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CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
March 1, 2007
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-
[email protected].
John Prouty
Chairperson
Judith Honan
Commissioner
Marc C. Teglia
Commissioner
Wallace M. Moore
Commissioner
Mary Giusti
Vice-Chairperson
Eugene Sim
Commissioner
William Zemke
Commissioner
Susy Kalkin, 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 Paqers 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
March 1, 2007
Time 7:30 P.M.
CALL TO ORDER / PLEDGE OF ALLEGIANCE
ROLL CALL / CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Stonegate Estates Planned Unit Development Modification
Stonegate Home Development/Owner - Applicant
Stonegate Estates & Hillside Avenue
P07-0010: PUDM07-0001 & MND-01-012
Modification of a Planned Unit Development and Design Review allowing exterior window and door
changes to several dwellings situated on the Southeast corner of Hillside Avenue and Stonegate
Drive in the Medium Density Residential (R-2-H-P) Zone District in accordance with SSFMC
Chapters 20.84,20,85 & 20.91.
Mitigated Negative Declaration (previously approved by the City Council on July 14, 2004).
PUBLIC HEARING
2. Jad & Nawal Jajeh/Owner
Robert WilliamsApplicant
418 Linden Avenue
P06-0147: UP06-0034 & DR06-0109
Use Permit & Design Review to allow the construction of a new one-story multi-tenant retail
commercial building, including landscape improvements, and eight on site parking spaces
by demolishing the existing building and parking area in Retail Commercial (C-1-L) Zone
District in accordance with SSFMC Sections 20.22,20.73,20.74,20.81 and 20.85.
3. Lisa Sullivan/applicant
Genentech,/owner
1 DNA Way
P05-0141: MP05-0001, TDM05-0006, RZ05-0003, ZA05-0001 and MPEIR05.0004
(Continued from February 15, 2007
Motion recommending that the City Council approve the Genentech Master Plan
Implementation Program and revised Conditions of Approval.
I
Planning Commission Agenda - Cont'd
March 1, 2005
Page 3 of 3
I
ADMINISTRATIVE BUSINESS
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
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NEXT MEETING: Regular Meeting March 15,2007, Municipal Services Building, 33 Arroyo Drive,
South San Francisco, CA.
Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/plannina/aaenda minutes,asp or via
http://weblink.ssf.net
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Planning Commission
Staff Report
DATE:
March 1, 2007
TO:
Planning Commission
SUBJECT:
MODIFICATION OF:
Planned Unit Development and Design Review allowing exterior window
and door changes to several dwellings.
Environmental Document: Mitigated Negative Declaration (previously
approved by the City Council on July 14, 2004)
Location: Southeast comer of Hillside Boulevard and Stonegate Drive
Zone: Medium Density Residential (R-2-H-P) Zone District.
SSFMC: Chapters 20.84 & 20.85.
Owner & Applicant: Stonegate Homes Development
Case Nos: PUD 07-001 [Original Case Nos. PUD01-012, DR01-012 &
MND01-012]
RECOMMENDATION:
That the Planning Commission continue the matter until the Planning Commission meeting
of March 15,2007.
BACKGROUNDIDISCUSSION:
Because of the complexity of the changes and the number of buildings affected, the applicant
needs additional time to prepare clear plans to facilitate the Planning Commissioner's review.
-3 67&~
St.v~';;-n, Senior Planner
Planning Commission
Staff Report
DATE:
March 1, 2007
TO:
Planning Commission
SUBJECT:
Use Permit to allow a new 6, 170-square-foot one-story retail/commercial
building with the potential for five new tenant spaces, on- and off-site
landscape/hardscape improvements, and eight onsite parking spaces in the
Retail/Commercial (C-l) Zone District in accordance with SSFMC
Chapters 20.22 and 20.81.
Owners/Applicants:
Architect:
Case Nos.:
lad & Nawal lajeh
Robert Allen Williams
P06-0147: UP06-0034 & DR06-0109
RECOMMENDATION:
It is recommended that the Planning Commission approve applications P06-0147, UP06-
0034 & DR06-0109 based on the attached Findings and subject to the attached Conditions
of Approval.
BACKGROUND:
The subject site is located at the southeast comer of Linden Avenue and Lux Avenue (the lot backs
up to Tamarack Lane). The 14,000-square-foot (l00 feet wide by 140 feet deep) site is currently
underutilized - the site currently houses a single tenant within an aging one-story 2,255-square-foot
building, which is surrounded by a parking area.
The existing building and associated site improvements will be razed and a new 6, 170-square-foot
one-story retail/commercial building with the potential for five new tenant spaces is proposed for the
site. The application also includes on- and off-site landscape/hardscape improvements, and eight
onsite parking spaces. The property is located within the Downtown Parking District, and a parking
exception for 23 spaces was granted by the Parking Place Commission at its meeting on February 13,
2007 (see the attached Parking Place Commission Staff Report - dated February 13,2007).
A use permit is required for this project because the existing retail/commercial use is being
intensified (a larger new building is being constructed) and the site is within 200 feet of a
residentially zoned district (SSFMC 20.22.030).
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
DISCUSSION:
Site Design
The site plan proposed by the applicant takes advantage of the sites orientation to Linden
A venue, and its access to Lux A venue and Tamarack Lane. The existing site has two curb-cuts
on Linden Avenue, one on Lux Avenue, and is open to Tamarack Lane. The proposed project
will see Linden A venue become a commercial frontage, with no curb-cuts. This will be a
significant improvement to the pedestrian environment for this block.
Eight proposed parking spaces are located behind the building, which is consistent with the urban
pattern established and encouraged in downtown. Traffic will be directed one-way from Lux
Avenue to Tamarack Lane. Tamarack Lane is a one-way lane and therefore, vehicular traffic
from this site will not use the portion of Tamarack Lane that abuts residential properties.
To promote connectivity, there is a four-foot wide sidewalk proposed along Tamarack Lane
connecting Linden Avenue to the parking area. On the opposite side of the building, pedestrians
will use the public sidewalk on Lux A venue to gain access to the business entrances facing
Linden A venue. A pedestrian sidewalk is also proposed along the rear of the building,
connecting Tamarack Lane to Lux Avenue - this will ensure that pedestrians do not have to walk
in drive-isles within the vehicle parking area.
The trash enclosure is located at the rear of the site, off of Tamarack Lane. The neighboring site
on Tamarack Lane has situated their trash area on the opposite side of the shared fence (trash
enclosure design is discussed below).
Gas meters can become unsightly when not properly screened. The architect has located the gas
meters next to the trash enclosure at the rear of the property. The proposed location provides the
required PG&E access and minimizes the visual impact of the meters. Should this location not
be feasible (for technical or regulatory reasons), the applicant has stated that he will relocate the
meters inside the main building. A condition of approval has been drafted to confirm that the
Chief Planner will approve any changes to the location of the gas meters (Planning Condition
#6).
Building Design
The proposed building has contemporary style with minor Spanish elements. A flat roof design
with a parapet roof structure is cornmon in the neighborhood and proposed for this building.
However, the comers of the building have been accentuated with a taller pitched roof design.
These taller roof elements add character to the building and help mark the comer location of the
building. The pitched roof theme is continued along the Linden Avenue elevation, above each of
the tenant space entrances.
The proposed buildinl ~ materials include a stone tile veneer wainscot, stucco walls and a parapet
that is finished with g llvanized steel. The building is accented with features such as fabric
awnings, cornices, anll accent ceramic tiles. Windows are included on all four elevations and
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
blank wall spaces are minimized.
The parapet wall system, coupled with the proposed mechanical equipment enclosures will
ensure that the rooftop mechanical equipment is not visible from the public right-of-way or from
neighboring private property. To ensure that the materials used to construct the mechanical
enclosures are acceptable to the City, staff has drafted a condition of approval that requires the
applicant to submit details for the mechanical enclosures for review and approval by the Chief
Planner (Planning Condition #3).
Landscaping is proposed around the trash enclosure and the enclosure will be constructed with
materials that are consistent with the main building. At this time, the plans are showing a chain-
link gate with painted wood slats as the doors for the enclosure. Since the structure will have to
have a roof (to conform to Bay Area Water Quality standards - see Water Quality Condition # 9),
staff is recommending that the trash enclosure doors be constructed out of a solid material such
as wood. Staff has drafted a condition of approval that requires the applicant to submit trash
enclosure details (including the materials proposed for the roof and doors) for review and
approval by the Chief Planner (Planning Condition #5) prior to submitting for a building permit
plan check.
Design Review Board
The Design Review Board (DRB) assessed the project at its January 16,2007 meeting (the DRB
minutes for this item are attached to the staff report). The DRB made several specific
recommendations. Staff agrees with the recommendations and has drafted conditions of approval
(Planning Condition #4a, b, c, & d) to ensure that these comments are incorporated into the final
plans.
Landscape Design
Sheet L-l of the plan set (attached to the Staff Report) shows the proposed planting plan,
including on- and off-site landscape improvements. The applicant is proposing eight new street
trees (Magnolia St. Mary's), including five on the Linden Avenue frontage and three on the Lux
A venue frontage. Staff has drafted a condition of approval to ensure that planting these trees in
the proposed location is feasible within the public right-of-way (Planning Condition #7). These
trees will tie into the street tree pattern established in the right-of-way abutting the Liberty Bank
site, on the northeast comer of Linden Avenue and Lux Avenue.
The landscape plan also shows six Metrosideros Excelsus (New Zealand Christmas) trees along
the east property line. These evergreen trees grow to a height of approximately 30 feet and will
serve as a buffer between the parking area and the adjacent property. On a slightly lower scale, a
number of shrubs are proposed around the parking area. These two landscape elements (the trees
and the shrubs) around the parking area meet the landscape design requirements for commercial
sites outlined in SSFMC Chapter 20.73.050. The required IS-foot front yard setback on the Lux
A venue frontage has been landscaped using three Pyrus Chanticleer and a number of shrubs to
complete the site's landscape plan.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
Signage
A master sign program has not been submitted for this project. Planning Division Condition #8
addresses the fact that no signage is approved with this location and that a Master Sign Program
will be required for the new building.
On-street Parking
Upon project completion, the two driveway curb-cuts on Linden A venue will be closed off. If
there is sufficient space, staff recommends that the new curbed areas are converted into metered
parking spaces. This is another step toward improving the pedestrian environment and will add
two additional metered parking spaces to this commercial area.
Neighborhood Meeting
On Wednesday, February 21, 2007 the applicants conducted a neighborhood meeting within the
existing building at the subject site. Approximately 383 mailings were sent out by the applicant
and four people attended the meeting, including Planning staff, the applicant/owner, the current
tenant, and a friend ofthe current tenant. All in attendance were supportive of the project.
Following up on the notice he received in the mail, one adjacent commercial building owner
reviewed the plans at the Planning Division office on Tuesday, February 22, 2007. He was
generally supportive of the project.
General Plan Consistency
The subject site is within the "Downtown" Planning Sub-Area identified in the General Plan.
The proposed project directly supports three of the guiding polices for the Downtown:
3.1-G-l
Promote Downtown's vitality and economic well-being, and its presence as the
city's center.
3.1-G-2
Encourage development of Downtown as a pedestrian-friendly mixed-use activity
center with retail and visitor-oriented uses, business and personal services,
government and professional offices, civic uses, and a variety of residential types
and densities.
3.1-G-3
Promote infill development, intensification, and reuse of currently underutilized
sites.
The General Plan has a mixed land-use designation for this area of Linden A venue, which
includes Community Commercial and Downtown High Density Residential. The application
meets the intent of the Community Commercial component of the land use designation by adding
retail/commercial tenant spaces at grade on Linden A venue. Staff encouraged the applicant to
include a residential story above the retail/commercial space; however a residential story is not
explicitly required by the General Plan. The owner's will construct the building so that a second
(potentially residential) story could be accommodated in the future.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March I, 2007
Redevelopment Plan Area
Several ofthe goals and objectives of the Redevelopment Plan for the Downtown/Central area of
the City are being met with the redevelopment of this underused site. By redeveloping this site,
the new commercial/retail building will: draw shoppers to the downtown, remove an aging
building and replace it with a new center, improve the pedestrian environment, and improve the
architectural and landscape design of the site.
Zoning Code Consistency
The proposed project conforms to the zoning regulations for the area (see Zoning Summary
Table).
Zoning Summary Table
Regulation
Floor Area Ratio
Height
Setbacks
- Front (Lux Avenue)
- Rear (Tamarack Lane)
- Street Side (Linden A venue)
- Interior Side
Lot Coverage
Landscaping
Parking
Requirement
None
35 feet
Proposed
0.44
23 feet and 6-inches
15 feet
o feet
10 feet
o feet
60%
10 % oflot area (minimum)
31 spaces
15 feet
4 feet
10 feet
38 feet
45%
17% of lot area
8 spaces provided onsite
[PPC - Parking Exception -
23 spaces (PPC Meeting Feb.
13, 2007)]
CEQA:
The proposed project is a Class 3 Categorical Exemption pursuant to the provisions of Section
15332 of the California Environmental Quality Act- Infill Development Projects.
CONCLUSION:
Staff recommends that the Planning Commission approve application P06-0147 for Use Permit
application number UP06-0034 and Design Review application number DR06-0109 based on the
attached draft Findings and subject to the attached recommended Conditions of Approval. The
proposed retail/commercial building is consistent with: the intent ofthe General Plan, the goals
and objectives of the Redevelopment Plan, and the City's zoning regulations.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
TMS/ghb
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
Site Photos
Parking Place Commission Staff Report - February 13,2007
Design Review Board Minutes - January 16, 2007
Plans, dated 12/22/06
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March I, 2007
DRAFT FINDINGS OF APPROVAL
P06-0147: UP06-0034 & DR06-0109
USE PERMIT APPLICATION - 418 LINDEN AVENUE
(As recommended by City Staff March 1, 2007)
As required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the following findings are
made in support of allowing the erection of a 6, 170-square-foot one-story retail/commercial
building with the potential for five new tenant spaces, on- and off-site landscapelhardscape
improvements, and eight onsite parking spaces in the C-I Retail/Commercial District in
accordance with SSFMC Chapters 20.22 and 20.8 1 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: Plans prepared by Robert Allen
Williams (Architect), dated 12/22/06; Planning Commission staff report, dated March 1,2007;
and Planning Commission meeting of March 1, 2007:
I. The construction of a retail/commercial building at 418 Linden Avenue will not be
adverse to the public health, safety or general welfare of the community, or
detrimental to surrounding properties or improvements. The propose project,
including the draft conditions of approval, will improve the site and be an asset to the
community.
2. The proposed project complies with the General Plan's Downtown policies and the
mixed land use designation for this area: Community Commercial and Downtown
High Density Residential. The applicant has proposed a retail/commercial building
for this specific parcel, and thus they are meeting the intent of the General Plan.
3. The proposed project complies with the standards and requirements of the C-I Zone
District. The applicant is working within the City's Use Permit process, as required
by the SSFMC to construct a retail/commercial building within 200 feet of a
residential zoning district.
*
*
*
RECOMMENDED CONDITIONS OF APPROVAL
P06-0147: UP06-0034 & DR06-0109
USE PERMIT APPLICATION - 418 LINDEN AVENUE
(As recommended by City Staff March 1,2007)
A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Division's standard Conditions and
Limitations for Commercial Industrial and Multi-family Residential Projects.
2. The project shall be completed and operated substantially as indicated in the plans
prepared by the applicant, and dated 12/22/06.
3. Prior to submittal for building permit, the applicant shall provide details for the roof top
mechanical enclosures for review and approval by the City's Chief Planner.
4. Prior to submittal for building permits, the following issues, raised by the Design Review
Board, shall be integrated in to the plans:
a. Install truncated dome panels on each end of the crosswalk leading from the ADA
parking space to the sidewalk abutting the buiding (to be reviewed and approved
by the City's Chief Building Official);
b. Recess the sidewalk on the rear ofthe building to include an access ramp leading
from the ADA parking space (to be reviewed and approved by the City's Chief
Building Official);
c. Revise the proposed site grade at the comer of Lux A venue and Linden Avenue so
the slope of the ramp leading from the northern most tenant space is less than 5%
(this will eliminate the need for a ramp with railings leading to the entry door).
Consider adding a planting strip to facilitate this grade change (to be reviewed and
approved by the City's Planning Division, Engineering Division and Public
Works Division); and
d. If the gas meters cannot be located adjacent to the trash enclosure, then there
location must be reviewed and approved by the City's Chief Planner.
5. Prior to submittal for building permit, the applicant shall provide trash enclosure details
for review and approval by the City's Chief Planner.
6. Prior to submittal for building permit, the applicant shall submit a letter from PG&E
stating that the proposed location of the gas meters (adjacent to the trash enclosure) is
acceptable. If it is not acceptable, the new location of the gas meters shall be approved by
the City's Chief Planner.
7. Prior to submittal for building permit, the applicant shall confirm with the City's
Engineering and Public Works Divisions that any proposed right-of-way improvements
(i.e. street trees, pavers) are feasible.
8. No signage is approved with this application. The applicant shall submit a master sign
program for the site prior to the erection of any signage.
Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March I, 2007
B. Building Division conditions of approval are as follows:
I. Prior to submittal for plan check, the plans shall be revised to include appropriate ADA
access from the ADA parking space to the building entrances.
2. Additional comments at plan check.
Building Division contact Jim Kirkman, 650/829-6670
C. Engineering Division conditions of approval are as follows:
I. The building permit application plans shall conform to the standards of the Engineering
Division's "Building Permit Typical Plan Check Submittals" requirements, copies of which
are available from the Engineering Division.
2. Developer shall install a correctly sized sewer lateral with a City Standard cleanout.
3. Developer shall prevent stormwater from entering the sanitary sewer system by covering the
trash enclosure.
4. Developer shall ensure the proper turn radius is provided for a fire truck to make a turn onto
Tamarack Lane from the parking lot.
5. A grading and hauling permit will be required for any grading or hauling in excess of 50
cubic yards. The Developer will be responsible to obtain the permit and pay for all
associated fees and deposits.
6. The tree grates located within the City's right-of-way shall be coordinated with the Parks
Department for review and approval.
7. Any work performed in the City's right-of-way shall require an encroachment permit. The
Developer will be responsible to obtain the permit and pay for all associated fees and
deposits.
Engineering Division contact, Sam Bautista, 650/829-6652
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
D. Fire Department conditions of approval are as follows:
1. The owner shall install fire sprinklers throughout the building.
2. The owner shall install a "knox box" and it will have to be located in a location that is
approved by the Fire Department.
3. If applicable, the owner shall install a hood and duct fire extinguishing system in any food
establishments producing grease laden vapors.
4. Prior to plan check, the plans shall address all local fire code (information available on
the Fire Department link at www.ssf.net under the permits section).
Fire Prevention contact, Bryan Niswonger, 650/829-6645
E. Police Department conditions of approval are as follows:
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans.
2. Residential Requirements:
A. Doors:
a. Vision panels in exterior doors or within reach of the inside activating
device must be of burglary resistant glazing or equivalent as approved by
the police department.
b. Openings for delivery of mail will be allowed and those openings shall be
no larger than twenty-four square inches. Openings located within three
feet of any locking device shall be constructed to prohibit access to the
interior doorknob.
c. Door frames shall be installed or protected to prevent violation ofthe
function of the strike.
1. Door jambs shall be installed with solid backing in such a manner
that no voids exist between the strike side of the jamb and the
frame opening for a vertical distance of six inches each side of the
P06-0147: VP06-0034 & DR06-0109
V se Permit Application
418 Linden Avenue
March 1, 2007
strike.
11. In wood framing, horizontal blocking shall be placed between
studs at door lock height for three stud spaces each side of the door
openings. Trimmers shall be full length from the header to the floor
with solid backing against sole plates.
111. The strike plate for deadbolts on all wood-framed doors shall be
constructed of minimum sixteen V.S. gauge steel, bronze or brass
and secured to the jamb by a minimum of two screws, which must
penetrate at least two and one-half inches into solid backing
beyond the surface to which the strike is attached.
IV. On pairs of doors, the active leaf shall be secured with the type
lock required for single doors in subsection (a)(1)(B) of this
section. The inactive leaf shall be equipped with lever flush
extension bolts or equivalent, protected by hardened material with
a throw of three-fourths inch at head and foot. Multiple point locks,
cylinder-activated from the active leaf and satisfying the
requirements above may be used in lieu of flushbolts.
v. An interviewer or peephole shall be provided in each main entry
door and shall allow for one hundred eighty degree vision.
B. Sliding Patio Doors.
Sliding patio type doors opening onto patios or balconies which are otherwise
accessible from the outside (this includes accessibility from adjacent balconies)
shall comply with the following:
a. Single sliding patio doors shall be adjusted in such a manner that the
vertical play is taken up to prevent lifting with a pry tool to defeat the
locking mechanism.
b. Deadlocks shall be provided on all single sliding patio doors. Mounting
screws for the lock cases shall be inaccessible from the outside. Lock or
hook bolts shall be hardened steel or have hardened steel inserts and shall
be capable of withstanding a force of eight hundred pounds applied in any
horizontal direction. The lock or hook bolt shall engage the strike
sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances necessary for installation and
operation. The strike area shall be reinforced to maintain effectiveness of
bolt strength.
c. In addition to the primary locking device, auxiliary or secondary locking
devices shall be provided on all accessible sliding-glass doors.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
d. Double sliding patio doors shall be locked at the meeting rail and meet the
locking requirements of subsection (a)(2)(B) of this section.
C. Windows
a. A window, skylight or other natural light source forming a part of the
enclosure of a dwelling unit shall be constructed, installed, and secured as
set forth in subsection (b)(2) of this section when such window, skylight or
light source is not more than twelve feet above the ground of a street,
roadway, yard, court, passageway, corridor, balcony, patio, breezeway or
any portion of the building which is available for use by the public or
otherwise tenants, or similar area. A window enclosing a private garage,
with an interior opening leading directly to a dwelling unit, shall also
comply with subsection (b)(2) of this section.
D. Window Protection.
a. Windows shall be constructed so that when the window is locked it cannot
be lifted from the frame, and the sliding portion of a window shall be on
the inside track. The vertical play shall be taken up to prevent lifting of the
movable section to defeat the locking mechanism.
b. Window locking devices shall be capable of withstanding a force of two
hundred pounds applied in any direction.
c. Louvered glass windows shall not be used.
d. Accessible windows that open should be equipped with secondary locking
devices.
E. Garages
Overhead garage doors shall be provided with a locking device or automatic door
opener and shall not have bottom vents except those doors having double
louvered or shielded vents or approved alternate devices to protect the locking
mechanism.
Garages shall be used for the normal parking of vehicles and the storing of limited
automotive supplies only. Garages shall not be used for human inhabitation at
any time.
F. Keying Requirements. Upon occupancy by the owner, each single unit in a tract
constructed under the same general plan shall have locks using combinations,
which are interchange free from locks used in all other separate dwellings.
G. Numbering. All residential dwellings shall display a street number in a prominent
location on the street side of the residence in such a position that the number is
easily visible to approaching emergency vehicles. The numerals shall be no less
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
than three inches in height and shall be of a contrasting color to the background to
which they are attached. The numerals shall be lighted at night.
H. Landscaping: All shrubbery shall be trimmed down to no greater than 36 inches,
so as not to obscure natural surveillance. All trees adjacent to the home shall be
trimmed up to no less than seven feet, so as not to provide a natural ladder for
unauthorized roof access.
3. Commercial Building Security
A. 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
of three (3) inches and a horizontal distance of one (1) inch each side of
the strike.
b. Glass doors shall be secured with a deadbolt lock) with minimum throw of
one (1) inch. The outside ring should be free moving and case hardened.
c. Employee/pedestrian doors shall be of solid core wood or hollow sheet
metal with a minimum thickness of 1-3/4 inches and shall be secured by a
deadbolt lock) with minimum throw of one (1) inch. Locking hardware
shall be installed so that both deadbolt and deadlocking latch can be
retracted by a single action of the inside knob, handle, or turn piece.
d. Outside hinges on all exterior doors shall be provided with non-removable
pins when pin-type hinges are used or shall be provided with hinge studs,
to prevent removal of the door.
e. Doors with glass panels and doors with glass panels adjacent to the
doorframe shall be secured with burglary-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
I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action
of the inside door knob/lever/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B"
occupancies as 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 will be readily distinguishable
as locked, and its use may be revoked by the Building Official fa- due cause.
25/16" security laminate, V4" polycarbonate, or approved security film treatment, minimum.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
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 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.
h. Any single or pair of doors requiring locking at the bottom or top rail shall
have locks with a minimum of one throw bolt at both the top and bottom
rails.
B. 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.
C. 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?
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.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
b. All hatchway openings on the roof of any building shall be secured as
follows:
1) If the hatchway is of wooden material, it shall be covered on the
outside with at least 16 gauge sheet steel or its equivalent attached
with screws.
2) The hatchway shall be secured from the inside with a slide bar or
slide bolts. The use of crossbar or padlock must be approved by
the Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided with
non-removable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building shall be secured by covering the same with either of
the following:
1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel
material, spaced no more than five inches apart and securely
fastened.
or:
2) A steel grill of at least 1/8" material or two inch mesh and securely
fastened and
3) If the barrier is on the outside, it shall be secured with galvanized
rounded head flush bolts of at least 3/8" diameter on the outside.
D. Lighting
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.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
E. 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 of the building.
F. Alarms
a . The business shall be equipped with at least a central station silent
intrusion alarm system.
NOTE: To avoid delays in occupancy, alarm installation steps should be
taken well in advance of the final inspection.
G. 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)
829-934.
b. Parking is limited to onsite and off-street only. All vehicles parked onsite
and overnight must be operational and maintained in good repair.
H. Parking Structure Requirements
a. Exterior Construction: The building should incorporate an open design to
maximize natural surveillance. Screens or metal picket fencing should be
utilized on the ground floor of the structure to inhibit unauthorized access.
b. Lighting: Parking areas shall have a minimum of three foot candles, and
driveways and staircases shall have a minimum of 10 foot candles.
c. Elevator: If an elevator is to be used, it shall have clear windows and
doors to maximize natural surveillance.
P06-0l47: UP06-0034 & DR06-0l09
Use Permit Application
418 Linden Avenue
March 1, 2007
d. Wall Color: The interior walls of the parking structure shall be a light
gray or white color, to maximize light reflection.
e. Emergency Phones: A phone system shall be installed to allow citizens to
contact onsite emergency personnel.
I. Security Camera System
Building entrance, lobby, loading docks and garage areas must be monitored by a
closed circuit television camera system. Recordings must be maintained for a
period of no less than 30 days.
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 must be of adequate resolution and color rendition to readily identify
any person or vehicle in the event a crime is committed, anywhere on the
premIses.
J. Misc. Security Measures
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.
Special events with more than 75 persons in attendance require prior approval
from the Police Department. The Police Department will assess the need for
additional security and traffic issues at the time of application. Applications must
be submitted no less than 10 business days before the event. The applicant is
responsible for the conduct of all persons attending the event.
NOTE:
For additional details, contact the Community Relations Sergeant
at (650) 877-8922.
Police Department contact, Sgt. E. Alan Normandy (650) 877-8927
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
F. Water Quality Control Division conditions of approval are as follows:
1. A plan showing the location of all storm drains and sanitary sewers must be submitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo.
3. Storm water pollution preventions devices are to be installed. A combination of landscape
based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds)
and manufactured controls (vault based separators, vault based media filters, and
other removal devices) are required. 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
. notched curb to direct runoff from parking area into swale
. roof drainage directed to landscape
Manufactured drain inserts alone are not acceptable they must be part of a treatment train.
One of the following must be used in series with each manufactured unit: swales, detention
basins, media (sand) filters, bioretention areas, or vegetated buffer strips.
Treatment devices must be sized according to the WEF Method or the Start at the Source
Design. Please state what method is used to calculate sizing.
4. Encourage the use of pervious pavement where possible.
5. The applicant must submit a signed maintenance agreement for the stormwater pollution
prevention devices installed. Each maintenance agreement will require the inclusion of
the following exhibits:
a. A letter-sized reduced-scale site plan that shows the locations of the treatment
measures that will be subject to the agreement.
b. A legal description of the property.
c. A maintenance plan, including specific long-term maintenance tasks and a
schedule. It is recommended that each property owner be required to develop its
own maintenance plan, subject to the municipality's approval. Resources that
may assist property owners in developing their maintenance plans include:
1. The operation manual for any proprietary system purchased by the
property owner.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
6. Applicant must complete the Project Applicant Checklist for NPDES Permit
Requirements prior to issuance of a permit and return to the Environmental Compliance
Coordinator at the WQCP.
7. Landscaping shall meet the following conditions related to reduction of pesticide use on
the project site:
a. Where feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas
that provide detention of water, plants that are tolerant of saturated soil conditions
and prolonged exposure to water shall be specified.
b. Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns of land use, ecological consistency and plant
interactions to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall be encouraged
as part of the landscaping design to the maximum extent practicable. Examples of
IPM principles and techniques include:
1. Select plants that are well adapted to soil conditions at the site.
11. Select plants that are well adapted to sun and shade conditions at the site.
In making these selections, consider future conditions when plants reach
maturity, as well as seasonal changes.
111. Provide irrigation appropriate to the water requirements of the selected
plants.
IV. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from
affecting the entire landscaping plan.
VI. Use "insectary" plants in the landscaping to attract and keep beneficial
insects.
8. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to
issuance of a permit.
P06-0147: UP06-0034 & DR06-0109
Use Permit Application
418 Linden Avenue
March 1, 2007
9. 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.
10. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer
system. This must be shown on the plans prior to issuance of a permit.
11. Plans must include location of concrete wash out area and location of entrance/outlet of
tire wash.
12. An erosion and sediment control plan must be submitted.
13. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD
and TSS calculations.
14. Must file a Notice of Termination with the WQCP when the project is completed.
Water Quality Division contact, Cassie Prudhel, 650/829-3840.
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Parking Place Commission
Staff Report
DATE: February 13,2007
TO: Parking Place Commission
SUBJECT: Parking Exception for 23 parking spaces to allow a new 6,170-square-foot one-
story commercial/retail building, including on site landscape improvements and eight
rear yard parking spaces at 418 Linden Avenue in the Retail Commercial District (C-
1) Zoning District in accordance with SSFMC Chapter 20.74.080(d).
Applicants/Owners: Jad & Nawal Jajeh
Site Address: 418 Linden Avenue
Case No. P06-0l47/PE06-0008
RECOMMENDATION:
That the Parking Place Commission approve Parking Exception application P06-0 147 /PE06-0008 to
allow a 23 space exception in order to permit a 6,170-square-foot one-story retail/commercial
building at 418 Linden Avenue, based on the attached findings.
BACKGROUNDIDISCUSSION:
The subject site is located at the southeast comer of Linden Avenue and Lux Avenue. The existing
building and associated site improvements will be razed and a new 6,170-square-foot one-story retail
commercial building with the potential for five new tenants is proposed for the site. The application
also includes on and off-site landscape/hardscape improvements, as well as eight onsite parking spaces.
The property is located within the Downtown Parking District (see attached Downtown Parking District
Map).
The South San Francisco Municipal Code requires a one parking space for every 200 gross square feet
of retail commercial space. Therefore, the proposed 6, 170-square- foot building requires 31 parking
spaces. Since eight spaces are proposed with the application, a parking exception is required for 23
spaces.
As stated above, the subject site is within the Downtown Parking District. District parking lots 6,
10, and 13 located on Miller Avenue are all within 300 feet of the site. In addition to the public
parking lots on Miller, there is on street metered parking on both sides of Linden Avenue, Miller
Avenue, and as well as metered and non-metered parking on Lux A venue, California A venue, and
Cypress Avenue.
Staff Report
To: Parking Place Commission
Case No.: P06-0147/PE06-0008
Subject: Parking Exception for 418 Linden Avenue
February 13, 2007
2
Page 2 of3
Finally, the existing driveway curb-cuts on Linden Avenue will be removed as part of this
application, allowing for the installation of two additional on-street metered parking spaces on
Linden Avenue.
Staff believes that the amount of parking in the nearby parking lots and on the street will be
sufficient to meet the needs of the proposed use.
CONCLUSION:
Staff believes that there is ample parking in the immediate vicinity to allow the parking exception,
and recommends that the Commission make the required findings and approve Parking Exception
Application P06-0 147 /PE06-0008 based on the attached findings of approval.
aru
Ge Beaudin
Associate Planner
ATTACHMENTS:
Draft Findings of Approval (1 page)
Parking Exception Application (1 page)
Downtown Parking District Map (1 page)
Plans - (1 pages)
APPLICATION ~ ~CEPTION FROM THE PARKING. 'JIREMENTS
WITHIN A PARKINL ..JISTRICT, PURSUANT TO SSFMC SE,- .ION 20.74.030
Uses in the Downtown Parking District may be granted an exception to the parking requirements with approval from
the Parking Commission. Submit this completed application to the Director of Economic & Community Development,
400 Grand Avenue, South San Francisco along with five copies of a scaled site plan/floor plan of the proposed use
on 8 1/2: x 11" paper.
Please Print
Name of Applicant:
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Address of Applicant:
Name of Property Owner.
Address of Property Owner.
Amount of Floor Area of Proposed Use:
Telephone No. of Applicant:
Assessor's Parcel No.: of ~/4 ...cIOStreet Address:~ \ r L\v\.d~ ftv-<.,
Proposed Use of Property: ~-e...~l \ COVl-'(\'I(!/V'yAJ
Size of Lot: I Lt \J'N No. of Employees: full time
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Hours of Operation:
square feet.
Previous (or existing) Use:
Square footage and nature of other uses occupying the building:~l 1-0
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Number of legal parking spaces proposed on site: f
Number of additional parking spaces proposed on site:
Is a City parking lot located within 200' of subject property? Yes
No 'X
If so, number of parking spaces existing: metered permit only
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Amount of vacant land on site which could be improved for parking:. ~ Pt-V' 'l--~ '? ~'\o:> Sf,t:;! P\...v-Jt.(vtj
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Number of metered parking spaces directly abutting subject property: (.M(" r~~ O<J'\ /..-IM *_ \,oJ. 1/ I>.t;(e>( :) r...o.r c....
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* * * * * * * * * AFFIDAVIT * * · * * * * * * * * * *
I declare that I am (CIRCLE ONE) th~essee/attorney of the owner/or/a person with the power of attorney from the ownerl of the above
property involved in this application, and that the foregoing is true and correct.
Executed at S Sr. California, the ").,j day of .::::r^""-l.l~ y
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SIGNATURE
Reviewed by Planning Division
(Initial)
(Date)
nm:parkgreq.frm
FINDINGS OF APPROVAL
418 LINDEN AVE. PARKING EXCEPTION
P06-0 147 /PE06-0008
(As recommend by City Staff on February 13,2007)
As required by the Parking Exception Application Procedures (SSFMC Section 20.74.080), the
following finding is made in support of Application P06-0147/PE06-0008 to allow a 23 parking
space exception to permit a new 6,170-square-foot one-story commercial/retail building, including
onsite landscape improvements and eight rear yard parking spaces at 418 Linden A venue in the
Retail Commercial District (C-1) Zoning District in accordance with SSFMC Chapter 20.74.080(d),
based on public testimony and materials submitted to the South San Francisco Parking Place
Commission which include, but are not limited to: Parking Exception Application; Plans prepared
by Robert Allen Williams, Architect, dated12/22/06; and the Parking Place Commission staff report
dated February 13,2007.
1. Due to the proximity of public parking lot Nos. 6,10, and 13, and the presence of metered and
un-meted parking on the surrounding streets, there is sufficient parking in the vicinity of the
project site to meet the parking needs of the proposed use.
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MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of January 16, 2007
TIME:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:
4:00 P.M.
Nelson, Nilmeyer, Ruiz and Williams
Harris
Steve Carlson, Senior Planner
Gerry Beaudin, Associate Planner
Chad Smalley, Associate Planner
Patricia Cotla, Office Specialist
1. ADMINISTRATIVE BUSINESS
None
2.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
City of SSF
Cal Com Systems
1121 South San Francisco Drive
P06-0143, UP06-0033 & DR06-0105
Use Permit - Cal Com Systems
(Case Planner: Steve Carlson)
Use Permit and Design Review allowing a wireless
communication facility comprised of a 35 foot tall monopole
with three 4 foot tall panel antennas and an underground
equipment vault with cabinets, situated at 1121 South San
Francisco Drive in the Terrabay Specific Plan District, in
accordance with SSFMC Chapters 20.63,20.81,20.85 & 20.105
The Board had the following comments:
1. Install a curved masonry wall clad with dark colored stone to help screen the
structure to act as a permanent landscape element.
2. Use a grid with a hatch as a protective barrier at the top of the structure, and use a
thin railing where required.
3. Submit a landscaping plan for the entire project area (note that Cypress trees are
not typically successful in South San Francisco, so alternative tree species should
be considered).
4, Use a two-foot soil cap for the planting area adjacent to the parking lot area.
Resubmittal required.
3.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Jad & Nawal Jajeh
Robert Williams
418 Linden Ave
P06-0147, UP06-0034 & DR06-0109
Use Permit - Mulit Tenant
(Case Planner: Gerry Beaudin)
Use Permit & Design Review to allow the construction of a new
one-story multi-tenant retail commercial building, including
landscape improvements, and eight on site parking spaces by
demolishing the existing building and parking area in the Retail
Commercial (C-1-L) Zone District accordance with SSFMC
Sections 20,22,20.73,20.74,20.81 and 20.85.
The Board had the following comments:
1. Install truncated dome panels on each end of the crosswalk leading from the ADA
parking space to the sidewalk abutting the buiding.
2. Recess the sidewalk on the rear of the building to include an access ramp leading
from the ADA parking space.
3. Revise the proposed site grade at the corner of Lux Avenue and Linden Avenue
so the slope of the ramp leading from the northern most tenant space is less than
5% (this will eliminate the need for a ramp with railings leading to the entry door).
Consider adding a planting strip to facilitate this grade change.
4. The applicant shall return with a master sign package for DRB review.
5. If the gas meters cannot be located adjacent to the trash enclosure, then they
must be relocated inside the buiding area.
Recommend approval with conditions.
4.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Gloria Kwok
Angel Lim
765 4th Lane
P06-0146 & DR06-0106
Kwok Residence - New SFD
(Case Planner: Gerry Beaudin)
Design Review of a new single family dwelling in the Medium
Density Residential (R-2-H) Zone District in accordance with
SSFMC Chapters 20.18 & 20.85,
The Board has the following comments:
1. The project lacks open space for the existing and proposed dwelling. Include
more open space in the design and resubmit for DRB review.
2. Enhance the front elevation of the proposed house by adding an entry feature
such as a roof or recessed entry area.
3. Revise the rooflines depicted on the front elevation to accurately reflect the "step
back" of the second story.
4. Include a street tree in the next DRB submittal (consider using a Red Flowering
Gum or Red Ironbark tree).
Resubmittal required.
5.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Beauvoir, Charles H
Beauvoir, Charles H
24 Del Paso Dr
P06-0148 & DR06-0107
Beauvoir Residence - 2nd Story Addition
(Case Planner: Gerry Beaudin)
Design Review of a proposed 2nd story addition to an existing
single family dwelling in the Single Family Residential (R-1-E)
Zone District in accordance with SSFMC Chapters 20.16 &
20.85.
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Planning Commission
Staff Report
DATE: March 1,2007
TO: Planning Commission
SUBJECT: Genentech Research & Development Overlay District Expansion - Genentech
Ten- Y ear Facilities Master Plan hnplementation Program and Conditions of
Approval.
Applicant: Genentech, Inc.
Case Numbers: P05-0141 & MP05-0001
RECOMMENDATION:
It is recommended that the Planning Commission conduct a public hearing and recommend that
the City Council approve the Genentech Ten-Year Facilities Master Plan Update hnplementation
Program and the revised Conditions of Approval.
BACKGROUND:
The Planning Commission held two public hearings to formally review the Genentech Research
and Development Overlay District Expansion and proposed Master Plan Update. At the February
15,2007 public hearing, the Planning Commission adopted a resolution recommending that the
City Council take the following actions: 1) certify MEIR05-0004, including findings and a
statement of overriding considerations for traffic, air quality and noise impacts; 2) adopt RZ05-
0003, to reclassify ten parcels totaling 39 acres from P-I Planned Industrial Zone District to
Genentech Research and Development Overlay District; 3) adopt ZA05-0001, zoning text
amendments to SSFMC Chapters 20.39 (Research and Development Overlay District
Regulations) and 20.40 (Genentech Research and Development Overlay District); 4) approve
MP05-000 l, Master Plan update to address the long-range plan for growth and development in
the existing and expanded overlay district covering 200 acres and; 5) approve TDM05-0006,
Transportation Demand Management Program to reduce drive alone trips.
The Planning Commission's motion to approve the Resolution included the following
requirements: 1) that the Commission would receive the hnplementation Program back for
consideration at the next public meeting for further review and comment, prior to consideration
of the hnplementation Program by the City Council, and 2) the annual review process,
commencing with the first annual review, would include the review of public amenities including
open space, project entrances, public parking spaces, and the access road to the point.
Staff Report
RE: Genentech Corporate Facilities Master Plan
Date: March I, 2007
Page 2
DISCUSSION:
The purpose of this public hearing is to review the revised Implementation Program and address
the issues that were not resolved at the February 15, 2007 meeting.
Draft Implementation Plan
The Implementation Program lists the proposed construction phasing, by neighborhood, for the
improvements that are identified in the Master Plan. The Planning Commission reviewed the
draft Implementation Program, dated February 1, 2007, at the February 1,2007 meeting. The
applicant has resubmitted the draft Implementation Plan to addresses comments and concerns
from staff as well as members of the Planning Commission. This draft of the Implementation
Program includes the following changes that were not reviewed by the Planning Commission:
· Submittal of an "Open Space or Bay Trail Design Plan" that shall be submitted to the
Planning Commission with the first annual review.
. The construction benchmark for the food concession and open space area along the San
Francisco Bay Trail, to occur within the next five years.
. The construction benchmark for the campus entry (plaza) at Forbes Boulevard and DNA
Way, to be tied to the redevelopment of the lower campus site.
. New illustrations that show the location of the sidewalk, streetlights, and streetscape
improvements.
Planning Staff will present the proposed changes to the Implementation Plan and the revised
Conditions of Approval for Planning Commission approval at this meeting. The Commissioner's
recommendations will then be forwarded to the City Council as part of the Staff Report packet for
the project. The proposed revisions are included in Attachment 2, Implementation Program, and are
highlighted in yellow.
Planning Commission Comments
During the February 15, 2007 meeting, the Planning Commission commented on the
Implementation Program and gave City Staff and the applicant specific direction for discussion at
this meeting. The topics for discussion include the following:
Annual Review and Open Space or Bav Trail Design Plan: The Planning Commission desires to
see the Master Plan open space areas and amenities constructed as soon as possible. The
Commission would like Genentech to commit to specific construction benchmarks for each
project. In addition, the Commission directed Genentech to provide a detailed plan, which shows
the size of the open space area and the design of the proposed amenities along the Bay Trail park.
The Commission directed that Genentech shall submit an "Open Space or Bay Trail Design
Staff Report
RE: Genentech Corporate Facilities Master Plan
Date: March 1, 2007
Page 3
Plan" for Commission approval at the first annual review. Additionally, future annual reviews
will review the status of the Implementation Plan, including the trigger dates and trigger
mechanisms in that plan. The requirement for submittal of the Plan and the annual review has
been added to the Conditions of Approval.
The campus entrance at Forbes Boulevard and DNA Way: The Commissioners observed that
most developers construct campus entrances before they build a campus. They noted that even
though Genentech already has a campus, the company should begin construction of the entrances
before it proceeds with an enormous campus expansion. The Commission felt that the proposed
five-year benchmark for the construction of the campus entry is too long. The Implementation
Program, dated March 1, 2007, addresses the campus entrance concepts and does not propose to
change the five-year benchmark date.
Public Parking: The Commissioners appreciated that Genentech will be installing new
directional signage around the campus area. Genentech informed the Commission that the
company will set aside 200 parking spaces near the shoreline for evening and weekend public
use. However, the Commission observed that Genentech would still supply fewer public parking
spaces then found on other campuses (such as Oracle and Pacific Shores) in San Mateo County.
CONCLUSION:
Genentech has submitted an Implementation Program that addresses the concerns of the Planning
Commission regarding the construction of open space amenities on campus. The Planning
Commission will provide the applicant with direction regarding the timing of the improvements.
Planning Staff, therefore, recommends that the Planning Commission recommend that the City
Council approve the Genentech Ten-Year Facilities Master Plan Update Implementation Program
and the revised Conditions of Approval.
Respectfully Submitted,
./
ATTACHMENTS:
1. Location Map
2. Draft Implementation Program, dated February 22,2007
3. Revised Conditions of Approval
4. Excerpt Planning Commission Minutes, dated February 15, 2007 (Unofficial)
Attachment 1
Location - Existing & Proposed Genentech R&D Overlay Disrtrict
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c:::J 2005 Genentech I&.D Overlay District
c:::J "'oposed Genentech I&.D Overlay District Expansion
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^ FIGURE 4.8-3
U Genentech Project Area Existing and Proposed Zoning
11117-00 Source: Genentech Central Campus Master Plan
Not 10 Scale
EIP
DRAFT
March 1, 2007
GENENTECH MASTER FACILITIES PLAN
2007-2017
IMPLEMENTATION PROGRAM
The Genentech campus is organized into neighborhoods to provide a sense of scale and support
Genentech's diverse functional requirements. These neighborhoods are geographically defined
as Lower, Mid, Upper & West campuses in Section 2.1 of the Master Plan. This Implementation
Plan sets forth the improvements required by the proposed Master Plan, and those that have been
proposed as Conditions of Approval by the Planning Commission, and City Planning Staff in
each neighborhood, but does not include improvements identified by the MEIR in the MMRP
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DRAFT
March 1, 2007
IMPLEMENTATION PROGRAM
This Implementation Plan sets forth the specific improvements, and public amenities to be provided on the
Genentech, Inc. Campus in conjunction with the entire Genentech Facilities Ten Year Master Plan, and the triggers
for implementation of those improvements and amenities. These improvements and amenities are provided for in the
Master Plan, and/or have been imposed as Conditions of Approval by the Planning Commission; however, this
Implementation Plan does not include improvements or amenities identified by the MEIR in the MMRP
GENENTECH MASTER FACILITIES PLAN
LOWER CAMPUS
2007-2017
11\1 PRO\'El\IE:\T Il\I PI~~~:~~~~,~ TION
Land Use And Structure
Complete designation of existing employee shoreline
parking lots for public use on evening and weekends and
described in Attachment A.
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Install Bay Trail directional signage from intersection of
Forbes & Allerton, Oyster Point & Gull Drive, and East
Grand & Grandview Drive to the Bay Trail access points as
described in attachment B.
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Provide Improvements consisting of constructing a food
concession facility and public restrooms (3000 SF) and a
recreational field and associated parking on .8 acres for
public use along Forbes Blvd. as described in Attachment A
Complete within 3 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan &
enactment of changes to the
zoning ordinance.
December 31, 2007
Submit specific design concepts at
the first Annual Report. Complete
within five years following the
effective date of adoption of the
Genentech Facilities Ten Year
Master Plan & enactment of
changes to the zoning ordinance.
Enhance landscaping adjacent to the Bay Trail by
expanding the green space along the Lower Campus
parking lot (adjacent to UPS facilities) through reducing the
number of cars and re-striping the parking lot as described
in attachment A.
Submit specific design concepts at
the first Annual Report. Complete
within five years following the
effective date of adoption of the
Genentech Facilities Ten Year
Master Plan & enactment of
changes to the zoning ordinance.
Enhance existing cross walk on DNA Way at B3 from type December 31, 2007
one (stripe only) to type two (controlled) as identified in
Section 3.1 of the Master Plan.
Add cross walk type two (controlled) on DNA Way at B5 December 31, 2007
entry in proximity to the shuttle stops as identified in
Section 3.1 of the Master Plan.
Urban Design
Add class II bike lanes along Forbes Blvd, from
intersection of Forbes and Allerton to terminus of Forbes
Blvd by striping a 5 foot bike path on both sides of the
street, adjusting the street median to 4 feet, and adjusting
the outside traffic lane to 11 feet as described in
Attachment D (the traffic lane adjustment requires and is
pending City Council approval).
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Alternate option: Add class III bike route along Forbes
Blvd. from intersection of Forbes and Allerton to terminus
of Forbes Blvd by striping a 4 foot fog line on both sides of
the street and adjusting the street median to 4 feet, as
identified in Section 3.1 & figure 4.6-1 of the Master Plan.
In conjunction with the City's
planned sewer improvements
along Forbes Blvd., or by
December 30 2009. Genentech
will coordinate implementation &
timing of this improvement with
the City Engineer.
In conjunction with the City's
planned sewer improvements
along DNA Way and Grandview
Drive, or by December 30 2009.
Genentech will coordinate
implementation & timing of this
improvement with the City
Engineer.
In conjunction with issuance of a
C of 0 for redevelopment of
Building 9 in Lower Campus.
Complete prior to issuance of a C
of 0 for redevelopment of West
Campus parcels at 301 East Grand
and 342 Allerton (pending
acquisition of remaining easement
rights)
Add bike lanes along DNA Way/ Grandview Drive, from
intersection of Forbes and DNA Way to intersection of
Grandview Drive and East Grand Blvd by striping a 4 foot
bike lane on both sides of the street as described in
Attachment D.
Enhance landscape and pedestrian connectivity along the
Lower Campus central spine from the parking structure to
Building 6.
Connect the Lower and West Campuses by developing a
pedestrian path! service road from the Lower Campus
Central Spine to B29 at Allerton as identified in Section 3.4
of the Master Plan.
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Create Campus entry at Forbes Boulevard and DNA Way,
(approximately 8000 SF) as identified in Section 3.2 of the
Master Plan and described in Attachment A.
Submit specific design concepts at
the first Annual Report. Construct
in conjunction with the issuance of
a C of 0 of the first new lab or
office building at the B4
redevelopment site
Schedule of phased installation to
be submitted to EDC for approval,
within 3 months following the
effective date of adoption of the
Genentech Facilities Ten Year
Master Plan, and will be reviewed
in the Annual Report
Provide public art at $1.00/SF of net new development as
identified in Section 3.2 of the Master Plan
Transportation And Parking
Remove on-street parking along DNA Way, Grand View
Drive, and Point San Bruno.
Enhance street lighting along DNA Way, Grandview Drive
and Point San Bruno (on both sides of the street as described
in Attachment C).
December 31, 2007
Schedule of phased
implementation will be
coordinated with and submitted to
the City Engineering Division for
approval within 3 month of the
Master Plan approval and will be
reviewed in the Annual Report
Install new shuttle shelters (up to 2) with associated
landscaping enhancement, and replace existing shuttle
shelter along DNA Way as identified in Section 3.1 of the
Master Plan and figure 4.2-4 of the Master Plan.
December 3 I, 2007
GENENTECH MASTER FACILITIES PLAN
MID CAMPUS
2007-2017
I!\IPRO\'EJ\IENT IJ\IPI;~:~~~.~ TION
Land Use And Structure
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Complete Bay Trail Phase II improvements.
Complete by March 2007
Urban Design
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Create secondary pedestrian connection from
Upper Campus to the Mid and South Campuses as
identified in section 3.4 of the Master Plan.
In conjunction with issuance of C of
o for the first new building on Mid
Campus
Provide public art at $1.00/SF of net new
development as identified in Section 3.2 of the
Master Plan.
Transportation And Parking
Schedule of phased installation to be
submitted to EDC for approval,
within 3 months following the
effective date of adoption of the
Genentech Facilities Ten Year Master
Plan, and will be reviewed in the
Annual Report
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Install shuttle shelters along Point San Bruno (up
to 2) as identified in Section 3.1 and figure 4.2-4
of the Master Plan.
In conjunction with issuance of C of
o for the first new building on Mid
Campus
Street lighting enhancement.
(Refer to Lower Campus section)
GENENTECH MASTER FACILITIES PLAN
UPPER CAMPUS
2007-2017
I j\ I PRO" E j\ I EN T 1:\ I PI; ~: ~ ~ ~.~ T ION
Land Use And Structure
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Add type-one (striping only) cross walk on Grand
View Dr. at B31 (one location), as identified in
section 3.1 of the Master Plan.
Add type-two (controlled) cross walk at B2I/Hilltop
Parking lot (one location), as identified in section 3.1
of the Master Plan.
Prior to issuance of a C of 0 for B3 1
(a new office building on Upper
Campus)
December 31, 2007
Urban Design
Add sidewalk on north side of Grandview Dr. from
B2 to B39 to enhance Upper Campus pedestrian
connectivity, as identified in Section 3.4 of the
Master Plan and described in Attachment C,
sidewalk a.
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Provide public art at $I.OO/SF of net new
development as identified in Section 3.2 of the
Master Plan.
Transportation And Parking
Street lighting enhancement.
Removal of on street parking.
Install shuttle shelters on Grandview Dr. at B24 &
B21 (two locations), and enhance the associated
landscaping as identified in Section 3.1 and figure
4.2-4 of the Master Plan.
December 31, 2007
Schedule of phased installation to be
submitted to EDC for approval, within
3 months following the effective date
of adoption of the Genentech Facilities
Ten Year Master Plan, and will be
reviewed in the Annual Report
(Refer to Lower Campus section)
(Refer to Lower Campus section)
December 31, 2007
GENENTECH MASTER FACILITIES PLAN
WEST CAMPUS
2007-2017
1\1 PRO\'E'IE~T 1l\IPI~~:~~~.~rIOl\
Land Use And Structure
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Add sidewalk along south side of Allerton at 444
Allerton (GNE new Child Care facility) and Building
29 as identified in Section 3.4 of the Master Plan and
described in Attachment C, sidewalk b.
In conjunction with issuance of a C of
o for the new Childcare Facility
In conjunction with issuance of a C of
o for the West Campus Parking
Structure
In conjunction with issuance of a C of
o for the West Campus Parking
Structure
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Add sidewalk along south side of Cabot Rd. from
intersection of Allerton to intersection of Grandview
Drive, as identified in Section 3.1 of the Master Plan
and described in Attachment C, sidewalk c.
Install a new type-one cross walk at intersection of
Allerton & Cabot Road (south side of intersection), as
identified in Section 3.1 of the Master Plan.
Urban Design
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Construct a Campus entry at East Grand Avenue and
Grandview Drive as identified in Section 3.2 of the
Master Plan.
Submit specific design concepts at or
prior to the first Annual Report.
The Campus Entry shall be completed
prior to issuance of a C of 0 for the
West Campus third office building
(located at the comer of East Grand
and Grandview Dr).
Schedule of phased installation to be
submitted to EDC for approval, within
3 months following the effective date
of adoption of the Genentech Facilities
Ten Year Master Plan, and will be
reviewed in the Annual Report
Provide public art at $1.OO/SF of net new development
as identified in Section 3.2 of the Master Plan.
Transportation and Parking
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Install shuttle shelters (up to 2) on Grandview Dr. at
West Campus, as identified in Section 3.1 and figure
4.2-4 of the Master Plan.
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Install shuttle shelters (up to 2) on Cabot Road, as
identified in Section 3.1 and figure 4.2-4 of the
Master Plan.
Street lighting enhancement.
Add class II bike lane along Allerton Avenue by
striping a Bike path on both sides of the street as
identified in Section 3.1 and figure 4.6-1 of the Master
Plan & described in Attachment D
Install prior to issuance of C of 0 for
first new office building on West
Campus
Install prior to issuance of C of 0 for
West Campus first parking structure
(Refer to Lower Campus section)
In conjunction with the City's planned
sewer improvements along Allerton, or
by December 30 2009. Genentech
will coordinate implementation &
timing of this improvement with the
City Engineer.
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PROPOSED CONDITIONS OF APPROVAL
AND IMPLEMENTATION PROGRAM
P05-0141 and MP05-0001
(As proposed by the Planning Division, March 1, 2007)
A. Planning Division requirements shall be as follows:
The project shall be developed and phased substantially as indicated on the attached materials
submitted to the City of South San Francisco Planning Division which include, but are not
limited to the following: 1) the minutes of the Planning Commission public hearings; 2) the
Genentech Facilities Ten Year Master Plan, prepared by Dyett & Bhatia Urban and Regional
Planners and dated February 2007; 3) the Implementation Program, approved by the Planning
Commission on February 15, 2007 March 1. 2007, and; 4) the Genentech Master Environmental
Impact Report Mitigation Monitoring and Reporting Program, dated February 2007.
1. The Implementation Program outlines what changes the Master Plan assumes as part of its
adoption, as well as steps that will be necessary to implement the Master Plan project. The
Implementation Program is attached as part of the Conditions of Approval for the Master
Plan. Therefore, the applicant shall comply with the list of improvements and triggers
established in the approved Implementation Program.
2. The applicant shall comply with all mitigation measures, responsibilities and actions listed in
the Genentech Master Environmental Impact Report Mitigation Monitoring and Reporting
Program (MMRP).
3. The Master Plan and Implementation Plaft PrOQI'am indicate that the applicant will work with
the City to upgrade the street lighting system on Grandview Drive, DNA Way, and Point San
Bruno. Within three months of Master Plan approval, the applicant shall submit a design and
phasing plan to the City Engineer with a construction schedule and construction nhasinQ
(refer to Condition 6),
4. Vendor Services: The applicant shall submit a separate program for all mobile and/or
outdoor vendors that occur on the Genentech campus. The program shall be submitted to the
City, for approval by the Planning Commission, within 3 months following the approval of
the Master Plan.
5. The Master Plan and Implementation Plaft ProQI'am shall comply with the Zoning Ordinance,
as amended; all documents shall be internally consistent. In order to accomplish the required
consistency, the Master Plan shall be amended to include the following:
. Annual Review: Within one vear followinQ the adontion of a reclassification
ordinance and Facility Master Plan Undate. the annlicant shall thereafter submit
an annual status renort ("Annual Renort") for review bv the PlanninQ
Commission. The Annual Renort shall include. as annronriate. the status of
facilitv-wide imorovements. oroQl"ess in comoletim! the reQuired tasks and
benchmarks described in the Imolementation Plan. anticioated new construction
or renovation oroiects. an uodate on transoortation and oarking: needs. an uodate
on mobile vendor (emolovee amenitv) activities on the Genentech camous. an
uodate of the facilitv-wide Transoortation Demand Manag:ement (TDM) oroQl"am.
an uodate on the securitv oroQl"am. oroiected chang:es in the facilitv usag:e and
reQuirements. advance notice of anv orooosed chang:es to the facilitv-wide
develooment standards or desilm 2llidelines. and notice of anv chang:es that have
been made to the Facilitv Master Plan since the most recent Annual Reoort.
. Parking Management Plan and TDM Program: The Planning: Commission shall
review the Parking: Manag:ement Plan each vear. starting: with the first Annual
Reoort following: adootion of the reclassification Ordinance and Facilities Master
Plan Uodate.
· Implementation Program: A oroQl"am shall be incoroorated into the final Master
Plan document that identifies the a~orooriate ohasing: of develooment. including:
construction of oublic ooen soace. oarking:. oedestrian and bikewav
imorovements. and street imorovements. as identified in the Master Plan. The
Imolementation Plan is imoortant to ensure the adeQuacv of services and facilities
reQuired to meet increased demand created bv new develooment. The Planning:
Commission shall review the Imolementation PrOQl"am starting: with the first
Annual Reoort following: adootion of the Master Plan.
· Transoortation Demand Manag:ement: Within three vears following: adootion of
the reclassification ordinance and Facilitv Master Plan. the aoolicant shall submit
a triennal Transoortation Demand Manag:ement summary reoort ("TDM reoort")
for review bv the Planning: Commission. The TDM reoort shall include
documentation of the effectiveness of achieving: the g:oal of the alternative mode
usag:e and trio reduction bv facilitv emolovees."
6. Streetscape Improvements: The aoolicant shall submit a "street imorovement and lillhting:
svstem ohasing: olan:' showing: the location of the Prooosed streetscaoe and infrastructure
imorovements as well as the soecific construction ohasing: for review and aooroval bv the
Citv Enlrineer. orior to construction of anv imorovement. The applieant shall sl:lbmit
apprepnate street plaBS show'-:dlg tke proposed streetseape and mfrastmet1:l:re improVeffioo.ts
for review and approval by the City Engineer. prior to eonstruetioR of any iRlflFO~lemeflt.
7. Bav Trail/Doen Soace Desilm Plan: The aoolicant shall submit the "Bav Trail or Doen Soace
Desilm Plan" (which includes the monument silm. oublic oarking:. landscaoing:. oublic art.
food concession location and size. conceot for the camous entrY. the conceot for the future
access road to the fishing: oeer. desilm and construction schedule for all amenities. and the
size of ooen soace. including: the Bav Trail oark exoansion) for aooroval bv the Planning:
Commission no later than the first Annual Review following: the adootion of the Master Plan.
Campus Entries and OpeR SpaeelPark ~rovements: The applieant shall s\:1bmit the eampllS
eRtry plan, inehlding fue moft1:1ment signs, food eoneessioRs, and the Bay Trail park
eKpansion, to the City for a separate design revi0\v appro'la:1 by the PlanniRg Commission.
8. Sign Program: The applicant shall submit an amendment to the Sign Program, including a
separate banner and display program, to the City for a separate design review approval by the
Planning Commission.
(Planning Division Contact Person: Michael Lappen, Senior Planner (650) 877-8535)
DRAFT PARTIAL MINUTES (UNOFFICIAL) FROM
THE PLANNING COMMISSION PUBLIC MEETING
ON THE GENENTECH FACILITIES TEN-YEAR MASTER PLAN UPDATE
FEBRUARY 15,2007
The following discussion took place following the closing of public comments and prior
to the Planning Commission motion. The following discussion from the public meeting
is meant to clarify the Planning Commission's direction to City Staff and the Applicant.
City Attorney Mattas TC: 2994
The amenity concepts that the Commission has discussed tonight can be put off to the
annual review or picked up if a project happens to come through before your first annual
review picked up as part as he discretionary permit entitlement. The implementation plan
document is one that would be presented to the city council as part ofthe master plan and
there are trigger dates and trigger mechanisms in that plan that would then guide as you
go forward. And so one thing if the Commission wanted to have some further discussion
of the implementation plan, if you will, it might be something that you would want to
consider taking action on the resolution that is before you tonight have as a part of the
annual review those four or five topics that you have identified be part of that annual
review. So you get an opportunity to look at that understand where the progress is where
the development is compare that to the implementation plan. And just as a separate issue,
just so you can focus in your effort a little bit. If the commission wanted to hold off on
final recommendation on the implementation plan aspect itself tonight and carry that to
your next meeting, if you wanted to, you could do that. And have that your final
recommendation on the implementation plan actually be presented as part of the city
council's consideration ofthis item.
Chairperson Prouty TC: 3036
So I want to make sure. So we can basically bifurcate the issue and get all the resolutions
and all the zoning out of the way. But the implementation plan we can address at our next
meeting.
City Attorney Mattas TC: 3043
Well, yes, what an effect would happen is that the since that is really where the
commission at least I'm hearing some of the Commissioners indicate that that's where
they want to spend some time looking at that, if you do want to do that. I would suggest
that form of approach because then the Commission's discussion, if you will, is very
focused. You're aiming and gearing at one point which is a point of consideration of
yours and at the same time it's giving us the date time we need as staff to then be able to
make that recommendation to the City Council as we go forward to the Council hearing,
which is has been noticed already.
Partial Minutes
Planning Commission Public Hearing, February 15, 2007
Genentech Master Plan
Page 2 of9
Commissioner Teglia TC: 3057
What about amounts public parking dedicated public access dedicated public access
amounts of open spacing? Is that something we can address?
City Attorney Mattas TC: 3062
Configuration of is a next phase determination if you will that's because that's when
you're actually looking at the building layouts as Susy indicated earlier the parking
spaces there are standards for parking with in the master plan for you tonight but you
have some discretion...
Commissioner Teglia TC: 3070
What I am referring to is public access to the bay trail. We noted that other campuses
around the peninsula have some wide open public areas. Oracle has huge open space and
dedicated public access to the bay trail. Those are some of the issues we haven't had to
put to bed. When the bay trail was approval, those were the issues at the time. The
problem is waiting for approvals these things would never happen and part ofthe ten-year
Master Plan is to identify a separate plan and have individual building approvals. I see
staff nodding in agreement. Can we go ahead with this Plan and simply identify that all
these issues still need to be addressed and decided upon?
City Attorney Mattas TC: 3102
That is correct. For that type of activity that can be decided upon at the earlier of the
annual review or if a conditional use permit comes to you in the first year prior to the
annual review. Or any time a conditional use permit comes before any of the annual
reviews if it is relevant to where the parking spaces are going to go you can ...
Commissioner Teglia TC: 3110
If it is relevant. If you have one building on the lower campus, it is not going to be
relevant to the Founders' Research Center, public parking access to the Bay Trail. That
was the whole purpose of the master plan. The purpose of the Master Plan is to address
those issues.
City Attorney Mattas TC: 3120
That goes back to the other point I made, that if you want to break out the implementation
plan, if you will, is a trigger document in part. It says we are going to do we are going to
accomplish certain things on certain bench marks as you go forward. If the Commission
wants to focus the policy level discussion if you will on the implementation plan and you
Partial Minutes
Planning Commission Public Hearing, February 15,2007
Genentech Master Plan
Page 3 of9
want to take another 2 weeks or so to think about that you can do that. I'm just suggesting
to you, you can do the other stuff tonight. You can bring the implementation plan back
those kind of bench marks or standard issues if you will you can then give direction and
have your discussion be very focused on that a 2 weeks.
Chairperson Prouty TC: 3137
Basically, if we do that what ever leverage do we have?
City Attorney Mattas TC: 3140
Well no because then the whole plan if you will not have gone to the city council by that
time will not have been acted by the City Council.
Chairperson Prouty TC: 3143
Just want to make sure looking at the parking spaces. We have 6 in one and 5 in the
other. I have a concern about that. Ifwe bifurcate the issue and review the
Implementation Plan the next time, I could approve that.
City Attorney Mattas TC: 3156
Yes, you can do that because if you do it at your next meeting then your
recommendations on those issues will be presented to the city council as part of the
council's consideration of the overall documents and would be acted upon by the council
with the full the full benefit ofthe commissions input in those issues.
Shar Zamanpour (Genentech) TC: 3164
May I bring something up just as a reminder because I presented the bay trail parking too
I just wanted remind you you'll see it in the handout that you have there are six parking
spaces near the future park we have five along the point san Bruno the research center
and we also have 15 along the fishing pier so the total Is actually 21. In addition mark
just to respond to what your concern is if you look at the signs that we've put in not only
the lower campus parking spaces are open after hours and weekends to the public they
research area the mid campus parking lot is also open so we've put that sign it's all in
your handout so we've heard you and we've addressed that so just wanted to remind you
that it is there
Lisa Sullivan (Genentech)
Over 200 spaces will be reserved.
Partial Minutes
Planning Commission Public Hearing, February 15, 2007
Genentech Master Plan
Page 4 of 9.
Chairperson Prouty TC: 3186
What I would like to see is that would be a part of the Implementation Plan. I would like
to see signs go in so people know where the bay trail is.
Commissioner Honan
One more question. Steve, just so I understand, if we do it the way you suggested, then
this whole Master Plan will not go to the City Council until after we discuss and approve
the next part (Implementation Plan)? I am just afraid that I don't want this to go to the
City Council.
City Attorney Mattas TC: 3211
Well, no, what the short answer is that your statement is correct. If the Commission
considers and acts at your next meeting, that would provide adequate time for staff to
incorporate that information in to a City Council meeting, which has been tentatively
scheduled for Council consideration. Obviously, the Commission is aware the
Commission needs to complete its action on this before it goes forward. That's within
your discretion and your purview. I wont speak for Genentech, but I would refer to you
conversations they've had with us, they would like to stay, with the extent reasonably
possible, it is their great desire to stay on the general time line that we have talked about
before; which then has them at the City Council meeting following your next Planning
Commission (meeting). And so just the discussion from the Commission tonight and
please correct me if I am misinterpreting this there are specific issues that you wish to
have further discussion in that appear frankly to me to relate mostly to the
Implementation Plan for those types of issues. And that is why I am saying you could act
on the rest of it include a condition in that clearly indicates that the Commission will
focus on the Implementation Plan at your next meeting and then make your
recommendations. Those will then be incorporated in the City Council and the City
Council will then see that package as a whole at that point and that would be their first
consideration.
Chairperson Prouty TC: 3252
One more item. You've done a great job. I like the plans for getting people across the
streets. As you build buildings, I assume you will address those plans as they come in.
We mentioned it, but I want to make sure.
Lisa Sullivan (Genentech)
(Requests that the Commission refer to the Bay Trail amenities as a separate project) Can
the Commission refer to this as a separate project, the Bay Trail project? Is it more
Partial Minutes
Planning Commission Public Hearing, February 15, 2007
Genentech Master Plan
Page 5 of9
complex then that? Then, I have heard about the concerns of the Implementation Plan
and, correct me if I am wrong; the main issue is the trigger date and completion of the
amenities project. Is that it and your ability to review it?
Commissioner Teglia
Well the Bay Trail is completely separate from that. The entrances to the project, public
amenities separate from the Bay Trail. The Bay trail not part of Genentech. Those issues
and implementation of the entrances (need to be addressed).
Lisa Sullivan (Genentech)
So it is the dates?
Commissioner Teglia
How much open space is dedicated and the configuration.
Lisa Sullivan (Genentech)
So, I would appreciate hearing your thoughts because we always want to problem solve
and think ahead about what kind of dates you were thinking about.
Commissioner Teglia
As for the Implementation Plan, it would be a better discussion at our next meeting. For
example, the entrance. While most developers put in the entrances first then build a
campus, you already have a campus. You can still building the entrances early since you
have an enormous expansion. I think five years is a little too long. It could be phased in
too. For instance, we can start it soon. Obviously, we do not want to do a Forbes/DNA
Way plaza without having the building in place. It could be phased separately from the
rest ofthe improvements on Forbes. So those things that are feasible today, should be
attempted without any hesitation. The other things that make sense to phase in with
specific approvals and I don't have a problem with that. Putting the whole thing together
and then waiting (a long time for completion) is not going to work. The Chairperson's
concerns about parking are also mine. If you think we have a lot of parking, compare
what we have with what is available down the Peninsula and at other campuses. I think it
is something that can be worked out. I just don't think we have the opportunity to do yet.
And what I am concerned about is the Master Plan you have provided us. We have not
had the opportunity to sit down and get into the details. I want to make sure we have the
opportunity to properly negotiate and implement these improvements.
Partial Minutes
Planning Commission Public Hearing, February 15, 2007
Genentech Master Plan
Page 6 of9
Chairperson Prouty
Just for the record, we have received a ton of information at the last minute. I think that
breaking out the Master Plan from the Implementation Plan is probably appropriate. So,
having no other discussion.
Commissioner Teglia
Through the Chair, with Steve's assistance, I would move that we approve the bulk of the
Overlay District expansion and the Master Plan update, with the understanding that we
take out the Implementation Plan and at some point, the annual review, we have a more
detailed review at the next annual review, including detailed discussion of the entrances,
public amenities, and the full scope of those improvements. So we are not committing to
what drawn up right now and that obviously we can continue on and work with
Genentech to the next annual review.
Chairperson Prouty
You are moving that we act on all other items and take out the Implementation Plan for
the next meeting?
Commissioner Teglia
Agreed
City Attorney Mattas TC: 3406
Ijust want to make sure I understand commissioner Teglia wants the Commission can do.
You have a resolution in your packet and that resolution does all the things that are listed
on your screen right now. Just for the record, you do have the changes document in your
packet, which are non-substantive changes; but they are just corrections. Then you also
have the one page document that talks about the standards of removal of property, which
is part of the zoning code as well and the revised conditions of approval that Mike
provided to you yesterday. So, with those documents as the context you could entertain a
motion to approve that is subject to two additional changes. One (change) would be that
Commission would receive the Implementation Plans back for consideration at your next
meeting for further comment; that would then be past along to the City Council as part of
the Council's consideration. And (second change) that as part of the annual review
process, commencing with the first annual review, the annual review would include the
review public amenities, project entrances, the discussion of the public parking spaces,
and access road to the point. That would be the motion that you could act on tonight. I
would add one issue to that. There would be some timing aspect to all those things we
just talked about that would be looked at in the annual review and might be addressed in
Partial Minutes
Planning Commission Public Hearing, February 15,2007
Genentech Master Plan
Page 70f9
the Implementation Plan. So your direction at the next meeting might be to narrow down
further some ofthose things that you do in the annual review. Because, if you know that
the project entrances will be completed by certain date, then you are concerned about the
about what the project will actually look like and the design aspects that would normally
accompany the component development aspect of it.
Commissioner Teglia
I would like to add to that that at the first annual review we will put the issue to bed. We
will work with Genentech and come up with a concrete design and even phased
implementation of it.
Lisa Sullivan (Genentech)
I am not sure you need to separate out the Implementation Plan. We will make a
commitment that at the first annual review we will be working out design aspects,
phasing and timing. Since that was the only question I was hearing from you, you can
vote on the Implementation Plan tonight because you will have a commitment from
Genentech to work with you through this year.
Commission Sim
Question to staff. If I am clear, we will be voting on the Master Plan concept. The next
step will be specific district plans.
Senior Planner Lappen
Weare not following a specific plan and precise plan process. The Master Plan is unique
because it provides a flexible guideline for development on campus. It is a vision.
Commission Sim
What is the next phase?
Senior Planner Lappen
Individual conditional use permits for each project coming through the process.
Commissioner Sim
So what we are talking about is that we are approving the Master Plan. Some elements of
the Master Plan will be reviewed down the road so we can make a final determination.
The annual review confuses me since we are doing use permits too.
Partial Minutes
Planning Commission Public Hearing, February 15, 2007
Genentech Master Plan
Page 8 of9
Chairperson Prouty TC: 3525
There are two different items here. One, we are giving a general framework for
Genentech to go ahead to do this whole thing and, two, we are implementing the whole
process for specific things, like public amenities. There is never going to be a specific
plan as such other than what we put out in the one year revision. The other part is that
projects will have individual hearings.
Commission Sim
Agreement
City Attorney Mattas
Commissioner Teglia made the motion after Miss Sullivan spoke. I wasn't clear whether
you are making my motion or the modified version of her motion.
Commissioner Teglia
I am making your motion, making it clear that we will review the Implementation Plan at
the next meeting; and, on your recommendation, by the first annual review, Genentech
will provide us a concrete plan for the entrances, park size, and public parking; all the
public amenities that basically trigger this Master Plan. And we talk about how those
things might be enlarged.
Commission Sim
Seconds the motion
Chairperson Prouty
Before we go with the vote, I want to understand what the motion is.
City Attorney Mattas TC: 3595
Ijust want to make one point clear. The Implementation Plan encompasses a lot ofthose
aspects and it may very well be that you review in two weeks will focus on further timing
aspects. But, you will not resolve the design aspects of it at that time. I understand the
motion to be consistent with the comments made by Genentech indicating that, by the
first annual review, there will be resolution of those other aspects of the Implementation
Plan. So you would then have a "public amenities master plan" that is tied to the
Partial Minutes
Planning Commission Public Hearing, February 15,2007
Genentech Master Plan
Page 9 of9
development that moves forward, within the parameters of the Master Plan you have
now.
Chairperson Prouty
I will now call for a role call vote.
Vote TC: 3640
Unanimous approval of the project