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HomeMy WebLinkAboutPC e-packet 06-15-06 CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE June 15, 2006 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- ecd@ssf.net. William Zemke Chairperson Mary Giusti Commissioner Eugene Sim Commissioner John Prouty Commissioner Judith Honan Vice-Chairperson William Romero Commissioner Marc C. Teglia Commissioner Susy Kalkin, Acting Chief Planner 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. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE June 15, 2006 Time 7:30 P.M. I CALL TO ORDER / PLEDGE Of ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. AGS Linens expansion Elisa Sandoval/Owner Elisa Sandoval/Applicant 915 Linden Ave. P04-0103: UP04-0029 Use Permit to allow an existing linen supply seNice to expand into three adjacent tenant spaces at 915 Linden Avenue in the C-1 Retail Commercial Zoning District in accordance with SSFMC Chapters 20.22 and 20.81. PUBLIC HEARINGS 2. 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 & UP05-0005 (Continued from June 1,2006) Draft Environmental Impact Report assessing environmental impacts, Use Permit, Design Review and Preliminary TDM 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. 3. 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 June 1, 2006) Draft 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 Planning Commission Agenda - Cont'd I June 15, 2006 Page 3 of 4 4. Lowe's Home Improvement Center Project 101 Associates/Owner Lowe's HIW, Inc./Applicant 600-790 Dubuque Avenue (APN: 01S-021-090, 01S-021-030 & SBE 13S-41-14 Parcel 1) POS-0097: DROS-00S1, EIROS-0002, PMOS-OOOS, PUDOS-0002, TDMOS-0002 & UPOS-0021 Draft Environmental Impact Report assessing development-related impacts and including a Statement of Overriding Considerations; Planned Unit Development Permit allowing a reduced rear yard setback, Use Permit allowing a one-story 124,000 square foot home improvement center, a open 24,698 square foot garden center, the retention of an existing 15,178 square foot retail store, outside storage, outdoor display area, a use generating in excess of 100 average daily vehicle trips and off-site employee parking on an abutting PG&E parcel; Design Review of a one-story 124,000 square foot home improvement center with a 24,698 square foot garden center, the retention of an existing 15,178 square foot retail store with open at-grade parking and landscaping; Parcel Map merging several parcels into a single parcel; Transportation Demand Management Plan reducing daily vehicle trips. ADMINISTRATIVE BUSINESS S. FedEx Distribution Center Bacon, John W. & Lynn J./Owner Michael Nilmeyer/Applicant 220 Shaw Rd. POS-0064: UPOS-0014 Use Permit and Design Review allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT ~ s'u Kalki . ~ ~ Acting Se retary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting July 6, 2006, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/planninalaaenda minutes.asp or via http://weblink.ssf.net SK/bla s: 'AgeVcvi~s\Pl~ vcvcivcg covoevoeissiovc \2000;\00;-15-00;. viDe p~ge 3 Of-1- Planning Commission Staff Report DATE: June 15, 2006 TO: Planning Commission SUBJECT: Fourth Review: Use Permit allowing an existing linen supply service to expand into three adjacent tenant spaces, situated at 915 Linden Avenue in the Retail Commercial (C-I-L) Zoning District, in accordance with SSFMC Section 20.22.030 and Chapter 20.81. Owner/Applicant: AGS Linens Site Address: 915 Linden Avenue Case No.: P04-0103 [UP04-0029] RECOMMENDATION: That the Planning Commission complete the fourth review of the remaining Conditions of Approval associated with UP04-0029. BACKGROUND/DISCUSSION: The Planning Commission approved Use Permit P04-0103/UP04-0029 on October 7,2004 with several Conditions of Approval aimed at improving site appearance. The Planning Commission placed a 6-month review on the application in order to give the property owner ample time to complete the required building and site improvements. The Planning Commission reviewed the development at their meeting of May 5,2005. The improvements were not completed in the allotted time due to the potential sale of the building. Because the building was not sold, the owners intended to implement the Conditions of Approval. The applicant requested and the Planning Commission approved a four month review. The Conditions of Approval are attached to this report. The owners have completed all of the building and site improvements with the exception of the installation of a water saving system. At the Planning Commission's April 6, 2006 meeting, the owners requested a third review; at that time the owners had not yet submitted plans for the water saving system. The owners have just been issued a Building Permit for the latter improvement which they estimate will take 60 to 90 days to complete. Therefore, the owner is requesting a fourth reVIew. Until this work is completed, laundry bins and old machinery are still being stored outside the back of the building. Once the new system is complete the bins and machinery will be moved indoors as required by Condition of Approval # 4. Staff Report To: Planning Commission Subject: Third Review ofP04-0103 AGS Linens June 15,2006 Page 2 of3 CONCLUSION: City staff recommends that the Planning Commission extend the review period another 90 days to allow the applicant to complete the remainder of the work associated with the approved Use Permit. ATTACHMENTS: Conditions of Approval - October 7, 2004 Applicant's Letter - June 1, 2006 Planning Commission Minutes of April 6, 2006 CONDITIONS OF APPROVAL P04-0103 & UP04-0029 AGS Quality Linens 915 Linden Avenue (As approved by the Planning Commission on October 7, 2004) PLANNING DIVISION conditions of approval are as follows: 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 of approval. 2. All interior and exterior building and site improvements shall be completed in accordance with the plans attached to the Planning Commission Staff Report dated October 7,2004 within 6 months of the approval date of this use permit. 3. All new landscaping shall be planted in accordance with the Landscape Plan prepared by Nilmeyer/ Nilmeyer Associates in conjunction with Harris Design, attached to the Planning Commission Staff Report dated October 7,2004 within 6 months of the approval date ofthis use permit. 4. All storage containers, tanks, inoperable machinery and other miscellaneous items currently being stored outside ofthe building must be permanently moved indoors or properly disposed of prior to issuance of any permit and in no case later than 6 months after the approval date of this use permit. No outdoor storage is permitted unless a separate use permit is granted specifically to allow such use. 5. All company vehicles shall be parked in the parking lot behind the building when not in use. At no time shall any company vehicles be parked in any ofthe driveways along Hillside Boulevard. Company vehicles shall be parked completely inside ofthe building during allloadinglunloading activities taking place through the roll-up doors facing Hillside Boulevard. 6. The parking lot shall at all times be maintained free and clear of any materials or equipment which would prevent use of all approved parking and loading spaces. 7. All roof-mounted equipment shall be concealed behind an enclosure or parapet to the satisfaction of the Chief Planner. 8. The applicant shall obtain a Sign Permit before installing any new signage, awnings or canopies at the site to the satisfaction ofthe Chief Planner. 9. This application will be subject to a 6-month review to ensure that all conditions listed above have been satisfied. Planning Division contact: Steve Kowalski, Associate Planner, (650) 829-6630 Conditions of Approval Page 2 of3 BUILDING DIVISION conditions of approval are as follows: 1. The applicant shall provide a sum-of-ratios floor area analysis for the mixed occupancies within the building. Building Division contact: Jim Kirkman, Chief Building Official, (650) 829-6670 ENGINEERING DIVISION conditions of approval are as follows: 1. The developer shall comply the applicable conditions of approval for commercial projects as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments" contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at the Engineering Division front desk at no cost to the applicant. 2. In accordance with the Standard Conditions, new storm-water pollution control devices and filters shall be installed within the existing site drainage system to prevent pollutants deposited on the site from entering the City's storm-water drainage system. Plans for these facilities shall be prepared by the applicant's consultant to conform to the County of San Mateo pollution control requirements and submitted to the Engineering Division and the City's Environmental Compliance Coordinator for review and approval. 3. The applicant shall install a Caltrans standard Rl "STOP" sign at the exit to Linden Avenue. 4. The applicant shall submit a plan showing the existing drainage system within the site's parking lot and shall prepare a report verifying that this system is in good condition and will accommodate storm-water runoff from a 1 O-year design storm without overflow entering the public right-of-way or any adj acent private properties. This plan shall be submitted to the Engineering Division for review and approval. Any improvements needed to accommodate the runoff shall be shown on the parking lot improvement plan and completed by the applicant prior to complete of the expansion. Engineering Division contact: Dennis Chuck, Senior Civil Engineer (650) 829-6652 FIRE PREVENTION DIVISION conditions of approval are as follows: 1. Install fire sprinkler system in all proposed expansion areas. 2. Fire sprinkler system shall be central-station monitored if over 100 sprinklers. 3. Install fire extinguishers (2A, 10B:C) per 75 feet of travel. 4. Additional requirements may be imposed at the discretion of the Fire Marshal. Fire Prevention Division contact: Maurice Dong, Fire Marshal, (650) 829-6645. Conditions of Approval Page 3 of3 POLICE DEPARTMENT conditions of approval are as follows: 1. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Police Department contact: Sergeant Alan Normandy, (650) 877-8927 Jun 01 06 11:47p .rUllC I. 200<i eity ~)I'Sollth San Francisco Department of economic and Community Deve.lopmel1t Phnnil\~I, Di"isiol' SIl:Vl: CarlsDn Applic:\tion: P04.0103-AGS Linc11s expansion 4 month review of Use Pennit to Allow an cxislinglinen supply service to expand adjacent tenanl spaces At ~ 15 Lindcn A venue ;n the C- J Retail Commercial Zoning District ill Accordance witll SSFMC Chapters 20.22 and 20,81. Subproject: UP04.0029 Applic.ll1t: Elisa Sal1dovaJ A(jS has been working diligently to try and get the proper documentation for finishing Olir expansion. We have had some setbacks trying to find the proper engineering l'lllllriICIOJ's lor the canhquake retrofit of our building, Allhis lime we would like to ask the planning ckparlmellt for another ex Ltmsion so we can properly finish Ollr job here. flk.lsl: ~t1low I.IS (mother 60 days so we can finish in an accurate manner. If YOll have allY questions please reel free to call me at (650) 952-6658 Sillecrl'ly yours /., 1 J!.' I ,i ,. ,,' .-,.""1 -" ~ ".:) Cd-' rf {..i,~. V [..i- . '/" ' l.~/).~, ... E(I~l' Slllldoval p. 1 Planning Commission Meeting of April 6, 2006 see if there is additional fenestration or architectural enhancements that could be included. Approved by majority voice vote. Absent - Commissioner Prouty and Vice Chairperson Honan. ADMINISTRATIVE BUSINESS 6. Elisa Sandoval/owner 915 Linden Ave. P04-0103 UP04-0029 Review of Use Permit to allow an existing linen supply seNice to expand into three adjacent tenant spaces at 915 Linden Avenue in the C-1 Retail Commercial Zoning District in accordance with SSFMC Chapters 20.22 and 20.81. Senior Planner Carlson noted that the applicant is working on the boilers and they will need another 60 day continuance. Commissioner Romero noted that the Commission keeps postponing the review. Motion Romero / Second Teglia to continue for another 60 days. Approved by majority voice vote. Absent - Commissioner Prouty and Vice Chairperson Honan. Britannia Oyster Point I Slough Estates / Owner & Applicant TDM-OO-063 Annual review of the Transportation Demand Management Plan for Britannia Oyster Point I. Acting Chief Planner Kalkin presented the staff report. Jon Bergschneider, Slough Estates, noted that they are pleased with progress and will continue to work in achieving the goals of the TDM ordinance for South San Francisco. Elizabeth Hughes, The Hoyt Company, gave the TDM annual review through a PowerPoint presentation. Commissioner Teglia asked if any of the businesses support telecommuting. Ms. Hughes noted that it is a less than ideal opportunity for this kind of industry but they keep it as a commute alternative because there are some types of staff that can use it. She noted that it is supported by the businesses but not a heavily promoted option. Commissioner Teglia asked if there was another way to validate the mode shifts other than the surveys. Ms. Hughes noted that each tenant has the responsibility for tracking their own carpool permits and parking. She added that they are working with the Alliance to provide ridership data from month to month and track them this way also. Commissioner Teglia asked if there is data on how much parking is used and the amount of excess parking. Ms. Hughes noted that a parking count has not been included. Acting Chief Planner Kalkin added that this is a requirement for the triannual report which will have more detail, such as parking. Commissioner Romero asked if there was a detailed number of users of each of the modes of transportation. Ms. Hughes noted that SamTrans has 11 riders and it is not a good option because it does not seNice East of 101. Commissioner Romero noted that Caltrain's percentage of 52.3 is very impressive and asked if any of S:\MevcL<.tes\0-1--0b-Ob RPC MiVCL<.tes.vioe P~ge $5 of3 Planning Commission Staff Report DATE: June 15,2006 TO: Planning Commission SUBJECT: 249 East Grand Office/R&D Project - Use Permit, Design Review and Preliminary TDM 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. Location: Applicant: Case Nos.: 249 East Grand A venue Alexandria P05-0019: DR05-0043, EIR05-0001, SIGNS06-0008, PM05-0002, PUD05-0001, TDM05-0001, UP05-0005 & DA05-0004 RECOMMENDATION: It is recommended that the Planning Commission conduct a public hearing and take the following action: 1) Adopt a Resolution recommending the City Council certify EIR05-0001, including findings and a statement of overriding considerations for traffic and air quality impacts; and 2) Adopt a Resolution recommending the City Council: 1) approve UP05-0005, DR05- 0043, SIGNS06-0008, PM05-0002, PUD05-0001 and TDM05-0001 to approve the Use Permit, Design, Comprehensive Sign Permit, Parcel Map, Planned Unit Development permit and draft TDM Plan for the 249 East Grand Avenue Office/R&D Project, including conditions of approval; and 2) adopt and Ordinance to approve Development Agreement DA05-0001. BACKGROUND A study session was held last November to introduce the proposed project and allow an opportunity for public comment on the draft Environmental Impact Report. A public hearing was subsequently held in December to formally review the project in detail. At that hearing the Planning Commission noted several concerns, and provided direction to the applicant to Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: June 15,2006 Page 2 refine/revise the proposal. The applicant revised the plans and presented a thorough update at the May 4, 2006 Planning Commission meeting. The Commission was generally very pleased with the overall design and raised only a few concerns regarding screening and landscape details. The item was continued to this meeting to present the final project components including the Tentative Parcel Map and Planned Unit Development Applications, the Development Agreement, and the Final EIR. DISCUSSION: (The attached staff report preparedfor the December public hearing outlines the overall project description, zoning and general plan consistency, and environmental issues.) Parcel Map and Planned Unit Development Application The applicant proposes to subdivide the parcel into five lots ranging in size from 1.94 -5.33 acres. Approval of a PUD is required to allow creation of parcels which do not abut a dedicated public street. As indicated on the attached plans, while four of the five parcels do abut a public street, one (Parcel 4) does not. The tentative parcel map provides cross parking, access and utility easements throughout the site so that the project will continue to function as a single development, and will ensure that all lots have direct access to a dedicated public street. Parcels will have reciprocal parking and access agreements to ensure continued compliance with parking requirements, and will continue to be treated as a single planned development for Floor Area ratio purposes. ENVIRONMENTAL IMPACT REPORT The draft Environmental Impact Report was initially circulated from October 7 - November 22, 2005. However, an issue arose with regard to comments provided by Caltrans on the draft EIR which resulted in the need to revise and recirculate the traffic section of the document. The comment period on the partial revision draft EIR ran from March 28 - May 12,2006. A Final EIR Response to Comments document has been prepared and distributed addressing all comments received on both the draft and revised documents, and is attached for the Commission's review. Significant Impacts The DEIR identifies 27 significant or potentially significant impacts. With the exception of three impacts, all related to traffic, mitigation measures are identified to reduce all other impacts to a less than significant level. Of the identified significant traffic impacts, two relate specifically to the intersection of Oyster PointlGatewaylUS 101 fly over which would degrade the PM peak hour level of service from LOS E to LOS F in both the near term and the long term due to this and other Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: June 15,2006 Page 3 approved development within the city. No feasible physical improvements have been identified to fully mitigate this impact. The third identified significant impact relates to cumulative traffic impacts on US 101 due to this and other approved development. 1. (DEIR Impact 13-3) The Project would contribute to impacts at the intersection of Oyster Point/GatewaylUSlOl SB Flyover for Year 2008 Base Case Conditions and Year 2020 Conditions. . 2008 - The project would generate more than a 2% increase in traffic during the PM peak hour (5.8%) at a location with Base Case LOS E operation. . 2020 - The project would result in more than a 2% increase in traffic during the AM peak hour (5.3%) at a location with Base Case LOS F operation, and more than a 2% increase during the PM peak hour (a 3.6% increase) at a location with Base Case LOS F operation. 2. (DEIR Impact 13-2) The Project would contribute traffic to two freeway segments with total traffic exceeding segment capacity. The Project would contribute more than one percent oftraffic to two segments on U.S. 101 that are projected to operate at LOS F during the AM Peak (Southbound, north of the Oyster Pt. interchange; and, Northbound, south ofthe East Grand off-ramp). In addition, Project traffic would result in one segment changing from LOS E to LOS F in the PM peak (Northbound, north of the Oyster Pt. interchange). The Project cannot be approved unless a Statement of Overriding Considerations is adopted which balances the benefits of the proposed Project against its unavoidable transportation impacts. Staff recommends that the Planning Commission find that the following benefits of the project outweigh the unavoidable transportation impacts: 1. Implementation of General Plan Goals and Policies. The Project implements the City's vision to redevelop former industrial property into higher and more economically sustainable uses. 2. Employment Benefits: The Project would be a source of office/R&D/biotechnology industries in South San Francisco, generating an estimated 1,500 jobs. 3. Campus Development: The Project site plans include generous open space areas, and pedestrian plazas and paths linking the buildings and the parking structure. 4. Economic Benefits: The Project would increase property and other tax revenues to the City. Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: June 15,2006 Page 4 5. Transportation Demand Management. Although the Project will create unavoidable traffic and air quality impacts, the FEIR includes innovative TDM measures to reduce vehicular trips and air pollution, including a broad range of incentives for employees to ride-share, vanpool, ride BART, Caltrain, shuttles, and other transit, ride bicycles, or work from home. The Program would be aggressively managed on an ongoing basis by "transportation coordinators" to facilitate wide participation. An earlier Statement of Overriding conditions that was made by the City Council in would also apply to the subject project as follows: 1. The City of South San Francisco approved an update to its General Plan and Environmental Impact Report in October 1999. The City Council made a statement of overriding considerations in its approval of the General Plan update, because the measures identified to mitigate for traffic congestion along US 10 I and for cumulative air quality impacts would not be sufficient to reduce the impacts to less than significant levels. 2. The 249 East Grand Office/R&D Project would impact some of the same freeway segments that were identified in the General Plan EIR and whose traffic effects could only be partially mitigated. 3. Therefore, a Statement of Overriding Considerations that was made for approval of the General Plan would also apply to decision-making on the 249 East Grand Office/R&D Project by the City. Development Agreement The City and the developer have negotiated the attached Development Agreement to clarify and obligate several project features and mitigation measures including public art and TDM reporting and monitoring requirements. · Rails to Trails - The northerly edge of the project site abuts a former rail corridor that is identified in the General Plan as a future bike path (see attached Fig. 4-3), but the property is presently privately owned and not available for immediate conversion to public use. The applicant has agreed to improve the approximately 1,000 ft. long segment of this former rail corridor should it become available for public use during the term of the Development Agreement. If it should not be available the applicant would instead be obligated to provide an equivalent amount of funding to the City to improve substandard portions of the Bay trail. · Public Art - The Agreement sets out minimum requirements for value of public art on the site ($540,000) as well as for timing of installation. Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: June 15,2006 Page 5 . TDM Monitoring and Reporting - Provisions have been included in the Development Agreement to specifically outline the TDM reporting and monitoring provisions for a multi- building, multi-tenant complex. These provisions are identical to those included in the Bay West Cove Owner Participation Agreements and the Britannia East Grand Development Agreement and are also included in the Proposed Conditions of Approval. CONCLUSION: The proposed project complies with the goals and objectives of the City's General Plan to develop high-quality, well-designed office and R&D developments throughout the northern portion of the East of 101 area. In addition, the project complies with all the development standards and requirements of the P-I Planned Industrial Zone District. An EIR was prepared which thoroughly reviewed and analyzed the potential environmental impacts of the project. The Development Agreement and the Proposed Conditions of Approval provide adequate controls to ensure the orderly development of the site. Consequently, staff recommends that the Planning Commission take the following actions: 1) Adopt a Resolution recommending the City Council certify EIR05-000 I, including findings and a statement of overriding considerations for traffic and air quality impacts; and 2) Adopt a Resolution recommending the City Council: I) approve UP05-0005, DR05-0043, SIGNS06-0008, PM05-0002, PUD05-0001 and TDM05-0001 to approve the Use Permit, Design, Comprehensive Sign Permit, Parcel Map, Planned Unit Development permit and draft TDM Plan for the 249 East Grand A venue Office/R&D Project, including conditions of approval; and 2) adopt and Ordinance to approve Development Agreement DA05-0001. A TT ACHMENTS: Draft Resolution: CEQA Draft Resolution: Project Approvals w/Conditions of Approval and Draft Development Agreement General Plan Figure 4-3 December 15,2005 & May 4,2006 PC Staff Report & Minutes Final EIR & Mitigation Monitoring & Reporting Program Plans: May 4, 2006 Development Plans January 2006 Tentative Map Draft TDM Plan C3QA TISO-J-:J~=O~ W=-J-J 3----, ,----' ~ -V~ J ----', """\. T~ Xr---, ~ -.J ~--.J_ ~_'-~-.J _ ~ ~ _ W~~-/ --'--'-~ RESOLUTION NO. PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO ST ATE OF CALIFORNIA A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO RECOMMENDING THAT THE CITY COUNCIL APPROVE UP05-0005, DR05-0043, SIGNS06-0008, PM05-0002, PUD05-0001 AND TDM05-0001 TO TO ALLOW DEVELOPMENT OF AN 15.75 ACRE SITE FOR AN OFFICE/RESEARCH AND DEVELOPMENT PROJECT AT 249 EAST GRAND AVENUE IN THE P-I PLANNED INDUSTRIAL ZONE DISTRICT AND ADOPT AN ORDINANCE APPROVING A DEVELOPMENT AGREEMENT DA05-0001 RELATED THERETO WHEREAS, the South San Francisco Planning Commission held duly noticed public hearings on November 3, 2005, December 15,2005, May 4, 2006 and June 15,2006; and WHEREAS, as required by the "Use Permit Procedure" (SSFMC Chapter 20.81), the "Planned Unit Development Procedure" (SSFMC Chapter 20.84), and the "Minor Subdivision Procedures" (SSFMC Chapter 19.48), the Planning Commission makes the findings contained herein in support of the request to approve a Use Permit, Design, Type C Sign Permit, Parcel Map, Planned Unit Development permit and draft TDM Plan for a Research and Technology Project consisting of 534,500 square feet of research (laboratory) and office space arranged as a campus with shared open space connected by landscaped pedestrian walkways, public art, 5,500 square feet of ancillary retail, restaurant and fitness space, and parking garage on a 15.75 acre site located at 249 East Grand A venue, and which includes requested exceptions for the number of parking spaces; and, WHEREAS, these findings are based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Use Permit Application and plans, including site plans, floor plans, building and garage elevations and landscape plans dated May 4,2006, prepared by Dowler-Gruman Architects; "Preliminary Transportation Demand Management Program", dated September 1, 2005, prepared by The Hoyt Company; Master Sign Program submitted by Alexandria Real Estate Equities; Tentative Map dated January 2006 prepared by Kier & Wright; 249 East Grand Avenue Environmental Impact Report (Draft Focused EIR, Partial Revision of the Draft Focused EIR and Final EIR Response to Comments); minutes of the Design Review Board meetings of June & August 2005, and April 2006; Planning Commission staff reports dated November 3,2005, December 15,2005, May 4, 2006 and June IS, 2006; and testimony received at the November 3, 2005, December IS, 2005, May 4, 2006 and June 15,2006 Planning Commission meetings. NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby finds as follows: 1. The subject site is physically suitable for the type and intensity of the land use being proposed. The General Plan specifically contemplates the proposed type of project and the suitability of the site for development was analyzed thoroughly in the environmental document prepared for the project. 2. The project is consistent with the General Plan which designates the property for a mix of Business and Technology Park. Office/R&D use is considered an appropriate use under this designation. Additionally, the category provides for a floor area ratio (FAR) of .50, with permissible increases to a maximum FAR of 1.0 based on implementation of a Transportation Demand Management (TDM) program as outlined in the City's TDM Ordinance. The proposed FAR of .79 requires that the applicant prepare, implement and maintain a TDM Plan designed to achieve a 32% shift to alternative modes of travel other than single occupant vehicles. Guiding Policy 3.5-G-3 - Promote campus-style biotechnology, high- technology, and research and development uses specifically supports development ofthe proposed project. 3. The proposed project is consistent with the East of 101 Area Plan which the General Plan identifies as the guide for detailed implementation of General Plan policies. Policy LU-16 supports development of campus settings and is consistent with the Design Policies of the East of 101 Area Plan. 4. With the exception of parking, the proposed project meets or exceeds the minimum standards and requirements of the City's Zoning Ordinance which designates the site P-I Planned Industrial. The exception for the number of parking spaces is warranted based on the following: a. The project is of a superior quality which offsets any potential adverse impacts of the requested parking space reduction. The Design Review Board and the Planning Commission find the proposal of very high quality in terms of architecture, building materials, site design and provision of landscaped pedestrian walkways and public art. b. The parking exception will serve to support and promote the TDM program required of the project. c. The project provides 91 % of the required parking spaces and is required, through the TDM program, to achieve an alternative mode use of 32%. the site is not anticipated to result in a shortfall of on-site parking or create the need for overflow parking off-site. The parking ratio is supported by studies from the Institute of Transportation Engineers which identify an average need of 2.79 parking spaces per 1,000 square feet of office space, and which support a lower ratio for research and development use based on its lower employment densities. d. The parking standards proposed will be adequate for the proposed uses because of the offered alternative solutions for providing and managing parking. The project is required to implement a Transportation Demand Management Program on an on-going basis over the life of the project with a required alternative mode shift of 32%. The aggressive TDM requirements required of the project, the fact that similar reduced standards have been accepted and/or successfully applied within several large campus developments in the city, including the Gateway Specific Plan District, Bay West Cove Specific Plan District, Britannia East Grand and the Genentech Campus, and the studies from the Institute of Transportation Engineers (ITE) all support a reduced parking standard. e. The reduced parking rate reinforces the overall efforts of the City's General Plan and the Transportation Demand Management Ordinance which encourage reduced parking standards as an effective tool in encouraging use of alternative modes of transportation other than single occupancy vehicles. f. The number of parking spaces provided by the reduced standard will serve all existing, proposed and potential uses as effectively and conveniently as would the standard number of parking spaces required by Chapter 20.74. As described above, there is ample evidence to support the proposed parking reduction, and there is added concern that an overabundance of parking could have a deleterious effect on the goals and objectives of the City's TDM efforts since such would serve as a disincentive to use of alternative modes of transportation. 5. Transportation Demand Management a. The proposed TDM measures are feasible and appropriate for the project, considering the proposed use or mix of uses and the project's location, size and hours of operation. Sufficient measures have been included in the plan to achieve a projected 32% alternative mode usage, as required. b. The performance guarantees provided in the plan will ensure that the target 32% alternative mode use will be achieved and maintained. Conditions of approval have been included to require that the Final TDM Plan, which must be submitted for review and approval prior to issuance of a building permit, shall outline the required process for on-going monitoring including annual surveys and triennual reports. Additionally, the applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM program. 6. Tentative Parcel Map and Planned Unit Development a. The proposed tentative parcel map is consistent with the standards and requirements of the City's Zoning Ordinance and with the provisions of the PI Planned Industrial Zone District. The proposed parcels exceed the minimum lot size and dimension requirements the district. Parking requirements and Floor Area ratio allocations will be satisfied through cross easements, allowing the requirements to be met in the aggregate rather than on each individual parcel. b. The tentative parcel map complies with the requirements of SSFMC Title 19 (Subdivision Ordinance) and with the requirements of the State Subdivision Map Act. c. The design and improvements of the tentative parcel map are not in conflict with any existing public easements. d. The requested exception to allow lots which do not abut a dedicated public street is warranted since the map will include cross access easements to provide each lot direct access to a public street consistent with the intent of the requirement. e. The subject site is physically suitable for the type and intensity of land use proposed. 7. An Environmental Impact Report has been prepared for the project in accordance with the provisions of CEQA. Mitigation measures have been incorporated into the project which will reduce all but three identified impacts to a less than significant level. The City Council must adopt the required findings of Section 15091 of the State CEQA Guidelines for three of the Project's significant environmental effects, which effects cannot be reduced to an acceptable level, with regard to transportation impacts. 8. The proposal will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. 9. Subject to minor modifications, included as conditions of approval, the proposal complies with the City's Design Guidelines. 10. The Owner and City have negotiated a Development Agreement pursuant to Government Code section 65864 et.seq. The Development Agreement, attached hereto as Exhibit B, sets forth the duration, property, project criteria and other required information identified in Government Code section 65865.2. Additionally, the Agreement requires the Owner to provide public art and trail improvements. Based on the findings in support of the Use Permit, the Planning Commission finds that the Development Agreement, vesting a project for a campus style development of three Research and Development buildings, is consistent with the General Plan and consistent with the applicable zoning regulations. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council approve aU se Permit, Design Review, Type C Sign Permit, Parcel Map, Planned Unit Development permit and draft TDM Plan for the 249 East Grand A venue Project subject to the Conditions of Approval attached as Exhibit A port and adopt an Ordinance approving Development Agreement DA05-0001 as provided in Exhibit B. BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption. * * * * * * * 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 2005 by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: S usy Kalkin Acting Secretary to the Planning Commission PC Reso UP & DA Feb 17 EXHIBIT A PROPOSED CONDITIONS OF APPROVAL 249 East Grand Office/R&D Project P05-0019 (As recommended by City Staff on June 15, 2006) A. Planning Division requirements shall be as follow: 1. The project shall be constructed substantially as indicated on the attached 249 East Grand development plans dated May 4, 2006, prepared by Dowler-Gruman Architects, except as otherwise modified by the following conditions: 2. The applicant shall comply with all applicable mitigation measures identified in the 249 East Grand A venue Project EIR. - Prior to issuance of a building permit the applicant shall prepare a checklist outlining mitigation measures and status of implementation. 3. Child care - In accordance with South San Francisco Municipal Code Chapter 20.115, prior to issuance of a building permit the applicant shall pay a childcare fee estimated to be $115,789.00 based on the following calculation [540,000 sfx $0.50/sf. = $270,000.00, less credit for existing sf warehouse 328,258 sfx $0.47/sf= -$154,281 = $115,719.00]. 4. Site development plans shall designate short term parking areas within the surface parking lots to accommodate visitors. 5. Prior to issuance of a building permit, the applicant shall provide appropriate evidence to ensure that buildings are designed so that the calculated hourly average noise levels during the daytime does not exceed and Leq of 45dBA, and instantaneous maximum noise levels do not exceed 60 dBA. 6. The applicant shall cooperate with the City in the development/implementation of a regional shuttle service if such is considered by the City. 7. TDM a. In accordance with South San Francisco Municipal Code Section 20.120.070, prior to issuance of a building permit the applicant shall submit a Final TDM Plan for review and approval by the Chief Planner. The Final TDM Plan shall substantially reflect the "249 East Grand Avenue Preliminary TDM Plan", prepared by The Hoyt Company, dated September 2005. The Plan shall be designed to achieve a minimum 32% alternative mode use over the life of the project. b. The Final TDM Plan shall outline the required process for on-going monitoring including annual surveys and triennual reports as outlined in the Development Agreement, and as specified below: 1) Transportation Demand Management: Owner shall prepare an annual Transportation Demand Management (TDM) report, and submit same to City, to document the effectiveness of the TDM plan in achieving the goal of 32% alternative mode usage by employees within the Project. The TDM report will be prepared by an independent consultant, retained by City with the approval of Proposed Conditions Of Approval 249 East Grand P05-0019 June IS, 2006 Page 2 of 15 Owner (which approval shall not be unreasonably withheld or delayed) and paid for by Owner, which consultant will work in concert with Owner's TDM coordinator. The TDM report will include a determination of historical employee commute methods, which information shall be obtained by survey of all employees working in the buildings on the Property. All nonresponses to the employee commute survey will be counted as a drive alone trip. 2) TDM Reports: The initial TDM report for each building on the Property will be submitted two (2) years after the granting of a certificate of occupancy with respect to the building, and this requirement will apply to all buildings on the Property except the parking structure. The second and all later reports with respect to each building shall be included in an annual comprehensive TDM report submitted to City covering all of the buildings on the Property which are submitting their second or later TDM reports. 3) Report Requirements: The goal of the TDM program is to encourage alternative mode usage, as defined in Chapter 20.120 of the South San Francisco Municipal Code. The initial TDM report shall either: (I) state that the applicable property has achieved 32% alternative mode usage, providing supporting statistics and analysis to establish attainment of the goal; or (2) state that the applicable property has not achieved the 32% alternative mode usage, providing an explanation of how and why the goal has not been reached, and a description of additional measures that will be adopted in the coming year to attain the TDM goal of 32% alternative mode usage. 4) Penalty for Non-Compliance: If after the initial TDM report, subsequent annual reports indicate that, in spite of the changes in the TDM plan, the 32% alternative mode usage is still not being achieved, or if Owner fails to submit such a TDM report at the times described above, City may assess Owner a penalty in the amount of Fifteen Thousand Dollars ($15,000.00) per year for each percentage point below the minimum 35% alternative mode usage goal. 1. In determining whether a financial penalty is appropriate, City may consider whether Owner has made a good faith effort to meet the TDM goals. 11. If City determines that Owner has made a good faith effort to meet the TDM goals but a penalty is still imposed, and such penalty is imposed within the first three (3) years of the TDM plan (commencing with the first year in which a penalty could be imposed), such penalty sums, in the City's sole discretion, may be used by Owner toward the implementation of the TDM plan instead of being paid to City. If the penalty is used to Proposed Conditions Of Approval 249 East Grand P05-0019 June 15,2006 Page 3 of 15 implement the TDM Plan, an Implementation Plan shall be reviewed and approved by the City prior to expending any penalty funds. 111. Notwithstanding the foregoing, the amount of any penalty shall bear the same relationship to the maximum penalty as the completed construction to which the penalty applies bears to the maximum amount of square feet of Research and Development use permitted to be constructed on the Property. For example, if there is 200,000 square feet of completed construction on the Property included within the TDM report with respect to which the penalty is imposed, the penalty would be determined by multiplying Fifteen Thousand Dollars ($15,000.00) times a fraction, the numerator of which is 200,000 square feet and the denominator of which is the maximum amount of square feet of construction permitted on the Property, subtracting the square footage of the parking facilities; this amount would then be multiplied by the number of percentage points below the 32% alternative mode usage goal. c. The applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM program. 8. All signs shall comply with the "Master Sign Program for Alexandria Technology Center, 249 East Grand Avenue" submitted by Alexandria Real Estate Equities, Inc. 9. All roof-mounted equipment shall be contained in screened enclosures, subject to the review and approval of the City's Chief Planner. 10. The applicant shall revise the tree planting program along the street frontage to incorporate a double row of trees. Plans shall be submitted for review and approval by the Chief Planner prior to issuance of a building permit. II. The applicant shall comply with all standard conditions as outlined in the "Standard Conditions and Limitations for Commercial Industrial and Multi-Family Residential Projects", dated Revised February 1999. Accordingly, minor changes or deviations from the approved plans may be approved by the Chief Planner; significant changes shall require approval of the Planning Commission. (Planning Division contact: Susy Kalkin (650) 877-8535) B. Engineering Division requirements shall he as follow: USE PERMIT CONDITIONS Proposed Conditions Of Approval 249 East Grand P05-00 19 June 15,2006 Page 4 of IS 1. STANDARD CONDITIONS The developer shall comply with the applicable conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. 2. SPECIAL CONDITIONS a. The developer shall design and construct at no cost to the City the approved recommended mitigation measures adopted by the City Council for 249 East Grand Avenue prepared by Lamphier-Gregory date July 2005, which includes extension of a left turn lane on the eastbound East Grand Avenue approach to the project's signalized entrance by 200 feet and sidewalk connection from Cabot Way to the internal campus sidewalk system, or to a garage elevator which will provide access to the internal campus sidewalk system. b. The applicant shall dedicate at no cost to the City a 10' wide utility and sidewalk easement along the entire frontage of the property, adjacent to and north of, the existing East Grand A venue right-of-way line and install per City standard a meandering sidewalk and landscaping within the dedicated easement. Due to the heavy volume of existing traffic, providing a separation between the roadway and sidewalk will increase pedestrian safety. c. The applicant shall underground the existing utilities along the entire East Grand A venue frontage of the property and install new City standard streetlights to replace the existing City wood pole mounted lights. All work shall be done at no cost to the City. d. The developer shall remove the existing railroad crossing lights, signs, tracks and appurtenances on East Grand A venue. The developer shall replace the railroad crossing with a new pavement structural section in accordance with plans approved by the City. All work shall be done at not cost to the City. e. The developer shall incorporate bio/grassy swales within the project and shall be approved by the Engineering Division. f. Prior to the issuance of a Building Permit for the project, the applicant shall pay the various fees as detailed below. Proposed Conditions Of Approval 249 East Grand P05-00 19 June 15, 2006 Page 5 of IS 3. OYSTER POINT OVERPASS CONTRIBUTION FEE Prior to receiving a Building Permit for the proposed new officelR&D development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the entire subject 535,252 GSF office and R&D development is calculated below. (The number in the calculation, "8403.59", is the October 2005 Engineering News Record San Francisco construction cost index, which is revised each month to reflect local inflation changes in the construction industry.) Trip Calculation 535,252 gsfOffice/R&D use @ 12.3 trips per 1000 gsf = 6,584 new vehicle trips Less credit for existing trips: 328,258 gsfwarehouse X 4.5 trips per 1000 gsf = 1,477 vehicle trips Total new trips = 5,107 vehicle trips Contribution Calculation 5,107 trips X $154 X (8403.59/6552.16) = $ 1,008,712 4. EAST OF 101 TRAFFIC IMPACT FEES Prior to the issuance of a Building Permit for any building within the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, In accordance with the resolution adopted by the City Council at their meeting of September 26, 200 I, or as the fee may be amended in the future. Fee Calculation (as of October 2005) 535,252 gsfOfficelR&D @ $2.11 per each square foot =$ 1,129,382 Credit for existing trips: 328,258 sf warehouse x 0.54 trip/1000 SF x $1,671 = -$ 296,201 Traffic Impact Fee $ 833,181 5. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE Proposed Conditions Of Approval 249 East Grand P05-00 19 June 15,2006 Page 6 of 15 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. A study and flow model is proposed to analyze the problem and recommend solutions and improvements. The applicant shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted by the City Council at their meeting of October 23,2002. The adopted fee is $3.19 per gallon of discharge per day. The applicant shall meet with the Director of Public Works to determine the projected discharge from the project. The Director of Public Works will determine the amount of capacity required in accordance with the criteria established in the Resolution adopted by the City Council on October 22,2002. 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, if paid this year: 0.4 g/sf(400 gpd/IOOO sq. ft.) x $3.19 per gallon x 535,252 sq. ft. = $682,982. Credit for existing building office portion given if more than 25% of facility, no credit given for warehouse. The sewer contribution shall be due and payable prior to receiving a building permit for each phase of the development. Total estimated fees: Oyster Point Over Pass Fee East of 101 Traffic Impact Fee East of 101 Sewer Improvement Fee $ 1,008,712 $ 833,181 $ 682,982 Total $ 2,524,875 TENTATIVE PARCEL MAP CONDITIONS 1. STANDARD CONDITIONS Proposed Conditions Of Approval 249 East Grand P05-0019 June 15,2006 Page 7 of 15 The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Tentative Parcel Maps", contained in our "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. 2. SPECIAL CONDITIONS a. Appropriate reciprocal easements between the subdivision parcels, together with property D.C.C. & R.'s, as needed to provide for access and the permanent repair and maintenance of utilities, shall be provided in a form and content acceptable to the City Engineer and the City Attorney and recorded in the County Records concurrently with the Parcel Map. b. All new improvements to be constructed within the public street right-of-way, or City owned easements, shall be approved by the Engineering Division and installed to City standards. An Encroachment Permit shall be obtained from the Engineering Division for all public improvement work, prior to receiving a Building Permit for the renovation project. The cost of all work and repairs shall be borne by the applicant. c. The subdivider shall pay the Engineering Division's actual costs to retain a civil engineer or land surveyor to plan check and sign the parcel map as the City's Technical Reviewer. [Engineering Division contact: Dennis Chuck, Senior Civil Engineer (650) 829-6652] C. Police Department requirements shall he as follow: 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. 2. Building Security a. Doors Proposed Conditions Of Approval 249 East Grand P05-00 19 June IS, 2006 Page 8 of 15 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 ofthe strike. 2) Glass doors shall be secured with a deadbolt lock 1 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 10ckI 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 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. 1 The locks shaH be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined 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 wiII be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25116" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Proposed Conditions Of Approval 249 East Grand P05-0019 June 15, 2006 Page 9 of 15 7) On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. 8) Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. b. Windows I) Louvered windows shall not be used as they pose a significant security problem. 2) Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) Ibs. applied in any direction. 3) Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings I) 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. Proposed Conditions Of Approval 249 East Grand P05-00 19 June 15, 2006 Page 10 of 15 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 I) 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. a) Parking Lot lighting: Exterior parking lot lights shall be high-pressure sodium or other High Intensity Discharge mast lighting for illumination and color rendition, at least 10 feet in height, and provide a minimum of three foot candles of light to the area, to mitigate trip and fall potential, and allow the identification of a person from a distance of 25 feet. e. Numbering of Buildings 1) The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. Larger numbers are strongly encouraged. Proposed Conditions Of Approval 249 East Grand P05-0019 June IS, 2006 Page II of 15 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. 3) The roofs of the buildings shall also have building addresses affixed to them to aid with helicopter navigation. The numerals shall be no less than four feet in height and of a color contrasting with the roof surface. 4) Monument signage for ready identification of building locations within the campus is required at the entrances to the campus. 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. 2) Striping of parking spaces and use of wheel stops is required. Traffic circulation signage is recommended. h. Parking Structure Requirements I) Exterior Construction: The building should incorporate an open design to maximize natural surveillance. Screens or bar fencing should be utilized on the ground floor of the structure to inhibit unauthorized access. 2) Lighting: Parking areas shall have a minimum of five foot candles, and driveways and staircases shall have a minimum of 10 foot candles. 3) Elevator: If an elevator is to be used, it shall have clear windows and doors to maximize natural surveillance. 4) Wall Color: The interior walls of the parking structure shall be a light gray or white color, to maximize light reflection. 5) Emergency Phones: A phone system shall be installed to allow citizens to contact Proposed Conditions Of Approval 249 East Grand P05-0019 June 15,2006 Page 12 of 15 on-site emergency personnel. 6) Staircases: Staircases should utilize an open design that precludes the possibility of undesirables secreting themselves beneath the stairs. 1. Uniformed Security Personnel This site shall require at least two unarmed, uniformed and licensed security officers. The Police Department's Community Relations Unit must approve the security company. If a large event is scheduled, such as an open house or grand opening, the applicant will contact the Police Department to determine additional security needs. NOTE: For additional details, contact the Community Relations Sergeant at (650) 877- 8922. J. 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. (Police Department contact person: Sgt. E. Alan Normandy, 877-8927) D. Fire Prevention Division requirements shall he as follow: 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. Fire sprinkler shutoff valves and a water-flow device shall be provided for each floor. 4. Provide class III combination standpipe-sprinkler system conforming to NFP A 13/SSFD requirements. 5. Elevator shunt-trips shall not be provided. Proposed Conditions Of Approval 249 East Grand P05-00 19 June IS, 2006 Page 13 of 15 6. Provide 20 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. All roads shall meet minimum turning radius for fire apparatus. 7. Access road shall have all weather driving capabilities and support the imposed load of 68,000 pounds. 8. Road gradient shall not exceed maximum allowed by engineering department. 9. Provide fire flow in accordance with California Fire Code Appendix III-A. 10. Provide fire hydrants; location and number to be determined. II. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 12. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 13. Provide looped water system for development. 14. Provide pathway access for fire personnel to rear of proposed parking structure. IS. Provide access to a multi-use facility or room that is to be located on the ground floor of one of the buildings in the development. The following minimum requirements shall apply: . Storage closet (double door) approx. 3'x 5' . Phone jack, shelves and 2 electrical outlets 16. Developer to provide for emergency radio communications study to determine internal emergency radio communication need based on individual building types in development. If study finds internal radio communications are deficient, developer will provide for mitigation. Internal communications wiring, signal booster, antennae and any other related equipment to provide for internal communications deficiency costs would be incurred by developer. 17. Other requirements may be imposed based on project evolution. (Contact: Bryan Niswonger, Fire Marshal: 650 829-6645) Proposed Conditions Of Approval 249 East Grand P05-00 19 June 15,2006 Page 14 of IS E. Water Quality Control Department requirements shall be as follow: The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs: 1. A plan showing the location of all storm drains and sanitary sewer lines must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Stormwater pollution prevention devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, include the following: a. Vegetated/grass swale along perimeter b. Catch basin runoff directed to infiltration area c. Notched curb to direct runoff from parking area into swale d. Covered maintenance yard/service areas 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. Applicant must complete the NPDES Permit Impervious Surface Data Collection Worksheet prior to issuance of a permit. 6. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 7. Trash handling area must be covered, enclosed, and must drain to sanitary sewer. This must be shown on plans prior to issuance of a permit. 8. Loading dock areas should be designed with an overhang and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 9. Install separate water meters for the building and landscaping. 10. Install a separate process line for sample monitoring before mixing with domestic waste in the sanitary sewer system. This must be shown on plans prior to issuance of a permit. Proposed Conditions Of Approval 249 East Grand P05-00 19 June 15, 2006 Page 15 of IS 11. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 12. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to issuance of a permit. 13. Plans must include location of concrete wash out area and location of the entrance/outlet of tire wash. 14. A grading and drainage plan must be submitted. 15. An erosion and sediment control plan must be submitted. 16. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS. (Contact: Cassie Prudhel, Environmental Compliance Coordinator (650) 829-3840) DEVELOPMENT AGREEMENT 249 East Grand Avenue Office/Research and Development Project This DEVELOPMENT AGREEMENT FOR THE 249 EAST GRAND AVENUE OFFICEIRESEARCH AND DEVELOPMENT PROJECT ("PROJECT") is dated , 2006 ("Agreement"), between Alexandria Real Estate Equities, Inc. ("Owner"), and the CITY OF SOUTH SAN FRANCISCO, a municipal corporation organized and existing under the laws of the State of California ("City"). Owner and City are collectively referred to herein as "Parties." RECITALS A. WHEREAS, California Government Code Sections 65864 through 65869.5 authorize the City to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property or on behalf of those persons having same; and, B. WHEREAS, Alexandria Real Estate Equities, the Owner, has a legal interest in the real property subj ect to this Agreement; and, C. WHEREAS, pursuant to Government Code Section 65865, the City has adopted rules and regulations, embodied in Chapter 19.60 ofthe South San Francisco Municipal Code, establishing procedures and requirements for adoption and execution of development agreements; and, D. WHEREAS, this Agreement concerns property consisting ofa 15.75-acre site located 249 East Grand Avenue, as shown and more particularly described in Exhibit A attached hereto and incorporated herein by reference ("Property"); and, E. WHEREAS, the Owner has submitted a development proposal to the City, commonly known as the 249 East Grand Office/Research and Development Project, consisting of construction of four 3- to 5-story office/research and development buildings, totaling approximately 534,500 square feet, with 5,500 square feet of ancillary retail space and a four- level parking garage, as depicted on the 249 East Grand Plan Set, dated , prepared by , including application for a Use Permit dated attached hereto as Exhibit B and incorporated herein by reference ("Plan Set"), to be located on the Property ("Project"); and, F. WHEREAS, Owner has requested that the City enter into this Agreement to set forth the rights and obligations of the parties relating to the development of the Project; and, G. WHEREAS, all proceedings necessary for the valid adoption and execution hereof have taken place in accordance with Government Code Sections 65864 through 65869.5, the Page 1 of 20 249 East Grand Avenue DA July 12,2006 California Environmental Quality Act and with Chapter 19.60 of the South San Francisco Municipal Code; and, H. WHEREAS, the City Council and the Planning Commission have found that this Agreement is consistent with the objectives, policies, general land uses and programs specified in the South San Francisco General Plan as adopted on October 13, 1999 and as amended from time to time; and, I. WHEREAS, on , 2006, the City Council adopted Ordinance No. approving and adopting this Agreement and the Ordinance thereafter took effect on ,2006. AGREEMENT NOW, THEREFORE, the Parties, pursuant to the authority contained in Government Code Sections 65864 through 65869.5 and Chapter 19.60 of the South San Francisco Municipal Code and in consideration of the mutual covenants and agreements contained herein, agree as follows: 1. Effective Date Pursuant to Section 19.60.140 of the South San Francisco Municipal Code, notwithstanding the fact that the City Council adopts an ordinance approving this Agreement, the Agreement shall be effective and shall only create obligations for the Parties from and after the date that the ordinance approving this Agreement takes effect ("Effective Date"). 2. Duration This Agreement shall expire ten (10) years from the Effective Date of this Agreement, but in no event later than December 31, 2017. In the event that litigation to which the City is a party against the Owner, or any of its officers, agents, employees, contractors, representatives or consultants, should delay implementation or construction of the Project on the Property, the expiration date of this Agreement shall be extended for a period equal to the length of time from the time the summons and complaint is served on the defendant(s) until the judgment entered by the court is final and not subject to appeal; provided, however, that the total amount of time for which the expiration date shall be extended as a result of such litigation shall not exceed five (5) years. 3. Proiect Description; Development Standards For Proiect The Project shall consist of four Office/Research and Development buildings totaling approximately 543,500 square feet, 5~500 square feet of ancillary retail space, a four-level parking garage, and related improvements as provided in the Plan Set and as approved by the City Council. Page 2 of 20 249 East Grand Avenue DA July 12,2006 (a) The permitted uses, the density and intensity of uses, the maximum heights, locations and total area of the proposed buildings, the development schedule, the provisions for vehicular access and parking, any reservation or dedication of land, any public improvements, facilities and services, and all environmental impact mitigation measures imposed as approval conditions for the Project, shall be exclusively those provided in the Plan Set, Use Permit, Development Plan, Environmental Impact Report, and this Agreement as approved by the City Council and the applicable ordinances in effect as of the Effective Date, except as modified in this Agreement, and applicable provisions of the South San Francisco Municipal Code as in effect on the Effective Date (b) Subject to Owner's fulfillment of its obligations under this Agreement, upon the Effective Date of this Agreement, the City hereby grants to Owner a vested right to develop and construct on the Property all the improvements for the Proj ect authorized by, and in accordance with the terms of this Agreement, the Plan Set as approved by the City Council and the applicable ordinances in effect as ofthe Effective Date. (c) Upon such grant of right, no future amendments to the City General Plan, the City Zoning Code, the City Municipal Code, or other City ordinances, policies or regulations in effect as of the Effective Date shall apply to the Project, except such future modifications that are not in conflict with and do not prevent the development proposed in the Plan Set and as approved by the City Council; provided, however, that nothing in this Agreement shall prevent or preclude the City from adopting any land use regulations or amendments expressly permitted herein or otherwise required by State or Federal Law. (d) The Use Permit granted by City shall not require an extension during the term of this Agreement provided Owner is not in material breach of the terms of this Agreement or the Conditions of Approval for said Use Permit. 4. Permits For Proiect Owner shall submit a Development Plan for development of the Project within sixty (60) days of applying for a grading permit for the project. The Development Plan shall address, at a minimum, the landscaping and common improvements required for each phase of the Project. In connection with said Development Plan, Owner shall provide to the City an Irrevocable Letter of Credit in the form attached as Exhibit C, approved by the City Attorney, in an amount equal to One Hundred Twenty Five Percent (125%) of the estimated reasonable costs to construct the common improvements identified in the approved plan. Said Letter of Credit shall be submitted within 60 days of receiving a grading permit for any phase of the Proj ect. The City may draw under the Letter of Credit as provided below to complete the landscaping and common improvements and to reimburse the City for costs related thereto. The Letter of Credit shall be reduced as the landscaping and common improvements are completed by Owner and accepted by City in Page 3 of 20 249 East Grand Avenue DA July 12,2006 an amount equal to the completed improvements and landscaping's proportionate share ofthe original 125% Letter of Credit. If Owner fails to complete the landscaping and common improvements in accordance with 4( e) below, City shall be entitled to withdraw funds from the Letter of Credit and complete said improvements. City shall also be entitled to draw funds under the Letter of Credit in the event Owner obtains a grading permit for any phase of the Project and (1) Owner fails to request a building permit or Certificate of Occupancy for any building within that phase by December 31, 2016; or (2) Owner fails to complete the landscaping and common improvements by December 31,2016. For each phase, the City shall issue building permits and certificates of occupancy only after the City has reviewed and approved Owner's applications therefor. City staff review of applications for permits or other entitlements shall be limited to determining whether the following conditions are met: (a) The application is complete; and, (b) Owner has complied with the conditions of the City Council's approval of the Project, all applicable Uniform Codes, the South San Francisco Municipal Code, CEQA requirements, including any required mitigation measures, governing issuance of such permits or certificates and Federal and State Laws; and, (c) Owner has obtained Design Review approval for the Project, including required approval of Landscape and Common Improvements; and, (d) All applicable processing, administrative and legal fees have been paid subject to the provisions of this Agreement; and, (e) For Certificates of Occupancy only, Owner has completed, and City has approved, the landscaping and other improvements for earlier phases of the Project. 5. Vesting of Approvals Upon the City's approval of the Design Review, Parcel Map, Planned Unit Development, Transportation Demand Management Plan, Use Permit and this Agreement, such approvals shall vest in Owner and its successors and assigns for the term of this Agreement, provided that the successors and assigns comply with the terms and conditions of said permit, including, but not limited to, submission of insurance certificates and bonds for the grading of the Property and construction of improvements. 6. Cooperation Between Parties in Implementation of This Agreement The Owner and City shall proceed in a reasonable and timely manner, in compliance with the deadlines mandated by applicable agreements, statutes or ordinances, to complete all steps necessary for implementation of this Agreement and development of the Property in Page 4 of 20 249 East Grand Avenue DA July 12, 2006 accordance with the terms of this Agreement. The City shall proceed in an expeditious manner to complete all actions required for the development of the Project, including but not limited to the following: (a) Scheduling all required public hearings by the City Council and City Planning Commission; and (b) Processing and checking all maps, plans, permits, building plans and specifications and other plans relating to development of the Property filed by Owner or its nominee, successor or assign as necessary for development of the Property, and inspecting and providing acceptance of or comments on work by Owner that requires acceptance or approval by the City. (c) Owner, in a timely manner, shall provide City with all documents, applications, plans and other information necessary for the City to carry out its obligations hereunder and to cause its planners, engineers and all other consultants to submit in a timely manner all necessary materials and documents. It is the Parties' express intent to cooperate with one another and diligently work to implement all land use and building approvals for development of the Property in accordance with the terms of this Agreement. 7. Acquisition of Other Property; Eminent Domain In order to facilitate and insure development of the Project in accordance with the Plan Set and the City Council's approval, the City may assist Owner, at Owner's request and at Owner's sole cost and expense, in acquiring any easements or properties necessary for the satisfaction and completion of any off-site components of the Proj ect required by the City Council to be constructed or obtained by Owner in the Council's approval of the Project and the Plan Set, in the event Owner is unable to acquire such easements or properties or is unable to secure the necessary agreements with the applicable property owners for such easements or properties. Owner expressly acknowledges that the City is under no obligation to use its power of Eminent Domain. 8. Maintenance Obligations on Property All of the Property subject to this Agreement shall be maintained by Owner or its successors in perpetuity. The Property shall be maintained in accordance with City requirements to prevent accumulation of litter and trash, to keep weeds abated, and to provide erosion control, and other requirements set forth in the South San Francisco Municipal Code, subject to City approval. (a) If Owner subdivides the property or otherwise transfers ownership of a parcel or building in the Project to any person or entity such that the Property is no longer under single ownership, Owner shall first establish an Owner's Association and submit Conditions, Covenants and Restrictions ("CC&Rs") to the City for review and approval by the City Attorney. Said CC&Rs shall satisfy the requirements of Municipal Code section 19.36.040. Page 5 of 20 249 East Grand Avenue DA July 12,2006 (b) Any provisions of the conditions, covenants, and restrictions governing the Project relating to the maintenance obligations under this section shall be enforceable by the City. 9. Fees No future fee requirements, except those identified herein, imposed by the City or changes to existing fee requirements (except those currently subject to annual increases as specified in the adopting or implementing Resolutions and Ordinances) that occur on or after the Effective Date of this Agreement, shall apply to the Project. Owner shall not be responsible for any fees imposed by the City in connection with the development and construction of the Project, except as otherwise set forth in this Agreement, the Use Permit, the Planned Unit Development Permit, and those in existence as of the Effective Date of this Agreement. (a) Revised Application Fees. Any existing application, processing, administrative, legal and inspection fees that are revised during the term of this Agreement shall apply to the Project provided that (1) such fees have general applicability; (2) the application of such fees to the Property is prospective; and (3) the application of such fees would not prevent development in accordance with this Agreement. 10. New Taxes Any subsequently enacted city-wide taxes shall apply to the Property provided that: (1) the application of such taxes to the Property is prospective; and (2) the application of such taxes would not prevent development in accordance with this Agreement. 11. Assessments Nothing herein shall be construed to relieve the Property from common benefit assessments levied against it and similarly situated properties by the City pursuant to and in accordance with any statutory procedure for the assessment of property to pay for infrastructure and/or services which benefit the Property. 12. Additional Conditions Owner shall comply with all of the following requirements: (a) Traffic Impact Fees. Owner shall pay the following Traffic Impact Fees: 1. Oyster Point Overpass Fees - Oyster Point Overpass fees shall be determined based on the application of the formula in effect as of the time such Oyster Point Overpass Fees become due and payable. The City and developer agree that the approximately 5,500 sq. ft. of retail, restaurant, and fitness center uses will be treated as "General Office Building" for purposes of calculating the Oyster Point Overpass fees. Page 6 of 20 249 East Grand Avenue DA July 12,2006 2. East of 101 Traffic Impact Fee - East of 101 Traffic Impact fees shall be determined based on the application of the formula in effect as of the time such East of 101 Traffic Impact Fees become due and payable. The City and developer agree that the approximately 5,500 sq. ft. of retail, restaurant, and fitness center uses will be treated as "Office/R&D" for purposes of calculating the East of 1 0 1 Traffic Impact Fee. (b) Rails to Trails Improvements. 1. Should the rail corridor abutting the north boundary of the Property, and identified in the General Plan as a future bike path, become available for public use prior to expiration of the Development Agreement: 1. Owner shall install improvements at its sole cost and expense for the portion of the corridor that directly abuts the Property. Said improvements shall include, but not be limited to, paving, lighting, and landscaping of a design and scope consistent with standard portions of the City's Bay Trail. 11. Pursuant to Owner's obligation to install said improvements, Owner shall submit plans, including a cost estimate, for the improvements, to the City for review and approval. Prior to the issuance of a Certificate of Occupancy for the final building to be constructed as part of the Proj ect, but no later than December 31, 2013, Owner shall complete construction of the improvements. 2. If the rail corridor does not become available for public use during the term of the Development Agreement, prior to expiration of the Development Agreement: 1. Owner shall (1) provide City with a cost estimate, subject to City review and approval, of the costs that would be required for the improvements described in subsection 12(b)(1); and (2) provide to the City the funds described in the cost estimate, to be used by the City to upgrade substandard portions of the City's existing Bay Trail. 11. Owner shall provide said cost estimate and funds prior to issuance of a Certificate of Occupancy for the final building to be constructed as part of the Proj ect, but no later than December 31, 2013. 3. If at any time the City decides to form an assessment district with the objective of acquiring and completing a rails to trails conversion for the rail corridor abutting the north boundary ofthe Property, Owner agrees not to oppose the formation of such a district. Page 7 of 20 249 East Grand Avenue DA July 12, 2006 (c) Public Art Contribution. Owner shall install and provide artwork for public display in the Project. Said artwork shall cost in the aggregate no less than Five Hundred Forty Thousand dollars ($540,000), and shall be installed on the Project site at or prior to the date on which Owner receives a Certificate of Occupancy for the 3rd building; but in any event, no later than December 31,2014. The artwork to be installed by Owner shall be subject to the reasonable approval of the City of South San Francisco prior to installation. Artwork installed pursuant to this section shall be maintained by Owner or, in the event Owner's interest in the property is conveyed or subdivided, by Owner's successors, or, if applicable, by the Owner's Association for the Project. If an association of owners is created, said maintenance obligations and a budget related thereto shall be included in the Covenants, Conditions and Restrictions for the Project. If Owner fails to complete installation of the artwork on or before December 31, 2014, Owner shall be required to pay an in-lieu fee for such artwork in the amount of Five Hundred Forty Thousand Dollars ($540,000), less the documented cost of any public artwork actually installed by Owner in the Project provided the art work installed by Owner was approved by the City prior to installation. In the event the art in- lieu fee is paid, the costs/value of the artwork to be installed shall be adjusted annually on January 1 st beginning in 2007 in an amount equal to the percentage change in the Engineering News Record Construction Costs Index for the San Francisco Bay Area. The in-lieu fee shall be paid on or before January 31, 2015. (d) Transportation Demand Management. Owner shall prepare an annual Transportation Demand Management (TDM) report, and submit same to City, to document the effectiveness of the TDM plan in achieving the goal of32% alternative mode usage by employees within the Project. The TDM report will be prepared by an independent consultant, retained by City with the approval of Owner (which approval shall not be unreasonably withheld or delayed) and paid for by Owner, which consultant will work in concert with Owner's TDM coordinator. The TDM report will include a determination of historical employee commute methods, which information shall be obtained by survey of all employees working in the buildings on the Property. All nonresponses will be counted as a drive alone trip. 1. TDM Reports: The initial TDM report for each building on the Property will be submitted two (2) years after the granting of a certificate of occupancy with respect to the building, and this requirement will apply to all buildings on the Property except the parking facilities. The second and all later reports with respect to each building shall be included in an annual comprehensive TDM report submitted to City covering all of the buildings on the Property which are submitting their second or later TDM reports. Page 8 of 20 249 East Grand Avenue DA July 12, 2006 1. Report Requirements: The goal of the TDM program is to encourage alternative mode usage, as defined in Chapter 20.120 of the South San Francisco Municipal Code. The initial TDM report shall either: (1) state that the applicable property has achieved 32% alternative mode usage, providing supporting statistics and analysis to establish attainment of the goal; or (2) state that the applicable property has not achieved the 32% alternative mode usage, providing an explanation of how and why the goal has not been reached, and a description of additional measures that will be adopted in the coming year to attain the TDM goal of 32% alternative mode usage. 11. Penalty for Non-Compliance: If after the initial TDM report, subsequent annual reports indicate that, in spite of the changes in the TDM plan, the 32% alternative mode usage is still not being achieved, or if Owner fails to submit such a TDM report at the times described above, City may assess Owner a penalty in the amount of Fifteen Thousand Dollars ($15,000.00) per year for each percentage point below the minimum 30% alternative mode usage goal. a. In determining whether a financial penalty is appropriate, City may consider whether Owner has made a good faith effort to meet the TDM goals. b. If City determines that Owner has made a good faith effort to meet the TDM goals but a penalty is still imposed, and such penalty is imposed within the first three (3) years of the TDM plan (commencing with the first year in which a penalty could be imposed), such penalty sums, in the City's sole discretion, may be used by Owner toward the implementation of the TDM plan instead of being paid to City. Ifthe penalty is used to implement the TDM Plan, an Implementation Plan shall be reviewed and approved by the City prior to expending any penalty funds. c. Notwithstanding the foregoing, the amount of any penalty shall bear the same relationship to the maximum penalty as the completed construction to which the penalty applies bears to the maximum amount of square feet of Office, Commercial, Retail and Research and Development use permitted to be constructed on the Property. For example, ifthere is 200,000 square feet of completed construction on the Property included within the TDM report with respect to which the penalty is imposed, the penalty would be determined by multiplying Fifteen Thousand Dollars ($15,000.00) times a fraction, the numerator of which is 200,000 square feet and the denominator of which is the maximum amount of square feet of construction permitted on the Property, subtracting the square footage of the parking facilities; this amount would then be Page 9 of 20 249 East Grand Avenue DA July 12, 2006 multiplied by the number of percentage points below the 32% alternative mode usage goal. d. The provisions of this section are incorporated as Conditions of Approval for the Project and shall be included in the approved TDM for the Project. 13. Indemnity Owner agrees to indemnify, defend (with counsel selected by City subject to the reasonable approval of Owner) and hold harmless City, and its elected and appointed councils, boards, commissions, officers, agents, employees, and representatives from any and all claims, costs (including legal fees and costs) and liability for any personal injury or property damage which may arise directly or indirectly as a result of any actions or inactions by the Owner, or any actions or inactions of Owner's contractors, subcontractors, agents, or employees in connection with the construction, improvement, operation, or maintenance of the Project, provided that Owner shall have no indemnification obligation with respect to gross negligence or willful misconduct of City, its contractors, subcontractors, agents or employees or with respect to the maintenance, use or condition of any public improvement after the time it has been dedicated to and accepted by the City or another public entity (except as provided in an improvement agreement or maintenance bond). 14. Interests of Other Owners Owner has no knowledge of any reason why Owner, and any other persons holding legal or equitable interests in the Property as of the date on which title to the Property vests of record in Owner, will not be bound by this Agreement. 15. Assignment (a) Right to Assign. Owner may at any time or from time to time transfer its right, title or interest in or to all or any portion of the Property. In accordance with Government Code Section 65868.5, the burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to Owner. As a condition precedent to any such transfer, Owner shall require the transferee to acknowledge in writing that transferee has been informed, understands and agrees that the burdens and benefits under this Agreement relating to such transferred property shall be binding upon and inure to the benefit of the transferee. (b) Notice of Assignment or Transfer. No transfer, sale or assignment of Owner's rights, interests and obligations hereunder shall occur without the prior written notice to City and approval by the City Manager, which approval shall not be unreasonably withheld or delayed. The City Manager shall consider and decide Page 10 of 20 249 East Grand Avenue DA July 12, 2006 the matter within 10 days after Owner's notice, provided all necessary documents, certifications and other information are provided to the City Manager. (c) Exception for Notice. Notwithstanding Section 15(b), Owner may at any time, upon notice to City but without the necessity of any approval by the City, transfer the Property or any part thereof and all or any part of Owner's rights, interests and obligations hereunder to: (i) any subsidiary, affiliate, parent or other entity which controls, is controlled by or is under common control with Owner, (ii) any member or partner of Owner or any subsidiary, parent or affiliate of any such member or partner, or (iii) any successor or successors to Owner by merger, consolidation, non-bankruptcy reorganization or government action. As used in this paragraph, "control" shall mean the possession, directly or indirectly, of the power to direct or cause the direction of management or policies, whether through the ownership of voting securities, partnership interest, contracts (other than those that transfer Owner's interest in the property to a third party not specifically identified in this subsection (c)) or otherwise. (d) Release Upon Transfer. Upon the transfer, sale, or assignment of all of Owner's rights, interests and obligations hereunder pursuant to Section 15( a), Section 15(b) and Section 15(c) of this Agreement, Owner shall be released from the obligations under this Agreement, with respect to the Property transferred, sold, or assigned, arising subsequent to the date of City Manager approval of such transfer, sale, or assignment or the effective date of such transfer, sale or assignment, whichever occurs later; provided, however, that if any transferee, purchaser or assignee approved by the City Manager expressly assumes any right, interest or obligation of Owner under this Agreement, Owner shall be released with respect to such rights, interests and assumed obligations. In any event, the transferee, purchaser or assignee shall be subject to all the provisions hereof and shall provide all necessary documents, certifications and other necessary information prior to City Manager approval. (e) Owner's Right to Retain Specified Rights or Obligations. Notwithstanding subparagraphs 15(a) and (c), Owner may withhold from a sale, transfer or assignment of this Agreement certain rights, interests and/or obligations which Owner shall retain, provided that Owner specifies such rights, interests and/or obligations in a written document to be appended to or maintained with this Agreement and recorded with the San Mateo County Recorder prior to or concurrently with the sale, transfer or assignment of the Property. Owner's purchaser, transferee or assignee shall then have no interest or obligations for such retained rights, interests and obligations and this Agreement shall remain applicable to Owner with respect to such retained rights, interests and/or obligations. (f) Time for Notice. Within ten (10) days ofthe date escrow closes on any such transfer, Owner shall notify the City in writing ofthe name and address ofthe transferee. Said notice shall include a statement as to the obligations, including Page 11 of 20 249 East Grand Avenue DA July 12, 2006 any mitigation measures, fees, improvements or other conditions of approval, assumed by the transferee. Any transfer which does not comply with the notice requirements of this section and Section 15(b) shall not release the Owner from its obligations to the City under this Agreement until such time as the City is provided notice in accordance with Section 15(b). 16. Insurance (a) Public Liability and Property Damage Insurance. During the term of this Agreement, Owner shall maintain in effect a policy of comprehensive general liability insurance with a per-occurrence combined single limit of not less than ten million dollars ($10,000,000.00) and a deductible of not more than ten thousand dollars ($10,000.00) per claim. The policy so maintained by Owner shall name the City as an additional insured and shall include either a severability of interest clause or cross-liability endorsement. (b) Workers Compensation Insurance. During the term of this Agreement Owner shall maintain Worker's Compensation insurance for all persons employed by Owner for work at the Project site. Owner shall require each contractor and subcontractor similarly to provide Worker's Compensation insurance for its respective employees. Owner agrees to indemnify the City for any damage resulting from Owner's failure to maintain any such required insurance. (c) Evidence of Insurance. Prior to City Council approval of this Agreement, Owner shall furnish City satisfactory evidence ofthe insurance required in Sections (a) and (b) and evidence that the carrier will provide the City at least ten days prior written notice of any cancellation or reduction in coverage of a policy ifthe reduction results in coverage less than that required by this Agreement. 1. In the event of a reduction (below the limits required in this Agreement) or cancellation in coverage, or change in insurance carriers or policies, Owner shall, prior to such reduction, cancellation or change, provide at least ten (10) days prior written notice to City, regardless of any notification by the applicable insurer. If the City discovers that the policies have been cancelled or reduced below the limits required in this Agreement and no notice has been provided by either insurer or Owner, said failure shall constitute a material breach of this Agreement. 2. In the event of a reduction (below the limits required by this Agreement) or cancellation in coverage, Owner shall have five (5) days in which to provide evidence of the required coverage during which time no persons shall enter the Property to construct improvements thereon, including construction activities related to the landscaping and common improvements. Additionally, no persons not employed by existing tenants shall enter the Property to perform such works until such time as the City receives evidence of substitute coverage. Page 12 of 20 249 East Grand Avenue DA July 12, 2006 3. If Owner fails to obtain substitute coverage within five (5) days, City may obtain, but is not required to obtain, substitute coverage and charge Owner the cost of such coverage plus an administrative fee equal to ten percent of the premium for said coverage. (d) The insurance shall include the City, its elective and appointive boards, commissions, officers, agents, employees and representatives as additional insureds on the policy. 17. Covenants Run With The Land The terms of this Agreement are legislative in nature, and apply to the Property as regulatory ordinances. During the term of this Agreement, all of the provisions, agreements, rights, powers, standards, terms, covenants and obligations contained in this Agreement shall run with the land and shall be binding upon the Parties and their respective heirs, successors (by merger, consolidation or otherwise) and assigns, devisees, administrators, representatives, lessees and all other persons or entities acquiring the Property, any lot, parcel or any portion thereof, and any interest therein, whether by sale, operation oflaw or other manner, and they shall inure to the benefit of the Parties and their respective successors. 18. Conflict with State or Federal Law In the event that State or Federal laws or regulations, enacted after the Effective Date, prevent or preclude compliance with one or more provisions of this Agreement, such provisions of this Agreement shall be modified (in accordance with Section 19 set forth below) or suspended as may be necessary to comply with such State or Federal laws or regulations. Notwithstanding the foregoing, Owner shall have the right to challenge, at its sole cost, in a court of competent jurisdiction, the law or regulation preventing compliance with the terms of this Agreement and, if the challenge in a court of competent jurisdiction is successful, this Agreement shall remain unmodified and in full force and effect. 19. Procedure for Modification Due to Conflict with State or Federal Laws In the event that state or federal laws or regulations enacted after the effective date of this Agreement prevent or preclude compliance with one or more provisions of this Agreement or require changes in plans, maps or permits approved by the City, the parties shall meet and confer in good faith in a reasonable attempt to modify this Agreement to comply with such federal or state law or regulation. Any such amendment or suspension of the Agreement shall be approved by the City Council in accordance with Chapter 19.60 of the South San Francisco Municipal Code. 20. Periodic Review During the term of this Agreement, the City shall conduct "annual" and/or "special" reviews of Owner's good faith compliance with the terms and conditions of this Page 13 of 20 249 East Grand Avenue DA July 12,2006 Agreement in accordance with the procedures set forth in Chapter 19.60 of the South San Francisco Municipal Code. City may recover reasonable costs incurred in conducting said review, including staff time expended and attorney's fees. 21. Amendment or Cancellation of Agreement This Agreement may be further amended or terminated only in writing and in the manner set forth in Government Code Sections 65865.1, 65867.5, 65868, 65868.5 and Chapter 19.60 of the South San Francisco Municipal Code. 22. Agreement is Entire Agreement This Agreement and all exhibits attached hereto or incorporated herein contain the sole and entire Agreement between the parties concerning the Property. The parties acknowledge and agree that neither of them has made any representation with respect to the subject matter of this Agreement or any representations inducing the execution and delivery hereof, except representations set forth herein, and each party acknowledges that it has relied on its own judgment in entering this Agreement. The parties further acknowledge that all statements or representations that heretofore may have been made by either of them to the other are void and of no effect, and that neither of them has relied thereon in its dealings with the other. 23. Events of Default Owner shall be in default under this Agreement upon the happening of one or more of the following events: (a) If a warranty, representation or statement made or furnished by Owner to the City is false or proves to have been false in any material respect when it was made; or, (b) A finding and determination by the City made following an annual or special review under the procedure provided for in Government Code Section 65865.1 and Chapter 19.60 of the South San Francisco Municipal Code that, upon the basis of substantial evidence, Owner has not complied in good faith with the terms and conditions of this Agreement; or, (c) Owner fails to fulfill any of its obligations set forth in this Agreement and such failure continues beyond any applicable cure period provided in this Agreement. This provision shall not be interpreted to create a cure period for any event of default where such cure period is not specifically provided for in this Agreement; provided, however, that if such default is not capable of being cured within such 30 day period, Owner shall have such additional time to cure as is reasonably necessary. 24. Procedure upon Default Page 14 of 20 249 East Grand Avenue DA July 12, 2006 (a) Upon the occurrence of an event of default, City may terminate or modify this Agreement in accordance with the provisions of Government Code Section 65865.1 and of Chapter 19.60 of the South San Francisco Municipal Code. (b) The City shall not be deemed to have waived any claim of defect in Owner's performance if, on annual or special review, the City does not propose to terminate this Agreement. (c) No waiver or failure by the City or Owner to enforce any provision ofthis Agreement shall be deemed to be a waiver of any provision of this Agreement or of any subsequent breach of the same or any other provision. (d) Any actions for breach of this Agreement shall be decided in accordance with California law. The remedy for breach ofthis Agreement shall be limited to specific performance. (e) The City shall give Owner written notice of any default under this Agreement, and Owner shall have thirty (30) days after the date of the notice to cure the default or to reasonably commence the procedures or actions needed to cure the default. 25. Attorneys Fees and Costs If legal action by either Party is brought because of breach of this Agreement or to enforce a provision of this Agreement, the prevailing Party is entitled to reasonable attorney's fees and court costs. (a) Action by Third Party. If any person or entity not a party to this Agreement initiates an action at law or in equity to challenge the validity of any provision of this Agreement or the Project Approvals, the parties shall cooperate in defending such action. Owner shall bear its own costs of defense as a real party in interest in any such action, and shall reimburse City for all reasonable court costs and attorneys' fees expended by City in defense of any such action or other proceeding. 26. Severability If any material term or condition of this Agreement is for any reason held by a final judgment of a court of competent jurisdiction to be invalid, and if the same constitutes a material change in the consideration for this Agreement, then this entire Agreement shall likewise be invalid, and shall be deemed null and void and of no further force or effect following such judicial determination. 27. No Third Parties Benefited No person other than the City, Owner, or their respective successors is intended to or shall have any right or claim under this Agreement, this Agreement being for the sole Page 15 of 20 249 East Grand Avenue DA July 12,2006 benefit and protection of the parties hereto and their respective successors. Similarly, no amendment or waiver of any provision of this Agreement shall require the consent or acknowledgment of any person not a Party or successor to this Agreement. 28. Binding Effect of Agreement The provisions of this Agreement shall bind and inure to the benefit of the Parties originally named herein and their respective successors and assigns. 29. Relationship of Parties It is understood that this Agreement is a contract that has been negotiated and voluntarily entered into by City and Owner and that the Owner is not an agent of City. The parties do not intend to create a partnership, joint venture or any other joint business relationship by this Agreement. The City and Owner hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making the City and Owner joint venturers or partners. Neither Owner nor any of Owner's agents or contractors are or shall be considered to be agents of City in connection with the performance of Owner's obligations under this Agreement. 30. Bankruptcy The obligations of this Agreement shall not be dischargeable in bankruptcy. 31. Mortgagee Protection: Certain Rights of Cure (a) Mortgagee Protection. This Agreement shall be superior and senior to all liens placed upon the Property or any portion thereof after the date on which this Agreement or a memorandum of this Agreement is recorded, including the lien of any deed of trust or mortgage ("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but all of the terms and conditions contained in this Agreement shall be binding upon and effective against all persons and entities, including all deed of trust beneficiaries or mortgagees ("Mortgagees") who acquire title to the Property or any portion thereofby foreclosure, trustee's sale, deed in lieu of foreclosure or otherwise. (b) Mortgagee Not Obligated. No foreclosing Mortgagee shall have any obligation or duty under this Agreement to construct or complete the construction of any improvements required by this Agreement, or to pay for or guarantee construction or completion thereof. City, upon receipt of a written request therefor from a foreclosing Mortgagee, shall permit the Mortgagee to succeed to the rights and obligations of Owner under this Agreement, provided that all defaults by Owner hereunder that are reasonably susceptible of being cured are cured by the Mortgagee as soon as is reasonably possible. The foreclosing Mortgagee thereafter shall comply with all of the provisions of this Agreement. Page 16 of 20 249 East Grand Avenue DA July 12, 2006 (c) Notice of Default to Mortgagee. If City receives notice from a Mortgagee requesting a copy of any notice of default given to Owner hereunder and specifying the address for service thereof, City shall deliver to the Mortgagee concurrently with service thereof to Owner, all notices given to Owner describing all claims by the City that Owner has defaulted hereunder. If City determines that Owner is in noncompliance with this Agreement, City also shall serve notice of noncompliance on the Mortgagee, concurrently with service thereof on Owner. Each Mortgagee shall have the right during the same period available to Owner to cure or remedy, or to commence to cure or remedy, the condition of default claimed or the areas of noncompliance set forth in City's notice. 32. Estoppel Certificate Either party from time to time may deliver written notice to the other party requesting written certification that, to the knowledge of the certifying party (i) this Agreement is in full force and effect and constitutes a binding obligation of the parties; (ii) this Agreement has not been amended or modified either orally or in writing, or, if it has been amended or modified, specifying the nature of the amendments or modifications; and (iii) the requesting party is not in default in the performance of its obligations under this Agreement, or if in default, describing therein the nature and monetary amount, if any, of the default. A party receiving a request hereunder shall endeavor to execute and return the certificate within ten (10) days after receipt thereof, and shall in all events execute and return the certificate within thirty (30) days after receipt thereof. However, a failure to return a certificate within 10 days shall not be deemed a default of the party's obligations under this Agreement and no cause of action shall arise based on the failure of a party to execute such certificate within 10 days. The City Manager shall have the right to execute the certificates requested by Owner hereunder provided the certificate is requested within 6 months of the annual or special review. City acknowledges that a certificate hereunder may be relied upon by permitted transferees and Mortgagees. At the request of Owner, the certificates provided by City establishing the status of this Agreement with respect to any lot or parcel shall be in recordable form, and Owner shall have the right to record the certificate for the affected portion of the Property at its cost. 33. Force Maieure Notwithstanding anything to the contrary contained herein, either Party shall be excused for the period of any delay in the performance of any of its obligations hereunder, except the payment of money, when prevented or delayed from so doing by certain causes beyond its control, including, and limited to, major weather differences from the normal weather conditions for the South San Francisco area, war, acts of God or of the public enemy, fires, explosions, floods, earthquakes, invasions by non-United States armed forces, failure of transportation due to no fault of the Parties, unavailability of equipment, supplies, materials or labor when such unavailability occurs despite the applicable Party's good faith efforts to obtain same (good faith includes the present and actual ability to pay market rates for said equipment, materials, supplies and labor), strikes of employees other than Owner's, freight embargoes, sabotage, riots, acts ofterrorism and acts ofthe Page 17 of20 249 East Grand Avenue DA July 12, 2006 government (other than the City). The Party claiming such extension oftime to perform shall send written notice of the claimed extension to the other Party within thirty (30) days from the commencement of the cause entitling the Party to the extension. 34. Rules of Construction and Miscellaneous Terms (a) The singular includes the plural; the masculine gender includes the feminine; "shall" is mandatory, "may" is permissive. (b) Time is and shall be of the essence in this Agreement. (c) Where a Party consists of more than one person, each such person shall be jointly and severally liable for the performance of such Party's obligation hereunder. (d) The captions in this Agreement are for convenience only, are not a part of this Agreement and do not in any way limit or amplify the provisions thereof. (e) This Agreement shall be interpreted and enforced in accordance with the laws of the State of California in effect on the date thereof. 35. Exhibits Exhibit A - Map and Legal Description of Property Exhibit B - Use Permit, including Plan Set and Conditions of Project Approval Exhibit C - Form Irrevocable Letter of Trust 36. Notices All notices required or provided for under this Agreement shall be in writing and delivered in person (to include delivery by courier) or sent by certified mail, postage prepaid, return receipt requested or by overnight delivery service. Notices to the City shall be addressed as follow: City Clerk P.O. Box 711, 400 Grand Avenue South San Francisco, CA 94080 Notices to Owner shall be addressed as follows: c/o Alexandria Real Estate Equities 385 E. Colorado Boulevard, Suite 299 Pasadena, CA 91101 Fax: (626) 578-7318 Attn: Corporate Secretary Page 18 of 20 249 East Grand Avenue DA July 12,2006 Attention: A party may change its address for notice by giving notice in writing to the other party and thereafter notices shall be addressed and transmitted to the new address. * * * * ** * * * * * * * * * * * * * * * * * ** * * * * * * * ** * * * * * * * ** * * * * * Page 19 of 20 249 East Grand Avenue DA July 12, 2006 IN WITNESS WHEREOF this Agreement has been executed by the parties on the day and year first above written. CITY OF SOUTH SAN FRANCISCO By: Barry M. Nagel, City Manager ATTEST: City Clerk APPROVED AS TO FORM Steven T. Mattas, City Attorney OWNER Alexandria Real Estate By: Name: Title: 833875 1 Page 20 of 20 249 East Grand Avenue DA July 12, 2006 EXHIBIT A PROPERTY DESCRIPTION All that certain real property in the City of South San Francisco, County of San Mateo, State of California, more particularly described as follows: EXHIBIT B USE PERMIT PLAN SET EXHIBIT C FORM IRREVOCABLE LETTER OF CREDIT [MUST BE SUBMITTED ON BANK'S LETTERHEAD] IRREVOCABLE STANDBY LETTER OF CREDIT # City of South San Francisco Attention: Barry M. Nagel, City Manager City Manager's Office 400 Grand Avenue South San Francisco, CA 94080 DATE: ,2006 EXPIRATION: Perpetual (see conditions for termination described below) By order of our clients, Alexandria Real Estate Equities ("Alexandria"), we hereby issue in your favor this Irrevocable Standby Letter of Credit for any sum or sums not exceeding ($ ) which is available against your draft(s) at sight on [Insert name and address of banking institution issuing letter], when accompanied by a statement signed by a purportedly authorized representative of the Office of the City Manager, City of South San Francisco, CA certifying the following: 1. Alexandria is in default of anyone of the provisions established by that certain "Development Agreement For The 249 East Grand Avenue Office/Research And Development Project" ("Development Agreement") entered into between the City of South San Francisco and Alexandria (collectively, "the Parties") and dated the _ day of , 2006, and has failed satisfactorily to perform the terms, covenants and conditions contained therein. 2. Proceeds of any draft drawn on this Letter of Credit will be used solely for the purposes and interest described the Development Agreement entered into between Parties. All drafts must be presented at the counters of the [insert bank name and address], and must include the statement "Drawn on the, Letter of Credit Number ." Partial and multiple drawings are permitted. Office of the City Manager, City of South San Francisco Letter of Credit # Page 2 This Letter of Credit shall remain in full force and effect in perpetuity without expiration until the completion, including review and approval by the City, of all requirements listed in that certain "Development Agreement For The 249 East Grand Avenue Office/Research And Development Proj ect" incorporated herein by reference. We hereby undertake that all drafts drawn hereunder will be duly honored by us if drawn and presented in accordance with the terms and conditions stated in this Letter of Credit. This Letter of Credit is subj ect to the Uniform Customs and Practice for Documentary Credits (1993 Revision, International Chamber of Commerce, Publication Number 500.) In addition, the undersigned hereby stipulates and agrees that no change, extension of time, alteration or additions to the terms of the Development Agreement or to the work to be performed thereunder or the specifications accompanying the same shall in any way affect its obligations on this Letter of Credit, and it does hereby waive notice of any such change, extension of time, alteration or addition to the terms of the Development Agreement, the work or to the specifications. If suit is brought to enforce this guarantee, the prevailing party shall be entitled to receive in addition to the face amount of this Letter of Credit, its costs and expenses and fees, including attorney fees, all to be taxed as costs and included in any judgment rendered. The guarantee inures to and binds the successor and assigns of the parties. Sincerely, Executed by [insert bank intuition] this _ day of ,2006 Bank Name Signature of Authorized Agent Printed Name of Authorized Agent .." .~ ~ " t :ol ~ r 8 9! (~ ;:t rr e i Ii " i " I ;!' [. ~ g. ~ OQ ~ ~ ~ ~ ;. ;. U'I ""ol ~ n "< !2. n> CJ1:n O.~ -.., j:i.' t1l -' -1:10. ~ ~ .' n e. 3 '" o :>c :I ~ tv L < f i ~ f ~ E9 < < > ~ ~ . c:.. ........... '" "/ . ~! :I!- -l ;;0 > Z VI "'tI o ~ ~ 6 z i ~ ~. ~ Planning Commission Staff Report DATE: May 4, 2006 TO: Planning Commission SUBJECT: 249 East Grand Office/R&D Project - Use Permit, Design Review and Preliminary TDM 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. Location: Applicant: Case Nos.: 249 East Grand Avenue Alexandria P05-0019: DR05-0043, EIR05-0001, SIGNS06-0008, PM05-0002, PUD05-0001, TDM05-0001, UP05-0005 & DA05-0004 RECOMMENDATION: It is recommended that the Planning Commission take testimony, and continue the public hearing to June 1,2006. BACKGROUND A study session was held last November to introduce the proposed project and allow an opportunity for public comment on the draft Environmental Impact Report. A public hearing was subsequently held in December to formally review the project in detail. At that hearing the Planning Commission noted several concerns, and provided direction to the applicant to refine/revise the proposal. The draft Environmental Impact Report was initially circulated from October 7 - November 22, 2005. However, an issue arose with regard to comments provided by CalTrans on the draft EIR which resulted in the need to revise and recirculate the traffic section of the document. The comment period on the recirculation draft EIR runs until May 12, 2006. Consequently, it is recommended that the Planning Commission conduct this public hearing (still open from December), take additional testimony and continue the matter to June 1, 2006, when the Final EIR Response to Comments document and draft Development Agreement are anticipated to be available. Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: May 4,2006 Page 2 DISCUSSION: (The attached staff report preparedfor the December public hearing outlines the overall project description, zoning and general plan consistency, and environmental issues.) During the initial public hearing the Planning Commission noted concern with the articulation of the buildings, the design of the parking structure and overall site landscaping (see attached minutes). In particular, concerns were voiced regarding the location and configuration of the parking structure, especially its integration with the remaining campus and its impact on adjacent properties. Further, it was commented that the buildings looked flat and needed additional work to reduce the boxy look, and also that additional landscaping should be incorporated into the project. The applicant has been working over the intervening months to refine the project to address the issues raised by the Commission and also to develop a comprehensive sign program. Type C Sign Program This proposed sign program addresses a variety of sign types within the site, including internally illuminated project entry monument signs at the entry driveways on East Grand A venue, tenant wall signs - two per building, individual building monument signs, standardized building addressing and directional signs. While these signs vary in terms of size and shapes, the signs complement one another, as well as the buildings within the project, in terms of materials, colors, illumination, and lettering types. The Design Review Board found the proposed sign program to be well-designed, providing a clear hierarchy of signs, and recommended approval. Recirculated DEIR - Traffic & Circulation Sections The draft Environmental Impact Report was initially circulated from October 7 - November 22, 2005. A comment was received by the Department of Transportation (Caltrans) requesting that additional information be provided to ensure that off-ramp traffic will not queue back onto the freeway mainline during peak traffic periods. To provide Caltrans the most accurate queuing evaluation, a different software package was used by the Traffic Engineer to evaluate the subject intersections than had been used to evaluate all other intersections in the study. As a result of this effort, while no freeway queuing problems were indicated there was a new significant impact identified at the intersection of Oyster Pt./GatewaylUS 101 Flyover during the AM peak in 2020. Because of this previously unidentified new significant impact, in accordance CEQA, the traffic and Circulation section of the draft ErR was revised and recirculated for an additional 45-day review period, due to close on May 12,2006. (Copy attached) Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: May 4, 2006 Page 3 Once the comment period is closed the City's consultant will prepare a Final EIR Response to Comments document to address all comments provided on the draft ErR., which will subsequently be forwarded to the Commission for its review. CONCLUSION: No formal action is requested at this time. The Planning Commission is requested to conduct the public hearing, take testimony and continue the matter to June 1,2006, when the Final EIR Response to Comments document, draft Development Agreement, and proposed Conditions of Approval are anticipated to be available. Attached are documents related to the case. ~ Susy Ka n Acting Chief Planner ATTACHMENTS: December 15, 2005 PC Staff Report & Minutes DRB Minutes: 04/18/06 Sign package (Commission only) Recirculation Draft EIR (Commission only) Plans Planning Commission Staff Report DATE: December 15,2005 TO: Planning Commission SUBJECT: 249 East Grand Office/R&D Project - Use Permit, Design Review and Preliminary TDM 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; and, request for a Development Agreement. Location: Applicant: Case Nos.: 249 East Grand Avenue Alexandria P05-0019: DR05-0043, EIR05-0001, PM05-0002, PUD05-0001, TDM05-000 1 & UP05-0005 RECOMMENDATION: It is recommended that the Planning Commission open the public hearing, take testimony, and continue the matter to January 19,2006. BACKGROUND A study session was held on November 3,2005, which allowed the applicant to provide a general overview of the project and to discuss environmental issues. This hearing is intended to continue the project discussion and provide input to staff and the applicant. DISCUSSION: Project Description The applicant proposes to redevelop the former Georgia Pacific site, located at 249 East Grand Avenue, into a campus-style research & development complex. The project consists offour 3 -5- four story office/R&D buildings totaling approximately 534,500 square feet, 5,500 square feet of ancillary retail space, and a 4 level parking garage. Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: December 15, 2005 Page 2 Master Development Plan The project is proposed as a unified campus with development potentially phased over several years. Th~ Planned Unit Development and Use Permit applications for the project outline the provisions of the plan of development, including site and building layout, design guidelines and phasing plan. Final designs of individual buildings are to comply with the design guidelines and be approved through Design Review applications, subject to final approval by the Planning Commission. The applicant is requesting approval of design for one office/R&D building, the parking structure, and the overall landscape plan at this initial phase. The remaining buildings would be processed as separate Design Review applications, subject to Planning Commission review and approval. Building/Site Design The site is. aiTanged as a business campus of four related buildings, shared open space and parking linked by landscaped pedestrian walkways. The central landscape spine serves as a unifying element for the buildings which border the parkway and the pedestrian paths that lead to it. Two main entries are provided on each building, one oriented to the parking area and one to the pedestrian spine. In addition, smaller open space areas branch off the main landscape spine to provide more protected private areas. Building Design - The buildings are to be constructed primarily of GFRC (glass fiber reinforced concrete) and a curtainwall system, with metal panels accents and glass canopies at the main entrances. Penthouses and other mechanical screening are provided to fully screen mechanical equipment. Parking Structure Design - The garage is to be constructed primarily of concrete, with glass detailing and painting to tie in with the overall campus design. An approximately 2,000 square foot fitness center is provided at the center of the structure as a project amenity. Retail- The site includes approximately 3,500 square feet of ancillary retail space located at the main project entry and attached to Building 2 Desian Review Board - The Design Review Board discussed the project at its June and August 2005 meetings and while they had some initial concerns at the June meeting, the Board was very complimentary of both the building architecture and site design. The applicant revised the plans for the August meeting and the Board had no further concerns. Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: December 15, 2005 Page 3 Zoning Consistency The project site is located in the P-l, Planned Industrial Zone District which allows research and development uses as a permitted use. However, because the use would generate in excess of 100 Average Daily Vehicle Trips (ADT), and because the buildings exceed 60 feet in height, a use permit is required. As indicated in the following table, the project, as designed, meets or exceeds all of the general development standards of the P-I Zone District, with the exception of parking. DEVELOPMENT STANDARDS PI Planned Industrial Proposed Proiect Setbacks Front Rear Side 20 feet minimum None Oft. 20 ft. 15+ ft. 6 ft. min. Height 60 feet, additional height allowed subject to obtaining a use pennit 3- story building- 66 ft. to top of roof screen 4-story building- 82 ft. to top of roof screen 5-story building- 98 ft. to top of roof screen Parking See discussion be/ow Landscaping 10% minimum 26.4% FAR .50 Max (up to 1.0 with increased lDM provisions) .79 Parking and TDM The proposal provides for 2.83 parking spaces per 1,000 square feet for all uses on the parcel, which is less than the standard rate provided in the Off-Street Parking Regulations of the Zoning Ordinance (Chapter 20.74). The standard parking requirement for Research and Staff Report RE: 249 E.Grand Ave OfficefR&D P05-0019 Date: December 15,2005 Page 4 Development uses is 4/1000 sq. ft. for the first 50,000 sq. ft., and 3/1000 for space in excess of 50,000 sq. ft., and 3.3 spaces/1000 sf for office space. However, this standard also specifically allows for a reduction in those requirements subject to a use permit. In addition, the TDM Ordinance allows the Planning Commission to reduce parking standards so long as the amount of parking generated by the standards is supported by the overall TDM Plan for the project. Similarly, the PUD Ordinance provides that the City may accept revised parking standards as long as evidence is provided that the number of parking spaces is adequate for the proposed uses because of the offered alternative solutions for providing or managing parking. The proposed supply of 1,529 spaces represents approximately 93% of the "standard" parking rate of 1,644 spaces, which is outlined below. Use Office/R & D Parking Ratio R&D - 4/1000 sq. ft. for the first 50,000 sq. ft., and 3/1000 for space in excess of 50,000 sq. ft.! Office - 3.3/1,000 sq. ft. 5/1 000 sf 4/1000 sf Project 534,500 sf Required Parking 1,454 - 1,782spaces (1,618 average) Retail Fitness Center TOTAL Proposed Supply Deficit 3,500 sf 2,000 sf 18 spaces 8 spaces 1,644 spaces 1,529 spaces -115 spaces (7%) Research and Development Parking Rates - The applicant has requested the reduced parking standard for an offlce/R&D project based on the aggressive TDM requirements required of the project, the fact that similar reduced standards have been accepted and/or successfully applied within several large campus developments in the city, and based on studies from the Institute of Transportation Engineers (ITE). > TDM - The TDM Ordinance requires all projects that generate in excess of 100 daily vehicle trips develop and continually maintain a TDM plan which includes specified measures. In addition, for projects requesting an FAR bonus the TDM plan requires additional measures and more stringent reporting requirements. Consequently, since the proj ect request is for an 1 The Zoning Ordinance specifically allows for a reduction in those standards subject to approval of a use permit. Staff Report RE: 249 E.Grand Ave Office!R&D P05-0019 Date: December 15, 2005 Page 5 FAR of .79, the TDM Ordinance requires the applicant prepare and administer a TDM Plan designed to achieve 32% alternative mode use. According to the Draft Supplemental EIR to the General Plan that was recently certified by City Council, it is conservatively estimated that a 35% alternative mode usage requirement would eliminate 24.5% of single occupancy vehicle trips. Using the same ratios, a 32% alternative mode usage could be expected to eliminate 22% of single occupancy vehicle trips. ~ Similar Projects - The City has allowed reduced parking standards in several large office/R&D campuses as indicated below: o Gateway Specific Plan Area - In 1998, the Redevelopment Agency approved a reduced parking ratio of2.83 spaces/lOGO sq. ft. for Lots 1 and 9 in the Gateway Area, generally the area on the west side of Gateway Boulevard, north of Corporate Drive. This area includes a mix of office and R&D uses; no parking problems have been noted within these developments. o Bay West Cove - In 2001, the Redevelopment Agency adopted reduced parking standards for the Bay West Cove area, allowing for a ratio of2.83 parking spaces per 1,000 square feet for both office and R&D projects. No parking issues have been noted at this project. o Genentech Overlay Zone - Parking requirements within the Genentech campus provide 2.5 spaces/l 000 sq. ft. for office buildings and 1.5 spaces/l000 sq. ft. for R&D buildings. ~ ITE - The Institute of Transportation Engineers "Trip Generation" manual indicates that there are approximately 12% fewer employees per square foot in R&D buildings than in office buildings (2.93/1,000 sfvs. 3.32/1,000 sf, respectively.) Staff supports the reduced parking rate for this project, and could support even further reductions, based on these various factors and specifically because they support the overall efforts of the TDM plan as well as the City's General Plan, as put forth in the following recently adopted 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 ~d for projects implementing a TDM program." " Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: December 15,2005 Page 6 Furthermore, as has been stated by the City's TDM consultant, "The ability and willingness to rideshare is directly linked to parking availability. By not providing an overabundant supply of parking spaces at full buildout, the City is laying the groundwork for successful promotion of alternative transportation. Preferential parking spaces placed near the building entrances are an excellent incentive and sends.a clear visual message to employees and the community that alternative transportation is important." · Preliminary TDM Plan. In accordance with the requirements of the TDM Ordinance, the applicant has prepared the attached preliminary TDM plan designed to achieve a minimum 32% alternative mode use, consistent with the request t~ allow an FAR of 0.79. The preliminary TDM plan provides for the requisite mode shift goal, and includes all mandatory elements including participation in shuttle programs, carpool & vanpool ridematching and preferential parking, guaranteed ride home program, secure bicycle parking, shower and locker facilities, an on-site program coordinator, promotional programs, participation in the Peninsula Congestion Relief Alliance (Alliance), etc., as well as several additional measures including paid parking, transit pass subsidies, participation. in the Downtown Dasher program, and reduced parking. GENERAL PLAN CONSISTENCY The proposed project is consistent with the General Plan which designates the property Business and Technology. Office/R&D use is specifically identified as an appropriate use under this designation. Additionally, the category provides for a floor area ratio (FAR) of ,50, with permissible increases to a maximum FAR of 1.0 based on implementation ofa Transportation Demand Management (TDM) program as outlined in the City's TDM Ordinance. The proposed FAR of. 79 requires that the applicant prepare, implement and maintain a TDM Plan designed to achieve a 32% shift to alternative modes of travel other than single occupant vehicles. Guiding Policy 3.5-G-3 also specifically supports the project - to promote campus-style biotechnology, high-technology, and research and development uses in the East of 101 Area. ENVIRONl\1ENT AL IMP ACT REPORT The draft Environmental Impact Report was circulated from October 7 - November 22,2005. The City's consultant is presently preparing a Final EIR Response to Comments Document to address all comments provided on the draft EIR, which will subsequently be forwarded to the Commission for its review. Staff Report RE: 249 E.Grand Ave Office/R&D P05-0019 Date: December 15,2005 Page 7 The Environmental Impact Report reviewed and analyzed the following potential environmental impacts: · Land Use and Planning, incl~ding the maximum square footage of development allowed by the General Plan; · Transportation and Circulation, including trips generated in peak hours, impacts to freeway segments, declines in Level of Service at nearby intersections, and restrictions on parking to reduce congestion; · Air Quality, including construction dust; · Earth, including ground shaking, soil stability, landslides, lateral spreading, liquefaction and expansive soils; · Hydrology and Water Quality, including water quality degradation; · Hazardous materials; . Public service impacts; . Biological resources; · Utilities, including water availability, and impacts to aging wastewater collection facilities and cumulative demand for wastewater treatment capacity; . Project alternatives; and · Cumulative impacts Significant Impacts The DEIR identifies 27 significant or potentially significant impacts. With the exception of four impacts, three related to traffic and one related to cumulative air quality, mitigation measures are identified to reduce all other impacts to a less than significant level. Of the identified significant traffic impacts, two relate specifically to the intersection of Oyster Point/Gateway IUS 101 flyover which would degrade the PM peak hour level of service from LOS E to LOS F in both the near Staff Report RE: 249 E.Grand Ave Office/R&D P05-Q019 Date: December 15, 2005 Page 8 term and the long term due to this and other approved development within the city. No feasible physical improvements have been identified to fully mitigate this impact. The third identified significant impact relates to cumulative traffic impacts on US 101 due to this and other approved development. Several letters were received during the comment period. The environmental consultant is presently formulating responses to all comments which will be provided to the Planning Commission meeting when available~ CONCLUSION: This public hearing is intended as a formal introduction to the project and overall discussion qf design, zoning compliance and general plan consistency. Several issues remain outstanding at this point, including the draft Development Agreement and completion of the final EIR. Therefore it is recommended that the Planning Commission conduct a public hearing and continue the matter to January 19,_.2..9_Q~.,.___u Attached are documents related to the case. ~ Susy K Principal Planner ATTACHMENTS: Proje.ct Description DRB Minutes: 6/21/05 & 8/16/05 Preliminary TDM Plan Plans Planning Commission Meeting of December 15, 2006 solution for the lack of parking. Chairperson Teglia suggested adding a condition that the developer secure some assurance from BART that the residents will be able to use their parking. Jennifer Renk, Seifel, Leviit and Weiss Law Offices, noted that BART has shown a willingness to discuss with the applicant and the Homeowners Association the possibility of entering into an agreement if there is a problem. She asked that the Commission not condition the project based on an agreement that they do not know if the parking will be an issue. Chairperson Teglia felt that the sale of the BART property benefited BART and felt that there needs to be some assurance to allow the guest parking in the structure. Chief Planner Sparks noted that the Commission can add a condition to the project but was unsure of how the City would enforce such a condition. Assistant City Attorney Spoerl suggested that the Commission recommend this to the City Council for review. Chairperson Teglia clarified that he is not suggesting a third party condition. He noted that it is of interest between BART and Park Station Lofts and if it cannot be secured then BART would not get their sale. He stated that in order to get this approval it should be triggered upon getting the agreement. Chief Planner Sparks noted that the Commission has made it clear that they want to staff to find a mechanism to accomplish this. Commissioner Romero noted that he would not like to condition the applicant. He was concerned with the lack of parking. He pointed out that BART has not been cooperative with the City but could commit to the City and cooperate with the parking if it is necessary. Consensus of the Commission recommendina that the develoDer eXDlore use of BART Darkina for the Park Station Lofts Dro;ect and review of the Dlantina striD on BART Drive. Motion Prouty I Second Sim adopting Resolution 2647-2005 recommending that the City Council approve P03-0092: AHA03-0001, GPA03-0001, ND03-0001, PM03-0003, RZ03-0001, SA03-0001, UP03-0016 & ZA03-0003. Ayes: Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Romero, Commissioner Sim, Vice Chairperson Zemke and Chairperson Teglia. Noes: None Absent: None Abstain: None Approved by unanimous roll call vote. Recess called at 9:10 p.m. Recalled to order at 9:18 p.m. 9. 249 East Grand office/R&D Project Georgia Pacific Corporation/Owner James H. Richardson/Applicant 249 East Grand Ave. POS-0019: DAOS-0004, DROS-0043, EIROS-0001, PMOS-0002, PUDOS-0001, TDMOS-0001 & UPOS-OOOS Use Permit and Preliminary TDM 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 at 249 East Grand Avenue in the Planned Industrial (PI) Zone District in accordance with SSFMC Chapters 20.32, 20.81,20.84,20.85,20.120 and 19.60 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. Development Agreement (DA05-0004) Public Hearing opened. Principal Planner Kalkin presented the staff report. s:\Mivcc<tes\Fivc~lizeGl Mivcc<tes\12-:LS-OS RPC Mivcc<tes.vioe p~ge -1- of b Planning Commission Meeting of December 15, 2006 Rob Kain, Randall Dowler, Niall Malcolmson and Rich Shark presented the project. They had a model available for the Commission to look at. They went into detail on the parking structure, landscaping, elevations and the materials that will be used. The Commission stepped down to look at the project model. After a discussion on the landscaping, elevations, grade changes and wind coverage the Commission returned to the dais. Commissioner Prouty noted that the building looks flat and would like to see more articulation to reduce the boxy look. Commissioner Romero and Commissioner Sim were concerned with the parking structure being spread out not integrated into the rest of the campus. Commissioner Romero felt that more landscaping could be included into the project. Mr. Malcolmson noted that the DRB felt that a lower parking structure would minimize view impact for the adjacent industrial buildings. At the DRB's recommendation, Alexandria removed one and a half floors from the parking garage and increased the surface parking. The Commission continued the Public Hearina to January 19, 2006. 10. Terrabay Phase III Terraces Myers Development - Applicant / Owner San Bruno Mountain P04-0117: DAA04-0001, EIR04-0002, GPA04-0001, PP04-0001, SPA04-0001, ZA04-0004 (Public Hearing Continued from December 1, 200S) Project Description: Construction of a mixed-use development on 21 acres of land at the corner of Sister Cities Boulevard and Bayshore Boulevard in South San Francisco. The proposal includes 351 residential units in high-rise (180 units), townhome and loft configuration, a 295,000 sq. ft. office / or 300 room hotel/ or an optional180 unit condominium and 357,500 sq. ft. retail. The 25.61 Preservation Parcel is north of the project site and was conveyed to San Mateo County on August 11,2004. The Preservation Parcel is included in San Bruno Mountain County Park and is designated as permanent open space. The Preservation Parcel is not a part of the project. Consultant Planner Knapp presented the staff report. Jack Myers, Myers Development presented the project. Kamala Silva-Wolfe noted that her questions were not address adequately in the Final EIR. She noted that the traffic and noise are still going to disrupt the neighborhoods in addition to the freeway noise that already exists. She pointed out that the neighborhoods surrounding the project are going to become shortcuts and will increase the traffic along those residential streets. Chris Mohr, Housing Leadership Council of San Mateo County, endorsed the Mandalay Terraces project. He felt that this was a quality development. He noted that the project has increased and encouraged the Commission to continue in working on the design. Chairperson Teglia noted that Mr. Mohr suggested in a letter mailed to the City that the City try to secure additional funding to further increase the level of subsidy and that there be some sensitivity to the mountain. He asked if there were some suggestions that Mr. Mohr could give to the Commission. Mr. Mohr noted that those were suggestions from an architect in their endorsement committee and did not know of other suggestions behind the thought. Public Hearing closed. Chairperson Teglia noted that there is a 20% inclusionary housing requirement in Phase III and an existing 32 s:\Mivcc<tes\Flvc~Llzevi Mlvcc<tes\12-:l5-0S RPC Mivcc<tes.vioG p~ge 5 of b Planning Commission Meeting of May 4[ 2006 -.,.. .... :.~ <" ... ..., . ..... ....,.. Georgia Pacific Corporation/Owner James H. Richardson/Applicant 249 East Grand Ave. POS-0019: DROS-0043, EIROS-0001, PMOS-0002, PUDOS-0001, SIGNS06-0008, TDMOS-0001 & UPOS-0005 Use Permit, Design Review and Preliminary TDM 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 Hearing opened. Acting Chief Planner Kalkin presented the Staff Report. Rob Kain, Alexandria Real Estate, updated the Commission on the East Jamie Court Bay Trail and noted that they have begun the Bay Trail design and look forward to having it constructed by the end of the year. Dowler Gruman Architects and Susman & Khol Landscape Architects gave a PowerPoint presentation showing the elevations, landscape plan and the parking structure. Public Hearing closed. Commissioner Giusti asked what the type of retail would be in the development. Mr. Kain noted that they have not identified the retail but would have something similar to a coffee shop in the front and a fitness center in the back. Commissioner Sim noted that Buildings two and three look like they are coming onto the sidewalk or if there is a landscape buffer. The Landscape Architect noted that there is a landscaping buffer of 3 feet and a raised planter and that building three would have vertical landscaping. Commissioner Sim asked the architect to include an example of the vertical landscaping when they return to the Commission. Commissioner Sim pointed out that the freight drop off in building two should not look like a loading dock. He suggested that the architect include some surface treatment. Commissioner Teglia pointed out that suggested that the tree line be staggered rather than have 4 in one plane and another 4 on another plane. He suggested a triangulated staggered effect. He also suggested that Cabot be allowed to be a truck access. Commissioner Prouty questioned if the trees were full grown in the plans. The Landscape Architect noted that the smallest tree is a 15 gallon tree that can adapt to the location better than a large tree. He noted that there will be a substantial tree presence on the site. Consensus of the Commission to continue the item to June 1. 2006, ADMINISTRATIVE BUSINESS 4. Cityview Marbella 280, LLP/Owner Watt Communities/Applicant Gellert Boulevard POS-011S; DR06-0041 Confirmation of the Acting Chief Planners approval of the color samples and roof materials for South City Lights (formerly Marbella) at 2280 Gellert Blvd in the Multi-Family Residential (R-3-L) Zone District. s:\MivclAtes\OS-0-1--0b RPC MivclAtes.vioe p~ge 2 of 3 --]l ~.!l CIl Q.; Q 8 o u ~. <( c.:: 19 o c.:: 0... 19 z i= c.:: o 0.... UJ Ck:: o z <( 19 z c.:: o !::: Z o ~ z o i= <( 19 E ~ ~ ~ o ~ ~ ~ ~ ~ b 0 ~ ~ S~ ~ Q ~ ~ ~ ~ ~ ~ '0 ~ E-< 0\ .... -.:t Z N 0 ~ Z o .... ~ ~ .... 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Prepared by: THE HOYT COMPANY OJ (916) 448-2440 September I, 2005 TABLE OF CONTENTS EXECUTIVE SUMMARY .................................................... 1 1.0 INTRODUCTION AND PURPOSE ..................................... 1 2.0 TRANSPORTATION DEMAND MANAGEMENT GOALS ................ 1 3.0 EMPLOYEE MODE SPLIT EAST OF HIGHWAY 101 ..................... 2 Table 1 - Comparable Commute Mode Rates ........................... 3 4.0 PROJECT DESCRIPTION ............................................. 3 Site Plan .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 5.0 PARKING MANAGEMENT .......................................... 5 Parking Supply ..................................................... 5 Table 2 - Parking Assessment for 249 East Grand Avenue. . . .. . . . . . . . . .. .. 5 Free Parking for Carpool and Vanpools and Clean Fuel Vehicles .......... 5 Preferential Carpool and Vanpool Parking ............................. 5 Passenger Loading Zones ............................................ 6 6.0 CARPOOL AND V AN POOL RIDEMA TCHING SERVICE ................ 6 7.0 TRANSIT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Direct Route to Transit ............................................... 7 Shuttle Services to 249 East Grand A venue ....... . . . . . . . . . . . . . . . . . . . . . . . 7 Table 3 - Shuttle Service to 249 East Grand Avenue ...................... 7 Shuttle Services Map ................................................. 8 Shuttle/Bus Stops ................................................... 9 Caltrain ............................................................ 9 ,BART .............................................................. 9 Sam Trans .......................................................... 9 Downtown Dasher Taxi Service ....................................... 10 Ferry Service ....................................................... 10 8.0 BICYCLE AND PEDESTRIAN AMENITIES ............................. 10 Pedestrian Connections .............................................. 10 Bicycle Parking - Long-Term and Short-Term ........................... 10 Table 4 - Bicycle Parking Recommendation ............................. 11 Bicycle Connections ................................................. 11 Bicycle Resources ........................... . . . . . . . . . . . . . . . . . . . . . . . .. 11 San Mateo County Bicycle Map ....................................... 13 Shower and Clothes Lockers .......................................... 14 Table 5 - Proposed Shower and Locker Facilities ......................... 14 9.0 CAMPUS TRANSPORTATION COORDINATOR ........................ 14 Designated Employer Contact ........................................ 15 Employee Transportation Flyer ....................................... 16 Promotional Programs. . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 16 10.0 GUARANTEED RIDE HOME PROGRAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 16 11.0 INFORMATION BOARD/KIOSK......... .... ... ............. ... .... .. 17 12.0 ON-SITE PROJECT AMENITIES ....................................... 17 Fitness Center ...................................................... 17 Restaurant ......................................................... 17 13.0 KICK-OFF EVENT .................................................. 18 14.0 TRANSPORTATION MANAGEMENT ASSOCIATION................... 18 15.0 MONITORING AND ENFORCEMENT ......................... . . . . . . .. 19 Annual Employee Commute Survey and Summary Report...... ... ... . .. 19 Triennial Report. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 19 16.0 CONCLUSION ..................................................... 19 EXHIBIT A - Accounting of C/CAG Off-Peak Trip Credits ATTACHMENTS: Utah-Grand Area BART Shuttle Schedule Utah-Grand Area Caltrain Shuttle Schedule Downtown Dasher - Mid-day Taxi Service Bicycle and Pedestrian Safety Program Employee Transportation Flyer Guaranteed Ride Home Program Sample Kiosk 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 EXECUTIVE SUMMARY Traffic congestion and air pollution are critical concerns in maintaining a healthy economy and lifestyle in the City of South San Francisco. Traffic congestion results in time lost to residents and commuters, and increased demand on City fiscal resources for roadway construction and maintenance. Mobile sources, such as automobiles, can account for 50% of the air pollution in South San Francisco. The City of South San Francisco has directed the developer of the 249 East Grand Avenue project to prepare a Preliminary Transportation Demand Management (TDM) Plan. This comprehensive Plan is designed to achieve a 32% alternative mode use that will address both traffic and air quality concerns in South San Francisco. The Plan includes ordinance-required and extra measures, annual survey monitoring and triennial reporting. The Plan has a variety of infrastructure and incentive-based measures which encourage all forms of alternative mode use such as carpool and vanpool, transit and shuttles, bicycling, walking, and telecommuting. An important feature, although not a formal TDM Plan measure, is the reduced level of parking made available for the project. The project proposes a modest parking availability with 8.4% less parking than code for the development at 2.83/1,000 sq. ft. City code is 3.3 / 1,000 sq. ft. The reduced parking level will help to significantly reduce single occupancy vehicle (SOV) use. Other measures such as shuttles, carpool spaces, showers and bicycle facilities, and future employer incentives, including the Guaranteed Ride Home (GRH) program will provide employees with viable alternatives to driving alone. This Plan is performance based. The developer is required to achieve a 32% alternative mode use by tenant employees. The mode use will be monitored annually with the first employee commute survey to be conducted one year after occupancy., An alternative mode use report will be submitted tri-annually to the City's Economic Community Development Director after the third annual employee commute survey has been conducted. Efforts to reduce drive alone options and increase commute options can take many years to develop and mature. The current commute environment to San Mateo County and the City of South San Francisco will offer 249 East Grand A venue commuters lower levels of roadway congestion and higher highway travel speeds according to recent regional surveys conducted by the Alliance and RIDES. Correspondingly, the transportation alternatives available to commuters may be less attractive than the ease and convenience of driving alone. Reduced congestion and transit services contribute toward SOY usage. In addition, all tenant-employers and their employees will be provided with free parking. This may further encourage drive alone usage. II The Hoyt Company Page i 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 1.0 INTRODUCTION AND PURPOSE The 249 East Grand Avenue project supports the City of South San Francisco's policy of focusing clustered development along major transportation corridors. This project is located near to and served by Highway 101 and I-280, a Caltrain station, and a BART Station. The comprehensive plan of trip reduction measures identified in this report is essential to realizing the trip reduction potential of the project. The combination of these critical factors will provide the synergism to maintain a 32% alternative mode use level for this project. Through monitoring efforts such as the annual survey of employees to determine transportation mode split, the 249 East Grand Avenue project will be able to better focus transportation coordination efforts and encourage tenant employees to use alternative transportation. The first modal split survey summary of results will be submitted to the City of South San Francisco after one year of occupancy. The first triennial report will be submitted once every three years on the anniversary of the certificate of occupancy. 2.0 TRANSPORTATION DEMAND MANAGEMENT GOALS The basic premise of Transportation Demand Management (TDM) is the maximum utilization of existing transportation resources. The City of South San Francisco, as is typical of other urban areas in the United States, has billions of dollars invested in roadway infrastructure, and hundreds of millions of dollars invested in public transit infrastructure. The goal of TDM is to more efficiently and economically take advantage of these major capital investments. The following are three basic goals that can be achieved through effective utilization of TDM measures: 1) Convert trips to an alternative mode of transportation (i.e., transit, carpools or vanpools, bicycling) 2) Provide technological solutions (Le.,compressed natural gas, electric/hybrid vehicles, or other zero emission vehicles) 3) Eliminate trips (i.e., compressed work weeks, telecommute) Until recently in the United States, the answer to relieving congestion on roads, and in parking structures, was to build more roads and parking structures (similar in concept to building another manufacturing plant to expand productivity on levels). Current economics and limited resources affect the ability to build and maintain more roads or parking structures. This reality necessitates better utilization of the existing transportation infrastructure (similar to adding a second shift at an existing plant). To this end, TDM measures support the transition to a greater use of existing alternative transportation options. II The Hoyt Company Page 1 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 The measures and programs outlined in this Plan support and will meet the 32% trip reduction goal as identified by the City of South San Francisco's TDM Ordinance 1300-2001. The following 249 East Grand A venue TDM Plan meets many requirements of the Revised C/CAG Guidelines for the Implementation of the Land Use Program approved by the City / County Association of Governments of San Mateo County in September 2004. Using the C/CAG Guidelines, the estimated number of off-peak trip credits needed to meet a 32% reduction for the number of employees estimated to occupy the 249 East Grand A venue project is 432 to 496 trips. Off-peak trip credits identified in this TDM Plan for the 249 East Grand A venue project total 715.4. An accounting of all trip credits applicable to these TDM Plan measures is provided in Exhibit A. 3.0 EMPLOYEE MODE SPLIT EAST OF HIGHWAY 101 According to the Commute Profile 2004 Regional Report, prepared by RIDES, the San Mateo County alternative commute rate is approximately 34% with the Bay Area regional rate comprising approximately 36% alternative modes. The larger Bay Area alternative mode use rate is indicative of the cost of parking in the more urban core areas, whereas parking is free or much less expensive in many areas of San Mateo County (e.g. City of South San Francisco). The 2004 Employee Transportation Survey conducted by the Alliance identified the San Mateo County alternative commute rate at 32%. The overall commute rate for the City of South San Francisco was identified at 26.2%. In Fall 2004, an employee commute survey was conducted at a comparable employment site in South San Francisco at Britannia Oyster Point. Baseline results from this first-year survey indicated a commute mode rate of 26.6%. Table 1 shows the comparison of alternative commute mode rates for the Bay Area Region, County of San Mateo, City of South San Francisco and a comparable employer site. II The Hoyt Company Page 2 249 East Grand A venue Preliminary TOM Plan September 1, 2005 Table 1 Comparable Commute Mode Rates San Mateo County Bay Area Region City of South San Francisco Britannia Oyster Point Campus. 34.0% 36.0% 32.0% 26.2% 26.6% 4.0 PROJECT DESCRIPTION The 249 East Grand A venue project is a 15.75-acre project owned by Alexandria Real Estate Equities, Inc. (Alexandria) in the City of South San Francisco located south of the U.S. Highway 101. South San Francisco is an area that is known as the birthplace of the biotechnology industry. The 249 East Grand Avenue project proposed by Alexandria is a Class-A office/laboratory and commercial campus containing 540,000 sq. ft. The project is planned to include approximately 5,500 sq. ft. of retail space including a sit- down restaurant, ATM, and a fitness center. The proposed construction consists of four buildings between three and five stories tall and is intended to accommodate life science tenants. Please see the project site plan on page 4. The project is designed to maximize opportunities for pedestrian, bicycle and shuttle connectivity. 150 carpool parking spaces are planned with three spaces designated for vanpools. Sixteen Class I bicycle lockers and 15 bicycle racks will be provided throughout the campus for bicycle commuters at no charge to employees. Showers and lockers will also be provided for bicycle, pedestrian and other alternative commuters. Shuttle services to BART and Caltrain are located directly on East Grand Avenue in front of the project. Food service, access to banking, an exercise facility and a sundry shop will help to create a more self sufficient development in order to reduce the number of trips made daily to and from the campus. The Floor Area Ratio (FAR) is 0.79. Parking will be provided at a ratio of 2.83 cars per 1,000 sq. ft. Approximately 1,529 vehicle parking spaces are planned for the campus, an 8.4% reduction from city code. II The Hoyt Company Page 3 11") o o N l"""'i.... ~ CJ ~ CJ 0.. CJ Cf) \ :/~-.,. .... ".'9' \( \ . ~\ \~\.~'" '\'\ \~\..~ \ \. ~ \'\'\f .. = \'\ ~ ~ \~\~ ~ \ \\. , < \\\~ "0 ; \, .\\ =~ , ~~ , :.~ \ ~ :.:: .. ~rJ'j rLl. ~ ~ Q\ ~ N ~fj~ /"'" .,,"~~ ,.~.. J} t u 0( LL, S CJ :z ! ::{. -- ~ ~ ~ (.. ..; ~ t:9 :1 ~!< ;. CoO ~ ':'lC' ,~ ~ 1/)~ ~ ~ 8~ G S Il. · I ~ .n :i ;: ~~ ."j l!:() ~ t ~!:? It (.; ::: ro 5: "" ,.c'; o t-< , ro .S ,.... ,5 Q) ~ P-.. <J.i ;::J ~ CJ ~ "U ,.... (C ~ o ~ ~ . -t:lLJ ! i z 0; ii; ;') 5: :i ,~ [ - ~ ~ ,', ~ S ~ 3 ~ ;l. ,j u; 0 f' d " {( z u :;. 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I I: \ ~ 4-' >-. o ::r: CJ ...c:: t-< .11 249 East Grand A venue Preliminary TOM Plan September 1, 2005 5.0 PARKING MANAGEMENT Parking Supply Total parking spaces are projected at approximately 1,529. The on-site structure parking will contain 1,038 parking spaces with surface parking at 491 spaces. The ability and willingness to rideshare is directly linked to parking availability. By not providing an overabundant supply of parking spaces at full build out, the 249 East Grand Avenue project is laying the groundwork for successful promotion of alternative transportation. Preferential parking spaces placed near the building entrances (within 100 feet of building entrances) are an excellent incentive which sends a clear visual message to employees and the community that alternative transportation is important. The City parking code for this type of project is 1 space for each 250 sq. ft. for the first 50,000 sq. ft. and 3/1,000 sq. ft. thereafter for the remaining 490,000 sq. ft. The 249 East Grand Avenue project is proposing a 2.83/1,000 sq. ft. parking ratio. This is an 8.4% reduction in on-site parking. Table 2 shows the reduction of parking for the project. Table 2 Parking Assessment for 249 East Grand Avenue However, all tenant employers will be provided with free parking for their employees that may encourage drive alone usage. Free Parking for Carpool and Vanpools and Clean Fuel Vehicles Parking will be free for all carpool, vanpool and clean fuel vehicle participants. Preferential Carpool and Vanpool Parking One effective means of encouraging employees to rideshare and / or use a clean- fuel vehicle is to reserve the most preferred parking spaces for the exclusive use of carpools and vanpools. These preferred parking spaces will be designated with sign age and pavement striping. Upon completion of this project, a minimum of 10% of surface and structure parking will be designated for carpool, vanpool, and clean fuel vehicles. The 249 East Grand A venue project will provide 150 carpool and three vanpool parking spaces in premium, convenient locations (Le., near parking garage elevators, close to buildings, in the shade, etc.) within 100' of building entrances. These preferential parking spaces will be specially signed and / or striped and may require employee registration and permitting. II The Hoyt Company Page 5 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 Passenger Loading Zones In order to facilitate disembarking and embarking of rideshare passengers, passenger loading / unloading areas will be provided. Passenger loading zones for carpool and vanpool drop off will be located along the southern portion of Building 2. 6.0 CARPOOL AND V ANPOOL RIDEMA TCHING SERVICE Free carpool and vanpool matching services are provided by Regional Rideshare Program's Ridematch Service via www.511.org and the Alliance. On-site employer contacts will promote the on-line 511 service directly to employees on a regular basis and allow the Alliance to solicit carpool sign-up at on-site employer events such as an annual Transportation Fair, Wellness or Benefits events, etc. Tenant/employer contacts can also research employee ZIP code data from Human Resource records and offer to match up employees who live near each other. Carpooling and van pooling will be strongly encouraged at the 249 East Grand A venue project. The Employee Transportation Flyer will promote the free personalized matching assistance through the 511 Rideshare and Alliance programs. This carpool and vanpool ridematching service provides individuals with a computerized list of other commuters near their employment or residential ZIP code, along with the closest cross street, phone number, and hours they are available to commute to and from work. Individuals are then able to select and contact others with whom they wish to car or vanpool. They will also be given a list of existing car and vanpools in their residential area that they may be able to join if vacancies exist. The 511 system gives commuters the information they need to make better choices when planning trips. By calling in or logging on, commuters can' get up- to-the-minute information about traffic conditions, public transportation options, ridesharing, and bicycling anytime, anywhere throughout the greater Bay Area Region and northern California. The 511 system offers one-stop shopping for traffic, transit, rideshare and bicycle information in the region. The nine-county system is the first 511 service to go online in California. It provides links to 511 systems in Sacramento, Oregon and Nevada and is available from any phone, provided the carrier supports 511. Most counties in the region have wireless and landline access to the service through major carriers. II The Hoyt Company Page 6 249 East Grand A venue Preliminary TOM Plan September 1, 2005 7.0 TRANSIT Caltrain, Bay Area Rapid Transit (BART) and SamTrans provide service to South San Francisco in close proximity to the project site. Shuttle services from the South San Francisco BART and Caltrain Stations provide the most direct link for transit riders to the project site. Direct Route to Transit A well lit pedestrian path will be provided from the four buildings, utilizing the most direct route, to the nearest shuttle stop on East Grand A venue. Shuttle Services to 249 East Grand Avenue The proposed 249 East Grand A venue campus is approximately three-fourths (3/4) of a mile from the South San Francisco Caltrain Station and 2.83 miles from the South San Francisco BART Station. Working with the Alliance the project is prorosing to utilize a comprehensive shuttle system with both peak period and lunch time service (via the Downtown Dasher). The Utah-Grand Area BART shuttle circulates between the South San Francisco BART station and the project at either 15 or 30 minute frequencies. There are currently a total of 18 BART shuttle trips to and from the project site. The project will also operate an hourly Utah-Grand Area Caltrain shuttle service between the South San Francisco Caltrain station and the project during the morning and evening peaks. Twenty-two (22) shuttle trips provide connecting service to and from the project site. Table 3 shows the number of shuttle trips provided to the project site for connectivity to the South San Francisco BART and Caltrain stations. Table 3 Shuttle Service to 249 East Grand Avenue Shuttle route maps are provided on page 8. Shuttle schedules are provided as an attachment. II The Hoyt Company Page 7 249 East Grand Avenue Preliminary TOM Plan September 1, 20( Cattrain Shuttle Map ~ c.I... SSF Cattraln StaSlon ... 10' :.... '.. .~ "l ;1 i 249 EAST , i GRAND AVENUE; [. I,,-~.fi";-'.~ ~" z. a- Has.kin WAy botween Swift & G,-and -1. BART Shuttle Map 101 {},,!ii"t FDd Rlvel 249 EAST j GRAND AVENUE ~-;':f'st!:,r r-:dJ"'.": To: - -, SSF BART Station nl] c- ~'=:lflt..~, "' "':~ . . ~ 5 ... 'I~ J1~: ~'Iul: .t~ I..~ 4' Haskm Wny between Swift & Grand UL.:J' ~'i' m The Hoyt Company 339 Harbor Page 8 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 5.0 PARKING MANAGEMENT Parking Supply Total parking spaces are projected at approximately 1,529. The on-site structure parking will contain 1,038 parking spaces with surface parking at 491 spaces. The ability and willingness to rideshare is directly linked to parking availability. By not providing an overabundant supply of parking spaces at full build out, the 249 East Grand A venue project is laying the groundwork for successful promotion of alternative transportation. Preferential parking spaces placed near the building entrances (within 100 feet of building entrances) are an excellent incentive which sends a clear visual message to employees and the community that alternative transportation is important. The City parking code for this type of project is 1 space for each 250 sq. ft. for the first 50,000 sq. ft. and 3/1,000 sq. ft. thereafter for the remaining 490,000 sq. ft. The 249 East Grand Avenue project is proposing a 2.83/1,000 sq. ft. parking ratio. This is an 8.4% reduction in on-site parking. Table 2 shows the reduction of parking for the project. Table 2 Parking Assessment for 249 East Grand Avenue However, all tenant employers will be provided with free parking for their employees that may encourage drive alone usage. Free Parking for Carpool and Vanpools and Clean Fuel Vehicles Parking will be free for all carpool, vanpool and clean fuel vehicle participants. Preferential Carpool and Vanpool Parking One effective means of encouraging employees to rideshare and/ or use a clean- fuel vehicle is to reserve the most preferred parking spaces for the exclusive use of carpools and vanpools. These preferred parking spaces will be designated with signage and pavement striping. Upon completion of this project, a minimum of 10% of surface and structure parking will be designated for carpool, vanpool, and clean fuel vehicles. The 249 East Grand A venue project will provide 150 carpool and three vanpool parking spaces in premium, convenient locations (i.e., near parking garage elevators, close to buildings, in the shade, etc.) within 100' of building entrances. These preferential parking spaces will be specially signed and / or striped and may require employee registration and permitting. II The Hoyt Company Page 5 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 Passenger Loading Zones In order to facilitate disembarking and embarking of rideshare passengers, passenger loading 1 unloading areas will be provided. Passenger loading zones for carpool and vanpool drop off will be located along the southern portion of Building 2. 6.0 CARPOOL AND V ANPOOL RIDEMA TCHING SERVICE Free carpool and vanpool matching services are provided by Regional Rideshare Program's Ridematch Service via www.511.org and the Alliance. On-site employer contacts will promote the on-line 511 service directly to employees on a regular basis and allow the Alliance to solicit carpool sign-up at on-site employer events such as an annual Transportation Fair, Wellness or Benefits events, etc. Tenant/employer contacts can also research employee ZIP code data from Human Resource records and offer to match up employees who live near each other. Carpooling and van pooling will be strongly encouraged at the 249 East Grand Avenue project. The Employee Transportation Flyer will promote the free personalized matching assistance through the 511 Rideshare and Alliance programs. This carpool and vanpool ridematching service provides individuals with a computerized list of other commuters near their employment or residential ZIP code, along with the closest cross street, phone number, and hours they are available to commute to and from work. Individuals are then able to select and contact others with whom they wish to car or vanpool. They will also be given a list of existing car and vanpools in their residential area that they may be able to join if vacancies exist. The 511 system gives commuters the information they need to make better choices when planning trips. By calling in or logging on, commuters canget up- to-the-minute information about traffic conditions, public transportation options, ridesharing, and bicycling anytime, anywhere throughout the greater Bay Area Region and northern California. The 511 system offers one-stop shopping for traffic, transit, rideshare and bicycle information in the region. The nine-county system is the first 511 service to go online in California. It provides links to 511 systems in Sacramento, Oregon and Nevada and is available from any phone, provided the carrier supports 511. Most counties in the region have wireless and landline access to the service through major carriers. II The Hoyt Company Page 6 249 East Grand A venue Preliminary TOM Plan September 1, 2005 7.0 TRANSIT Caltrain, Bay Area Rapid Transit (BART) and SamTrans provide service to South San Francisco in close proximity to the project site. Shuttle services from the South San Francisco BART and Caltrain Stations provide the most direct link for transit riders to the project site. Direct Route to Transit A well lit pedestrian path will be provided from the four buildings, utilizing the most direct route, to the nearest shuttle stop on East Grand A venue. Shuttle Services to 249 East Grand Avenue The proposed 249 East Grand Avenue campus is approximately three-fourths (3/4) of a mile from the South San Francisco Caltrain Station and 2.83 miles from the South San Francisco BART Station. Working with the Alliance the project is proRosing to utilize a comprehensive shuttle system with both peak period and lunch time service (via the Downtown Dasher). The Utah-Grand Area BART shuttle circulates between the South San Francisco BART station and the project at either 15 or 30 minute frequencies. There are currently a total of 18 BART shuttle trips to and from the project site. The project will also operate an hourly Utah-Grand Area Caltrain shuttle service between the South San Francisco Caltrain station and the project during the morning and evening peaks. Twenty-two (22) shuttle trips provide connecting service to and from the project site. Table 3 shows the number of shuttle trips provided to the project site for connectivity to the South San Francisco BART and Caltrain stations. Table 3 Shuttle Service to 249 East Grand Avenue Utah-Grand Area Caltrain Shuttle Utah-Grand Area BART Shuttle 11 9 11 9 22 18 Shuttle route maps are provided on page 8. Shuttle schedules are provided as an attachment. II The Hoyt Company Page 7 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 Cattrain Shuttle Map ... CaI.. SSF Cartraln StaSlon :~ '., I 249 EAST i GRAND AVENUE r CabotlAller1on !~ ,-~.f ii....~ - 101 ,1; ;,; '.~ "r- L . - . . = -:: . H",s.kin Wny a: botween 5 Swift ,& . -1: Grand BART Shuttle Map 101 :=1:1'S-1I?f 249 EAST I GRAND AVENUE C3botlAI~cl10n [:dJt..:.-::-, To: SSF BART Station D:xi ;. :;:, '> ,,:. . - . :I ,.. ,5 1,~I!.:"IUI: r,,\.~ Hasklt1 Wny betwee" Swift & Grand Ut~~, M'~') JJ9 Harbor m The Hoyt Company Page 8 249 East Grand A venue Preliminary TOM Plan September 1, 2005 Shuttle/Bus Stops Shuttle drop off and pick up locations for both the Utah-Grand BART and Caltrain are located across the street from the project, south of East Grand at 230 East Grand A venue. Employee will need to cross the street at a lighted crosswalk to board the shuttles. Additional shuttle stop locations are provided at just east of Littlefield A venue and near the project garage on Cabot Road. Should future shuttle stops be needed on the north side of East Grand A venue at the project site, Alexandria would be amenable to working with the Alliance to dedicate andl or improve a shuttle/bus stop and waiting area. Caltrain Caltrain operates a frequent fixed route commuter rail service seven days a week between San Francisco and San Jose, as well as limited service to and from Gilroy on weekdays. Caltrain operates on 15 to 30 minute frequencies during the peak periods in the morning and evening. Midday service operates approximately every hour. Service is less frequent on Saturdays, Sundays, and holidays. Caltrain service is available approximately three-fourths (3/4) of a mile from the 249 East Grand Avenue project at the South San Francisco station located at 590 Dubuque Avenue and Grand Avenue. The Utah-Grand Area Caltrain Shuttle provides connecting service to the project site. Caltrain services were enhanced in 2004 to add express trains during peak hours. However, this new service does not provide an express stop to the South San Francisco Caltrain Station and hence will not benefit employees at the 249 East Grand A venue project. BART BART is a 92.7-mile, 43-station automated rapid transit system located along five lines of double track. Trains traveling up to 80 mph connect San Francisco to Colma and other East Bay communities - north to Richmond, east to Pittsburg/Bay Point, west to Dublin/Pleasanton, and south to Fremont. Service is scheduled every 15 minutes during peak periods. Service during Holidays, Saturdays, and Sundays are modified. BART-to-the-Airport expanded the system by 8.7 miles along the peninsula from Colma to a new intermodal station in Millbrae. Four new stations were created including the South San Francisco Station located between EI Camino Real and Mission Road to the south of Hickey Boulevard. SamTrans SamTrans provides bus service throughout San Mateo County, with connections to the Colma, Daly City, and South San Francisco BART stations, San Francisco International Airport, peninsula Caltrain stations and downtown San Francisco. II The Hoyt Company Page 9 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 The system connects with San Francisco Muni, AC Transit and Golden Gate Transit at San Francisco's Transbay Terminal, with the Dumbarton Express and with Santa Clara Valley Transportation Authority in Menlo Park and Palo Alto. There is no direct Sam Trans service east of Highway 101 area. SamTrans service does connect at the South San Francisco BART Station and subsequently the Utah-Grand Shuttle Service that drops off and picks up at the 249 East Grand Avenue site. SamTrans does not provide a direct connection to the South San Francisco Caltrain Station, however; Routes 130, 292, 133, and 132 are within approximately 1/4 mile walking distance from this Station and the connecting shuttle services to the project site. Downtown Dasher Taxi Service This free taxi service provides an 11 a.m. to 2 p.m. pick-up service throughout the East Highway 101 business parks in South San Francisco. Using existing shuttle stops, taxis drops off riders at locations in the downtown retail area. The Downtown Dasher, operated by the Peninsula Yellow Cab of South San Francisco and managed by the Alliance, requires an employer provided voucher and a trip reservation before 10 a.m. This midday service is currently free to participating employers. A detailed Downtown Dasher flyer is provided as an attachment. Ferry Service Currently, no scheduled water transit service exists in the South San Francisco area. Water transit service to South San Francisco is anticipated by September 2009. 8.0 BICYCLE AND PEDESTRIAN AMENITIES Pedestrian Connections A safe, convenient and well-lit pedestrian path will be provided from the four buildings, utilizing the most direct route, to the nearest shuttle stop on East Grand Avenue. Lighting, landscaping and building orientation will be designed to enhance pedestrian safety. Bicycle Parking - Long-Term and Short-Term Free Class I and Class II bicycle parking facilities will be provided on-site as follows: · Commercial, R&D, and office uses: one bicycle space for every 50 vehicle spaces required. · Restaurants, retail: one bicycle space for every 50 vehicle spaces required. II The Hoyt Company Page 10 249 East Grand Avenue Preliminary TDM Plan September 1, 2005 An additional 14 Class I (long-term) bicycle lockers or covered enclosed, secure area will also be included to enhance the viability for bicycle commuters. Class I bicycle lockers should be placed at each building and in the garage area. East Grand Avenue is a designated bike route but is listed as a high traffic volume route. Table 4 shows the recommended and total number of bicycle facilities for the proposed project. This is a 45% increase in bicycle parking from the recommended levels. Table 4 Bicycle Parking Recommendation Class I -long-term 30 Class II - short-term 15 All bicycle parking and facilities shall be located in convenient, safe and well-lighted areas with maximum space for ingress and egress of bicycles. Bicycle Connections The project has good connections to regional bicycle facilities, including the San Francisco Bay Trail. The Bay Trail is a network of multi-use pathways circling San Francisco and San Pablo Bays. The ultimate route is planned to be a 400 mile route through nine Bay Area counties and 42 shoreline cities. The trail provides commuters an exceptional pathway to bicycle or walk to work in the South San Francisco Area. A map of surrounding bikeways is provided on page 13. Two abandoned rail corridors on the north and east edges of the property may provide future opportunities for cyclists to commute to the campus. The city is exploring upgrading the northerly path into a landscaped multiuse trail and the rail spur that connects to the east edge of the project site to a planned north- south multiuse trail with links to the Bay Trail. Bicycle Resources Free Bike Buddy matching, bicycle maps and resources are provided via the 511 system. Bicycle commuters looking to find a riding partner can log-on to bicycling.511.org for more information. II The Hoyt Company Page 11 249 East Grand Avenue Preliminary TOM Plan September 1, 2005 The Alliance provides a free one-hour, on-site Bike and Pedestrian Safety Program for employees. This workshop teaches commuters about bicycling and walking as a safe, stress-relieving commute mode; traffic laws for bicyclists, pedestrians; bicycle maintenance tips; and offers a drawing for free bicycle- related prizes. A program flyer is provided as an attachment. Note: The Peninsula Traffic Congestion Relief Alliance provides a 50% match for the costs of purchasing and installing any bike parking, from basic racks to high security lockers, up to a maximum of $500 per unit. II The Hoyt Company Page 12 A TT ACH~E~TS 11") . o o N l"""'i.... l-. CJ ..0 E CJ ....., Q. CJ IJ) 00 ~ := ~ ~ ~ ""Cl 0 ~ c: Q) ~ bJ) '"0 Q) 00 ~ ~ Q,I /..c ~ '"0 ~ ~ ,... - ~ o ac.- o ~ U:;E o QJ QJ..... ~~ ~~ ~.~ == ~ rIJ 'u ~ +-> (fJ 0 ~) Q; .s ~ +-> rn ~ (';j ~ .,...l III rn 19 J@ Gl t Q; ..c; :: JJ ,..c: ~ if, .- Q) v c; ;;j .,.j 9! ~ V ~f :... 2 Q; rn .'] j) ;'"j .2'~ +-" ~ JJ ":J ,.... ~ (/) r E CQ JJ c:.. '';:; ]; >. S ~ (..I 2 JJ ;1 I :2 ::c ci: 0.: +-' - ~ ~ ' ~ (5 :...... C'j .J.., u:; v U +-' '+-< '"::: ,... rn v h t@ IgJ v ~ .- I@ [il * lui +- ;.... 6 ~ JJ .;J ..- 'I. - J.; C/J u. ~ "0 ,.... - 0 -' :-' ..c .:, ::; ,~ ~ u 'J, ll) g. 0 ~J. ~ r>~ ,3 --c ""- ',2; ~ ], 1.1 . ~ t +-> ":J :r:: -' ::..; ~ JJ ~ a; ~ CQ ~ ~ s:: S ,~ 0 ~ ? 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J ,/ \ <:,0";'\\\ ~ :>-.. ~ ro 0... 6 o u ....., :>-.. o ~ CJ ...c: t-< EI 249 Ellst Grllnd ^ venue Preliminllry TDM I'IIIn September 1, 2005 Shower and Clothes Lockers Showers and clothing lockers will be installed for the use of employees walking and biking to work and others who wish to change after commutin~ via alternative transportation, Two (2) showers and 10 locker facilities wIll be installed in building one and six (6) showers and 30 lockers will be made available in the fitness center adjacent to the garage, Shower and locker facilities will be provided free of charge for all employees. Table 5 shows the number of proposed shower and locker facilities planned for the project. Table 5 Proposed Shower and Locker Facilities I I . 249 East Grand A venu~ ,ShowerSllLockers Building 1 Fitness Center !fotal Facilities 2 10 6 30 8 I.l 40 I ',I 9,0 CAMPUS TRANSPORT A nON COORDINATOR The 249 East Grand Avenue project will provide a Campus Transportation Coordinator (CTC) who will have the primary responsibility for implementing this Plan. The CTC may be a part time, or outsourced coordinator, who manages the TOM Program with the tenants, The CTC will be responsible for providing employee commute program assistance to tenants and employees, producing on-site transportation fairs and promotional events, collaborating with the Alliance to maximize employer resources, conducting the annual survey and producing the triennial report. TOM industry data supports that having a CTC has a very positive impact on increasing alternative mode use, This position will be filled by: Name: Ms, Pamela Pryor Address: 2929 Campus Drive, Suite 400A San Mateo, CA 94404 Phone: (650) 286-3824 The CTC will provide the following services: . Promote trip reduction and air quality strategies to employees at the project site. m The Hoyt Company Page 14 249 East Grand Avenue Preliminary TDM Plan September 1, 2005 . Be the main point of contact for employer contacts and employees wanting to commute using an alternative, . Conduct annual employee surveys and provide triennial reports to the City of South San Francisco, which will include commute patterns, mode splits, and TDM program success (process includes: annual surveying of employees, tabulation of data, and provision of results in report format), . Evaluate survey results for alternative transportation potential and/or changes to current program, . Catalog all existing incentives that encourage employees to utilize alternative transportation programs, . Work with local agencies such as Caltrain, SamTrans, BART, the Alliance, 511 and the Bay Area Air Quality Management District and post informational materials on the transportation kiosks in employee common areas, as well as disperse alternative program information to employees via designated employer contacts, posters, flyers, banners, campus newsletter, new tenant orientation, etc. . Coordinate and manage various aspects of the Plan that require periodic updating or monitoring, such as the GRH program, carpool and van pool registration, parking enforcement, locker assignment and enforcement. Designated Employer Contact Alexandria will include CC&Rs for the project that record the TDM Plan. In this manner, the CC&Rs will maintain the longevity of the TDM program and need for a designated employer contact for all tenants/ occupants, In addition, Alexandria will draft lease language for all tenants that require the designated employer contact, compliance and implementation of the TDM program (including annual survey, triennial reporting, and registration in the Alliance Guaranteed Ride Home Program), The lease language will also identify the tenant's potential penalties for failure to achieve the 32% alternative mode use rate, failure to participate in the annual employee commute survey, or failure to submit a triennial report as identified by the City of South San Francisco, m The Hoyt Company Page 15 249 East Grand ^ venue Preliminary TOM Plan September 1. 2005 Employee Transportation Flyer At the time of move-in all tenants will distribute an Employee Transportation Flyer to all employees commuting to the project site, This flyer will include (but not be limited to) information about carpool parking, transit opportunities, shuttle services, bicycle routes and GRH information, A sample flyer is provided as an attachment. Promotionall'rograms l're-move-in Transportation Fairs, with a heavy emphasis on transit and shuttle resources should be considered for all future tenants, As lunch-time transportation events, these fairs will highlight transit and trip planning services and rideshare matching and other commute opportunities at the new site, The Transportation Fairs will bring together transit and transportation providers (Caltrain, BART, SamTrans, the Alliance), bicycle advocates, ridematching organizations (511), and the 249 East Grand Avenue Alternative Commute Program for a comprehensive presentation, Other events and promotions on-site at 249 East Grand A venue may include Bike to Work Week, Caltrain Day, Rideshare Thursday's or a comprehensive transportation/ commute fair. Various transit and rideshare organizations will be invited to set up a marketing booth during lunch time at a central location at the complex during the year to promote the alternative commute options available to employees, Free trail transit passes will be available for first time riders, Individual tenant/ employee on-site tabling or presentation would also be recommended throughout the year. 10,0 GUARANTEED RIDE HOME PROGRAM All tenant/ employers will be required to participate in the GRH program managed by the Alliance, Lease agreements will identify the process for employers to register for this program with the Alliance, The Alliance covers 75% of the cost for guaranteed ride home services, The employer pays the remaining 25% cost. Sample Alliance GRH program flyer is provided as an attachment. All employees who commute to work using transit, bicycle, or by carpool or vanpool, will be guaranteed a ride home in the case of a personal emergency, or when they unexpectedly have to work late thereby missing the last bus, or their normal carpool home. The GRH program has proven very successful as it removes one of the major objections employees have to giving up their private automobile, especially those with young families, m The Hoyt Compaoy l'age16 249 East Grand Avenue Preliminary TOM Plan September I, 2005 The GRI-l program provides employees with a security blanket, a feeling of reassurance that if a child becomes ill or injured during the day the employee can get to them quickly. If employees need to work late and miss their bus or carpool, or if their vanpool breaks down, they are guaranteed a ride home. Employers in California have shown an increase in ridesharing from 15% to 20% when a GRH program is available to their employees, 11,0 INFORMA TION BOARD/KIOSK Four information kiosks will be located in each of the buildings in a common gathering area, The kiosks will contain transportation information, including GRH information, shuttle schedules, SamTrans, Caltrain, BART, Downtown Dasher, 511 ridematching and other related information, Information will be updated periodically by the Campus Transportation Coordinator or designated employer contact. Kiosks can be wall-mounted or standing, 4-sided rotating units, A sample kiosk is provided as an attachment. 12,0 ON-SITE PROJECT AMENITIES On-site amenities provide employees with a full service work environment. Eliminating the need for an automobile to make midday trips increases non- drive alone rates, Many times, employees perceive that they are dependent upon the drive alone mode because of the number of errands and activities that must be carried out in different locations, By reducing this dependence through the provision of services and facilities at the work site, an increase in alternative mode usage for commute-based trips should be realized, Fitness Center A 1,500 to 2,000 sq, ft. fitness center is planned near the rear of the site at the garage retail. The center, operated by a private vendor, would be available to employees and the general public. Restaurant A sandwich shop or deli is planned to be located in Building 2, This restaurant would provide breakfast and lunch fare and coffee service for employees, m The Hoyt Company Page 17 249 East Grand Avenue Preliminary TDM Plan September 1. 2005 13.0 KICK-OFF EVENT Upon 75% of the tenant occupancy of each of the buildings of the project, Alexandria will host a commute alternative kick-off event / celebration, Transportation service providers, such as BART, Sam Trans, Caltrain, and the Alliance, will be invited to set-up exhibit booths/tables, To encourage employee participation in the event, Alexandria will provide food, such as popcorn, hot dogs and refreshments, and give-a-ways, such as commuter mugs, water bottles, t-shirts, etc, Alexandria will set the date for the event and advertise the event at least two weeks in advance. 14.0 TRANSPORTATION MANAGEMENT ASSOCIATION Transportation Management Associations (TMAs) are typically private, nonprofit organizations run by a voluntary Board of Directors with typically a small staff, They help businesses, developers, building owners, local government representatives, and others, work together to collectively establish policies, programs and services to address local transportation problems, The key to a successful TMA lies in the synergism of multiple groups banding together to address and accomplish more than anyone employer, building operator, developer, or resident. In South San Francisco, the Peninsula Traffic Congestion Relief Alliance operates as a TMA organization, The Alliance provides: . Shuttle programs . Carpool & vanpool matching . Parking management programs . Trial transit passes . Emergency ride home programs . Enhanced bicycle facilities . Carpool incentives . Transit advocacy . Information on local issues . Teleworking . Training . Marketing programs . Promotional assistance . Newsletter Alexandria will encourage tenants to register for the Alliance GRH program for their employees and to use the resources and services available, Participating with the Alliance is a valuable asset for project tenants. The Alliance is a clearinghouse for information about alternative commute programs, incentives, and transportation projects affecting 249 East Grand A venue businesses, m The Hoyt Company Page 18 249 East Grand A venue Preliminary TOM Plan September t 2005 15,0 MONITORING AND ENFORCEMENT Annual Employee Commute Survey and Summary Report An employee commute survey will be a critically important part of a monitoring process to determine the success or failure of TOM measures, This report, via results from an employee survey distributed and collected by the CTC and designated employer representatives, will provide quantitative data (e,g., mode split) and qualitative data (e,g" employee perception of the alternative transportation programs). All employees will be surveyed and those who do not respond will be counted as drive alone trip by default, Employer/tenants will be strongly encouraged to support and participate in the promotion and marketing of the annual employee survey, Lease language will identify this requirement for tenant cooperation, Survey data may then be used to focus TOM marketing and the efforts of the CTe. The TOM program could be re-tooled, if necessary, to maintain the project's 32% alterative commute use rate and commitment at the site, For example, employees may express a desire for transit subsidies which individual employers/ tenants may wish to provide as an added employee commute benefit. A summary report based on results from the employee commute survey will be submitted to the City of South San Francisco, Triennial Report Every three years, Alexandria will submit a report stating its achievement or failure to achieve the 32% alternative mode use rate, If the rate has not been achieved, the report will explain how and why the goal was not reached and specify additional measures and activities that will be implemented in the corning year to improve the modes USe rate, Additional activities and measures will be scheduled in a monthly timeline, 16.0 CONCLUSION Alexandria is committed to achieve and maintain a 32% employee alternative mode use at the proposed project, This TDM Plan, which provides the details of their commitment, is one of the most aggressive TOM Plan ever filed with the City of South San Francisco. By balancing air quality with economic growth, the 249 East Grand A venue project will help South San Francisco thrive as a community, It is projects like these that will contribute to South San Francisco's future livelihood, m The lIoyt Company Page 19 249 E<lst Grand ^ venue Preliminary TDM Plan September 1, 2005 The 249 East Grand Avenue project supports the policies of focusing clustered development along transportation corridors (Highway 101 and 1-280), and transit corridors (Caltrain and BART), In order to be part of the transportation solution, Alexandria is proposing a campus that contains the density and critical mass necessary to encourage the use of all alternative modes of transportation including bicycling, carpooling, van pooling, and public transit. m The Iloyt Company Page 20 EXHIBIT A Accounting of CjCAG Off-Peak Trip Credits EXHIBIT A Accounting of C/CAG Off-Peak Trip Credits Total Bicycle Storage Carpool and Vanpool Ridematching Service Designated Employer Contact Direct Route to Transit Free Parking for Carpool and Vanpools Guaranteed Ride, Home (assumes 4 tenants) Information Boards / Kiosks Passenger Loading Zones Pedestrian Connections Preferential Carpool Parking Preferential Vanpool Parking Promotional Programs Showers / Clothes Lockers Additional Credit for combination with bicycle lockers Shuttle Program (assumes 8% ridership - 108 employees) Additional Credit for Guaranteed Ride Home program Trans ortation Mana ement Association Partici ation 45 1 1 1 100% 4 4 1 1 150 3 1 8 1 108 108 1 0.33 o 5 o o 1 5 5 5 2 7 o 10 5 1 1 5 15 o 5 o o 4 20 5 5 300 21 o 80 5 108 108 5 :~:~:, ... ~i Additional TDM Measures Bicycle Connections Future Transit Facilities/Bus Shelter On-site amenities (Exercise facility, restaurant) Additional Credit for combination of any 10 elements Annual Employee Commute Survey Campus Transportation Coordinator Transportation Fair 1 1 3 1 1 1 1 5 o 1 5 1.5 20 5 5 o 3 5 1.5 20 5 ~ ;';::'. ~.. ."~" .;.:~~ "-~'." . 1)~,,:;~iJrSr", " ',.;"';/'::,';;" ~ i ;.- ~ '~ #,) t:.; '!Ii~ ,.... 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This FREE service picks you up between the hours of 11 a.m. and 2 p.m. from your workplace, and drops you off at one of two drop-off locations in the downtown area of South San Francisco. All that is required to take advantage of this service is a "Downtown Dasher" taxi voucher and a trip reservation. Contact Karen Sumner, Territory Manager with the ALLIANCE at 650-588-8170 or Karen@commute.org to get your vouchers. Once you receive the voucher, call 650-588-2131 by 10 a.m. the morning of the trip to make a reservation. A return reser- vation is made as well. Once the taxi arrives, the driver collects the appropriate portion of the voucher and you're off. Just sit back and enjoy the ride. It's that simple. Visit Downtown South San Francisco and enioy numerous restaurants and shops. Receive discounts from these downtown merchants. Just show them your Downtown Dasher Voucher and mention this ad. MERCHANT ADDRESS Bacchanal Restaurant Cecelia's Restaurant & Pizzeria Galli's Sanitary Bakery Hot Shots Gourmet Coffee and Tea Makin' Waves Salon 265 Grand Ave. 113 Grand Ave. 324 Grand Ave. 219 Grand Ave. 341 Baden Ave. Morning Brew Coffee Co. Western States Bank 713 Linden Ave., Ste. A 225 Grand Ave. Downtown Dasher is a joint program of the Peninsula Traffic Congestion Relief Alliance, the City of South San Francisco and the South San Francisco Chamber of Commerce. ,.- PENINSULA TRAFFIC CONGESTION RELIEF ALL IaNC_E The program is supported in part with grants from the Transportation Fund for Clean Ail; the City/ County Association of Governments of San Mateo County, the San Mateo County Transportation Authority and the South San Francisco Economic Redevelopment Department. 1150 Bayhill Dr., Suite 107 San Bruno, CA 94066 l..;" (1, e" ..q Ife. t N ~ , ~, " , , I I I \ ~ \.. DISCOUNT Hors d'euvres and beverages at Happy Hour Prices 100/0 off one purchased meal 100/0 off any purchase 500/0 off all drinks (up to a $5 value) 100/0 off retail purchase Buy one specialty coffee at regular price, and get one of equal/lesser value FREE Free Checking - No Monthly Service Charge - ---..- -::::--=---=-.==-=- -==-====-==;===.==- ---=--=.= -~ --=:::..., LEGEND @ BACCHANAL RESTAURANT ~ CECELlA'S RESTAURANT & PIZZERIA @ GALLI'S SANITARY BAKERY @) HOT SHOTS GOURMET COFFEE AND TEA ~ MAKIN' WAVES SALON o MORNING BREW COFFEE CO. rD WESTERN STATES BANK TAXI DROP-OFFS ~ GRAND AVE. & LINDEN AVE. it/733 AIRPORT AVE. ~- - - - .. - .. --.. - ---=-_'"':.-:....::.::-:--=-=----=- -=='-=---~- ':"-"""'=:.=--= .=-=-- Bicycle and Pedestrian Safety Program A~'~enjon 3icyc"e CommU'":ers Ge'~ A =ree One - our ~3i~<e And =>edestrian Sa-;e'~y Wo((s.,O) A'~ Your Jo")sLe This Fun, Energizing Workshop Includes: . Tips on including Bicycling as a safe, stress relieving commute mode . Coverage of Traffic Laws for Bicyclists, Pedestrians, and Motorists around Bicyclists and Pedestrians . Basic Bicycle Maintenance Tips . Free bicycle related Door Prizes As"( Your =m.J"oyer -0 Give Us A Ca , And -,e A__.A.\JC'= Wi.. .Jo T.1e .~es'~!!! If you would like more information on the Bicycle and Pedestrian Safety Program, please call The ALLIANCE at 650-588-8170, visit our website at www.commute.ora , or e-mail us at ALLIANCE@commute.orq Rev 2 . PENINSULA TRAFFIC CONGESTION RELIEF ALLIANCE 1150 Bayhill Drive San Bruno, CA 94066 P: 650-588-8170 F: 650-588-8171 Belmont ~ Brisbane · Burlingame · Calma · Daly City · E. Palo Alto · Foster City · Half Moon Bay · Millbrae · Pacifica 0 Redwood City · San Bruno · San Carlos · San Mateo · S. San Francisco "', I * Sample Employee Transportation Flyer * .... 249 East Grand Avenue using alternative transportation is easy! - - ----- -- - . .. - . - .- -. -- - - --. - - . - .... - - - - ---=:: --:::'-:=. - ~ : ::__ :...:- - _-_of: __ ~-'11-11 II II "-1 ".---t H 1'11'" ..'. r~11.---II-.I-i ,-....., H---tl-. i-I t-"'11-~'II~-"'11-HII--'" H--.f i--I rI i --, r-~., 1-----1111-11-1. r-- i 1'11' I-"j I---Ir--'"'" f"I r1 ""'-"1 r--'---"."-'-- '~.- .-"'-r--;;-"'-"----'" ~ - . I - I - - - - --- - - - - -- - - - - -- - 1 -- -- - l t2l )~t C2~ [L(i[ l[ t:~L ~~C~~-~ L~ Transit services to South San Francisco areas are provided by SamTrans, Caltrain and BART. Visit www.caltrain.com. www.samtrans.com and www.bart.gov for updated schedule and service information. The Utah-Grand Area BART shuttle offers 18 daily trips from South San Francisco BART Station to 249 East Grand Avenue. The Utah-Grand Area Caltrain shuttle offers 22 trips per day from the South San Francisco Caltrain Station. SamTrans routes 130, 132, 133, 35 and 36 connect with the Utah-Grand Area BART shuttles at the South San Francisco Station. ----l II ~ \ I t:....: 'L I ~t:...~ L~LL.l-~ I ~ L?l ,- ..::- ~ y .... '-'-'2. L- ~ L.;.-1 ".J~ c.:. ..... L. -.... \....: ..... 511 is the regional ridesharing service that will help you to find a vanpool or carpool partner. Please call 511 or log on to www.511.org for ridematching services and other alternative transportation options. The Peninsula Traffic Congestion Relief Alliance provides commute incentives such as FREE gas for carpoolers, FREE trial transit tickets (Caltrain, BART, SamTrans, and others), vanpool rebates, and bike locker subsidies. For more information, log on to www.commute.org or call (650) 588-8170. ____ _ ___ J [I L~~r~[@ [lil!=-L-C~~ Regional bicycle route maps are available to bicycle commuters and recreational bicycle users. To view a map, log on to www.511.org. Bicycles are allowed on SamTrans buses and Caltrain. Lockers are available at stations and at the 249 East Grand Avenue site. Employees who work at 249 East Grand Avenue and primarily use alternative transportation (transit, vanpool, carpool, bicycle, or walk) for their monthly commute can obtain a FREE Guaranteed Ride Home (GRH). In the event of an emergency or illness, the GRH program provides a free taxi or rental car for your return trip home (requires employer registration). See your company representative for more information. 8/30/05 Caltrain Map .~ ~ S;tn ~rR~c1~co , I. San Fra nCisc9] . 22r1d SI I,~! 1 ~ I I BDyIhorO I) SouIt1 ~" Ftnoclscc Soo' Bttm M~lIbrO€l' I roadway (~~ ont'f) I 1 Burfln~omo t-l.ajl'NOrd fltuk. \ IC21!. ~tllsdglO bCimoo' ........ SAN c..rr.oe ROO'hOOd Clt _ .1011 [ I"'J "I 11:JlI[l I'" ~:~1~ ffi ~ rrlln e.r'ilat IIIIIIII!I Commut.. HOlJnI .oMly ............. WfJokyna BUi Shuttkt c..=- _ e fio-.M'"ItJ~ BART VTA Rt 10 earl Jose Altporr FlV" (trft'" ---.. Fat. Zong. Boundarv ~ 1rur19~' 10 Sltn IiirunCf'JlJtJ. Mum Moun or S8tnta Otarll VIA l..,qht R&'j a n...n,fwt' 'oAtn1re~ ~n" A.L1m.onl Ccmmullllr E.prflo~~ (;ACr:~ \ LI._~' }J1[ lttlf. .'3 " ~ I 1"110 dH ca,., un AneonJo ~, SlJr1rt~uhJ L8\vraoce ..-lr: Sal1la CI9to dl~uo ~f.Idt. 4f ~. San J'oseOll1dM rDml~ ~ Capl-tat Blosoom HJI: UI d J 1''')1 !1-l1. 1 '1 ~up ] n 11 Ia4t 6 tttt -5 ' BART Map --- ~ \~~ Pittsburgl Bay Point North Concord/ Martinoz ..(- http://~.b~rt.gov f '1...~ , "'" -.1-, ~ ~ L~l ....... Walnut Creek Lafayette Orinda Dublin! Pleasanton San Francisco Intemational r- -Airport (SFO) _J ..,J (-.~h ~ .. EMERGENCY RIDE HOME PROGRAM Are you ready to improve recruitment and retention rates, reduce parking congestion, and attract employees from a wider area, while providing a subsidized, low cost benefit to your employees? Do it all with the Alliance's Emergency Ride Home Program Most employees choose to drive their own personal vehicle to work because they don't want to be stranded at work should an emergency arise. With the Emergency Ride Home program, employees are given the assurance that, in the case of an emergency, they will be provided with a free taxi ride or a 24-hour ca r re nta I. We pay 750/0 of the ride! The participating employer pays the remaining 25010. Historically, program costs remain very low because emergencies are infrequent. The Alliance can help you design easy administration policies that prevent program abuse. A Employer cost of one Emergency Ride Home: average $12 Trusting your employer will be there for you in an emergency: Priceless PENINSULA TRAFFIC CONGESTION RELIEF ALLIANCE The Alliance does all the work. If you have any questions or are unsure if your company could benefit from this or other no to low cost commute programs, contact us at 650-588-8170 or via email at alliance@commute.org. 1150 Bayhill Drive Suite 107, San Bruno, CA 94066 P: 650-588-81 70 F:650-588-8171 -.:'!i6 -~\: } ;.J'~~. 1 ~ , '. , I ~ - 'I '! - \ lib _...-~ ..... 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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 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. 5. Transportation Demand Management Plan reducing vehicle trips. 6. Type C Sign Permit allowing a master sign program consisting of new building fac;:ade signs and the retention of a double faced pylon sign with a total sign area exceeding 300 square feet. Address: 900 Dubuque Avenue (APN 015-021-090 & SBE 135-41-41 PAR.l) Zone: Planned Commercial Zoning District (P-C-L) SSFMC Chapters: 20.24, 20.74, 20.81 & 20.86. Owner: Levitz SL San Francisco Applicant: Home Depot Case Nos. P05-0035 (PUD05-0003, UP05-0010, TDMO-0003, SIGNS05-0044, DR05-0020 & EIR05-0003) RECOMMENDATION: That the Planning Commission continue the matter to the Commission meeting of July 6, 2006. June 15,2006 P05-0035 Home Depot Page 2 of2 BACKGROUNDIDISCUSSION At the June 1 sl meeting the Commissioners expressed general support for the revised Alternate Plan, but offered additional comments regarding the building exterior (especially the garden area enclosure), architectural detailing, garage deck landscaping, screening of the loading and outdoor storage areas, and signs. The Planning Commission directed that the applicant provide more perspectives of the proposed development and neighboring buildings, provide on-site traffic controls (e.g. no left turn signs on the main aisle way to the garage), provide landscape details of the upper garage roof deck, more details of the architectural elements (e.g. exterior lights), more details of the signs, cart storage and cart corrals, and visually screen the loading, dock and outside storage areas from views from adjacent properties and Dubuque Avenue. The Commission continued the matter to the meeting of June 15th. The applicant requests a continuance to the July 6th Planning Commission to provide the architect with additional time needed to respond to and incorporate the Commissioners comments into the plan revisions. Planning Commission Staff Report DATE: June 15,2006 TO: Planning Commission SUBJECT: 1. EIR assessing the environmental impacts associated with a new 124,000 square foot Lowe's store, a 24,698 square foot Garden Center, the retention of an existing 15,178 square foot retail building and open at- grade parking. 2. Planned Unit Development Permit allowing a slight reduction from minimum required rear setback for a portion of the site. 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 124,000 square foot Lowe's store, a 24,698 square foot Garden Center, the retention of an existing 15,178 square foot retail building and open at-grade parking. 5. Transportation Demand Management Plan reducing vehicle trips. 6. Parcel Map to merge five parcels into a single parcel. Address: 600 -790 Dubuque Avenue (APN 015-1-090 & SBE 135-41-41 P AR.1) Zone: Planned Commercial Zoning District (P-C-L) SSFMC Chapters: 20.24, 20.74, 20.81 & 20.86. Owner: Project 101 Associates Applicant: Lowe's Case Nos. P05-0097 (PUD05-0002, UP05-0021, TDM05-0002, DR05-0051 & EIR05-0002) RECOMMENDATION: That the Planning Commission adopt a resolution recommending that the City Council certify 1) EIR assessing the environmental impacts associated with a new 124,000 square foot Lowe's store, a 24,698 square foot Garden Center, the retention of an existing 15,178 square foot retail building and open at-grade parking including a Statement of Overriding Considerations; and approve 2) Planned Unit Development Permit allowing a slight reduction from minimum required rear setback for a small portion of the site; 3) Use June 14,2006 P05-0097 Lowe's Page 2 of 10 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 124,000 square foot Lowe's store, a 24,698 square foot Garden Center, the retention of an existing 15,178 square foot retail building and open at- grade parking; 5) Transportation Demand Management Plan reducing vehicle trips, subject to adopting the conditions of approval. BACKGROUND: Project Overview The 12.8 acre project site is situated at 600-790 Dubuque Avenue, and is bounded on the west by Dubuque Avenue and Highway 101, on the north by single story office buildings and services, and to the east and south by Caltrain right-of-way. PROJECT DESCRIPTION The proposed development involves the demolition of the three of the four existing buildings totaling 220,932 square feet and the construction ofa 124,051 square foot one-story Lowe's home improvement store, an adjoining 24,698 square foot outdoor Garden Center, a small seasonal outdoor sales and display area, and the retention of a 15,178 retail building (housing West Marine). Parking for 655 passenger vehicles will be provided in an open on-site parking lot. Employee only parking will be provided on an adjacent PG&E parcel. Two of the existing four driveways would be retained at the same locations. Two new driveways would be established to provide better site accessibility. The property consists of five parcels, including one owned by PG&E. Four of the parcels will be merged into one and the PG&E parcel will remain a separate parcel. Proposed Use The proposed development is for retail sales of building supplies, lumber, hardware and associated items such as appliances, barbeques, pool accessories, home furnishings, patio furniture and materials associated with home improvement and maintenance. The proposed outdoor Garden Center and Nursery would provide for retail sales of plant and nursery items. It is anticipated the store will also provide rental tools and equipment to be leased for construction, gardening and home improvement projects. It is expected that sales activity will also include propane, trailers and sheds. On-site truck rentals will probably occur and the site may have several outdoor independent food vendors. The project will include outdoor sidewalk sales and display of special products, such as plant and nursery materials, barbeques, outdoor patio furniture, tools and seasonal decor in the parking lot area. Seasonal sales events of items such as pumpkins and holiday trees and wreaths, would take June 14,2006 P05-0097 Lowe's Page 3 of 10 place near the garden center. Seasonal sales events are estimated to be 4 times per year comprised of two weeks in spring, two weeks in summer and four weeks in fall and four weeks in winter. Store Operation The project will require delivery of heavy merchandise. Items will be off-loaded at the loading docks on the northerly end of the building and brought inside with forklifts. The store operating hours are typically 6 AM to 10 PM with the option of remaining in operation 24 hours per day. Truck deliveries would occur throughout the day and may include 24 hour deliveries. Similar to other garden and material centers, outdoor storage of garden and display materials and periodic outdoor sales events are part of the store operations 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. West Marine The existing 15,178 square foot Building IV will be retained, The West Marine store occupies the southerly half of Building IV, but it is anticipated that the store will expand to occupy the entire structure. The store is expected to operate during normal business hours and on Saturdays. Based on City Business License records, the store employs an estimated 9 persons. Entitlements The applicants are requesting a Planned Unit Development Permit allowing a slight reduction from minimum required rear setback for a small portion of the site; a Use Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, and up to 24 hour daily operation; a Tentative Parcel Map is proposed to merge the five lots into a single lot; Design Review of the proposed improvements; and a Transportation Demand Management Plan (TDM) to reduce traffic impacts. DISCUSSION: The General Plan Land Use designation ofthe 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 14, 2006 P05-0097 Lowe's 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: 12.8 acres [557,568 SF] Height Maximum: 50 FT Proposed: 49FT Floor Area Ratio: Maximum: 1.0 Proposed: 0.25 Lot Coverage: Maximum: 50% Proposed: 32% Landscaping: Minimum: 10% Proposed: 10% Automobile Parking Retail Setbacks Front North Side South Side Rear Minimum: 655 Proposed: 655 Minimum: 20FT Proposed: 10 FT Minimum: OFT Proposed: 55 FT Minimum: OFT Proposed: 55 FT Minimum: 15 FT Proposed: 10FT - 25 FT The proposed development complies with the City's parking requirements for a multi-tenant commercial center. The SSFMC Section 20.74.060 (g) Multi-Tenant Retail/Commercial requires parking to be provided at a rate of 1 parking space per each 250 square feet (4 spaces/l,OOO SF). Applying this rate to the development would result in a parking requirement of 655 spaces the number of parking spaces provided. Parking can be reduced somewhat by applying a TDM program for the estimated 160 to 184 employees. The Institute of Traffic Engineers (ITE), a highly regarded engineering institute and referenced in the SSFMC, has recently examined the parking requirements for big box retail stores. The ITE identifies a range with an average peak rate of2.43/1,000 SF to 3.40/1,000 SF and a peak hour rate of 3.20/1 ,000 SF to 4.40/1,000 SF. Applying the higher rates to the big box and the City parking rate for West Marine would result in sufficient parking for both the weekdays, and the Saturday peak hour. June 14, 2006 P05-0097 Lowe's Page 5 of 10 The development generally complies with the minimum setbacks required for a commercial development. The West Marine store and the new parking lot have setbacks 0 feet and 10 feet, respectively. The PG&E parking area can comply with the minimum required setback by relocating 7 parking spaces to the interior of the site and converting the former stalls into landscaped area. The proposed new parking cannot comply without a loss of parking. A PUD is requested to allow a 10 foot setback rather than the required 15 foot setback. The proposed landscaping of 5,577 square feet complies with the City's minimum requirement of 10% ofthe total site area (SSFMC Section 20.73.040). SIGN PROGRAM The applicant is developing a sign program consisting of new building fa((ade signs and monument signs for both buildings and tenants. DESIGN REVIEW BOARD The proposed development was reviewed by the Design Review Board (DRB) at their meeting of June 21,2005 and July 19,2005. At the first meeting the Board offered the following comments: I. Ensure that the parapet is high enough to hide all rooftop mechanical equipment. 2. Provide pedestrian entries connecting to the sidewalk at both ends of the site. 3. Do not use Westringia Fruiticosa because it doesn't survive the occasional hard frost, such as in the late 1980's. 4. The trees on the west side of Highway 101 along Airport Boulevard are Magnolia grandiflora 'Samuel Sommers', Samuel Sommers Magnolia and Pyrus calleryana 'Chanticleer', Chanticleer Flowering Pear; use the same trees on the Lowe's street frontage for visual balance. The architect revised the plans and re-submitted for the Board's review. At the second meeting the Board determined most of the previous comments had been addressed, but the Chief Planner required rooftop screening to conceal roof mounted equipment from view of the taller buildings near the site. These comments will be incorporated in the conditions of approval. 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 250 square feet. Applying this rate to the development would result in a parking requirement of 655 spaces. The Institute of Traffic Engineers (ITE), a highly regarded engineering institute referenced in the June 14, 2006 P05-0097 Lowe's Page 6 of 10 SSFMC, has recently examined the parking requirements for big box retail stores. The ITE identifies a range of average peak rate of 2.43/1,000 SF to 3.40/1,000 SF and a peak hour rate of 3.20/1,000 SF to 4.40/1,000 SF. Applying the higher rates would result in sufficient parking for the weekdays, but applying the highest peak rate, may create a possible shortfall of 125 parking spaces during the Saturday peak hour. While the applicant does not anticipate a parking shortfall (based on their parking experience with other Lowe's facilities), a possible way to address the potential shortfall are to require a Transportation Demand Management Plan (TDM). A TDM Plan, which is also required, will assist in reducing the employee parking demand and thus parking spaces need, 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. Staffhas supported a similar rate for the Home Depot development, because it is supported by both a parking study of the Home Depot facilities in the region and the rate 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 rear setback of 15 feet to 10 feet to accommodate some open at-grade parking spaces along the railroad tracks. This is necessary owing to the applicant's desire to provide sufficient open at-grade parking. Landscaping will be provided along the railroad corridor 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 5,557square feet complies with the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73.040). Outdoor storage of garden and display materials and periodic outdoor sales events are part of the store operations similar to other garden and material centers. Views of the garden center and outdoor displays largely will be screened from the street either by fencing or building orientation to the street. 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. June 14, 2006 P05-0097 Lowe's Page 7 of 10 Transportation Demand Management Plan The development requires a Transportation Demand Management Plan (TDM) because it will generate in excess of 100 average daily vehicle trips (SSFMC Chapter 20.120). Because the development may also generate 100 vehicle trips in the peak commute hour, the TDM Plan is also required to be reviewed by the San Mateo County City and County Association of Governments (C/CAG). The TDM Plan would by practicality be focused on the store employees and not the customers and designed to achieve a minimum 28% alternative mode use, consistent with the request to allow an FAR of 0.25. The TDM Plan would be modeled on a TDM Plan accepted by C/CAG for the East Palo Alto IKEA store. City staffhas reviewed the IKEA Plan and discussed the plan with C/CAG representatives. Based on these conversations, City staff is confident that the C/CAG will accept a TDM Plan modeled on the IKEA plan. The TDM plan will need to be slightly modified to include all City mandatory elements, such as showers and locker facilities, participation in shuttle programs, carpool and vanpool ride matching, guaranteed ride home program, secure bicycle parking, and an on-site program coordinator. 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-I-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-I-12 Amend the Zoning Ordinance to reduce minimum parking requirements for projects proximate to transit stations and for projects implementing a TDM program." 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. Key comments offered by the Council and Commission members included, but are not limited to, improving access from Dubuque Avenue, and improving the plaza area at the West Marine store adjacent to the new parking area. In response to the Council and Commission member's comments, the development proponent has agreed to a left turn pocket into the sites two primary entries, agreed to modify the northerly driveway to provide improved truck access, and revised the plans to add a small plaza area. June 14, 2006 P05-0097 Lowe's Page 8 of 10 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 have been 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 was attached to the Home Depot 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 Lowe's DEIR and the public comment period, the Planning Commission's DEIR public meeting and the Planning Commission hearing. Ms. Wolfe also asked questions regarding the estimated revenue generated from the building material store, cost of the DEIR, and the process and criteria utilized to select the EIR consultants. The revenue to the City is based primarily on sales tax and property tax. The store is anticipated to generate gross sales of upwards of $40 million per year, resulting in an annual revenue stream of approximately $400,000 to the City. The costs of the DEIR and staff time are borne by the applicants. The City's standard criteria for evaluating any consultant were utilized. These criteria include, but are not limited to the following: comprehension of work, experience, expertise, knowledge of CEQA, cost, ability to accomplish the work in the requested time frame, ability to work with City staff and the public, and ability to secure adequate insurance. The process followed included sending out Request for Proposals (RFPs) to three EIR consulting firms (two firms responded) and reviewing the proposals. The selection process was conducted by City staff and included telephone interviews with the consultants. The RFP distribution was limited as per guidance from American Planning Association. ENVIRONMENTAL DOCUMENT 2005 DEIR Scoping The Draft Environmental Impact Report (EIR) (State Clearinghouse # 2005-08-2031). The environmental analysis covers all of the requirements set forth in the California Environmental Quality Act (CEQA) but focuses on traffic, circulation, air quality, noise, geology and soils, drainage, utilities, public services and analyzes the following alternatives: . No Project - Assumes continuation of the existing commercial use. . Reduced Commercial- Assumes a smaller building amounting to 74,375 square feet of floor area. June 14,2006 P05-0097 Lowe's Page 9 of 10 The CEQA requires an EIR to include a discussion of a reasonable range of alternatives to the preferred option. CEQA also requires that the EIR explain why specific project alternatives that were considered at one time in developing the project were rejected in favor of the preferred option. The proposed development has been determined to be the "preferred option". The "no project" alternative is required by CEQA to higWight the impacts of the proposed development and alternatives. An EIR is not required to evaluate alternatives that would have effects that cannot be determined or for which implementation would be remote and/or speculative. DEIR and Development Review Process The public review period on the DEIR commenced on March 24, 2006 and will close on May 8, 2006. Comments on the DEIR will be responded to in a "response to comments" document and produced as a draft Final EIR. The City Council will conduct a certification hearing on the Final EIR after the Planning Commission considers and makes a recommendation on the document. A joint study session of the City Council and Planning Commission was conducted on October 5, 2005. The key topics raised at the meeting included, but were not limited to, parking, circulation, traffic, building aesthetics, and landscaping. Public comments offered at the meeting identified similar concerns regarding traffic, circulation, parking and economic effects. These comments are included in the DEIR analysis. The Planning Commission also conducted a public hearing on April 20, 2006 allowing public comments; however, the only comments made were by the Planning Commissioners. Written comments were received from a couple of agencies with the most notable comments offered in several letters by CalTrans and Caltrain. In addition to numerous telephone conversations with CalTrans staff, 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 is 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. Should the City desire to approve the development, CEQA requires the City to adopt a Statement June 14,2006 P05-0097 Lowe's Page 10 of 10 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/RECOMMENDA TION: 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 124,000 square foot Lowe's store, a 24,698 square foot Garden Center, the retention of an existing 15,178 square foot retail building and open at- grade parking including a Statement of Overriding Considerations; and approve 2) Planned Unit Development Permit allowing a slight reduction from minimum required rear setback for a small portion of the site; 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 124,000 square foot Lowe's store, a 24,698 square foot Garden Center, the retention of an existing 15,178 square foot retail building and open at-grade parking; 5) Transportation Demand Management Plan reducing vehicle trips, subject to adopting the conditions of approval. ~~ Ste16e Carlson, Senior Planner 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 Design Review Board Minutes June 21, 2005 July 19,2005 Applicant's Project Description and Development Narrative Photos Plans Preliminary TDM 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 ENVIRONMENT AL 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, AND TRANSPORTATION DEMAND MANAGEMENT PLAN FOR A NEW 148,698 SQUARE FOOT LOWE'S FACILITY AT 600-790 DUBUQUE AVENUE WHEREAS, Lowe's has applied to demolish three of the four existing buildings on the 12.8 acre parcel located at 600-790 Dubuque Avenue, and construct in their place a 124,000 square foot Lowe's Home Improvement Warehouse, a 24,698 square foot Lowe's Garden Center, a 655-space surface parking lot, with 118 of the proposed parking spaces located on a separate parcel leased by the applicant, and retention of an existing 15,178 square foot retail building and open at-grade parking ("Project"); and WHEREAS, the entitlements proposed would provide for (1) construction ofthe 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 hour daily operation, and the determination of a parking rate; (4) Design Review allowing a new 124,000 square foot Lowe's Home Improvement Warehouse, a 24,698 square foot Lowe's Garden Center, and a 655-space surface parking lot; (5) Transportation Demand Management Plan reducing vehicle trips; and (6) a Development Agreement; and WHEREAS, a Notice of Preparation for a Draft Environmental Impact Report ("DEIR") was issued on August 5, 2005, 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 ofthe 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 June 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 findings 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 ofthe Project which could be mitigated to a level of insignificance, therefore mitigation findings are required pursuant to CEQA 921081 and CEQA Guidelines 915091 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 Project as proposed 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 Project which could not be reduced to a level of insignificance, therefore a Statement of Overriding Considerations is required upon Project approval; and, WHEREAS, CEQA 921081.6 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 Lowe's 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 Lowe's development, including without limitation, the South San Francisco General Plan, the Lowe's initial study and Environmental Impact Report, and the comments received in response to the Draft Environmental Impact Report, site plans, floor plans and elevations revised June 7, 2005 prepared by AMS; the Lowe's Initial Study and Environmental Impact Report; Design Review Board meeting of June 21, 2005; Design Review Board meeting of July 19, 2005; Design Review Board minutes of June 21,2005; Design Review Board minutes of July 19,2005; Planning Commission staff report of June 15, 2006 and Planning Commission meeting of June 15, 2006: 1. Environmental Impact Report. As required by the California Environmental Quality Act (CEQA) [Pub. Res. Code ~~ 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 600-790 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: the Lowe's initial study and Environmental Impact Report, and the comments received in response to the Draft Environmental Impact Report, site plans, floor plans and elevations revised June 7, 2005 prepared by AMS; the Lowe's Initial Study and Environmental Impact Report; Design Review Board meeting of June 21, 2005; Design Review Board meeting of July 19,2005; Design Review Board minutes of June 21,2005; Design Review Board minutes of July 19,2005; Planning Commission staff report of June 15,2006 and Planning Commission meeting of June 15, 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 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. (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 Lowe's development. Approval of the project will generate a new source of significant tax revenue for the City. The Lowe's store is estimated to generate gross sales upwards of$40 3 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 findings are made in approval of a Planned Unit Development Permit (PUD05-0002) allowing parking in a portion of the minimum required front setback, situated at 600-790 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 June 7,2005 prepared by AMS; the Lowe's Initial Study and Environmental Impact Report; Design Review Board meeting of June 21,2005; Design Review Board meeting of July 19, 2005; Design Review Board minutes of June 21, 2005; Design Review Board minutes of July 19, 2005; Planning Commission staff report of June 15, 2006 and Planning Commission meeting of June 15, 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 rear 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 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 4 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 project 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 0.25 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 ofthe 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 (UP05-0021) 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 600-790 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 which include, but are not limited to: Site plans, floor plans and elevations revised June 7, 2005 prepared by AMS; the Lowe's Initial Study and Environmental Impact Report; Design Review Board meeting of June 21,2005; Design Review Board meeting of July 19,2005; Design Review Board minutes of June 21, 2005; Design Review Board minutes of July 19, 2005; Planning Commission staff report of June 15,2006 and Planning Commission meeting of June 15,2006: (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 ofthe community, or unreasonably detrimental to surrounding properties or improvements. The site is physically suitable for the type and intensity 5 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 0.25 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 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 6 Consideration is required because of cumulative traffic impacts associated with the development. 4. Parcel Mal'. As required by the Tentative Parcel Map Procedures [SSFMC Title 19], the following findings are made in approval of a Tentative Parcel Map (PM05-0005) allowing five parcels to be merged, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Tentative Parcel Map prepared by AMS, dated June 7, 2005; the Lowe's Initial Study and Environmental Impact Report; Design Review Board meeting of June 21,2005; Design Review Board meeting of July 19, 2005; Design Review Board minutes of June 21, 2005; Design Review Board minutes of July 19,2005; Planning Commission staff report, dated June 15, 2006; and Planning Commission meeting of June 15, 2006: (a) The proposed lot merger conforms with the requirements of the State Subdivision Map Act and with the requirements of the City of South San Francisco Title 19 Subdivision Code. The Tentative Parcel Map conforms to City standards with regards to design, drainage, utilities, and street improvements. A dedication for sidewalk and utilities is required. The lot will exceed the sizes ofthe adjacent lots and exceed the City's minimum lot size requirements. Conditions of approval will ensure that the development complies with City development standards. (b) The proposed lot merger complies with the General Plan Land Use Element designation of the site of Business Commercial and the minimum lot size requirements delineated in SSFMC Title 20 Zoning Regulations. 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 (TDM05-0002), 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 June 7,2005 prepared by AMS; the Lowe's Initial Study and Environmental Impact Report; Design Review Board meeting of June 21,2005; Design Review Board meeting of July 19,2005; Design Review Board minutes of June 21,2005; Design Review Board minutes of July 19,2005; Planning Commission staff report of June 15,2006 and Planning Commission meeting of June 15,2006: (a) The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the retail development located at 600- 790 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 7 established for the project of28% based on a Floor Area Ratio of 0.25 [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; 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 600-790 Dubuque Avenue in the Planned Commercial Zoning district. C. Recommend approval ofthe 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 600-790 Dubuque Avenue, in the Planned Commercial Zone District. D. Recommend approval of Tentative Parcel Map allowing five parcels situated at 600-790 Dubuque Avenue to be merged. E. Recommend approval of the Transportation Demand Management Plan concerning the Lowe's development to be situated at 600-790 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: 8 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 ofthe 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 Lowe's 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 Ration 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-developed with four buildings that total 241,737 square feet and house a variety of office and retail uses, including one building occupied by West Marine. This Alternative would maintain the site's Planned Commercial General Plan use designation, but the retail, office, and warehousing uses 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 160 fewer AM Peak Hour trips and 320 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 protected trees that will otherwise need to be replaced. As such, the No Project Alternative would be environmentally superior. Finding: 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 ofthe 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. 10 3. The No Project Alternative is inconsistent with at least some of the policies of the East of 101 Area Plan. 0.50 Floor Area Ratio Alternative (EIR Page 13-2) The 0.50 Floor Area Ratio Alternative proposes reducing the square footage of the Lowe's home improvement and garden center from 148,698 square feet to 74,375 square feet. Such a reduction would decrease the floor area ratio (FAR) from 0.25 to 0.13. The applicant has indicated that it would not be economically feasible for Lowe's to occupy such a small building, based on its standard store size and business model-the average Lowe's store is about 115,000 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 halfthe proposed FAR-would not generate an equivalent economic benefit for the City. Finding: 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 ofthe 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 Lowe's Project ("Project") EIR as significant and unavoidable. (Resolution .) The City Council carefully considered each impact in its decision to approve development of the Lowe's Project. The City Council is currently considering the Lowe's Project and accompanying EIR. The Project proposes demolition of three existing site buildings totaling 223,110 square feet, and the construction ofa 124,051 square foot Lowe's Home Improvement Warehouse, a 24,698 square foot Lowe's Garden Center, a 655-space surface parking lot, and retention of one existing 15,178 square foot retail building and open at-grade parking. The 12.8 acre parcel on which the Project will be developed is located at 600- 790 Dubuque Avenue in the northwest portion of the East of 101 area. The parcel is bounded on the west by Dubuque Avenue and Highway 101, on the north by a single story office building, and on the east by the Southern Pacific Railroad line right-of-ways. The City prepared an EIR for the Lowe's 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 Lowe's 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 proposed Garden Center and Nursery will provide for retail sales of plant and nursery items. The Project will also provide rental tools and equipment to be leased for construction, landscaping, and home improvement projects. On-site truck rentals will probably occur and the site may have several outdoor independent food vendors. 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 Lowe's Project. Pursuant to a 2002 court decision, the City Council must adopt overriding considerations for the impacts that apply to the Lowe's Project, which are identified in the Lowe's Project EIR as significant and unavoidable.! The City Council believes that many of the unavoidable environmental effects in the Lowe's 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 Lowe's 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 Lowe's Project EIR. The City Council specifically finds that to 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 Aqency (2002) 103 Cal.App.4th 98, 125. 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 Si2nificant Adverse Impacts. The following unavoidable significant impacts have been identified in the Lowe's 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 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 3.5%? 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 lane would receive more than a two percent increase in traffic (13.6%), with unacceptable 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. The Project would increase combined through/left turn movements by 16.7%. 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 through/left 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 11.9 - 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 (5.8%) 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 A venue 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 (5.0% and 3.7%, respectively) with unacceptable Base Case queuing. The Dubuque Avenue northbound approach left turn/through lanes will also 2 An increase in volume of greater than two percent was considered "significant" for purposes of the EIR. experience significant increase in traffic (4.4%) 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 through/left turn lanes will experience a 6.2% increase in traffic with unacceptable Base Case queuing. Additionally, the Bayshore Boulevard southbound approach left turn lane will experience an 8.8% increase in traffic with unacceptable Base Case queuing. The Oyster Point 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 5.0% increase in traffic with unacceptable Base Case queuing. The Oyster Point Boulevard westbound approach left turn lane will receive a 3.7% impact in traffic with unacceptable Base Case queuing. The Bayshore Boulevard southbound approach left turn lane will experience a 5.3% increase in traffic with unacceptable Base Case queuing. The Dubuque Avenue northbound approach left turn and combined through/left turn lanes will receive a 4.4% 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 A venue northbound approach to reduce the impact to Base Case Conditions or better. 3. Overridin2 Considerations. The City Council now balances the unavoidable impacts that apply to future development ofthe Lowe's Project, against it benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Lowe's Project as further set forth below. The Project will generate a new source of significant tax revenue for the City. The Lowe's 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. Exhibit C Mitigation Monitoring Program 13 ----:gD. Q) 't ' 'ti - 1 oS' 8 I I I ~ <: ~ (,J o ~ 0- (,J z f= ~ o a... UJ c.::: a z <: (,J z 02 o I::: z o ~ z o f= <: (,J f= ~ ~ ~ ~ '-' Z ~ 2 ~~ 5'~ ~ <: ~ '-' ~V'J Z ~ ;2 ~ ~ ~ ..... Z ~ Z o E=:: <E ..... r- ..... ~ o N ~ UJ f- a... <: I U = o .~ ~ > btl.~ =~ 'C .c o .~ .t:l = = 0 o c.. ::g ~ ~ = o '€ <: btl '2 o .t:l = o ::g = .sa .~ 'ti- ...:0 = .... Q) '" e S ~~ S'~ - ........ 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U:.E a:l iil-o cu s.~ 0 u ,.J:i 0 8 .... ~ E-< u 0..., S 0... ~ u.J ....J <( Z u:: I- U L..LJ 0' Cl:: a.. ::!"' L..LJ 3: o .....J . CONDITIONS OF APPROVAL 600-790 DUBUQUE AVENUE P05-0097 LOWE'S (As recommended by City Staff on June 15, 2006) A. PLANNING DIVISION: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the City Council approved plans, as amended by the conditions of approval including the revised plans prepared by AMS, dated June 7,2005, submitted in association with P05-0097. 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 June 21 and July 19, 2005 and shall also include mature shrubs, trees that have a minimum size of 24 inch box and a minimum trunk diameter of 1.5 inches to 2.5 inches and 15% of the total number of proposed trees shall have a minimum size of 36 inch box and a trunk diameter equal to or greater than 2.5 inches. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to opening the business the owner shall obtain a City Business License. 5. Prior to the final inspection the applicant shall have a Final Transportation Demand Management Program (TDM) prepared by a qualified and licensed traffic engineer that incorporates the provisions of the City of South San Francisco SSFMC 20.120 Transportation Demand Management. The Final TDM Plan shall closely follow the PTDM Plan approved by the City Council in association with P05-0097 and shall be subject to the review and approval by the City's Chief Planner. The Final TDM shall also be subject to the review and approval by the San Mateo City/County Association of Governments. 6. Prior to the Final Inspection, the owner shall establish a program to maintain the site free oflitter and debris. The plan shall be subject to the review and approval ofthe 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 ofthe 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. 9. Prior to the final inspection, the owner shall work with Caltrain and develop a shared driveway at the southerly Dubuque Avenue driveway and the abutting Caltrain driveway eliminating ingress and egress conflicts associated with the two properties. The design of the shared driveway shall be subject to the review and approval ofthe South San Francisco City Engineer. The driveway shall be installed prior to the completion of the Caltrain station. (Planning Division Contact: Steve Carlson 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION: I. STANDARD CONDITIONS The developer shall comply with the conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. 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 project. 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 subject project. The cost of all work and permits to mitigate the infrastructure impacts of the subject project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. A. The design ofthe project 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. 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 Lowe's employees and guests. RI "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. C. Upon completion of the building alterations and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subject parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the subject project. D. Prior to the issuance of a Building Permit for the project, the applicant shall pay the various fees detailed below. III. ON-SITE IMPROVEMENTS A. The applicants shall design, construct and install a drainage system capable of accommodating a IO-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 subject 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 124,000 SF Home Depot store and 24,698 SF Garden Center would result in a fee of $0, which was calculated as follows: Existing Industrial: 109,057 sq. ft x 5.46 trips/1,000 sq. ft. = 595.45 trips Existing Office: 30,102 sq. ft x 12.30 tripsll,OOO sq. ft. = 370.25 trips Existing Retail: 85,120 sq. ft x 48 trips/1,000 sq. ft. = 4,085.76 trips TOTAL TRIPS: 5,051.46 Proposed Retail: 152,890 sq. ft. @ 48 trips/lOOO sq. ft. = 7,338.72 trips Total new trips: 7,338.72 (new trips) - 5,051.46 (existing trips) = 2,287.26 net new trips Fee: 2,287.26 trips x $154 x [8229.62/6552.16 (Engr. Construction Index)] = $442,416.73 VI. EAST OF 101 TRAFFIC IMPACT FEES Prior to issuance of a Building Permit for any building within the proposed project, 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) 152,890 sf @ $6.25 per each square foot = $955,562.50 (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.) VII. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 area, downstream of the proposed 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 subject 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, if paid 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 gpdllOOO sq. ft.) x $3.19 per gallon x 152,890 sq. ft. = $195,087.64. 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 ofthe 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 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. deadbolt locks are not installed. 6. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. 7. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. 8. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. b. Windows 1. Louvered windows shall not be used as they pose a significant security problem. 2. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) 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) Ifthe 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. a. Parking Lot lighting: Exterior parking lot lights shall be high-pressure sodium mast lighting for illumination and color rendition, at least 10 feet in height, and provide a minimum of three foot candles of light to the area, to mitigate trip and fall potential, and allow the identification of a person from a distance of 25 feet. e. Numbering of Buildings 1. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. 2. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 3. The roof of the store shall also have the building address affixed to it to aid with helicopter navigation. The numerals shall be no less than four feet in height and of a color contrasting with the roof surface. f. Alarms 1. The business shall be equipped with at least a central station silent intrusion alarm system. There shall be a panic button for robbery alarm activation at the cashier's locations, the manager's office, and the location of the safe. 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. Uniformed Security Personnel This site shall require at least two unarmed, uniformed and licensed security officers. The Police Department's Community Relations Unit must approve the security company. If a large event is scheduled, such as an open house or grand opening, the applicant will contact the Police Department to determine additional security needs. NOTE: For additional details, contact the Community Relations Sergeant at (650) 877-8922. 1. Security Cameras Closed circuit television cameras should be mounted at the front of the store building, the manager's office/safe area, loading docks, and cashier locations. Cameras intended to monitor the outdoor sales area are strongly encouraged. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system is to aid in the identification of unauthorized personnel and mitigate thefts. J. 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. (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. 5. Provide 20 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. 6. Access road shall have all weather driving capabilities and support the imposed load of 68,000 pounds. 7. Road gradient shall not exceed maximum allowed by the SSF City Engineer. 8. Provide fire flow in accordance with California Fire Code Appendix III-A. 9. Provide portable thermal imager to mitigate search and rescue of occupants from high occupant load warehouse structure. 10. Provide fire hydrants; location and number to be determined. 11. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 12. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 13. Install panic and fire exit hardware. 14. Provide emergency illumination. 15. Provide exit signs. (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 on site 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 storm water pollution prevention devices installed. 5. Plans must include the total acreage of the site. 6. Applicant must complete the NPDES Permit Impervious Surface Collection Worksheet prior to the issuance of a permit. 7. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 8. 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. 9. Loading dock area should be designed with an over hang and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 10. Install separate water meters for the building and landscape. 11. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 12. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. Including a copy of the NOI. 13. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 14. A grading and drainage plan must be submitted. 15. Art erosion and sediment control plan must be submitted. 16. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. (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 MUNICIP AL SERVICES BUILDING COMMUNITY ROOM 33 ARROYO DRNE 1. Call to Order 6:07 p.m. (Cassette Tape No.1) 2. Roll Call Present: Counci1members Garbarino, Gonzalez and Matsumoto, Mayor Pro Tern Fernekes and Mayor Green Planning Commissioners Giusti, Honan, Prouty*, Romero, and Sim*, Vice Chair Zemke* and Chair T eg1ia *Commissioners Prouty and Sim arrived at 6:09 pm and Vice Chair Zemke arrived at 7:08 pm Absent: None Staff: City Manager Nagel, City Attorney Mattas, Assistant City Manager Van Duyn, and Senior Planner Steve Carlson 3. Public Comments Ms. Kamala Silva Wolfe, resident, submitted a list of items that she would like to see addressed in the EIR being prepared by Lamphier & Gregory. City Manager Nagel stated a written response will be prepared. 4. Study Session: Joint meeting with the Planning Commission - discussion of the following projects: a) Lowe's Home Improvement Center, 600-790 Dubuque Avenue Staff report presented by Senior Planner Steve Carlson. Messrs. Roger Bernstein and Anthony Farmand, representatives of Lowe's Home Improvement Center, gave an overview of the project. Mayor Green asked for comments from the Planning Commission, then City Council. Commissioner Prouty stated his preference for a parking structure and felt it was more efficient. Commissioner Honan recently observed several eyesores at the San Bruno store and suggested that empty pallets, dismantled appliances, broken shopping carts, and surplus store supplies be enclosed or kept indoor's. Chair Teglia expressed concerns regarding the store configuration on the site and that it be re-orientated. He suggested the Dubuque Avenue area be visually enhanced. Councilman Gonzalez suggested the rear of building, facing the railroad tracks, be visually enhanced, materials from the demolition of existing buildings be recycled and the back area be monitored for graffiti. Mayor Pro Tern Fernekes asked for clarification on where customers will be drawn from and Mr. Bernstein responded that the store would be a regional draw, hopefully from San Francisco and off 101 from the south. Councilwoman Matsumoto stated a preference for a parking structure, but has concerns regarding safety. She asked for statistical information regarding a structure versus an open parking lot. She asked if a "local employee preference" can be made a condition and City Attorney Mattas stated he will look into it. Councilwoman Matsumoto stated concerns regarding the landscape tree species and container size and questioned the anticipated traffic flow on weekends. Councilman Garbarino questioned the signage, delivery hours, and stated support for the local preferential hiring concept. Mayor Green questioned the close proximity of the Home Depot and Lowe's stores and success ratio. Mr. Bernstein stated the positives; including more selection, store competition and that ultimately the consumer wins. Counci1members 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 chi1dcare program and Lowe's willingness to make a childcare contribution. Mr. Bernstein stated he will look into the matter and will get back to Council. Commissioner Prouty suggested that personal trucks be parked off-street. Commissioner Sim asked for a context drawing of the street "designed-out" and stated the Commission is looking for a high quality look. Chair Teglia asked for a picture of what Lowe's most expensive store looks like. SPECIAL CITY COUNCIL MEETING MINUTES OCTOBER 5, 2005 PAGE 2 (Recess: 7:01 pm -7:12 pm) 3. Public Comments (continued) Mr. Nick Tentes, resident, questioned the zoning of the area and asked if Lowe's and Home Depot approached the City or did the City approach Lowe's and Home Depot. City Manager Nagel confirmed that the two businesses approached the City. Senior Planner Carlson stated the general plan designation for Dubuque Avenue is retail, not R&D. 4. b) Home Depot, 900 Dubuque Avenue Staff report presented by Senior Planner Carlson. Mr. Jeff Nance and Ms. Beverly Metz-Robbins gave a visual overview of the project. Commissioner Honan discussed the impact of the quarterly outdoor sales on the parking area, and the anticipated truck delivery schedule. Commissioner Romero commented on the poorly designed parking structure at the Colma store and suggested the landscaping on the entire site be enhanced. Vice-Chair Zemke asked that the elevator be maintained and kept operational. Chair Teglia suggested other creative ways be look at for orientating the building. He asked for a picture of what Home Depot's most expensive store looks like. Commissioner Giusti stated concerns regarding the parking of vehicles along the side of the building where shopping carts need to maneuver and that this has been a problem at the Colma store. Commissioner Prouty asked that substantial trees be planted and maintained. Councilman Garbarino suggested landscaping be added to the top level of the parking structure. Councilwoman Matsumoto asked that preferential hiring practices be included in the project, that the applicant work with staff on this matter, and that a landscape maintenance agreement also be included. Councilman Gonzalez asked that the feasibility of a bridge linking the second level of the parking structure to the store be looked into and that landscaping be added to this level. He asked that a graffiti program be maintained. In response to Mayor Pro Tern Fernekes' question regarding the potential customers, Ms. Metz-Robbins stated that the targeted customers will be drawn from Burlingame to San Francisco. Mayor Pro Tern Fernekes described Colma's parking SPECIAL CITY COUNCIL MEETING MINUTES OCTOBER 5, 2005 PAGE 3 DRB Minutes June 21,2005 Page 3 of 10 5. 6. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME ESTIMATED TIME Project 101 Associates Lowe's HIW, Inc. 600-790 Dubuque Avenue (Includes SBE 135-41-14 Parcell) P05-0097, DR05-0051, PUD05-0002, UP05-0021, Signs05-0034, & EIR05-0002 Lowe's Home Improvement Center (Case Planner Steve Carlson) DESCRIPTION: 1. Commercial Planned Unit Development allowing a reduced rear yard setback. 2. Use Permit allowing an open garden center, display area, allowing a use generating in excess of 100 average daily vehicle trips and off-site employee parking on an abutting PG&E parcel. 3. Type C sign Permit allowing a sign program in excess of 100 square feet of sign area 4. Development Agreement. 5. Design Review of a one-story 124,000 square foot home improvement center witha 24, 698 square foot garden center with open at-grade parking and landscaping. 6. Focused Environmental Impact Report assessing the development related impacts. The Board had the following comments: 1. Ensure that the parapet is high enough to hide all rooftop mechanical equipment. 2. Provide pedestrian entries connecting to the sidewalk at both ends of the site. 3. Do not use Westringia Fruiticosa because it doesn't survive the occasional hard frost, such as in the late 1980' s. 4. The trees on the west side of Highway 101 along Airport Boulevard are Magnolia grandiflora 'Samuel Sommers', Samuel Sommers Magnolia and Pyrus calleryana 'Chanticleer', Chanticleer Flowering Pear; use the same trees on the Lowe's street frontage for visual balance. Consider comments for Conditions of Approval. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION: Shaw Road Mike Ma 360 Shaw Rd. P05-0030, UP05-0008 & DR05-0017 Use Permit (Case Planner: Steve Carlson) Use Permit and Design Review of a conversion of warehouse space into a food preparation facility with open parking and landscaping, situated at 360 Shaw Road in the Industrial Zoning District (M-1) in accordance with SSFMC Chapter 20.85. DRB Minutes July 19, 2005 Page 5 of5 11. 12. Is/Thomas C. Sparks Thomas C. Sparks Chief Planner OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME ESTIMATED TIME Edgar Velasquez Edgar Velasquez 540 Del Monte Ave. P05-0102 & DR05-0057 Velasquez Residence 2nd-Story Addition (Case Planner: Steve Kowalski) DESCRIPTION: Design Review of a 2nd-story addition to an existing dwelling unit in the Single-Family Residential (R-I-E) Zoning District in accordance with SSFMC Chapters 20.16 & 20.85. The Board had the following comments: Mr. Ruiz abstained from the review of this item for conflict of interest reasons. 1. Redesign the 2nd story addition so that it sits more atop the center of the house. 2. Set back the 2nd story a few feet from the street. 3. Use similar rooflines and matching pitches on the first and second floors. 4. Add more windows to the 2nd floor on the rear and side elevations to break up the blank wall surfaces on these sides of the house. Revise plans and resubmit to the DRB for further review. MISCELLANEOUS: OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION: Project 101 Associates Lowe's HIW, Inc. 600-790 Dubuque Avenue (Includes SBE 135-41-14 Parcell) P05-0097, DR05-0051, PUD05-0002, UP05-0021, Signs05-0034, & EIR05-0002 Lowe's Home Improvement Center (Case Planner Steve Carlson) 1) Commercial Planned Unit Development allowing a reduced rear yard setback. 2) Use Permit allowing an open garden center, display area, allowing a use generating in excess of 100 average daily vehicle trips and off-site employee parking on an abutting PG&E parcel. 3) Type C Sign Permit allowing a sign program in excess of 100 square feet of sign area. 4) Development Agreement. 5) Design Review of a one-story 124,000 square foot home improvement center witha 24, 698 square foot garden center with open at-grade parking and landscaping. 6) Focused Environmental Impact Report assessing the development related impacts. The comments from the previous DRB meeting were addressed, but the Chief Planner will require the rooftop screening to conceal the equipment from view of the taller buildings near the site. LOWE'S Existing Uses and Features The General Plan Land Use designation of the project site is Business Commercial. The site is situated in the Planned Commercial (P-C) Zoning District. The General Plan, East of 101 Area Plan (Land Use Policy LU-4a) and the P-C Zoning (SSFMC20.24.020) allow retail uses. The 12.8 acre project site is owned by Bressie and Company, and a separate abutting parcel is owned by PG&E. The property consists of five parcels that will be merged into one parcel. The PG&E parcel will remain as a separate parcel. Five buildings occupy the site and the PG&E parcel is occupied by several power transmission towers. The relatively level site slopes from west to east. Site vegetation is minimal and consists largely of ornamental introduced ground cover trees and shrubs. Proj ect Description The proposed Lowe's project involves the private redevelopment of the property at 700 Dubuque Avenue. The project involves the demolition of three existing buildings (Buildings I, II & III), the retention of one building (Building IV) and the construction of a new one-story 124,051 square foot and a 24,698 square foot outdoor garden store. Parking for 655 passenger vehicles will be provided in an open on-site parking lot. Parking for employees only will be provided on an adjacent PG&E parcel. Two of the existing four driveways would be retained at the same locations. Two new driveways would be established to provide better site accessibility. Entitlements The applicants are requesting a Commercial Planned Unit Development to allow reductions from minimum required setbacks; a Use Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, and up to 24 hour daily operation; Type C Sign Program for signs in excess of 100 square feet; Design Review of the proposed improvements; and a Development Agreement. Due to the Development Agreement and the likelihood of significant unavoidable cumulative traffic it is assumed that the project will require review by the City Council. Proposed Use The proposed use is for retail sales of building supplies, lumber, hardware and associates items such as appliance, 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 activities will also include sales of propane, trailers and sheds. On-site truck rentals will probably occur and the site may have several outdoor independent food vendors. The project with include outdoor sidewalk sales and display of special products, such as plant an nursery materials, barbeques, outdoor patio furniture, tools and seasonal decor in the parking lot area. Seasonal sales events of items such as pumpkins and holiday trees and wreaths, would take place near the garden center. Seasonal sales events are estimated to be 4 times per year comprised of two weeks in spring, two weeks in summer and four weeks in fall and four weeks in winter. Store Operation The project will require delivery of heavy merchandise. Items will be off-loaded at the loading docks on the northerly end of the building and brought inside with forklifts. The store operating hours are typically 6 AM to 10 PM with the option remaining for 24 hours per day. Truck deliveries would occur throughout the day and may include 24 hour deliveries. The store will employee an estimated 150 full-time and part-time employees with 75% of the employees being full-time, primarily derived from local communities. It is assumed that key managers and employees will be transferred form other stores to maintain quality of service and operational consistency. The shifts are likely to number 2 to 3 per day with more shifts if the store operates on a 24 hour basis. Approximately 50 to 75 employees are anticipated per shift. Hours of operation will be Monday through Saturday 6 AM to 10 PM and Sunday from 7 AM to 8 PM. West Marine The existing 13,178 square foot Building IV will be retained. The West Marine store occupies the southerly half of Building IV. The store is expected to operate during normal business and on Saturdays. Based on City Business License records, the store employs and estimated 9 persons. The use of the remainder of the building has not been determined, but is anticipated to be retail or a related complementary use. LOWE'S SOUTH SAN FRANCISCO \ /\'~ 1- . ;-'-.5"i,.':=":-':"--'~ ''';' :-, .~\ 2- -{ , ., / v ... -~ , - -- ~.\ " , -, . aDs associates, Inc LOWE'S SOUTH SAN FRANCISCO - I- . . 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V)c , ~ , - c / LL WV) i ~ ~:E j ~ 05 I w i i > -1 V) 1 nl ,... ........ ......... .:........,... r'1,............................,;,....,....,;,..... ...~ Planning Commission Staff Report DATE: June 15, 2006 TO: Planning Commission SUBJECT: 1 YEAR REVIEW 1. Use Permit allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation, 2. Design Review of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, Project Location: 3.19 acre site situated at 220 Shaw Road (APN 015- 164-010 and 015-164-220) in the Industrial (M-I) Zone District. SSFMC Chapters: 20.81 and 20,85, Owner: John Bacon Applicant: Michael Nilmeyer Case No.: P05-0064 (UP05-0014 & DR05-0014) RECOMMENDATION: That the Planning Commission conduct the 1 Year Review. BACKGROUNDIDISCUSSION: The project involved the conversion of the existing industrial building into a FEDEX Home Delivery package distribution facility with exterior building and site improvements, including new and more extensive landscaping, open at-grade parking for 66 parking spaces, loading facilities and 9 truck trailer parking spaces. The building employs 48 persons consisting of 30 drivers, 12 package handlers and 6 office workers. StHff R "nor! Staff Report To: Planning Commission Subject: I Year Review - P05-0064 FEDEX 220 Shaw Road June 15, 2006 Page 2 of2 Materials are delivered to the facility by up to six trucks with 28 foot trailers each day during early morning hours and late evening hours, Package delivery drivers will arrive with their small cargo vans by 5:30 AM and depart by 7:30 AM. Drivers will not return to the project site until the next morning as they take their vans to their personal residences. Overnight parking for a total of nine of the 28 foot trailers is provided in addition to the loading dock that can accommodate another 6 tractor-trailer combinations. The Planning Commission required a I Year Review for several reasons including, but not limited to, the following: . To ensure the improvements were completed and the Parcel Map recorded. . To ensure that the operations were not causing adverse effects on adjacent businesses. · To determine ifthe drivers (independent contractors) parking their vans at their personal residences resulted in any aesthetic effects. . To determine if the drivers obtained the required City Business Licenses, With the exception of the replacement of a water line in the front of building, the improvements have been completed and the Parcel Map recorded. No complaints have been received from any businesses regarding the Home FedEx operations, nor have any complaints been received regarding drivers parking vans at their personal residences in South San Francisco, To date only Home FedEx has applied for and received a City Business License, The original conditions of approval are attached. RECOMMENDATION: That the Planning Commission conduct a review and determine if further review is warranted, ~~.~ eve ar son, Senior Planner ~ ATTACHMENTS: Conditions of Approval Planning Commission Minutes - June 16,2005 CONDITIONS OF APPROVAL P05-0064: UP05-0014 & DR05-0054 FedEx Distribution Center 220 Shaw Rd. (As approved by the Planning Commission on June 16, 2005) 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 plans prepared by Nilmeyer and Nilmeyer Associates/Architects, dated May 23,2005, submitted in association with P05-0064. 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 May 17, 2005 meeting and shall also include mature shrubs, trees that have a minimum size of24 inch box and 15% ofthe total number of proposed trees shall have a minimum size of 36 inch box. To meet the minimum City site area landscape requirement. the plans shall also be revised to include landscaping of a portion of the former railroad spur in sufficient area to meet the City minimum requirement. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of any Building Permit, the plans shall be revised to provide a painted vehicle aisleway at the back of the building. The intent of stripping is to avoid the area being used for parking ofloading and to facilitate circulation through the area. The aisleway shall be subject to the review and approval by the City Fire Marshall and the City's Chief Planner. 5. Prior to the final inspection the applicant shall record a Parcel Map merging the abutting parcels, The Parcel Map shall be subject to the review and approval ofthe City Engineer. 6. Prior to the issuance of any permit, all roll-up doors that are not functional or converted to mechanical ventilation facilities, shall be filled-in and finished to match the exterior building, Only one roll-up door facing Shaw Road shall be allowed to remain functional all other doors facing Shaw Road shall be filled in and finished to match the building exterior. Mechanical ventilation facilities shall not directly face Shaw Road. The plans shall be subject to the review and approval of the City's Chief Planner. 7. The plans shall be subject to an annual review by the Planning Commission. (Planning Contact Person: Steve Carlson 650/877-8353, Fax 650/829-6639) CondltlOns ot Approval Conditions of Approval P05-0064 - 220 Shaw Road Page 2 of9 B. ENGINEERING DIVISION STANDARD CONDITIONS I. The developer shall comply with the conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998, This booklet is available at no cost to the applicant from the Engineering Division, The building permit application plans shall conform to the standards of the Engineering Division's permit application plan submittal requirements, including the submittal of a grading, drainage and utility plan for the building, 2. The applicant shall obtain an encroachment permit for all work to be performed in the City right-of-way, All frontage and utility improvements, including sewer, gas & electric connections, shall be constructed by the applicant's contractor, in accordance with plans approved by the Engineering Division staff, at no cost to the City of South San Francisco. 3. The building permit application plans shall conform to the standards of the Engineering Division's permit application plan submittal requirements, including the submittal of a grading, drainage and utility plan for the building. 4. The applicant shall obtain an encroachment permit for all work to be performed in the City right-of-way. All frontage and utility improvements, including sewer, gas & electric connections, shall be constructed by the applicant's contractor, in accordance with plans approved by the Engineering Division staff, at no cost to the City of South San Francisco. SPECIAL CONDITIONS 1. 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 subject project. The cost of all work and permits to mitigate the infrastructure impacts ofthe subject project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. 2. Upon completion of the building alterations and site improvements, the applicant shall clean and reconstruct the existing curb, gutter, driveway approaches and handicap ramps (if necessary), along the entire frontage of the subject parcel to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the subject project. Conditions of Approval Conditions of Approval P05-0064 - 220 Shaw Road Page 3 of9 ON-SITE IMPROVEMENTS 1, A report including all calculations 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 Engineering Division. 2, The applicant shall design, construct and install a drainage system capable of accommodating a 10-year design storm, within the site 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. Existing or proposed surface flow will not be sufficient for the subject project. 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. 3, New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities in the entire site, 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 for review and approval. 4. The applicant shall show the loading dock procedures to verify adequate traffic circulation and provide existing asphalt calculations for the entire site to verify the capability of the road surface for the subject project. (Engineering Division: Michelle Bocalan (650) 829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995, The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Securitv 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance Conditions of Approval Conditions of Approval P05-0064 - 220 Shaw Road Page 4 of9 of three (3) inches and a horizontal distance of one (I) inch each side of the strike, b. Glass doors shall be secured with a deadbolt lockl with minimum throw of one (I) inch, The outside ring should be free moving and case hardened, c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lockl with minimum throw of one (I) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action ofthe inside knob, handle. or turn piece, d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts, No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type oflock required for single doors in this section, The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfYing the requirements, may be used instead of flush bolts, h, Any single or pair of doors requiring locking at the bottom or top rail shall I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/lumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a lumpiece 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 film treatment, minimum. Conditions of Approval Conditions of Approval P05-0064 - 220 Shaw Road Page 5 of9 have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem, b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material. 2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened, b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts, The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. Conditions of Approval Conditions of Approval P05-0064 - 220 Shaw Road Page 6 of9 c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least V2" round or one by one- fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) lfthe barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights, c, Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Exterior parking lighting must be a minimum of 5 foot candles, using high-pressure sodium lighting on 10 foot masts. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition. any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear ofthe building, c. Individual tenant spaces will also be numbered at entryways and hallways, to provide direction for public safety. Monument signage at main entrance is required, Lonomons or Approval Conditions of Approval P05-0064 - 220 Shaw Road Page 7 of9 6. Alanns a. The business shall be equipped with at least a central station silent intrusion alann system. NOTE:To avoid delays in occupancy, alann installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a, Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934, 8. Mise, Security Measures a, Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. b. If there is to be a scheduled event on site (such as an open house, grand opening, etc.), where the attendees are 50 persons or more (to include staff personnel), the applicant must contact the Police Department to determine if a Dance Hall Permit and/or additional security concerns are necessary. (Police Department contact, Sgt. E. Alan Normandy (650) 877-8927) D. FIRE DEPARTMENT I. 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. Contact Fire Prevention Division about required turning radius for emergency vehicles. 4, Provide 20 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. 5. Access road shall have all weather driving capabilities and support the imposed load of 68,000 pounds. Conditions of Approval Conditions of Approval P05-0064 - 220 Shaw Road Page 8 of9 6. Road gradient shall not exceed maximum allowed by engineering department. 7. Provide fire flow in accordance with California Fire Code Appendix III-A. 8. Provide fire hydrants; location and number to be determined. 9. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100, 10. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 11, Other requirements may be imposed based on project evolution. (Fire Department: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT I. 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 oflandscape based controls (e.g" vegetated swales. bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred, Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5, If air conditioning units are installed on the roof, the roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 6, Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. CondItIOns of Approval Conditions of Approval P05-0064 - 220 Shaw Road Page 9 of9 7. Loading dock area should be designed with a roof or over hang and any run on must be pumped or drain to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 8. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system, This must be shown on the plans prior to issuance of a permit. 9, A grading and drainage plan must be submitted. 10. Plans must show how existing catch basins will be protected during construction. 11, Applicant may be required to submit an additional sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. Please provide the number of existing fixture units and the number of new fixture units. (Water Quality: Cassie Prudhel (650) 829-3840) r1alllllll~ I....VI III I II:):)IVI I 1.ICt::'lIll~ VI JUJU:::: .lU, "",UU:;J Planning Commission Meeting of June 16, 2005 5. John W, & Lynn J, Bacon/Owner Michael Nilmeyer/Applicant 220 Shaw Rd P05-0064 & U P05-0014 Use Permit and Design Review allowing the conversion of a one-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation. Public Hearing opened, Senior Planner Carlson presented the Staff Report. Michael Nilmeyer, architect, noted that the building is being upgraded for Fed Ex Home. He noted that independent contractors do the deliveries and they take the leased trucks home. He noted that the front of the building was re-Iandscaped, He noted that there is an issue with the roll up doors. He added that truck drivers need to drive into the building, which requires 12 exhaust fans, When the building gets filled with carbon monoxide they need to bring in fresh air and he wants to covert some of the existing roll up doors to louvers to allow fresh air. Chairperson Teglia noted that many facilities have this type of ventilation system and roll up doors are not needed to mitigate this issue. He questioned where the railroad spur was located. Mr. Nilmeyer noted that it is on the westerly side of the building. There is a strip of land that is 30 feet wide, Chairperson Teglia noted that he would prefer having the Ingress and egress of this facility on the sides of the building, Mr. Nilmeyer noted that the narrow strip is 15 feet wide and the trucks would not meet the turning radius, Public Hearing closed. Commissioner Giusti questioned the drivers taking the trucks home. Mr. Nilmeyer noted that the vans are taken home or parked elsewhere, but not on the site. Commissioner Prouty questioned if the roll up doors would be sealed off. Mr, Nilmeyer noted that one roll up door would be used for the ramp; others will be used for ventilation and the remaining doors will not be utilized, Commissioner Prouty suggested putting a fa91de in the front of the building to make it look nicer. Chairperson Teglia agreed that the loading dock theme can be eliminated and change to a nice fa<;ade. Vice Chairperson Zemke was concerned with delivery trucks parking offsite. He questioned what the average size of a Fed Ex Home delivery truck. Mr, Nilmeyer stated that they are about 20 feet long similar to a Ford Fls0, Vice Chairperson Zemke questioned what the City's requirements are in terms of parking a commercial vehicle in residential zones. Senior Planner Carlson noted that it is determined by weight and the state allows up to vehicles up to 10,000 pounds of gross vehicle weight. If the driver resides in SSF with a valid business license they can park their vehicle in their neighborhood as long as they do not exceed the allowed weight. Commissioner Romero asked that a condition of approval be added to require independent drivers to acquire a business license if they are going to be operating their business within the City. Senior Planner Carlson noted that this was done by some of the truck drivers in the past. Senior Planner Carlson added that the Commission can add a 6 month review. Commissioner Romero was concerned with having commercial vehicles use all public parking and felt that this needed to be reviewed to avoid future problems, Chairperson Teglia was concerned with the facility growing and not being able to accommodate overflow. He added that trailers will be stored in other areas and then there will be greater impacts, He questioned if a condition can be added to keep operations on the site without overflow to the street and other businesses. Senior Planner Carlson noted that this can be done by limiting the number of trucks that are allowed to be parked at one time. He suggested adding details such as sizes of trucks, identification number and gross vehicle weight. Chairperson Teglia asked to add a condition that any of the vehicles whose owners are in SSF be stored on that s:\/V\~~LA:te$\F~~tll~ze&l /V\~~LA:te$\::2005\00--r0-05 RPC /V\~~ute<;.&lot Ptlge4 of 7- r'lanmng commission Meeting or June lb, LUU~ Planning Commission Meeting of June 16, 2005 property . Chris Perkins, Fed Ex, noted that the business model for Fed Ex home delivery is entirely encompassed upon the contractors driving the vehicle to the facility and then taking the vehicle home. Chairperson Tegiia questioned if there is going to be a problem in containing all the trucks within the site during the holidays. Mr. Perkins noted that this factor has been built into their projections for overflow. Senior Planner Carlson suggested that the Commission consider adding an annual review. Chairperson Teglia added that they aiso include a condition that all SSF domiciled vehicles remain on the project site, Assistant City Attorney Spoerl noted that research is needed on this issue and would respond to the Commission via Inter-Office Memorandum. Mr. Niimeyer respectfully asked if the Commission could make a decision on the project and not continue the item. Chief Planner Sparks asked that the Commission allow staff to review the condition for legal purposes and see if it is sustainable. Commissioner Honan supported the one year review and with the opportunity of changing the Use Permit Conditions at that time. Commissioner Romero and Chairperson Teglia discussed continuing the item and the implementation of the condition of approval for the Fed Ex vehicies. Chairperson Teglia suggested that the application could be approved with a review of the conditions of approval at the next regular meeting. Motion Teglia I Second Prouty to approve POS-0064 & UPOS-0014 with the fOllowing conditions to be reviewed at the next reguiar Commission meeting with a response from the Assistant City Attorney: . All Shaw Road roll up doors be filled in with an appropriate fa~ade for the building . The building shall have a proper ventilation system. . All class A trailers be parked on site . SSF domiciled vehicles be allowed to park on the property overnight. . One year annual review On the ouest ion: Commissioner Honan asked how she would vote if in favor of some conditions and not others. Chairperson Teglia clarified that his motion is for approval of the project and for review of the conditions at the next regular meeting for finai approval. Recess called 9:28 p.m. Recalled to order at 9:36 p.m. Chairperson Teglia noted that the Assistant City Attorney is unsure legally supporting the condition. He added that the Commission can approve the project with the amended conditions contingent on the City being able to legally enforce these and if not the conditions will be stricken. Amended Motion Honan I Second Romero to approve POS-0064 & UPOS-0014 without the condition requiring parking of the vans on site, Amended Motion Roll Call: Ayes: Commissioner Romero, Commissioner Sim, Commissioner Giusti, Commissioner Honan, Noes: Commissioner Prouty, Vice Chairperson Zemke and Chairperson Teglia Absent: None Abstain: None Amendment to the motion approved by majority rOil call vote. Chairperson Teglia noted that the approval only removed the requirement that all SSF domiciled vehicles be stored on the property. He added that it is the Commission's intention that this be reviewed by the Assistant City Attorney and return to the Commission when they review the use permit. Motion Roll Call: Ayes: Commissioner Romero, Commissioner Sim, Commissioner Giusti, Commissioner Honan, Commissioner Prouty Vice Chairperson Zemke and Chairperson Teglia S:\M~V1vLA:tes\F~I/Ivl1LLzect M~"-Ktes\2oo5\Ob-:LG-05RPC MLV\..LA:tes.ctoc. Pi/lgeso{ J- Planning Commission Meeting of June 16, 2005 Planning Commission Meeting of June 16, 2005 Noes: None Absent: None Abstain: None Approved by unanimous roll call vote. 6. Sharon E, Williams/Owner Sharon E, Williams/Applicant 152 Utah Avenue P05-0036: DR05-0021 &UP05-0011 Use Permit and Design Review allowing the conversion of a single tenant building into a multi-tenant building with exterior building changes, landscaping upgrades and open at-grade parking for 40 vehicles, situated at 152 Utah Avenue in the Planned Industrial Zone District (P-I) in accordance with SSFMC Chapter 20.32 & 20.81 Public Hearing opened. Senior Planner Carlson presented the staff report. Commissioner Sim asked if the comments from the DRB were met and if the exterior lighting fixtures minimized offsite glare. Senior Planner Carlson noted that they were met and the Police Department and SSF Municipal Code requires that all light fixtures be designed to minimize off site glare. Commissioner Honan questioned if the first five spaces of the parking lot could be eliminated to increase iandscaping and aesthetics of the building. Senior Planner Carlson noted that this would improve the site and it would increase the landscaping by 800 square feet. He pointed out that the trash container would be visible from certain areas. Commissioner Prouty and the architect discussed moving the trash container to spaces 3 & 4 with landscape screening, The architect agreed that this could be accommodated. Motion Prouty I Second Sim P05-0036: DR05-0021 & UP05-0011 with the condition that spaces 3 & 4 be removed to allow the trash containers in there with a landscape screen. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 7. Capital Improvement Program 2005-06 CITYWIDE P05-0062: PCA05-0001 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. Senior Civil Engineer Chuck presented the Staff Report. Commissioner Romero asked that the City include connecting Juniperro Serra between SSF and Colma together with a safe sidewalk. Senior Civil Engineer Chuck noted that they would work with City Maintenance to find a resoiution for this. Motion Zemke I Second Prouty to approve a resolution finding the CIP consistent with the General Plan, Approved Resolution 2643-2005 by unanimous voice vote. s:\MLvcKtes\F[IAt:ll~zect M~l'\.Ktes\200S\Ob-10-05 Rf'C M~i/l,lA.tes.cioc "PiAge b of 7- D1,..,......, 1I"'tI';..,.... i""'Y ~,,~ ~.; r" r",;,,1I"'tI oI>'t\\~ 'm o '"' >0 ~ ~ g C'4lIFOl''O-"\.'>o Planning Commission Staff Report DATE: June 15,2006 TO: Planning Commission SUBJECT: 1 YEAR REVIEW 1. Use Permit allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation, 2. Design Review of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, Project Location: 3,19 acre site situated at 220 Shaw Road (APN 015- 164-010 and 015-164-220) in the Industrial (M-I) Zone District. SSFMC Chapters: 20.81 and 20,85. Owner: John Bacon Applicant: Michael Nilmeyer Case No.: P05-0064 (UP05-0014 & DR05-0014) RECOMMENDATION: That the Planning Commission conduct the 1 Year Review. BACKGROUND/DISCUSSION: The project involved the conversion of the existing industrial building into a FEDEX Home Delivery package distribution facility with exterior building and site improvements, including new and more extensive landscaping, open at-grade parking for 66 parking spaces, loading facilities and 9 truck trailer parking spaces. The building employs 48 persons consisting of 30 drivers, 12 package handlers and 6 office workers.