permit allowing a master sign program consisting of existing building fa<;ade signs, canopy signs, a double faced monument sign and new pump signs with a total sign area exceeding 100 square feet, situated at 123 Linden Avenue (APN 012-332-340), in the Downtown Commercial Zoning District (D-C-L), in accordance with SSFMC Chapters 20.76 and 20.86. Owner: Equilion Enterprises, LLC Applicant: Pete Tobin Case Nos. P05-0072 (Signs 05-0025) RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit allowing a master sign program consisting of existing building fa~ade sIgns, canopy signs, a double faced monument sign, and new pump signs with a total sign area exceeding 100 square feet, subject to making the fmdings and adopting the conditions of approval. BACKGROUND/DISCUSSION: The project is located at 123 Linden Avenue, an existing gas service station that has recently undergone tenant improvements, including tank and pump replacement. The existing signs, that were upgraded, consisting of building fa<;ade signs, canopy signs, a double faced monument sign, and a double faced pylon sign, have a combined area of 243 square feet. The proposed project includes the addition of 40 square feet of pump signs, resulting in a new combined sign area of 283 square feet. The project requires a Type C Sign Permit because the total sign area of283 square feet exceeds 100 square feet (SSFMC Section 20.76.130). The existing and proposed signs are a combination of internally and non-illuminated signs. The non-illuminated building facade signs are flat surface decals. The two (2) canopy signs are comprised of illuminated channel block letters and an illuminated light bar. The monument sign, that contains the company logo and pricing information, is also internally illuminated. The proposed signs on the pump valance, comprised of the company logo and pump number, are compatible with the City Design Guidelines and the City Sign Regulations (SSFMC Chapter 20.76), and the sign design, finish and color are compatible with the building's architecture and the other signs. Staff Report To: Planning Commission Subject: P05-0072 - 123 Linden Shell Station Signs June 1, 2006 Page 2 The graphic information on the internally illuminated pump valance - "Quality Fuels" - is not allowed by SSFMC Section 20.76.125 as it amounts to advertising. The SSFMC Section 20.76.125 Permissible Sign Copy allows the following: "Identification signs may only include only the name, address or logo of the business located 0 the premises upon which the sign is located, and, when necessary, may include the generic type of business (e.g. restaurant, pharmacy, etc.). " Since the Planning Commission last met regarding this matter, City staff has reviewed pertinent State law regarding gasoline stations and discussed this with the applicant's legal representative. State law allows gasoline stations to display the brand or trade names associated with the fuels; however, it also provides that the letter size on the pumps may be limited. City staff is willing to allow the trade name on the pump, as long as it is substantially smaller in size than previously proposed (as provided by State Law). The revised pump graphics appear to be the same as those already installed; the trade name "V -power" is too large and should be substantially reduced in SIze. The signs or banners in the service bay entries and the display boards in the setback area that have been displayed are not allowed, as they are also considered advertising. Existing unauthorized signs, banners and advertisements are required to be removed as the applicant has been previously advised several months ago. Code Enforcement staff previously opened a site investigation and was successful in achieving compliance. However, several signs have again been placed on the site. Once the Planning Commission has made a determination regarding the sign program, the Code Enforcement Staff will pursue compliance with the City's Sign Regulations. In City staff s opinion the service station is over signed and the advertising should not be allowed. Existing unauthorized signs, banners and advertisements are required to be removed. The Planning Commission should determine the following: 1. Are the pump graphics appropriate? 2. Is the amount of signs appropriate for the service station? DESIGN REVIEW BOARD The Design Review Board reviewed the proposed signs at the meeting of May 17, 2005. The Board recommended consideration of the signs, but not the advertisement. The Design Review Board minutes are attached to the staff report. Staff Report To: Planning Commission Subject: P05-0072 - 123 Linden Shell Station Signs June 1, 2006 Page 3 ENVIRONMENTAL REVIEW City staffhas determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to taken any action on the environmental document. RECOMMENDATION: The sign program complies with City development standards. Therefore, it is recommended that the Planning Commission approve the Type C Sign Permit allowing a master sign program consisting of existing building fayade signs, canopy signs, a double faced monument sign and new pump signs exceeding an area of 100 square feet. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Planning Commission Meeting Minutes October 20, 2005 Design Review Board Minutes May 17,2005 Applicant's Sign Justification Plans FINDINGS OF APPROVAL P05-0072 123 LINDEN AVENUE SHELL SERVICE STATION (As recommended by City Staff June 1, 2006) As required by the "Sign Permit Procedures" (SSFMC Chapter 20.86), the following findings are made in approval P05-0072 Type C Sign Permit allowing a master sign program consisting of existing building fayade signs, canopy signs, a double faced monument sign and new pump signs with a total sign area exceeding 100 square feet, situated at 123 Linden Avenue, 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 Arc Inc., dated April 4, 2005; Design Review Board meeting of May 17, 2005; Design Review Board minutes of May 17,2005; Planning Commission staff report dated September 15, 2005; and Planning Commission meeting of September 15, 2005; Planning Commission staffreport dated October 20, 2005; and Planning Commission meeting of October 20, 2005; ; Planning Commission staff report dated June 1,2006; and Planning Commission meeting of June 1,2006: 1. The master sign program consisting of existing building fayade signs, canopy signs, a double faced monument sign and new pump signs with a total sign area exceeding 100 square feet, situated at 123 Linden Avenue is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs. 2. The master sign program consisting existing building fayade signs, canopy signs, a double faced monument sign and new pump signs with a total sign area exceeding 100 square feet, situated at 123 Linden Avenue are consistent with the requirements ofSSFMC Chapters 20.76 and 20.86, which requires an approved Type C Sign Permit. The signs are integrated with the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to travelers. The sign program was recommended for approval by the City's Design Review Board. 3. The master sign program consisting of existing building fayade signs, canopy signs, a double faced monument sign and new pump signs with a total sign area exceeding 100 square feet, situated at 123 Linden Avenue will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the service station. * * * PROPOSED CONDITIONS OF APPROVAL P05-0072 123 LINDEN AVENUE SHELL SERVICE STATION (As recommended by City Staff on June 1, 2006) A. PLANNING DIVISION requirements shall be as follow: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by Arc Inc., dated April 4, 2005 and revised May 2006. 3. The master sign program consists of existing building fa9ade signs and two double faced pylon signs with a total sign area of 283 square feet. On-site advertising signs, such as, but not limited to, signs with the words "Quality Fuels" are not permitted. No additional signs or revisions shall be placed without prior approval from the Planning Commission. 4. All existing advertisement signs, non-conforming signs and any other signs not approved by the Planning Commission shall be removed by July 1, 2006. The owner shall inform the City's Chief Planner in writing of the date that the signs have been removed. 5. The development shall be subject to a 6-month review by the Planning Commission after the effective date of the decision. At the time of review the Planning Commission may amend, modify or add conditions of approval regarding the master sign program. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) Planning Commission Meeting of October 20, 2005 Commissioner Prouty pulled item number 2 from the Consent Calendar and asked that Chief Planner Sparks explain what this action is doing. Chief Planner Sparks noted that this is a standard General Plan Conformity finding. Motion Prouty / Second Giusti to approve the Consent Calendar. Approved by unanimous voice vote. PUBLIC HEARING 3. Social Vocational Services/applicant Bedford Property Investors/ owner 800-890 Dubuque Avenue P05-0147:UP05-0028 Use Permit to allowing overnight parking for eight (8) company passenger vans, situated at 860 Dubuque Avenue in the Planned Industrial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24 and 20.85 Public Hearing opened. Senior Planner Carlson presented the staff report. There were no speakers on the project. Public Hearing closed. Commissioner Giusti and Chairperson Teglia questioned where vans would be kept when they are not in use and where will they be serviced. Susan Copley responded that the vans would be onsite or offsite depending on the activities of the day. She noted that they have vendors that maintain their vehicles and they will not do this onsite. Commissioner Prouty questioned if the vans would be parked on the street. Ms. Copley noted that they will not park on the street. Motion Zemke I Second Sim to approve P05-0147: UP05-0028. Approved by unanimous voice vote. Chief Planner Soarks suaaested that the Commission consider items 4-8 simultaneouslv. 4. Type "c" Sign (Shell) Eleanor Colombani/Owner Jim Martin/Applicant 710 EI Camino Real P05-0055: SIGNS05-0017 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 710 EI Camino Real in the Retail Commercial (C-l-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 5. Type "c" Sign (Shell) Jim Martin/applicant Equilon Enterprises, LLC/ owner 899 Airport Blvd. P05-0056: SIGNS05-0018 Continued to 11/17/05 (Continued from September 15, 2005) s:\/V\~l/\,lAte.c;\F~I/\,GlL~zec! /V\~l/\,lAte.c;\::2005\iO-::20-05 RJ'c. /V\~l/\,lAte.c;.c!oc. 'PGlge ::2 of 5 Planning Commission Meeting of October 20, 2005 Type "C" Sign Permit to install new signage at a gas station situated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 6. Type "C" Sign (Shell) Peter Tobin/applicant Equilon Enterprises, LLC/ owner 123 Linden Ave. P05-0072: SIGNS05-0025 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. 7. Type "C" Sign (Shell) Peter Tobin/applicant Shell Oil Co./ owner 248 So. Airport Blvd. P05-0073: SIGNS05-0026 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. 8. Type "C" Sign (Shell) ARC Architects, Inc./applicant Derenzi, Marie G/ owner 140 Produce Ave. P05-0111: SIGNS05-0043 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit allowing a master sign program including building facade signs, canopy signs, monument sign, and a pylon signs exceeding 10 feet in height and signs exceeding 100 square feet in area, situated at 140 Produce Avenue, in the Planned Commercial (P-C) Zoning District, in accordance with SSFMC Chapters 20.81 & 20.86 Discussion on items 4-8 Senior Planner Carlson presented the staff reports. Peter Tobin, ARC Inc. Architects, noted that the 5 sign permits had to go before the Design Review Board. He distributed pictures of other gas stations in the area with illegal signage. Senior Planner Carlson noted this is the first time has seen the pictures all of which show illegal signs. He pointed out that if the applicant wished to file a Code Enforcement complaint he could do so. Chairperson Teglia suggested that the City may want to have gas station guidelines. There were no other speakers on the projects. Public Hearing closed. Chairperson Teglia noted that the entire site is looking like one large sign. S:\M~v\'Loltes\F~v\'ClL~zeii! M~v\'Loltes\2oo5\iO-20-05 RPC- M~v\'Loltes.ii!Oc, 'PClge 3 of 5 Planning Commission Meeting of October 20, 200S Commissioner Giusti questioned if the billboard for item 9 is part of the station. Senior Planner Carlson noted that the billboard is a separate permit. Commissioner Prouty noted that there are too many signs and that they should be removed. Chairperson Teglia questioned if the sign program that includes everything with the company logo and not the advertising portion of it. Senior Planner Carlson replied that this was correct. Chairperson Teglia noted that the paint scheme across the canopy because a standing sign, topped with the V-power advertising on the pump is a visual impact. He suggested removing the V-Power logo from the top of the pumps which will reduce the visual impact. Commissioner Honan added that the landscaping of the gas stations is non-conforming and suggested that this needs to be cleaned up. Commissioner Romero questioned the approval of a pump replacement on Page A-2 on item #S. Senior Planner Carlson noted that there may be one where there was not an approval and after the final inspection they put in the advertising. Commissioner Romero noted that the drawings are not identifying what will be installed. He suggested seeing one gas station completed and before approving mass applications and that all the illegal signage should be removed from the stations. Chairperson Teglia noted that the pump numbers on item 4 page A-2 are smaller, not on upper valance but on the upright. He compared it to item S page has large pump numbers on the upper valance. Chairperson Teglia noted that they can put a logo or color scheme but not advertising. Chairperson Teglia noted that the application can be referred to code enforcement to get them into compliance. Chief Planner Sparks noted that each application is clear in what the approvals are but suggested that the Commission direct that all signage be removed. He added that staff can look at amending the zoning code for gas station guidelines. Chairperson Teglia was concerned with approval of the sign programs with the large pump numbers on the valance. He suggested continuing the item and allowing the applicant to return with other examples. Commissioner Prouty noted that all signage should be removed including the signage from the garage doors. He also suggested that a Condition of Approval be added to ask for removal of all illegal signs. Senior Planner Carlson noted that the condition is already incorporated in the staff report. Senior Planner Carlson also pointed out that the Commission can ask the applicant return with a new pump design. Chairperson Teglia asked that the applicant show pictures of the entire site and tone down the pumps Mr. Tobin noted that they can remove the illegal signs of the gas stations. He noted that they need to take back the pump design or alternate graphic for approval by the corporation. Mr. Tobin noted that he would show before and after pictures. Motion Honan I Second Zemke to continue POS-OOSS: SIGNSOS-0017; POS-00S6: SIGNSOS-0018; POS- 0072: SIGNSOS-002S; POS-0073: SIGNSOS-0026; and POS-Olll: SIGNSOS-0043 to November 17, 200S. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 9. Appointment of Terrabay Terraces Subcommittee. . Members appointed: Chairperson Teglia, Commissioner Prouty and Vice Chairperson Zemke, Commissioner Sim was appointed as an alternate, s:\/y\~lI\,lA.te$\F~II\,ClL~zeGl /y\~lI\,lA.te$\2oo5\iO-20-05 RPC- /y\~lI\,lA.te$,Gloc PClge4 of 5 DRB Minutes May 17,2005 Page 2 of9 The Board had the following comments: 1. The "Houlihan's" sign is too big. Reduce the font size to make it more in scale with the size of the restaurant's fa9ade. 2. The signage will require a separate sign permit. 3. Provide a landscape plan for the entire restaurant site, and show the landscaping in the renderings. 4. Retaining walls along front are too austere. Add landscaping where possible and additional articulation to break up the mass. Consider framing the 7' ramp wall with a minimum 2' wide planter and/or adding recessed landscape pockets along it. Also, consider additional treatment at service entries. 5. The Site Plan needs to include parking stall, aisle and driveway width dimensions, all drawn to scale. 6. Consider incorporating landscape separation between the driveway and the retaining walls. This may be accomplished by adjusting the parking stall lengths to 16 ft. with a 2 ft. overhang over the existing aisle planter. Revise plans to address these comments and resubmit to DRB for further review. 4. OWNER: APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: Equilon Enterprises, LLC Peter Tobin Various Locations P05-0772 & SIGNS05-0025 P05-0073 & SIGNS05-0026 P05-0055 & SIGNS05-0017 P05-0056 & SIGNS05-0018 Type "C" Sign (Shell Gas Station) (Case Planner: Steve Carlson) DESCRIPTION: Type "C" Sign Permit to install new signage at four Shell gas stations situated at 123 Linden, 248 So. Airport, 710 EI 'Camino Real, and 899 Airport Blvd. The Board had no comments, and recommended that the permits be approved as submitted. 5. OWNER: Bacon, APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: DESCRIPTION: John W. & Lynn J. Bacon Michael Nilmeyer 220 Shaw Rd. P05-0064 & UP05-0014 F edEx Distribution Center (Case Planner: Steve Carlson) Use Permit and Design Review allowing the conversion of a vacant warehouse into a freight forwarding facility, situated at 220 South Linden Avenue in the Industrial (M- 1) Zoning District in accordance with SSFMC Chapters 20.81 and 20.85. SHELL JUSTIFICATION STATEMENT South San ,Francisco Projects, CA Shell has recently embarked' on a nationwide program to convert their existing Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visua/ldentity), has been designed to embody the core values of the Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly, inviting and caring. RVI is the International standard for Shell gas stations and is used in every country besides the,'United States. Shell now wants to convert the US stations to comply with the international standards. The design has functional as well as emotional benefits to customers. . ' The functional benefits include, for example, the design of signs that communicate information clearly and selection of lighting that provides illumination of the right intensity and quality for safety and visibility. One of the emotional benefits, of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less I[industrial". The RVI d~sign highlights the Shell brand identity colors of red and yellow. White has been added to complement the red and yellow. The white complements coupled with light create a comfortable atmosphere that research shows customers value. Shell is in the process of upgrading of all Shell branded sites and they are very excited about the positive effect these upgrades will have on their. customers and the communities they serve. The conversions. of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. UDarades that were completed · Replace existing sign faces or install new modern 1.0 signs at intersections. · Paint building white with gray band at bottom · Add yellow/red/sign fascia to building, where applicable · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom · Replace pumps and pump valences. The V-Power concept is an identity to Shell Oil and identifies this premium Grade fuel on the 1.0 sign and this relates to the V-Power on the dispenser "Skirts". SHELL RENOVATION NARRATIVE SOUTH SAN ,FRANCISCO SITES 123 Linden A venue South San Francisco, CA SHELL RVI - RV230 Shell has recently embarked on a nationwide program to convert their gray and yellow Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual Identity), has been designed to embody the core values of the, Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly and inviting. The functional benefits of Shell's RVI include, for example, the design of. signs that communicate information clearly and lighting that provides illumination for safety and visibility. One of the emotional benefits of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less "industrial". Shell is in the process of finalizing all Shell branded sites over the next year and they are very excited' about the positive effect these upgrades will have on their customers and the communities they serve. The conversions of their facilities will include painting, general maintenance,' and signage that will considerably improve the facilities' appearances. Standard Uparades* · Paint building(s) white with gray band at bottom . Add yellow/red sign fascia to building · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom . · Replace pump valences (removing pump spandrels where applicable) . Reface sign (where applicable) * . Please refer to "scope of work" notes for specific proposed upgrades located on cover page of each site's architectural drawings. Existing Signs Total Signage: 152.59 sq. ft. Monument Sign: 44 sq. ft. Existing Wording: Regular .' Plus Premium Gasoline Auto Care New Signs Total Signage: 192.59 sq. ft. Monument Sign: 44 sq. ft. New Wording: Regular Plus V-Power 0 Gasoline Service Center / Snack Shop Building: 9.55 sq. ft. Building: 9.55 sq. ft. .canopy: 24 sq. ft. Canopy: 24 sq. ft. Dispensers: 9.38 sq. ft. per each Dispensers: 14.38 sq. ft. per each dispenser side dispenser side = 9.38 x 2 sided x 4 14.38 x 2 sided x 4 dispensers = Total: 115.04 Sq. dispensers = Total: 75.04 sq. ft. ft. . , We feel that the new signage is necessary in order to effectively communicate the service provided to the public in a style that is not only aesthetically pleasing and creates a safe environment with lighting, but also en'hances the architectural style of the project site. We do not feel that the signage is too much and does not exceed the maximum allowed for the site and is necessary in order to provide visual guidance for public's use because of the nature of the business being. a gasoline service station. Finally, we feel that it is important to relay to the public that Shell is providing a high quality fuel"V-Poweroll for Premium fuel and "Quality Fuels" for use in their vehicles, and we do not feel that by showing this information in the form of a sign on the dispensers is excessive advertising, but is advising'the public of what type of fuel is available for fueling their vehicles. Planning Commission Staff Report DATE: June 1,2006 TO: Planning Commission SUBJECT: Type C Sign Permit allowing a master sign program consisting of existing building fayade signs, canopy signs, a double faced monument sign, a double faced pylon sign and new pump signs with a total sign area of 294 square feet exceeding 100 square feet and a pylon sign exceeding 10 feet in height. Property: 248 South Airport Boulevard, situated in the Planned Commercial Zoning District (P-C) SSFMC Chapters 20.76 and 20.86. Owner: Shell Oil Company Applicant: Peter Tobin Case Nos. P05-0073 (Signs 05-0026) RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit allowing a master sign program consisting of existing building fa~ade, canopy signs a double faced monument sign, a double faced pylon sign and new pump signs with a total sign area of 294 square feet exceeding 100 square feet and a pylon sign exceeding 10 feet in height, subject to making the fmdings and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The project is located at 248 South Airport Boulevard at an existing gas service station that has had tenant improvements including pump replacement. The existing signs, that were upgraded, consisting of building fayade signs, canopy signs, a double faced monument sign, and a double faced pylon sign, have a combined area of 243 square feet. The proposed project includes the addition of 51 square feet of pump signs, resulting in a new combined sign area of294 square feet. The project requires a Type C Sign Permit because the total sign area of 294 square feet exceeds 100 square feet and the existing pylon sign exceed 10 feet in height (SSFMC Section 20.76.130). Some signs are internally and some are non-illuminated. The non-illuminated building facade signs are flat surface decals. The three (3) canopy signs are comprised of illuminated channel block letters and an illuminated light bar. The internally illuminated pylon sign is comprised of Staff Report To: Planning Commission Subject: P05-0073 - 248 South Airport Boulevard June 1,2006 Page 2 the company logo. The monument sign, that contains the company logo and pricing information, is externally illuminated The proposed signs on the pump valance, comprised of the company logo and pump number, are compatible with the City Design Guidelines and the City Sign Regulations SSFMC Chapter 20.76), and the sign design, finish and color are compatible with the building's architecture and the other signs. The graphic information on the internally illuminated pump valance - "Quality Fuels" - is not allowed by SSFMC Section 20.76.125 as it amounts to advertising. The SSFMC Section 20.76.125 Permissible Sign Copy allows the following: "Identification signs may only include only the name, address or logo of the business located on the premises upon which the sign is located, and, when necessary, may include the generic type of business (e.g. restaurant, pharmacy, etc.). " Since the Planning Commission last met regarding this matter, City staffhas reviewed pertinent State law regarding gasoline stations and discussed this with the applicant's legal representative. State law allows gasoline stations to display the brand or trade names associated with the fuels; however, it also provides that the letter size on the pumps may be limited. City staff is willing to allow the trade name on the pump, as long as it is substantially smaller in size than previously proposed (as provided by State Law). Unfortunately, the revised pump graphics appear to be the same as those already installed on the pumps; the trade name is too large and should be substantially reduced in size. The signs or banners in the service bay entries and the display boards in the setback area that have been displayed are not allowed, as they are also considered advertising. Existing unauthorized signs banners and advertisements are required to be removed as the applicant has been previously advised several months ago. Code Enforcement staff previously opened a site investigation and was successful in achieving compliance. However, several signs have again been placed on the site. Once the Planning Commission has made a determination regarding the master sign program, the Code Enforcement Staff will pursue conformance with the City's Sign Regulations. The Planning Commission should determine the following: 1. Are the proposed pump graphics acceptable? 2. Is the amount of signs appropriate for the service station? Staff Report To: Planning Commission Subject: P05-0073 - 248 South Airport Boulevard June 1,2006 Page 3 DESIGN REVIEW BOARD The master sign program was reviewed by the Board at their meeting of May 17, 2005. The Board had no comment. City staff is of the opinion that the site is over signed. ENVIRONMENTAL REVIEW City staffhas determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to taken any action on the environmental document. RECOMMENDATION: The sign program complies with City development standards. Therefore, it is recommended that the Planning Commission approve the Type C Sign Permit allowing a master sign program consisting of existing building fa<;ade signs, canopy signs and a double faced pylon sign and pump valance signs. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Planning Commission Minutes October 20, 2005 Design Review Board Minutes May 17, 2005 Applicant's Sign Justification Plans FINDINGS OF APPROVAL P05-0073 248 SOUTH AIRPORT BOULEVARD SHELL SERVICE STATION (As recommended by City Staff June 1,2006) As required by the "Sign Permit Procedures~'(SSFMC Chapter 20.86), the following findings are made in approval P05-0073 Type C Sign Permit allowing a master sign program consisting of existing building fa<(ade, signs, canopy signs, a double faced monument sign, a double faced pylon sign and new pump valance signs with a combined sign area of 294 square feet exceeding 100 square feet and a double faced pylon sign exceeding 10 feet in height, 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 Arc Inc., dated April 4, 2005; Design Review Board meeting of May 17, 2005; Design Review Board minutes of May 17, 2005; Planning Commission staff report dated September 15, 2005; and Planning Commission meeting of September 15, 2005; Planning Commission staff report dated October 20,2005; and Planning Commission meeting of October 20,2005; Planning Commission staff report dated June 1,2006; and Planning Commission meeting of June 1,2006:: 1. The master sign program consisting of existing building fa<(ade signs, canopy signs, a double faced monument sign, a double faced pylon sign and new pump valance signs with a combined area of 294 square feet exceeding 100 square feet and a pylon sign exceeding 10 feet in height is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs. The new pump valance signs comprised of the company name and logo are of a design and finish that is compatible with the existing SlgnS. 2. The master sign program consisting of existing building fa<(ade signs, canopy signs, a double faced monument sign, a double faced pylon sign and new pump valance signs with a combined area of 294 square feet exceeding 100 square feet and a pylon sign exceeding 10 feet in height are consistent with the requirements of SSFMC Chapters 20.76 and 20.86, which requires an approved Type C Sign Permit. The signs are integrated with the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to travelers The sign program was recommended for approval by the City's Design Review Board. 3. The master sign program consisting of existing building fa<(ade signs, canopy signs, a double faced monument sign, a double faced pylon sign and new pump valance signs with a combined area of 294 square feet exceeding 100 square feet and a pylon sign exceeding 10 feet in height will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the service station. * * * PROPOSED CONDITIONS OF APPROVAL P05-0073 248 SOUTH AIRPORT BOULEVARD SHELL SERVICE STATION (As recommended by City Staff on June 1, 2006) A. PLANNING DIVISION requirements shall be as follow: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by Arc Inc. Architects, dated April 4, 2005 and revised May 2006. 3. The master sign program consists of existing building fa<(ade signs, canopy signs, a double faced monument sign, a double faced pylon sign and pump valance signs with a total sign area 294 square feet. Advertising signs such as, but not limited to, the words "Quality Fuels" are not permitted. No additional signs or revisions shall be placed without prior approval from the Planning Commission. 4. The owner shall remove all banners, advertising signs and any other unauthorized signs or equipment shall be removed by September 1, 2005. Should the signs and equipment not be removed the Type C Sign Permit and Use Permit shall be subject to action by the City's Code Enforcement Office and revocation 5. The development shall be subject to a 6-month review by the Planning Commission after the effective date of the decision. At the time of review the Planning Commission may amend, modify or add conditions of approval regarding the master sign program. 6. All advertising, non-conforming signs and signs not approved by the Planning Commission shall be removed by July 1, 2006. The owner shall inform the City's Chief Planner in writing when the non-conforming signs have been removed. (planning Contact: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) Planning Commission Meeting of October 201 2005 Commissioner Prouty pulled item number 2 from the Consent Calendar and asked that Chief Planner Sparks explain what this action is doing. Chief Planner Sparks noted that this is a standard General Plan Conformity finding. Motion Prouty I Second Giusti to approve the Consent Calendar. Approved by unanimous voice vote. PUBLIC HEARING 3. Social Vocational Servicesl applicant Bedford Property Investorslowner 800-890 Dubuque Avenue POS-0147:UPOS-0028 Use Permit to allowing overnight parking for eight (8) company passenger vansl situated at 860 Dubuque Avenue in the Planned Industrial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24 and 20.85 Public Hearing opened. Senior Planner Carlson presented the staff report. There were no speakers on the project. Public Hearing closed. Commissioner Giusti and Chairperson Teglia questioned where vans would be kept when they are not in use and where will they be serviced. Susan Copley responded that the vans would be onsite or offsite depending on the activities of the day. She noted that they have vendors that maintain their vehicles and they will not do this onsite. Commissioner Prouty questioned if the vans would be parked on the street. Ms. Copley noted that they will not park on the street. Motion Zemke I Second Sim to approve P05-0147: UP05-0028. Approved by unanimous voice vote. Chief Planner Soarks suaaested that the Commission consider items 4-8 simultaneouslv. 4. Type "C" Sign (Shell) Eleanor ColombanilOwner Jim MartinI Applicant 710 EI Camino Real POS-OOSS: SIGNSOS-0017 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 710 EI Camino Real in the Retail Commercial (C-l-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 5. Type "C" Sign (Shell) Jim MartinI applicant Equilon Enterprises, LLClowner 899 Airport Blvd. POS-00S6: SIGNSOS-0018 Continued to 11/17/05 (Continued from September 15, 2005) s: \/VI~lI\,lAtes \ F~II\,Cl L~zecl /VI ~lI\,lAtes \:2005\i0- ::20-05 RPC- /VI ~lI\,lAtes. clOC "PClge :2 of 5 Planning Commission Meeting of October 20r 2005 Type "C" Sign Permit to install new signage at a gas station situated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 6. Type "C" Sign (Shell) Peter Tobinl applicant Equilon Enterprises, LLClowner 123 Linden Ave. POS-0072: SIGNSOS-002S Continued to 11117/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24r 20.76 & 20.86. 7. Type "C" Sign (Shell) Peter Tobinlapplicant Shell Oil Co.lowner 248 So. Airport Blvd. POS-0073: SIGNSOS-0026 Continued to 11117/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24r 20.76 & 20.86. 8. Type "C" Sign (Shell) ARC Architects, Inc./applicant Derenzi, Marie Glowner 140 Produce Ave. POS-0111: SIGNSOS-0043 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit allowing a master sign program including building facade signsr canopy signsr monument signr and a pylon signs exceeding 10 feet in height and signs exceeding 100 square feet in arear situated at 140 Produce Avenuer in the Planned Commercial (P-C) Zoning Districtr in accordance with SSFMC Chapters 20.81 & 20.86 Discussion on items 4-8 Senior Planner Carlson presented the staff reports. Peter Tobinr ARC Inc. Architectsr noted that the 5 sign permits had to go before the Design Review Board. He distributed pictures of other gas stations in the area with illegal signage. Senior Planner Carlson noted this is the first time has seen the pictures all of which show illegal signs. He pointed out that if the applicant wished to file a Code Enforcement complaint he could do so. Chairperson Teglia suggested that the City may want to have gas station guidelines. There were no other speakers on the projects. Public Hearing closed. Chairperson Teglia noted that the entire site is looking like one large sign. s: \/VI~lI\,lAtes\F~II\,Cl L~zecl /VI~lI\,lAteS\2005\1.0-20-05 R"PC- /VI~lI\,lAtes. clOC "PClge 3 of 5 Planning Commission Meeting of October 20r 2005 Commissioner Giusti questioned if the billboard for item 9 is part of the station. Senior Planner Carlson noted that the billboard is a separate permit. Commissioner Prouty noted that there are too many signs and that they should be removed. Chairperson Teglia questioned if the sign program that includes everything with the company logo and not the advertising portion of it. Senior Planner Carlson replied that this was correct. Chairperson Teglia noted that the paint scheme across the canopy because a standing signr topped with the V-power advertising on the pump is a visual impact. He suggested removing the V-Power logo from the top of the pumps which will reduce the visual impact. Commissioner Honan added that the landscaping of the gas stations is non-conforming and suggested that this needs to be cleaned up. Commissioner Romero questioned the approval of a pump replacement on Page A-2 on item #5. Senior Planner Carlson noted that there may be one where there was not an approval and after the final inspection they put in the advertising. Commissioner Romero noted that the drawings are not identifying what will be installed. He suggested seeing one gas station completed and before approving mass applications and that all the illegal signage should be removed from the stations. Chairperson Teglia noted that the pump numbers on item 4 page A-2 are smallerr not on upper valance but on the upright. He compared it to item 5 page has large pump numbers on the upper valance. Chairperson Teglia noted that they can put a logo or color scheme but not advertising. Chairperson Teglia noted that the application can be referred to code enforcement to get them into compliance. Chief Planner Sparks noted that each application is clear in what the approvals are but suggested that the Commission direct that all signage be removed. He added that staff can look at amending the zoning code for gas station guidelines. Chairperson Teglia was concerned with approval of the sign programs with the large pump numbers on the valance. He suggested continuing the item and allowing the applicant to return with other examples. Commissioner Prouty noted that all signage should be removed including the signage from the garage doors. He also suggested that a Condition of Approval be added to ask for removal of all illegal signs. Senior Planner Carlson noted that the condition is already incorporated in the staff report. Senior Planner Carlson also pointed out that the Commission can ask the applicant return with a new pump design. Chairperson Teglia asked that the applicant show pictures of the entire site and tone down the pumps Mr. Tobin noted that they can remove the illegal signs of the gas stations. He noted that they need to take back the pump design or alternate graphic for approval by the corporation. Mr. Tobin noted that he would show before and after pictures. Motion Honan I Second Zemke to continue P05-0055: SIGNS05-0017; P05-0056: SIGNS05-0018; P05- 0072: SIGNS05-0025; P05-0073: SIGNS05-0026; and P05-0111: SIGNS05-0043 to November 17r 2005. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 9. Appointment of Terrabay Terraces Subcommittee. · Members appointed: Chairperson Teglia, Commissioner Prouty and Vice Chairperson Zemke. Commissioner Sim was appointed as an alternate. s: \/V\~lI\,lAtes\F~II\,ClL~zecl /V\~lI\,lAtes\2005\1.0-20-05 R"PC- /V\~lI\,lAteS.clOG "PClge .If- of 5 DRB Minutes May 17, 2005 Page 2 of9 The Board had the following comments: 1. The "Houlihan's" sign is too big. Reduce the font size to make it more in scale with the size of the restaurant's fayade. 2. The signage will require a separate sign permit. 3. Provide a landscape plan for the entire restaurant site, and show the landscaping in the renderings. 4. Retaining walls along front are too austere. Add landscaping where possible and additional articulation to break up the mass. Consider framing the 7' ramp wall with a minimum 2' wide planter and/or adding recessed landscape pockets along it. Also, consider additional treatment at service entries. 5. The Site Plan needs to include parking stall, aisle and driveway width dimensions, all drawn to scale. 6. Consider incorporating landscape separation between the driveway and the retaining walls. This may be accomplished by adjusting the parking stall lengths to 16 ft. with a 2 ft. overhang over the existing aisle planter. Revise plans to address these comments and resubmit to DRB for further review. Equilon Enterprises, LLC Peter Tobin Various Locations P05-0772 & SIGNS05-0025 P05-0073 & SIGNS05-0026 P05-0055 & SIGNS05-0017 P05-0056 & SIGNS05-0018 Type "C" Sign (Shell Gas Station) (Case Planner: Steve Carlson) DESCRIPTION: Type "C" Sign Permit to install new signage at four Shell gas stations situated at 123 Linden, 248 So. Airport, 710 EI Camino Real, and 899 Airport Blvd. The Board had no comments, and recommended that the permits be approved as submitted. 4. OWNER: APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: 5. OWNER: Bacon, APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: DESCRIPTION: John W. & Lynn J. Bacon Michael Nilmeyer 220 Shaw Rd. P05-0064 & UP05-0014 F edEx Distribution Center (Case Planner: Steve Carlson) Use Permit and Design Review allowing the conversion of a vacant warehouse into a freight forwarding facility, situated at 220 South Linden Avenue in the Industrial (M- 1) Zoning District in accordance with SSFMC Chapters 20.81 and 20.85. SHELL JUSTIFICATION STATEMENT South San ,Francisco Projects, CA Shell has recently embarked. on a nationwide program to convert their existing Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual Identity), has been designed to embody the core values of the Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly, inviting and caring. RVI is the International standard for Shell gas stations and is used in every country besides the 'United States. Shell now wants to convert the US stations to comply with the international standards. The design has functional as well as emotional benefits to customers. , . The functional benefits include, for example, the design of signs that communicate information clearly and selection of lighting that provides illumination of the right intensity and quality for safety and visibility. One of the emotional benefits. of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail'l and less "industrial". The RVI d~sign highlights the Shell brand identity colors of red and yellow. White has been added to complement the red and .y~lIow. The white complements coupled with light create a comfortable atmosphere that research shows customers value. Shell is in the process of upgrading of all Shell branded sites and they are very excited about the positive effect these upgrades will have on their. customers and the communities they serve. The conversions' of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. Uparades that were completed · Replace existing sign faces or install new modern I.D signs at intersections. · Paint building white with gray band at bottom · Add yellowlred/sign fascia to building, where applicable · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia, with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom · Replace pumps and pump valences. The V-Power concept is an identity to Shell Oil and identifies this premium Grade fuel on the 1.0 sign and this relates to the V-Power on the dispenser "Skirts". SHELL RENOVATION NARRATIVE SOUTH SAN FRANCISCO SITES 248 S. Airport Way South San Francisco, CA SHELL RVI- RV186 Shell has recently embarked on a nationwide program to convert their gray and yellow Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual Identity), has been designed to embody the core values of the Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly and inviting. The functional benefits of Shell's RVI include, for example, the design of signs that communicate information clearly and lighting that provides illumination for'safety and visibility. One of the emotional benefits of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less "industrial". Shell is in the process of finalizing all Shell branded sites over the next year and they are very excited about the positive effect these upgrades will have on their customers and the communities they serve. The conversions of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. Standard Uoorades* · Paint building(s) white with gray band at bottom · Add yellow/red sign fascia to building · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom · Replace pump valences (removing pump spandrels where applicable) · Reface sign (where applicable) * Please refer to "scope of work" notes for specific proposed upgrades located on cover page of each site's architectural drawings. Existing Signs Total Signage: 243.30 sq. ft. Monument Price Sigh: 78 sq. ft. Existing Wording: Regular Plus Premium Diesel #2 High-Rise Sign: 36 sq. Ft. New Signs Total Signage: 293.30 sq. ft. Monument Price Sign: 78 sq. ft. New Wording: Regular Plus V-Power 0 Diesel #2 High-Rise Sign: 36 sq. ft. Building: None Building: None Canopy: 24 sq. ft. Canopy: 24 sq. ft. Dispensers: 9.38 sq. ft. per each dispenser side = 9.38 x 2 sided x 5 dispensers = Total: 93.80 sq. ft. Dispensers: 14.38 sq. ft. per each dispenser side = 14.38 x 2 sided x 5 dispensers = Total: 143.80 sq. ft. Car Wash: 11.5 sq. ft. Car Wash: 11.5 sq. ft. We feel that the new _signage is necessary in order to effectively communicate the service provided to the public in a style that is not only aesthetically pleasing and creates a safe environment with lighting, but also enhances the architectural style of the project site. We do not feel that the signage is too much and does not exceed the maximum allowed for the site and is necessary in order to provide visual guidance for public's use because of the nature of the business being a gasoline station. Finally, we feel that it is important to relay to the public that Shell is providing a high quality fuel "V-Powero" for Premium fuel and "Quality Fuels" for use in their vehicles, and we do not feel that by showing this information in the form of a sign on the dispensers is excessive advertising, but is advising the public of what type of fuel is available for fueling their vehicles. Planning Commission Staff Report DATE: June 1,2006 TO: Planning Commission SUBJECT: Type C Sign Permit allowing a master sign program consisting of existing building fa<(ade, canopy monument and pylon signs and new pump signs with a total sign area exceeding 100 square feet and pylon signs exceeding 10 feet in height. Property: 140 Produce Avenue, situated in the Planned Commercial Zoning District (P-C) SSFMC Chapters 20.76 and 20.86. Owner: Marie G. Derenzi Applicant: ARC Architects Case Nos. P05-0111 RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit allowing a master sign program consisting of existing building fa~ade, canopy, monument and pylon signs and new pump signs with a total sign area exceeding 100 square feet and pylon signs exceeding 10 feet in height, subject to making the fmdings and adopting the conditions of approval. BACKGROUND/DISCUSSION: The project is located at 140 Produce Avenue at an existing gas service station that has undergone tenant improvements, including pump replacement. The proposed project includes new pump signs with a combined sign area of 40 square feet. The existing signs total an area of 168 square feet. The project requires a Type C Sign Permit, because the new total sign area of 208 square feet exceeds 100 square feet and the pylon signs exceed 10 feet in height (SSFMC Section 20.76.130). The existing and proposed signs are a combination of internally and non-illuminated signs. The non-illuminated building facade signs are flat surface decals. The two (2) canopy signs are comprised of illuminated channel block letters and an illuminated light bar. The pylon sign and the monument sign, that contains the company logo and the pricing sign, are also internally illuminated. Staff Report To: Planning Commission Subject: P05-0111 140 Produce June 1,2006 Page 2 The pylon, fa<(ade and canopy signs are compatible with the City Design Guidelines and the City Sign Regulations. The sign design, finish and color are compatible with the building's architecture and the sign program. The proposed signs on the pump valance, comprised of the company logo and pump number, are compatible with the City Design Guidelines and the City Sign Regulations SSFMC Chapter 20.76), and the sign design, finish and color are compatible with the building's architecture and the other signs. The proposed graphic information on the internally illuminated pump valance - "Quality Fuels" - is not allowed by SSFMC Section 20.76.125 as it amounts to advertising. The SSFMC Section 20.76.125 Permissible Sign Copy allows the following: "Identification signs may only include only the name, address or logo of the business located 0 the premises upon which the sign is located, and, when necessary, may include the generic type of business (e.g. restaurant, pharmacy, etc.). " Since the Planning Commission last met regarding this matter, City staff has reviewed pertinent State law regarding gasoline stations and discussed this with the applicant's legal representative. State law allows gasoline stations to display the brand or trade names associated with the fuels; however, it also provides that the letter size on the pumps may be limited. City staff is willing to allow the trade name on the pump, as long as it is substantially smaller in size than previously proposed (as provided by State Law). The revised pump graphics appear to be the same as those already installed; the trade name "V -power" is too large and should be substantially reduced in size. The signs or banners in the service bay entries and the display boards in the setback area that have been displayed are not allowed, as they are also considered advertising. Existing unauthorized signs, banners and advertisements are required to be removed as the applicant has been previously advised several months ago. Code Enforcement staff previously opened a site investigation and was successful in achieving compliance. However, several signs have again been placed on the site. After the determination by the Planning Commission regarding the sign program, the Code Enforcement Staff will pursue compliance with the City's Sign Regulations. The Planning Commission should determine the following: 1. Are the pump graphics appropriate? 2. Is the amount of signs appropriate for the service station? Staff Report To: Planning Commission Subject: P05-0111 140 Produce June 1, 2006 Page 3 DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of August 16,2005. The Board had no comments. In City staffs opinion the service station is over signed and the advertising should not be allowed. ENVIRONMENTAL REVIEW City staffhas determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to taken any action on the environmental document. RECOMMENDATION: The master sign program generally complies with City development standards. Therefore, it is recommended that the Planning Commission approve the Type C Sign Permit allowing a master sign program consisting of existing building fa<(ade, canopy, monument and pylon signs and new pump valances exceeding an area of 100 square feet and pylon signs exceeding 10 feet in height. . ~~~~ ~ e Carlson, Senior Planner ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Planning Commission Minutes October 20, 2005 Design Review Board Minutes August 16, 2005 Applicant's Sign Justification Plans FINDINGS OF APPROVAL P05-0111 140 PRODUCE AVENUE SHELL SERVICE STATION (As recommended by City Staff June 1, 2006) As required by the "Sign Permit Procedures" (SSFMC Chapter 20.86), the following findings are made in approval P05-0111 Type C Sign Permit allowing a master sign program consisting of consisting of existing building fa<(ade, canopy, monument and pylon signs and new pump valances exceeding an area of 100 square feet and a pylon sign exceeding 10 feet in height, 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 Arc Inc., dated June 6, 2005; Design Review Board meeting of August 16, 2005; Design Review Board minutes of August 16,2005; Planning Commission staff report dated September 15,2005; and Planning Commission meeting of September 15,2005; Planning Commission staffreport dated October 20, 2005; and Planning Commission meeting of October 20, 2005; Planning Commission staff report dated June 1,2006; Planning Commission meeting of June 1, 2006 1. The master sign program consisting of existing building fa<(ade, canopy, monument and pylon signs and new pump valances exceeding an area of 100 square feet and a pylon sign exceeding 10 feet in height is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs. 2. The master sign program consisting of building fa<(ade, canopy, monument and pylon signs and new pump valances exceeding an area of 100 square feet and a pylon sign exceeding 10 feet in height existing is consistent with the requirements of SSFMC Chapters 20.76 and 20.86, which requires an approved Type C Sign Permit. The signs are integrated with the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to travelers The sign program was recommended for approval by the City's Design Review Board. 3. The master sign program consisting of existing building fa<(ade, canopy, monument and pylon signs and new pump valances exceeding an area of 100 square feet and a pylon sign exceeding 10 feet in height will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the service station. * * * PROPOSED CONDITIONS OF APPROVAL P05-0111 140 PRODUCE AVENUE SHELL SERVICE STATION (As recommended by City Staff on June 1, 2006) A. PLANNING DIVISION requirements shall be as follow: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by Arc Inc., dated June 6, 2005 and revised May 2006. 3. The master sign program consists of existing building fa<(ade signs, canopy signs, a double faced monument sign and a double faced pylon signs sign with a total sign area of208 square feet. On-site advertising signs, such as, but not limited to, signs with the words "Quality Fuels" are not permitted. No additional signs or revisions shall be placed without prior approval from the Planning Commission. 4. No advertising signs shall be posted on the site. All advertising, non-conforming signs and any sign not approved by the Planning Commission shall be removed by July 1,2006. The owner shall inform the City's Chief Planner in writing when the non-conforming signs have been removed. 5. The development shall be subject to a 6-month review by the Planning Commission from the effective date of the Planning Commission decision. At the time of review the Planning Commission may amend, modify or add conditions of approval regarding the master sign program. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) Planning Commission Meeting of October 20r 2005 Commissioner Prouty pulled item number 2 from the Consent Calendar and asked that Chief Planner Sparks explain what this action is doing. Chief Planner Sparks noted that this is a standard General Plan Conformity finding. Motion Prouty I Second Giusti to approve the Consent Calendar. Approved by unanimous voice vote. PUBLIC HEARING 3. Social Vocational Services/applicant Bedford Property Investorslowner 800-890 Dubuque Avenue POS-0147:UPOS-0028 Use Permit to allowing overnight parking for eight (8) company passenger vansr situated at 860 Dubuque Avenue in the Planned Industrial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24 and 20.85 Public Hearing opened. Senior Planner Carlson presented the staff report. There were no speakers on the project. Public Hearing closed. Commissioner Giusti and Chairperson Teglia questioned where vans would be kept when they are not in use and where will they be serviced. Susan Copley responded that the vans would be onsite or offsite depending on the activities of the day. She noted that they have vendors that maintain their vehicles and they will not do this onsite. Commissioner Prouty questioned if the vans would be parked on the street. Ms. Copley noted that they will not park on the street. Motion Zemke I Second Sim to approve P05-0147: UP05-0028. Approved by unanimous voice vote. Chief Planner Soarks suaaested that the Commission consider items 4-8 simultaneouslv. 4. Type "C" Sign (Shell) Eleanor ColombanilOwner Jim MartinI Applicant 710 EI Camino Real POS-OOSS: SIGNSOS-0017 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 710 EI Camino Real in the Retail Commercial (C-l-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. S. Type "C" Sign (Shell) Jim Martin/applicant Equilon Enterprises, LLClowner 899 Airport Blvd. POS-00S6: SIGNSOS-0018 Continued to 11/17/05 (Continued from September 15, 2005) s: \/V\~lI\,lAtes\F~II\,Cl L~zecl /V\~lI\,lAtes\2005\1.0-20-05 R"PC- /V\~lI\,lAtes. clOC, "PClge 2 of 5 Planning Commission Meeting of October 20r 2005 Type "C" Sign Permit to install new signage at a gas station situated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 6. Type "C" Sign (Shell) Peter Tobinlapplicant Equilon Enterprises, LLClowner 123 Linden Ave. POS-0072: SIGNSOS-002S Continued to 11117/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24r 20.76 & 20.86. 7. Type "C" Sign (Shell) Peter Tobinlapplicant Shell Oil Co.lowner 248 So. Airport Blvd. POS-0073: SIGNSOS-0026 Continued to 11117/05 (Continued from September 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24r 20.76 & 20.86. 8. Type "C" Sign (Shell) ARC Architects, Inc.1 applicant Derenzi, Marie Glowner 140 Produce Ave. POS-Oll1: SIGNSOS-0043 Continued to 11/17/05 (Continued from September 15, 2005) Type "C" Sign Permit allowing a master sign program including building facade signsr canopy signsr monument signr and a pylon signs exceeding 10 feet in height and signs exceeding 100 square feet in arear situated at 140 Produce Avenuer in the Planned Commercial (P-C) Zoning Districtr in accordance with SSFMC Chapters 20.81 & 20.86 Discussion on items 4-8 Senior Planner Carlson presented the staff reports. Peter Tobinr ARC Inc. Architectsr noted that the 5 sign permits had to go before the Design Review Board. He distributed pictures of other gas stations in the area with illegal signage. Senior Planner Carlson noted this is the first time has seen the pictures all of which show illegal signs. He pointed out that if the applicant wished to file a Code Enforcement complaint he could do so. Chairperson Teglia suggested that the City may want to have gas station guidelines. There were no other speakers on the projects. Public Hearing closed. Chairperson Teglia noted that the entire site is looking like one large sign. s: \/VI ~lI\,lAtes \ F~II\,Cl L~zecl /VI~lI\,lAtes \2005\1.0- 20-05 RPC- /VI~lI\,lAtes. cl OG "PClge 3 of 5 Planning Commission Meeting of October 20r 2005 Commissioner Giusti questioned if the billboard for item 9 is part of the station. Senior Planner Carlson noted that the billboard is a separate permit. Commissioner Prouty noted that there are too many signs and that they should be removed. Chairperson Teglia questioned if the sign program that includes everything with the company logo and not the advertising portion of it. Senior Planner Carlson replied that this was correct. Chairperson Teglia noted that the paint scheme across the canopy because a standing signr topped with the V-power advertising on the pump is a visual impact. He suggested removing the V-Power logo from the top of the pumps which will reduce the visual impact. Commissioner Honan added that the landscaping of the gas stations is non-conforming and suggested that this needs to be cleaned up. Commissioner Romero questioned the approval of a pump replacement on Page A-2 on item #5. Senior Planner Carlson noted that there may be one where there was not an approval and after the final inspection they put in the advertising. Commissioner Romero noted that the drawings are not identifying what will be installed. He suggested seeing one gas station completed and before approving mass applications and that all the illegal signage should be removed from the stations. Chairperson Teglia noted that the pump numbers on item 4 page A-2 are smallerr not on upper valance but on the upright. He compared it to item 5 page has large pump numbers on the upper valance. Chairperson Teglia noted that they can put a logo or color scheme but not advertising. Chairperson Teglia noted that the application can be referred to code enforcement to get them into compliance. Chief Planner Sparks noted that each application is clear in what the approvals are but suggested that the Commission direct that all signage be removed. He added that staff can look at amending the zoning code for gas station guidelines. Chairperson Teglia was concerned with approval of the sign programs with the large pump numbers on the valance. He suggested continuing the item and allowing the applicant to return with other examples. Commissioner Prouty noted that all signage should be removed including the signage from the garage doors. He also suggested that a Condition of Approval be added to ask for removal of all illegal signs. Senior Planner Carlson noted that the condition is already incorporated in the staff report. Senior Planner Carlson also pointed out that the Commission can ask the applicant return with a new pump design. Chairperson Teglia asked that the applicant show pictures of the entire site and tone down the pumps Mr. Tobin noted that they can remove the illegal signs of the gas stations. He noted that they need to take back the pump design or alternate graphic for approval by the corporation. Mr. Tobin noted that he would show before and after pictures. Motion Honan I Second Zemke to continue P05-0055: SIGNS05-0017; P05-0056: SIGNS05-0018; P05- 0072: SIGNS05-0025; P05-0073: SIGNS05-0026; and P05-0111: SIGNS05-0043 to November 17r 2005. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 9. Appointment of Terrabay Terraces Subcommittee. · Members appointed: Chairperson Teglia, Commissioner Prouty and Vice Chairperson Zemke. Commissioner Sim was appointed as an alternate. s:\/V\~lI\,lAtes\F~II\,ClL~zecl /V\~lI\,lAtes\2005\1.0-20-05 RPC- /V\~lI\,lAtes.clOc, "PClge .If- of 5 DRB Minutes August 16, 2005 Page 2 of7 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION: Derenzi, Marie G ARC Architects, Inc. 140 Produce Ave. P05-OII1 & Signs05-0043 Type "C" Sign (Shell on Produce Ave.) (Case Planner Steve Carlson) Type C Sign Permit allowing a master sign program including building facade signs, canopy signs, monument sign, and a pylon sign exceeding 10 feet in height and signs exceeding 100 square feet in area, situated at 140 Produce Avenue, in the Planned Commercial (P-C) Zoning District, in accordance with SSFMC Chapters 20.85 & 20.86 The Board approved the plan as submitted. 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION: Nancy Scott City Baking Co.! Kathleen Keppnger 1373 Lowrie P05-0126, UP05-0026 & DR05-0071 Use Permit (Case Planner Steve Carlson) Use Permit allowing a food preparation business and a parking determination for a limousine service business, situated at 1373 Lowrie Avenue in the Industrial Zoning District (M-I), in accordance with SSFMC Chapters 20.74 & 20.81. Design Review allowing exterior building alterations and upgrades to the parking lot and landscaping in accordance with SSFMC Chapter 20.85 The Board approved the plan with the condition to resubmit a landscape plan for approval and concern with the trucks backing up and conflict with unprotected downspout. Consider comments for Conditions of Approval. 5. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION: Ruth L. Bushman Jesus Ontiveros 435 EI Camino Real P05-0124, UP05-0025 & DR05-0070 Use Permit (Case Planner Steve Carlson) Use Permit allowing a drive-thru window addition to an existing restaurant situated at 435 EI Camino Real in the Retail Commercial Zoning District (C- 1), in accordance wth SSFMC Chapters 20.22 and 20.81. Design Review of an addition to an existing restaurant including a drive-thru window, revised parking lot and upgraded landscaping, situated at 435 EI Camino Real, in accordance with SSFMC Chapter 20.85. SHELL JUSTIFICATION STATEMENT South San Francisco Projects, CA Shell has recently embarked on a nationwide program to convert their existing Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual Identity), has been designed to embody the core values of the Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly, inviting and caring. RVI is the International standard for Shell gas stations and is used in every country besides the United States. Shell now wants to convert the US stations to comply with the international standardS. The design has functional as well as emotional benefits to customers. . The functional benefits include, for example, the design of signs that communicate information clearly and selection of lighting that provides illumination of the right intensity and quality for safety and visibility. One of the emotional benefits of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less I[industrial". The RVI design highlights the Shell brand identity colors of red and yellow. White has been added to complement the red and yellow. The white complements coupled with light create a comfortable atmosphere that research shows customers value. Shell is in the process of upgrading of all Shell branded sites and they are very excited about the positive effect these upgrades will have on their. customers and the communities they serve. The conversions of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. UpQrades that were completed · Replace existing sign faces or install new modern I.D signs at intersections. · Paint building white with gray band at bottom · Add yellowlred/sign fascia to building, where applicable · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom · Replace pumps and pump valences. The V-Power concept is an identity to Shell Oil and identifies this premium Grade fuel on the 1.0 sign and this relates to the V-Power on the dispenser "Skirts". SHELL RENOVATION NARRATIVE SOUTH SAN FRANCISCO SITES 140 Produce Avenue South San Francisco, CA SHELL RVI - RV235 Shell has recently embarked on a nationwide program to convert their gray and yellow Shell Retail Gasoline Stations image to their international image standard. The international image standard, known as RVI (Retail Visual Identity), has been designed to embody the core values of the Shell brand in a modern and welcoming design resulting in a retail environment that is warm, friendly and inviting. The functional benefits of Shell's RVI include, for example, the design of signs that communicate information clearly and lighting that provides illumination for safety and visibility. One of the emotional benefits of RVI design is that it creates a clean and comfortable environment - an ambience that is more "retail" and less "industrial". Shell is in the process of finalizing all Shell branded sites over the next year and they are very excited about the positive effect these upgrades will have on their customers and the communities they serve. The conversions of their facilities will include painting, general maintenance, and signage that will considerably improve the facilities' appearances. Standard Uparades* · Paint building(s) white with gray band at bottom · Add yellow/red sign fascia to building · Add yellow/blue sign fascia to car wash, where applicable · Yellow canopy fascia with illuminated red band, where applicable · Paint canopy columns white with gray band at bottom · Replace pump valences (removing pump spandrels where applicable) · Reface sign (where applicable) * Please refer to "scope of work" notes for specific proposed upgrades located on cover page of each site's architectural drawings. Existing Signs Total Signage: 167.98 sq. ft. New Signs Total Signage: 207.98 sq. ft. Monument Price Sign: 21 sq. ft. Existing Wording: Blank Spot Regular Plus Premium Monument Price Sign: 21 sq. ft. New Wording: Blank Spot Regular Plus V-Power 0 High-Rise Sign: 42 sq. ft. High-Rise Sign: 42 sq. ft. Building: 4.77 sq. ft. Building: 4.77 sq. ft. Canopy: 25.17 sq. ft. Canopy: 25.17 sq. ft. Dispensers: 9.38 sq. ft. per each Dispensers: 14.38 sq. ft. per each dispenser side = dispenser side = 9.38 x 2 sided x 4 14.38 x 2 sided x 4 dispensers = Total: 115.04 sq. dispensers = Total: 75.04 sq. ft. ft. We feel that the new signage is necessary in order to effectively communicate the service provided to the public in a style that is not only aesthetically pleasing and creates a safe environment with lighting, but also enhances the architectural style of the project site. We do not feel that the signage is too much and does not exceed the maximum allowed for the site and is necessary in order to provide visual guidance for public's use because of the nature of the business being a gasoline station. Finally, we feel that it is important to relay to the public that Shell is providing a high quality fuel "V-Powero" for Premium fuel and "Quality Fuels" for use in their vehicles, and we do not feel that by showing this information in the form of a sign on the dispensers is excessive advertising, but is advising the public of what type of fuel is available for fueling their vehicles. Shell RVI 140 PRODUCE AVENUE SOUTH SAN FRANCISCO, CA RV235 6/16/05 Shell RVI 140 PRODUCE AVENUE SOUTH SAN FRANCISCO, CA RV235 6/16/05 Shell RVI 140 PRODUCE AVENUE SOUTH SAN FRANCISCO, CA RV235 6/16/05 Shell RVI 140 PRODUCE AVENUE SOUTH SAN FRANCISCO, CA RV235 6/16/05 r ~'t\i S:4N & ~ - ~~\ o ("l :>-t -\ ~ ~J u 0 ~lIFO~~~ Staff Report DATE: June 1,2006 TO: Planning Commission SUBJECT: Capital Improvement Program Fiscal Year 2006-2007 - Adoption of Planning Commission Resolution Finding that the Proposed Capital Improvement Program is Consistent with the Adopted City General Plan, in accordance with Government Code, Division 1, Section 65401. RECOMMENDATION: Staff recommends that the Planning Commission adopt a Resolution rmding that the proposed Capital Improvement Program Fiscal Year 2006-2007 is consistent with the adopted City General Plan, in accordance with Government Code division 1 Section 65401. BACKGROUND/DISCDSSION: The Engineering Divi,sion has completed the preparation of the Capital Improvement Program (CIP) budget. The CIP is reviewed and adopted on an annual basis. The CIP provides the public with a comprehensive list of projects intended to provide infrastructure and services to the community. The CIP consists of major projects and improvements to the City's infrastructure including, but not limited to, streets, railroad grade crossings, storm drainage systems, sanitary sewer system (including the water quality control plant), traffic management, public facilities, parks improvements, and information technology improvements. New projects include: Street Resurfacing, Street Slurry Seal, Lindenville Storm Drain Upgrade, Pump Station No.4, Wet Weather Phase IT, and the Linear Park Trail (Phase IT and III), State Planning Law, Article 7, Section 65401, requires that the Planning Commission review and make a recommendation on the CIP to the City Council for consistency with the General Plan. The City Planning staff, with the assistance of the Engineering Division, has reviewed the CIP, the City's adopted General Plan and related supporting documents including the following seven mandatory elements and recent major amendments: 1. LAND USE, adopted 1969, updated in 1983 and 1986, as amended, and amended 1999. TO: SUBJECT: DATE: Planning Commission Capital Improvement Program Fiscal Year 2006-2007 June 1,2006 Page 2 2. TRANSPORTATION ELEMENT, adopted 1969, updated in 1983 and 1986, as amended, and amended in 1999. 3. OPEN SPACE AND CONSERVATION ELEMENT, adopted 1980, and amended 1999. 4. NOISE ELEMENT, adopted 1990, and amended 1999. 5. HOUSING ELEMENT, adopted 1992. 6. HEALTH AND SAFETY ELEMENT, adopted 1999. 7. ECONOMIC DEVELOPMENT ELEMENT, adopted 1999. 8. PARKS, PUBLIC FACILITIES AND SERVICES ELEMENT, adopted 1999. General Plan Consistency: Overall, since many of the proposed projects included in the CIP are maintenance in nature (e.g. street resurfacing/reconstruction, roofing repair, painting, etc.), the projects conform with the intent of the adopted General Plan of supporting growth and development and providing municipal services. All of the projects contained in the CIP are subject to compliance with the requirements of the California Environmental Quality Act. The General Plan is the blue print for the development in the community and is used as a guide in the formulation of the CIP. CONCLUSION: Staff recommends that the Planning Commission adopt a_Resolution finding the CIP consistent with the General Plan. ~~.~/ Ray Razavi City Engineer Q~ ~z oC5~ U~CJ:l CJ:lOl-l l-l~CJ:l u~z Z 0 ~fIJ~Z ~~l-l< z~~~ <~<~ 1CJ:l~~~ ~~o~ .~Z~~ ooz~z zoo~~ES Z~ z o ~CJ:l ~8~~5 ~~~~~ ~~CJ:ll-l= oCJ:l~~ z~~~ 90s: ~u< ~~u OZ~ OOt:io ~~~ <0 ~o ~('l '"a ....... .~ U OJ -5 ~""(j '> 8 OJ H .~ o 8 .......~ l=:0-l o~ .,.., ro 00 H 00 OJ .~ ~ o 00 U ~ ~ bJ)....... l=: .,.., .,.., U ~ OJ 8-5 ~-5 OJ .,.., ...c: ~ .............. ~ ~ H ....... .,.., 00 ::i .,.., c;:TCIJ OJ l=: H 0 ~ ~ ro .,.., ~....... gf'~ . ,.., ...c: l=: ....... o l=: N 0 ""(j '.g ~ l=: bJ) '8 l=: H .,.., OJ l=: ....... l=: OJ ro""(j ~ ro ro OJ .,..,~ S ro o S ~""(j ~ l=: U ro ~ ~ o OJ OJ ~ ~...c: ....... u UJ ro OJ OJ -5 S ~ ro UJ 5h <e: 0 ~~~ 8 OJ > o H ~ ~ OJ l=: ::i t--) l=: o ""(j . Q) 8 ...c:~ bJ)0-l .S ~ n5 a1 OJ ~ S OJ ~o .--l OJ ::i-5 ~H HJ3 2 00 .,.., S ~ ro S 5h ro 0 H H bJ)~ o""(j 0:: ~ ~ ~ OJ .,.., S .~ OJ ~o > o ~ H ~ ~CIJ ~ .~ ....... ~ u ....... OJ '''''S ~o U 00 OJ~ ~ 0 ""(jbJ) OJ ~ ~ :~ OJU '> OJ e:a l=: ~ o .,.., "r.;j "a .~ ! a~ O...c: U :~ bJ)~ ~ ....... 'S ~ ~ ~ .--l .,.., O-l 00 OJ ~ ~ 0 ':t:3 u +-' czl'; <e:""(j ~~ ~! o o N ..... en .,......( 00 8 ro~ ...c:0-l ~~. ,.D ro OJ H H OJ OJ l=: ...c: OJ :~ 0 ~ 0 ...c: ~ +-' .,.., o u u ~ CI) H '[3 ~ ~ ~ H ro ~UJ ~~ UJ 0 ...c:UJ 15 OJ 0-5 UJ ~~ o .,.., ~~ +-'+-, .,.., l=: U OJ OJ ~ ...c: . ,.., +-' 00 ~ 6 o u ~ 00 o .,.., 'r.;j r- 000 .~ ~ 0\0 ug bJ)N l=: H 'S 0 ~tH ro S ~~ OJ 0 -5 H ~O-l ,.D+-' ~ o OJ ~ ~ ~ 6 o ~ UJ~ ga~ ~'a ~ ro ~u ga] 0& ~~ ~cS ~~ ~ r-< ~'P 0] Z .~ OJ n5 ""(j * * * * * * UJ ~ <e: UJ ~ o z ~ ~ UJ ~ ~ ~ UJ ~ C"l ~ ~ +-' e u OJ UJ 6] .,.., .--l 00 ro .~ ~ o ::i uUJ ~ UJ ~ CITY OF SOUTH SAN FRANCISCO INTEROFFICE MEMORANDUM DATE: May 26, 2006 TO: Planning Commission FROM: Michael Lappen, Senior Planner SUBJECT: Genentech: Study Session Schedule Proposed Planning Commission Study Session Schedule The Genentech Master Plan environmental review process is nearing completion and the public review Master Environmental Impact Report (MEIR) should be distributed in July 2006. During the public review period, Planning Division staff is requesting that the Planning Commission consider holding up to three study sessions (between June and August 2006) to review the proposed Genentech Master Plan update. Since the project is comprehensive, the study sessions would be divided into several topics. The topics for review will include: . Land Use Plan & Urban Design . Architecture . Open Space, Public Access & Pedestrian Connections . Security Plan . Traffic & Parking . TDM Plan . Water & Sewer Capacity Planning Staff believes that the Planning Commission consider two optional schedules to review the proposed project. Option 1: Three, one and one-half hour Planning Commission Study Sessions held before a regularly scheduled Planning Commission hearing. The Planning Commission Public Hearing would be scheduled in September 2006. Option 2: Two, two hour Planning Commission Study Sessions held on alternative weeks, including June 22 and August 10. The Planning Commission Public Hearing would be scheduled in September 2006. Proposed Project Genentech, Inc. has applied for a Zoning Amendment and Zoning Map Change to reclassify ten parcels in the East of 101 area, located in the Planning Industrial Zoning District, to Genentech Research and Development Overlay District. The application also includes adoption of an updated TDM Plan for the campus and adoption of the "Genentech Central Campus Ten Year Master Plan," per Chapters 20.39 and 20.40 in the SSF Municipal Code. The current Genentech Corporate Facilities Master Plan/Genentech R&D Overlay District extends over approximately 124 acres. The Master Plan/Overlay expansion will be located to the west and south of the existing Overlay District limits and expand the campus size to approximately 200 acres. The Master Plan establishes policies for long-range planning and design of Genentech's facilities, including strategies to integrate site planning and architecture, traffic, circulation and parking, and infrastructure. While the Master Plan does not provide design of individual buildings, it includes urban design criteria that have provided the framework for building siting and design. The Master Plan Update will have a ten-year horizon (2016) and it will address a comprehensive range of topics, including land use, urban design, design standards, transportation (including demand management, transit, parking, and pedestrian circulation), and infrastructure (water and sewer capacity). The Master Plan must also identify linkages to transit locations, such as Caltrain and BART stations, and to other non-campus sites in the East of 101 Area, including Gateway and Bay West Cove, which Genentech owns or leases. The proposed Master Plan does not include any development proposals at Bay West Cove. Master Environmental Impact Report (MEIR) As required under the California Environmental Quality Act (CEQA), the City of South San Francisco chose EIP Associates to prepare the Master Environmental Impact Report to analyze potential impacts from the Genentech Research & Development Overlay District expansion and the Master Plan Update. Between October 2005 and January 2006, City staff and EIP Associates have reviewed the Master Plan data and have asked Genentech to provide additional information related to total buildout, neighborhood buildout, traffic projections, and water/sewer projections. The environmental consultant has completed approximately forty percent of the tasks listed in the approved scope of work. City staff anticipates that the Draft MEIR will be fully completed and ready for public distribution by July 2006.