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Home My WebLink About03-15-07 PC e-packet ~~~s~^' p. CoO <'j~lWe3B':", J9 ' .' ~1' rdIY.-~rr;~~ ~ ...,~,Q. .:"":'~ ,I:. '--k ~ !'~~:~'.':,;:~lti;;,O;\h~~' ~ <- "C,'. "..\ '0-1""311""1111'; 1 (fl ~ ii'llj\~,:t:,;,,~";;1":..-.':!..:. C":l u~o (!4l;~"\~ r CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE March 15, 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- ecd@ssf.net. 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 Paaers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. - PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE March 15, 2007 Time 7:30 P.M. Ii . CALL TO ORDER I PLEDGE OF ALLEGIANCE ROLL CALL I CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR PUBLIC HEARING 1. Stonegate Estates Planned Unit Development Modification Stonegate Home Development/Owner - Applicant Stonegate Estates & Hillside Avenue P07-0010: PUDM07-0001 DR07-0006 & 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). 2. Kaiser Medical Office - Time Extension Kaiser/Owner Kaiser/Applicant 230 Oyster Point Blvd. PCA06-0008: UP04-0031, PM04-0003, DR04-0077, & TDM04-0004 Time Extension for a Use Permit to allow the construction of a single-story medical office building on Oyster Point Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24 and 20.81. Planning Commission Agenda - Cont'd March 15, 2007 Page 3 of 3 I 3. Genentech Childcafe Facility GENENTECH INC/applicant GENENTECH INC/ownef 444 Allerton Avenue P06-0024: UP06-0008 & DR06-0020 Use Permit allow construction of a 51,000 s.f. childcare facility serving approximately 500 children, comprising six separate buildings, at 444 Allerton Avenue located in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32 and 20.81. 4. Genentech Building 31 Carla Boragno/applicant Genentech, Inc/owner 1631 Grandview Of. P05-0005: DR05-0003 & UP05-0002 Use Permit to allow construction a five-story office building (Building 31) with a total floor space of 150,972 square feet at 1531 Grandview Drive in the Genentech R&D Overlay District in accordance with SSFMC Chapters 20.39.60, 20.40.050, 20.40.060,20.81 & 20.85 ADMINISTRATIVE BUSINESS ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMSFROMTHEPUBUC ADJOURNMENT -~~~ Susy Kal . Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting April 5,2007, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.neUdepts/comms/plannina/aQenda minutes.asp or via http://weblink.ssf.net SKlbla s:\Age,,-ctlAs\PllA,,-,,-lvcg GOVlAVlAlsslo,,-\:2007\03-:LS-07 RPG,ctoc Planning Commission Staff Report DATE: March 15,2007 TO: Planning Commission SUBJECT: MODIFICATION OF: Residential Planned Unit Development Permit and Design Review allowing exterior window and door changes to several dwellings. 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 Home Development, Inc. Case Nos: P07-0010 [PUD07-001 & DR07-0006] [Original Case Nos. PUDOI-012, DROI-012 & MNDOI-012] RECOMMENDATION: That the PlAnning Commission recommend that the City Council approve a Modification to a Residential Planned Unit Development Permit and Design Review allowing exterior window and door changes to several dwellings, subject to making the required findings and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The 1.4 acre project site is situated at Hillside Boulevard and Stonegate Drive, and is adjacent to other residences and a church. The project, approved by the City Council on July 14, 2004, is comprised of 6 detached single family dwellings and 10 attached town homes. Construction was started last fall. The developer has re-examined the floor plans and wants to make changes to improve the efficiency of the floor space in several rooms. This will entail relocating some windows, and eliminating several ground floor exterior doors. The revised plans also include moving the fireplaces for direct venting to the outside wall rather than through the chimney. The developer proposes to leave the exterior fireplace chimneys to mlnlml7.e the change in the building architecture. The project sponsor also proposes to change the window style, type and finish yielding a different look than the approved plans. The applicant also advises that the architectural representation of windows on the approved plans, while they appear different from the proposed March 15,2007 P07-0010 Hillside & Stonegate Page 2 of 3 drawings, are the windows specified on the window schedule of the original plans. The applicant's plans are attached. The Commission should determine whether the proposed changes are sympathetic to the approved building architecture. While each of the proposed changes is relatively minor in nature, the cumulative effect of all the proposed changes will be noticeable, and are therefore, subject to review by the Planning Commission and City Council as a Modification of the Residential Planned Unit Development [SSFMC Chapters 20.84 and 20.91]. The City Council's review is required because the final approval of the original project was made by the Council. While copies of the approved construction plans and the proposed revisions and a general list of the changes keyed to the plans are attached, due to the number and nature of the changes, the applicant will make a detailed presentation to the Planning Commission. DESIGN REVIEW BOARD: The proposed exterior changes were reviewed by the Design Review Board at their meeting of February 20,2007. The Board determined that the proposed addition, removal and relocation of windows, and the removal of the doors and exterior chimneys was acceptable and would not detract from the architecture of the buildings. However, the Board suggested that the grid style windows shown on the approved construction plans be retained to more closely resemble the appearance of the dwellings on the conceptual plans. ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration (MND) was approved by the City Council in association with the original project on July 14,2004. City Staffhas determined that the aesthetic impacts of the proposed changes are minor and that the MND is still adequate. Because the impacts of the proposed changes are minor, in accordance with the California Environmental Quality Act (CEQA), the Planning Commission is not required to taken any action on the environmental document. CONCLUSION/RECOMMENDATION: The proposed changes comply with the City's Design Review Guidelines. Therefore, City staff recommends that the Planning Commission recommend that the City Council approve a Modification to the Residential Planned Unit Development Permit and Design Review allowing exterior window and door changes to several dwellings, subject to making the required findings and adopting the conditions of approval. March 15,2007 P07-0010 Hillside & Stonegate Page 3 of 3 ~~- Attachments: Draft Resolution Plans RESOLUTION NO. PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING APPROVAL OF A MODIFICATION OF A RESIDENTIAL PLANNED UNIT DEVELOPMENT PERMIT FOR THE PROPERTY SITUATED AT THE INTERSECTION OF HILLSIDE BOULEVARD & STONEGA TE DRIVE AND AS SUBMITTED BY STONEGA TE HOME DEVELOPMENT, INC., SOUTH SAN FRANCISCO WHEREAS, on July 14 of 2004, the City Council of the City of South San Francisco held a properly noticed public hearing and approved a Residential Planned Unit Development Permit allowing 16 dwellings and landscaped common area, a Tentative Subdivision Map allowing the subdivision of the site into 16 lots and common area, Design Review of 16 dwellings, a Mitigated Negative Declaration assessing the environmental impacts associated with the development, and adopted conditions of approval; WHEREAS, in February of2007, the Stonegate Home Development, Inc., hereafter referred to as the "Applicant", applied to the City to proceed with exterior revisions to several of the dwellings; WHEREAS, on March 15,2007, the Planning Commission held a properly noticed public hearing to consider the Modification of the Residential Planned Unit Development Permit and the associated land use entitlements including the revisions to the approved design of several of the dwellings at are a part of the Project; and WHEREAS, the Planning Commission has determined that the exterior modifications of the dwellings are consistent with the City's General Plan and all applicable requirements of the City's Zoning Ordinances; and NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of South San Francisco hereby adopts the following findings based on the entire record of the Applicant's design revisions, including the Applicant's plans submitted in association with the Modification of the Residential Planned Unit Development Permit and the associated land use entitlements, the Applicant's written narrative for the dwelling exterior modifications, the South San Francisco General Plan, the proposed Modification of the Planned Unit Development Permit, the Design Review of the proposed dwelling changes, the Mitigated Negative Declaration previously adopted by the City Council of the City of South San Francisco on July 14, 2004 City Council Resolution Number 69-2004, the South San Francisco Design Guidelines, the Draft Planned Unit Development Findings, the Planning Commission Staff Report dated March 15,2007, and the testimony and materials submitted at the Planning Commission meeting on March 15,2007; 1. Mitigated Negative Declaration. The City Council adopted a Mitigated Negative Declaration on July 14,2004. The Mitigated Negative Declaration determined that the proposed development would not have any adverse aesthetic impacts. The Planning Commission has determined that the proposed changes would not create any adverse impacts. There is no substantial evidence in the light of the whole record before the City that the changes to the project will have a significant effect on the environment. The Modification of the Residential Planned Unit Development Permit and the associated land use entitlements therefore complies with the California Environmental Quality Act. 2. Planned Unit Development Permit. As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84] and Revocation and Modification of Permits [SSFMC Chapter 20.91], the following findings are made in approval ofa Modification of Residential Planned Unit Development Permit P07-0010, to approve exterior changes to windows and doors of several dwellings. A. The 1.4 acre site is physically suitable for the 16 unit residential development with common area. The changes to the dwellings are in keeping with the architectural design of the new dwellings and because the changes are limited to windows and a few doors the buildings will still be in conformity with the surrounding residential developments. The City's Design Review Board recommended approval of the proposed changes. B. The changes to the dwellings has been reviewed and recommended for approval by the City's Design Review board to be in accordance with the City of South San Francisco Design Guidelines and to provide a high quality of fit with the neighborhood. The changes will improve the efficiency of the living space of the affected dwellings and will contribute to a residential environment of sustained desirability and stability. C. The changes to the dwellings are in keeping with the General Plan Land Use designation of Medium Density Residential and the Zoning of Medium Density Residential Zone District [R-2-H] in that the changes will not result in any dwelling unit density increases. D. The changes to the dwellings are consistent with the General Plan Land Use designation of Medium Density Residential and the Housing Element in that the changes will not result in the reduction of either the market rate or affordable dwellings associated with the development. E. The changes will not be adverse to the public health, safety or general welfare of the community, or unreasonably detrimental to surrounding properties or improvements. The changes are designed to comply with the City Design Guidelines and the architectural theme of the development and the surrounding residential enclave. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of South San Francisco does hereby: A. Recommends approval of the Modification of Residential Planned Unit Development Permit allowing exterior revisions to the dwellings consisting of window and door changes. B. Recommends approval of the Design Review of the exterior revisions to the dwellings consisting of window and door changes. I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the day of 2007, by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: Susy Kalkin Secretary to the Planning Commission ~ 1 , I. . : ~=i~~a~A'-O.h' <~ " . . i 1 -1 :::l'. "t.\..'~Ilr."O:;~Ill,~ I ;!ir~IJII ~IIIII~ ~ t!: ^ lit ~ i '< ~ ! i Ii I~.": ;!~ ~!I!I ?J ii .'i i~1 II !I I~ I I ~ ~iG~i~1 ~ I ! 14\ 14\ lClllifCllClfClfClfCl it 9 ;; ~l::~ee~ :: : i i MMMMMM I' ~~~~~~ttt~~sa~t& M "'........."'................................. ~I -iii ;;;;~~;~;~~~.;;;; ~~ ~:~~~:::::J:~:~~~ ~~~~~~~~~~.~~b.~ M '1 I II I I I r _________ 1 ~ :J~:. * c\;..i n tI~iI R UiI, ,: .... ..I~.II.." a!. : ~:~.:I. c.a.-h ;! 'lIl'f i ill.. 11M: bb ~.il ihl , I jl ! ~ i i :1 ~ ~ " p (I) ~ :11 o o i ~ I~ \ \ \ \ \ \ \ \ \ \ \ ./ ''\ /,,/ "/ >- / / / / / / I i I i j , j i I I I i i I i i , ~ I ~ i 1'! ,I .' I I +-_____ I ,", . I . 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Use Permit allowing a one-story 19,200 square foot medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces. 2. Preliminary Transportation Demand Management Plan to reduce traffic impacts. 3. Design Review ofa one-story 19,200 square foot medical services treatment facility building with landscaping and open at-grade parking accommodating up to 85 parking spaces. Project Location: 230 Oyster Point Boulevard (APN 015-023-390) in the Planned Commercial (P-C) Zone District. Codes: SSFMC Chapters 20.24,20.81,20.85 & 20.120. Mitigated Negative Declaration: Previously adopted by the Planning Commission on January 3, 2002. Owner & Applicant: Kaiser Permanante Case Nos.: PCA06-0008 [Original Case Nos.: P04-0131 (UP04-0031, DR04-0077, PM04-0003 & TDM04-0004)] RECOMMENDATION: That the Planning Commission review and approve a One Y ear-Time Extension of a 1) Use Permit allowing a one-story 19,200 square foot medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces; 2) Preliminary Transportation Demand Management Plan to reduce traffic impacts; and 3) Design Review of a one-story 19,200 square foot medical services treatment facility building with landscaping and open at-grade parking accommodating up to 85 parking spaces. BACKGROUND: The Planning Commission reviewed the applicant's request and their meeting of February 15, 2007 and continued the matter off-calendar so that City Staff could contact the applicant and Staff Report To: Planning Commission Subject: Time Extension of: P04-0131 230 Oyster Point Boulevard March 15,2007 Page 2 of 3 discuss the possibility of modifying the approved Use Permit to alter the treatment of the sidewalk and street frontage. The applicant's response to the Planning Commission's request is attached. The Planning Commission approved the proposed project, UP04-0031, at their meeting of January 6,2005. The project consists of a one-story medical building with a floor area of 19,200 square feet and open at-grade parking for up to 85 passenger vehicle spaces. This project will convert one of the last remaining former industrial sites along Oyster Point Boulevard to a use that will be consistent with the newer research and development buildings. The original proposed development also included a split ofthe then existing 3.54 acre site into a 1.64 acre lot and a 1.9 acre lot. The Final Parcel Map has been approved by the City Engineer and recorded with San Mateo County - so no time extension is required for the Parcel Map. A copy of the original Planning Commission Staff Report of January 6,2005 and a copy ofthe project plans are attached. As stated in the project sponsor's letter, they cannot proceed with construction at this time due to operational constraints. The SSFMC Section 20.81.090 (a) provides that Use Permit is approved for a term of two years from the effective date of the Planning Commission action - in this case the effective date being January 21,2005 (January 6, 2005 meeting + the appeal period of 15 calendar days) and the expiration date being January 21,2007. The same code section also provides that the Planning Commission may grant up to a one-year time extension - in this case, if approved by the Commission, the new expiration date would become January 21,2008. ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration was previously approved by the Planning Commission on January 3,2002 and does not require any action to be extended. RECOMMENDATION: The request appears reasonable and the applicant has indicated their intent to start construction sometime later this year. City Staff supports the granting of the time extension and recommends that the Planning Commission approve the One-Year Time Extension for a 1) Use Permit allowing a one-story 19,200 square foot medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces, 2) Preliminary Transportation Demand Management Plan to reduce traffic impacts; and 3) Design Review ofa one-story 19,200 square foot medical services treatment facility building with landscaping and open at-grade parking Staff Report To: Planning Commission Subject: Time Extension of: P04-0131 230 Oyster Point Boulevard March 15,2007 Page 3 of 3 accommodating up to 85 parking spaces. ._~-0de~~ &eve Carlson, emor Planner Attachments: Planning Commission Staff Report January 6,2005 February 15,2007 Adopted Conditions of Approval Approved Plans Applicant's Letter Planning Commission Staff Report DATE: January 6, 2005 TO: Planning Commission SUBJECT: 1. Use Permit allowing a one-story 19,200 SF medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces. 2. Tentative Parcel Map to split the existing 3.54-acre lot into two lots with areas of 1.64 acres and 1.9 acres. 3. Preliminary Transportation Demand Management Plan in conjunction with the Variance to reduce traffic impacts. 4. Design Review of a one-story 19,200 SF medical services treatment facility building with open at-grade parking accommodating up to 85 parking spaces. Project Location: 3.54 acre site situated at 200 & 230 Oyster Point Boulevard (APN 015-023-010) in the Planned Commercial (P-C) Zone District. SSFMC Chapters: 20.79 and 20.85. Owner: Malcolm Building, LLC Applicant: Hunter Storm, LLC (agent for Kaiser). Case No.: P04-0131 (UP04-0031, DR04-0077 & PM04-0003) Mitigated Negative Declaration certified by the Planning Commission on January 3, 2002. RECOMMENDATION: That the Planning Commission approve 1) Use Permit allowing a one-story 19,200 SF medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces, 2) Tentative Parcel Map to split the existing 3.54-acre lot into two lots with areas of 1.64 acres and 1.9 acres, 3) Preliminary Transportation Demand Management Plan in conjunction with the Variance to reduce traffic impacts, and 4) Design Review ofa one-story 19,200 SF medical services treatment facility building with open at-grade parking accommodating up to 85 parking spaces. BACKGROUND/DISCUSSION: The Planning Commission previously reviewed the proposed plans for the small medical treatment facility at the Study Session of December 2, 2004. The Commission's review focused Staff Report To: Planning Commission Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard January 6, 2005 Page 2 of9 on the design compatibility of the development. The Commission suggested that the open railing be replaced with a low rise opaque wall to screen views of the automobiles in the parking lot. The Commission also supported the provision of adequate parking but wanted more information regarding patient use ofUCSF treatment facilities that Kaiser patients now use. The applicant has revised the plans to incorporate the Planning Commission's suggestions. The ingress driveway has been relocated farther east and modified to restrict cars from exiting onto Oyster Point Boulevard. The project includes demolition of the remaining building and site improvements, and the construction of a one-story 19,200 SF medical treatment building, with open at-grade parking for as many as 85 parking spaces. The project includes new landscaping and an entry plaza area sheltered from Oyster Point Boulevard noise and westerly winds. A Parcel Map is proposed to split the site into two lots comprised of 1.64 acres (230 Oyster Point Boulevard) and 1.9 acres (200 Oyster Point Boulevard). The proposed project would be situated on the easterly lot of 1.64 acres. The property owner has not proposed a project for the proposed westerly lot. The easterly lot would be conveyed to Kaiser. The proposed project, including the Parcel Map, would supercede the office development previously approved by the Planning Commission. PROJECT SUIT ABILITY Medical Service Use The project site's General Plan land use designation is Business Commercial, which allows medical service uses. The medical service project is consistent with several General Plan goals and policies that support expansion of desirable and compatible uses in the Oyster Point Boulevard corridor. The proposed medical treatment facility use is consistent with the plan objectives. A key principle underlying the creation of the Economic Element and especially pertinent to this development proposal is the need for the City to undertake land use decisions that provide for the City's long term economic sustainability and diversification, fiscal stability, and optimization of infrastructure capacities. The proposed medical service development is in keeping with these principles. The site is surrounded by other R&D and related uses and is in an area that is set aside for such uses and that should be developed. The proposed medical service project also fulfills two specific Land Use Policies: Staff Report To: Planning Commission Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard January 6, 2005 Page 3 of9 Policy LU-1 . Developments planned for the East of 101 Area shall be evaluated based on their merits and net benefits they provide to the East of 101 Area and the City of South San Francisco. . New development should enhance the net revenues to the City by providing increased sales tax, property tax and other fees. . New development should create quality jobs for South San Francisco residents. Policy LU-2 New East of 101 Area developments should generally meet the following criteria: . New land uses should enhance property values, thereby increasing property tax revenues in the East of 101 Area. . New development should not have a net negative fiscal impact on the City, and should pay for all on-going City services it requires through taxes and fees. This is particularly important for projects with low property improvement values, such as storage yards and parking lots. . New land uses that are similar to or compatible with surrounding development are encouraged. New uses should not be detrimental to the overall economic viability of the East of 101 Area. . New development approvals should reflect market conditions . New development should visually enhance and contribute to the aesthetic character of the East of 101 Area. . The trip generation of new lands uses should be within the projections of the Area Plan. . The demand for sewage treatment for each individual development should remain within the projections of the Area Plan. The revised proposed project complies with the East of 101 Area Plan Design Guidelines especially the following policies: Staff Report To: Planning Commission Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard January 6, 2005 Page 40f9 . DE-4 Developments should incorporate the natural site topography rather than creating flat development pads. . DE-15 Developments should de-emphasize the visual prominence of parking areas by placing parking areas away from views from the public streets. . DE-20 Developments should minimize circulation spaces by using shared driveway access between adjacent properties. The development incorporates the natural site topography, to a large extent. A major portion of the parking is behind the building and that which would otherwise be visible from the street will be screened from views with a low rise opaque wall. The project includes the use of a shared access. In all other respects, the proposed medical service project generally meets all ofthe criteria. Vacant Parcel The proposed lot split creating a vacant remainder parcel complies with the General Plan. Neither the General Plan nor City ordinances preclude a lot split without an associated development plan. The Commission has expressed concern over whether it is desirable to leave a significant portion of a site vacant for an unknown periQd of time and for an unknown development. The remaining vacant lot is not only less valuable, but may be less suitable for R&D development, foreclosing greater development options and a future development that is compatible with the adjacent land uses. The applicant has submitted site plan and data to support the feasibility of development of as much as a two-story 50,000 SF R&D building with open at-grade parking. DESIGN COMP ATffiLIITY The Planning Commission has taken extraordinary steps to engage the adjacent land owners at 180 Oyster Point Boulevard and 200-230 Oyster Point Boulevard to propose developments that were compatible in all respects - building set backs, common shared entry driveway, building design, public amenities and landscape plans. Because the proposed developments demonstrate that the projects share common design vocabulary and all of the features desired by the Planning Commissioners, City staff's understanding is that the Planning Commissioners are willing to allow the current proposed development to proceed separately. To maintain the continuity of the overall site planning, a condition of approval has been added that requires the design of the vacant parcel to adhere to the same development standards including minimum building height and size, minimum build-to lines (setbacks), landscape plan, common shared entry, public amenities and exterior building finishes including colors and materials. Staff Report To: Planning Commission Subject: P04-0131 - 200 & 230 Oyster Point Boulevard January 6, 2005 Page 5 of9 ZONING COMPLIANCE Medical service uses are currently allowed uses in a Planned Commercial (P-C) Zone District. Medical service uses that operate on a 24-hour basis are allowed subject to an approved Use Permit by the City's Planning Commission [SSFMC Sections 20.24.040]. The building generally complies with current City development standards as displayed in the following table: DEVELOPMENT STANDARDS Site Area: Total 3.54 acres [154,202 SF] Lot A 1.64 acres [Project Site - 230 Oyster Point Boulevard] Lot B 1.9 acres [Vacant Lot - 200 Oyster Point Boulevard] Project Site Data Floor Area: 19,200 SF Floor Area Ratio: Maximum: 0.5 to 1.0 Lot Coverage Maximum: 60% Landscaping Minimum: Automobile Parking Minimum: Setbacks Minimum Proposed Front 20 FT 20 FT Side 6 FT 6-100 FT Rear 6 FT 10 FT Notes: 1. 6 foot landscaped side setback required of parking lots. 2. Parking based on a rate of 1 stall per 300 SF. Proposed: 0.27 Proposed: 27% 10% Proposed: 27% 64 Proposed: 85 The proposed parking exceeds the minimum requirements set forth in SSFMC Chapter 20.74 by 21 parking spaces. The Planning Commission may wish to consider reducing the parking closer to the minimum requirement of 64 spaces, and the area converted to a larger on-site entry amenity area and patient drop-off. The facility will be staffed by an estimated 36 employees, will accommodate up to 24 patients per hour and have up to 10 vendors and other visitors - a total of 70 persons on-site at any time except during the middle of the day when patients are not likely to be admitted. By way of Staff Report To: Planning Commission Subject: P04-0131 - 200 & 230 Oyster Point Boulevard January 6, 2005 Page 6 of9 comparison, Kaiser's other similar facilities have the following parking ratios: FACILITY FLOOR AREA PARKING RATIO SSF (4 Vaults) 19,200 SF Santa Clara (3 Vaults) 17,300 SF Rancho Cordova (2 Vaults) 10,300 SF 3.6/1,000 SF 4.4/1,000 SF 5.0/1,000 SF Kaiser representatives indicate that as the size of the facility increases the number of patients increases proportionately, but the staffing increases at a slower rate. The SSF facility would have the lowest parking ratio of the three facilities. At the Commission meeting City staffhas requested that the applicant provide additional data regarding staffing and patient census at the other two facilities and the adequacy of parking supply and demand. Because the average lot depth is less than 150 feet, the rear setback need only be 6 feet in depth. TRANSPORTATION DEMAND MANAGEMENT PLAN The SSFMC Chapter 20.120 requires that all uses generating in excess of 100 average daily vehicle trips is required to develop a Transportation Demand Management Plan (TDM) to reduce daily single occupant trips by 28%. Because the proposed development has a Floor Area Ratio (FAR) of less than the 0.5 maximum base ratio allowed, the project is only required to comply with the minimum core TDM requirements (comprised of 15 elements). The Planning Commission previously approved a TDM associated with the approved larger office project O. The applicant, with the assistance ofFehr and Peers Associates, a qualified Traffic Engineering firm, has completed the PTDM Plan consisting of a table of the plan and a site plan showing general location of on-site facilities that are attached to this staff report [SSFMC Section 20.120.060 Submittal Requirements]. The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that developments that are less than the maximum allowed base Floor Area Ratio [FAR] of 0.50 include in the PTDM Plan only the 15 basic elements delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The applicant's project FAR of 0.27 does not exceed the base maximum FAR of 0.50. The applicant's PTDM Plan includes the 15 basic elements. The TDM Ordinance also requires that prior to the issuance of Building Permit, the applicant submit a [mal TDM Plan to the Chief Planner for review and approval. The plan is subject to a formal Annual Review by City staff[SSFMC 20.120.100]. The Annual review consisting of Staff Report To: Planning Commission Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard January 6, 2005 Page 70f9 surveys prepared by the City staff or consultant is intended to monitor the success of the TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. The TDM Plan is not subject to the review and approval by the San Mateo City/County Association of Government because the project generates less than a 100 vehicle trips in the peak commute hours. The proposed TDM Plan is comparable to other recent developments approved by the City. The site's proximity to the Caltrain station increases the probability of success of the TDM Plan. The potential for parking spillover does not exist since parking is not allowed on Oyster Point Boulevard. As the Planning Commission observed at the December 2, 2004 Study Session, the TDM applied to the patients arriving for treatment is challenging at best. Staffwill review the Final TDM with that in mind. Therefore, it is recommended that the Planning Commission approve the PTDM Plan, based on the attached findings. TENTATIVE PARCEL MAP The project includes splitting the 3.54 acre site into two lots with areas of 1.9 acres (to be retained by Malcolm) and 1.64 acres (Kaiser project site). The proposed lot split is conforming to the General Plan policies and the development standards and requirements of both SSFMC Title 19 Subdivision Regulations and Title 20 Zoning Regulations. Easements are required for public pedestrian access along Oyster Point Boulevard and vehicle circulation over the future Malcolm parcel providing vehicular access to and from the shared main entry/exit driveway. The City Engineer has reviewed the map and determined that it complies with the requirements of SSFMC Title 19. DESIGN REVIEW BOARD The project design was reviewed by the Design Review Board at its meeting of October 19, 2004. The Board offered the following comments: 1. Revise the planting plan to include plants that are better suited for the area. Blackwood Acacia is acceptable if available; otherwise a plant substitution is required. River birch, Crate Myrtle, and Columbia London Plane trees are acceptable. Rockrose and Australian bluebell shrubs are not acceptable because they do not thrive in the area. Acacia Redilines are not acceptable because they are too invasive. Monterey Carpet in large quantity is not preferred in large planting areas. An evergreen tree such as in the pine or conifer family should be considered. Fremont Poplars are acceptable, but care must be taken as they can be disruptive to infrastructure. The Pittosporum tobira Variegata shrub is okay, but the tree form is not likely to perform well in the area. Staff Report To: Planning Commission Subject: P04-0131 - 200 & 230 Oyster Point Boulevard January 6, 2005 Page 80f9 2. Revise the plans taking into account the East of 101 Area Plan Design Guidelines. 3. Relocate the sidewalk so that it ramps up the slope to the building. 4. Provide a minimum 5-foot wide planting strip between the street and the sidewalk. 5. Revise the plans and resubmit to the Design Review Board. The plans have been revised to incorporate both the Design Review Board's and the Planning Commission's comments. The minutes of the Design Review Board are attached to this staff report. The Board concurred that the landscaping should be continuous from 180 to 230 Oyster Point and that the plan should provide a finished frontage for the new vacant lot that adequately screens view of the vacant site. A decorative opaque wall and/or graded 3 foot to 4 foot tall landscaped berm in the location of the proposed future building will need to be designed in conjunction with the landscaping until the vacant site is developed to obscure views of the vacant lot. The vacant lot should also be hydro seeded to minimize erosion and improve the visual aesthetics. A condition of approval has be included the requires these landscape improvements. City staff believes that the shared entry (opposite Veterans Boulevard) adjacent to 180 and 200 Oyster Point Boulevard should have a more generous landscape area at the southerly terminus than is shown on the sheet A9 of the applicant's plans. A condition of approval has been added to require a larger landscape area. The applicant will construct a roadway across the vacant site to link with the shared common entry/exit. The applicant has provided an easement for this purpose. ENVIRONMENTAL REVIEW As provided by the California Environmental Quality Act, because the proposed project is a compatible type of development, but is smaller in size and has fewer impacts than the previous development approved by the Planning Commission, the previous Commission-approved Mitigated Negative Declaration (MND) adequately addresses the impacts. The environmental document is not required to be revised nor re-circulated and the Planning Commission is not required to take any further action. The key potential impacts identified in the previous MND were traffic, storm water drainage, sanitary sewer, removal of hazardous material from the site, and construction impacts. A TDM Plan and the payment of Traffic Fees for future traffic improvements in East of 101 Area, including the East of 101 Area Transportation Implementation Plan and the Oyster Point Interchange Fee will be required to help reduce traffic impacts. A sanitary sewer line impact fee is required to help reduce the costs associated with the sewer line and pump upgrade project. Staff Report To: Planning Commission Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard January 6, 2005 Page 90f9 RECOMMENDATION: That the Planning Commission approve 1) Use Permit allowing a one-story 19,200 SF medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces, 2) Tentative Parcel Map to split the existing 3.54-acre lot into two lots with areas of 1.64 acres and 1.9 acres, 3) Preliminary Transportation Demand Management Plan in conjunction with the Variance to reduce traffic impacts, and 4) Design Review of a one-story 19,200 SF medical services treatment facility building with open at-grade parking accommodating up to 85 parking spaces. Is/Steve Carlson Steve Carlson, Senior Planner ATTACHMENTS: Draft Use Permit Findings of Approval Draft Parcel Map Findings of Approval Draft Transportation Demand Management Plan Draft Conditions of Approval Planning Commission Draft Minutes - December 2, 2004 Design Review Board Minutes - October 19,2004 TDM Plan Plans Planning Commission Staff Report DATE: February 15, 2007 TO: Planning Commission SUBJECT: Time Extension of: 1. Use Permit allowing a one-story 19,200 square foot medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces. 2. Preliminary Transportation Demand Management Plan to reduce traffic impacts. 3. Design Review ofa one-story 19,200 square foot medical services treatment facility building with landscaping and open at-grade parking accommodating up to 85 parking spaces. Project Location: 230 Oyster Point Boulevard (APN 015-023-390) in the Planned Commercial (P-C) Zone District. Codes: SSFMC Chapters 20.24, 20.81, 20.85 & 20.120. Mitigated Negative Declaration: Previously adopted by the Planning Commission on January 3, 2002. Owner & Applicant: Kaiser Permanante Case Nos.: P04-0131 (UP04-0031, DR04-0077, PM04-0003 & TDM04- 0004) RECOMMENDATION: That the Planning Commission review and approve a One Y ear- Time Extension of a 1) Use Permit allowing a one-story 19,200 square foot medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces; 2) Preliminary Transportation Demand Management Plan to reduce traffic impacts; and 3) Design Review of a one-story 19,200 square foot medical services treatment facility building with landscaping and open at-grade parking accommodating up to 85 parking spaces. BACKGROUND: The Planning Commission approved the proposed project, UP04-0031, at their meeting of January 6, 2005. The project consists of a one-story medical building with a floor area of 19,200 Staff Report To: Planning Commission Subject: Time Extension of: P04-0131 230 Oyster Point Boulevard February 15,2007 Page 2 of 3 square feet and open at-grade parking for up to 85 passenger vehicle spaces. This project will convert one of the last remaining former industrial sites along Oyster Point Boulevard to a use that will be consistent with the newer research and development buildings. The original proposed development also included a split of the then existing 3.54 acre site into a 1.64 acre lot and a 1.9 acre lot. The Final Parcel Map has been approved by the City Engineer and recorded with San Mateo County - so no time extension is required for the Parcel Map. A copy of the original Planning Commission Staff Report of January 6,2005 and a copy of the project plans are attached. As stated in the project sponsor's letter, they cannot proceed with construction at this time due to operational constraints. The SSFMC Section 20.81.090 (a) provides that Use Permit is approved for a term of two years from the effective date of the Planning Commission action - in this case the effective date being January 21,2005 (January 6,2005 meeting + the appeal period of 15 calendar days) and the expiration date being January 21, 2007. The same code section also provides that the Planning Commission may grant up to a one-year time extension - in this case, if approved by the Commission, the new expiration date would become January 21,2008. ENVIRONMENTAL REVIEW A Mitigated Negative Declaration was previously approved by the Planning Commission on January 3,2002 and does not require any action to be extended. RECOMMENDATION: The request appears reasonable and the applicant has indicated their intent to start construction sometime later this year. City staff supports the granting of the time extension and recommends that the Planning Commission approve the One-Year Time Extension for a 1) Use Permit allowing a one-story 19,200 square foot medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces, 2) Preliminary Transportation Demand Management Plan to reduce traffic impacts; and 3) Design Review of a one-story 19,200 square foot medical services treatment facility building with landscaping and open at-grade parking accommodating up to 85 parking spaces. Staff Report To: Planning Commission Subject: Time Extension - P04-0131 February 15, 2007 Page 3 of 3 Attachments: Planning Commission Staff Report January 6,2005 Adopted Conditions of Approval Approved Plans Applicant's Letter CONDITIONS OF APPROVAL P04-0131 Kaiser Medical Office Building 230 Oyster Point Blvd. (As approved by the Planning Commission on January 6, 2005) A. PLANNING DMSION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the plans prepared The Hagman Group, dated December 21, 2004 and Kier & Wright dated December 2004, in association with P04-0031. 3. The landscape plan shall include more mature shrubs, trees shall have a minimum size of 24 inch box and 15% of the total number of proposed trees shall be a minimum size of36 inch box. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the final inspection the applicant shall have a Final Transportation Demand Management Program (TDM) prepared by a qualified and licensed traffic engineer that incorporates the provisions of the City of South San Francisco SSFMC 20.120 Transportation Demand Management. The Final TDM Plan shall closely follow the PTDM Plan approved by the Planning Commission on January 6, 2005 in association with P04-0035 and shall be subject to the review and approval by the City's Chief Planner. The Final TDM shall also be subject to the review and approval by the San Mateo City/County Association of Governments. 5. Prior to the issuance of the building permit the applicant shall pay the Child Care Impact Fees estimated to be $ 9,600.00 based on the following calculation [19,200 SQ. FT. X $0.50/SQ. FT. = $ 9,600.00]. 6. Prior to the issuance of the Building Permit the applicant shall submit the results of the soils tests in association with the tank removal and the final site remediation plan. The final site remediation plan shall be subject to the review and approval by the City's Chief Planner. 7. The applicant shall comply with all mitigation measures associated with Mitigated Negative Declaration 00-014. (planning Division contact: Steve Carlson, 650/877-8535) Conditions of Approval Page 2 of8 ENGINEERING DIVISION 1.. The applicant shall comply with the requirements of the Engineering Division's "Standard Conditions for Tentative parcel Maps" section of the "Standard Conditions for Subdivisions and Private Developments" booklet dated January 1998. 2. The applicant shall pay the City's actual plan check costs to retain a land surveyor to plan check the preliminary map and to sign the parcel map as the City's Technical Reviewer. 3. Any appropriate access easements between the two parcels shall be provided in a form and content acceptable to the City Engineer and the City Attorney. 4. The main entry roadway into the site from Oyster Point Boulevard shall be designed with 4 lanes with two lanes into and two lanes out of the site. The applicant shall be responsible for the cost of the construction of this entry way and all modifications to the Veterans Boulevard/Oyster Point Boulevard intersection and traffic signal improvements necessary to accommodate this development, in accordance with plans approved by the City Engineer. The design of the access driveways shall conform to the City Standards Drawing Number 1. 5. The project's grading, drainage, roadway, utility and other infrastructure design shall comply with the requirements of the Engineering Division's "Standard Conditions for Commercial and Industrial Developments" section of the "Standard Development Conditions" booklet, dated January 1998. The design of these improvements shall be prepared by the Applicants civil engineering consultants and submitted to the City Engineer for review and approval. 6. Entrance from Oyster Point Boulevard shall be designed to prevent vehicles from exiting the site. Install a City standard driveway at this location. 7. Install wheel stops on parking spaces flush with the walkway adj acent to the building. 8. Oyster Point Boulevard has been recently repaved. No trenching will be allowed in the roadway. 9. Storm Drain Pipe in the right-of-way shall be Class III RCP. 10. The following fees shall be paid by the developer: OYSTER POINT OVERPASS CONTRlBUTION FEE Prior to receiving a Building Permit for the proposed new office building, the applicant shall pay the Oyster Point Overpass fee, as determ:ined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the subject 19,200 GSF office is calculated below. (The number in the calculation, "8194.52", is the October 2004 Engineering Conditions of Approval Page 3 of8 News Record San Francisco construction cost index, which is revised each month to reflect local inflation changes in the construction industry.) Trip Calculation 19.2 gsfOffice!R&D use @ 12.3 trips per 1000 gsf = 236 new vehicle trips Contribution Calculation 236 trips X $154 X (8194.52/6552.16) = $ 45,454 IV. EAST OF 101 TRAFFIC Th1PACT FEES Prior to the issuance of a Building Permit for any building within the proposed proj ect, the applicant shall pay the East of 101 Traffic Impact fee, In accordance with the resolution adopted by the City Council at their meeting of September 26, 2001, or as the fee may be amended in the future. Fee Calculation (as of July 2004) 19,200 gsfOffice@ $1.51 per each square foot = $ 28,992 (please note that the traffic impact fee is proposed to be increased early next year. If the applicant has not obtained a building permit and begun construction prior to the date on which the fee is increased, the applicant will be required to pay the revised fee.) V. SEWER SYSTEM CAPACITY STUDY AND IMJ>ROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 area, downstream of the proposed office!R&D development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model is proposed to analyze the problem and recommend solutions and improvements. The applicant shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted by the City Council at their meeting of October 22, 2002. The adopted fee is $3.19 per gallon of discharge per day. The applicant shall meet with the Director of Public Works to determine the projected discharge from the project The Director of Public Works will determine the amount of capacity required in accordance with the criteria established in the Resolution adopted by the City Council on October 22, 2002. The Carollo Study, which forms the basis for the system upgrades, calculated Office/R&D uses to require a capacity of 400 gallons per day per 1000 square feet of development. Based upon this calculation, the potential fee would be, if paid this year: 0.4 Conditions of Approval Page 4 of 8 gallons per square foot (400 gpd/1000 sq. ft.) x $3.19 per gallon x 19,200 sq. ft. = $19,201. The sewer contribution shall be due and payable prior to receiving a building permit for each phase of the development. (Engineering Division contact: Dennis Chuck 650/ 829-6652) POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance 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 lockl 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 lockl with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. 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 binge studs, to prevent removal of the door. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knobllever/turnpiece. 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" l employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. Conditions of Approval Page 5 of8 e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type oflock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) 1bs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary.resistant glass or glass-like acrylic material? 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 25/16" security laminate, 1/4" po1ycarbonate, or approved security film treatment, minimum. Conditions of Approval Page 6 of8 fastened. or: 3) A steel grill of at least lI8" material or tvlTo inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it. shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least lI2" 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 lI8" material or tvlTo 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. 4. Lighting a All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings Conditions of Approval Page 7 of8 a. The address number of every commercial building shall be illuminated during the hours of darlmess so that it shall be easily visible from the street.. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. 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. 6. 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. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE:For additional details, contact the Traffic Bureau at 829-3934. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. (police Department contact, Sgt. E. Alan Normandy (650) 877-8927) WATER QUALITY CONTROL 1. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 2. Stormwater pollution preventions devices are to be installed. A combination oflandscape based controls and manufactured controls are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. 3. The applicant must submit a signed maintenance schedule for the stonnwater pollution prevention devices installed. CDnditions Df ApprDval Page 8 of8 4. A plan showing the IDcatiDn of all stDrm drains and sanitary sewers must be submitted. 5. Roof condensate needs to' be routed to sanitary sewer. 6. Trash handling area must be cDvered and enclDsed and must drain to sanitary sewer. This must be shown on the plans. 7. Loading dock area must be cDvered and any stDrm drains must include stormwater pollution prevention devices. 8. Install a sampling PDint priDr to the addition Df domestic waste. 9. Fire sprinkler system test/drainage valve shDuld be plumbed intO' the sanitary sewer system. 10. A cDnstruction Storm Water PollutiDn PreventiDn Plan must be submitted. 11. Plans must include locatiDn of concrete wash out area and IDcation of entrance/Dutlet of tire wash. 12. A grading and drainage plan must be submitted. 13. An erosiDn control plan must be submitted. 14. Applicant must pay sewer connectiDn fee at a later time based Dn anticipated flow, BOD and TSS. 15. Applicant maybe required to obtain a wastewater discharge permit. (Water Quality Control contact: Cassie Prudhel (650) 849-3840) ~. "'-""0 ,.' .rJ \.2" t Q. r/ \":"C"'Jr.n ~ j'""(}i"';'-.', r/ . "', !i -..../ ~ fI! \-- J :... ' ',' ,~)C, -~,~' -..... ...:...... ... ~W~ KAISER PERMANENTE@ Kaiser Foundation Health Plan, Inc. December 19, 2006 City of South San Francisco Economic & Community Development Department Planning Division 315 Maple Avenue South San Francisco, CA Re: Use Permit - UP04-0031 230 Oyster Point Request for Extension Kaiser Permanente requests that the City of South San Francisco extend our Use Permit: UP04- 0031 for a Cancer Treatment Center at 230 Oyster Point for one year. To date Kaiser Permanente has been unable to proceed with the construction of this facility due to operational restraints. We now anticipate construction of this facility can begin late in 2007. We would appreciate the Planning Department's consideration and processing of an extension for the next available Planning Commission hearing. S incerel y "711 7 /)) ~t.-v~~l M. F. Murphey 0 Sr. Project Manager National Facilities Services, Capital Projects Group 1200 EI Camino Real, CPG Trailer South San Francisco, CA 94080 Tel: (650) 742-2111 Fax: (650) 742-2115 ii\ KAISER PERMANENTE~ Kaiser Foundation Health Plan, Inc. March 7, 2007 City of South San Francisco Economic & Community Development Department Planning Division 315 Maple Avenue South San Francisco, CA Re: Use Permit - UP04-0031 230 Oyster Point Request for Extension Per our written request of December 19,2006, Kaiser Permanente asks that the City of South San Francisco extend our Use Permit: UP04-0031 for a Cancer Treatment Center at 230 Oyster Point for one year. We do not wish to reopen the planning process at this time. The Planning Commission and Kaiser previously considered a meandering sidewalk and determined that it was impractical due to the steep slope in front of our proposed building. We would appreciate the Planning Department's consideration and processing of an extension for the next available Planning Commission hearing. Sincerely 6fn f- ~L7lll'" M. F. 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'~ ~-- )~!j!,' \.. f~~" ~ --r::- ~~. ~ ~t: ~~.'/'-" - r ~ '-..,~~I'':-- ~< >~I : ~i~~ >-~;::;~ : "'~z 01 0) -l r~ ~~r1:g _0:0 1) ,_ ;;; z i _,//~i ~~- ~ ~! _ ~':l 1l _,___ _.1 ".r...l ~~~ >--Ha.. ~~~ ~1J~ MATCH gg _ _ L.WEL,".$ ~i= "8 -f"f =~~!lYE \ - I 0:0' I 1~ -- --./ ..-.=: ~ /./ i Planning Commission Staff Report DATE: March 15,2007 TO: Planning Commission SUBJECT: Genentech Childcare Facility: Use Permit to allow construction of a Childcare Center for approximately 500 children, with a total floor space of approximately 50,484 square feet, located on a 4.59-acre site at 444 Allerton Avenue currently in the Planned Industrial Zoning District. The site is currently under consideration by the City Council to be incorporated into the West Campus area of the Genentech Research & Development Overlay District. Applicant: Genentech, Inc. Case No. P06-0024 and Use Permit UP06-0008 RECOMMENDATION: That the Planning Commission approve P06-0024 to allow construction of a Childcare Center for approximately 500 children, based on the attached Findings and subject to the Conditions of Approval. BACKGROUND: The project site was formerly a warehouse operated by See's Candies, which was demolished in 2006. The applicant, Genentech Inc., is proposing to construct a Childcare Center for approximately 500 children on the site. Surrounding land uses and setting The project site is currently located in the Planned Industrial Zoning District. However, the site is currently under consideration by the City Council to be incorporated into the West Campus area of the Genentech Research and Development Overlay District. The proposed Childcare Center proj ect is located at 444 Allerton Avenue, which is on the east side of the street between Forbes Boulevard and Cabot Court. Land uses within 2,500 feet of the site boundaries include: North: ! A mixture of industrial and biotechnology uses on Forbes Boulevard, I including Cell Genesys, which is a life science company. South: A mixture of industrial and biotechnology uses along Allerton Avenue, ___________ ____u______________ _,_ ____00___ STAFF REPORT RE: Genentech Childcare Center, P06-0024 Date: March 15,2007 Page 2 - ----- including the life science incubator. East: A mixture of industrial and biotechnology uses along Grandview Drive, including the Genentech Upper Campus buildings. West: Mixed industrial and R&D uses along Allerton Avenue and Cabot Road, including Cabot, Cabot & Forbes }3usiness Park industrial uses. --------------------- -------------- ------....--- ...--- DISCUSSION: The applicant is proposing to construct a Childcare Center for Genentech employees at 444 Allerton Avenue in the East of 101 area. The project, totaling 50,484 square feet, would comprise a two-story administration building, four single-story classroom pavilions, a separate single-story pavilion for art and enrichment programs, a playground area, and would provide 102 on-site parking spaces. The project would accommodate approximately 500 children and employ approximately 150. The hours of operation of the proposed Center would be between 6:30 AM and 7:30 PM on weekdays. Chddcan: Center . \CI e~ Square Feet Total Site Area 4.59 acres Total Building Area Classroom Pavilions (4) Art Pavilion 50,484 square feet 8,909 s.f./1 story 1,632 s.f.ll story 14,143 s.f.l2 stories Administration Building Playground Area 70,200 square feet 102 spaces (l space per 5 children) 25.24% Parking Lot Coverage Project Design Building Design - The proposed Childcare Center has a contemporary appearance and will be constructed as a wood frame structure with a smooth stucco finish, fluted concrete, corrugated metal canopies, wood and metal roof passageways, and an aluminum window system. The two- story administration building is the most visible building on the site; the building's lobby provides the visual focus with the use of a high glass curtain wall, metal overhang above the entrance, and slanted metal roof which rises over the second floor. The classrooms, art pavilion, and play area cannot be seen from the street since they are located behind the administration STAFF REPORT RE: Genentech Childcare Center, P06-0024 Date: March 15,2007 Page 3 building. These buildings incorporate the general design elements (a lower curtain wall for example) used in the administration building. Landscaping -The Childcare Center would include a landscaped play area within the site area. Landscaping will be added to the setback areas surrounding the facility. Genentech is required to create an emergency vehicle access (EVA) route on the Union Pacific Right-Of-Way behind the facility. Planning Division staff has included a Condition of Approval that the applicant shall install landscaping along the EV A. All exterior lighting would consist of low profile or low spread lights to reduce glare. Design Review Board - On March 21, 2006, the Design Review Board reviewed the proposed site, architectural and landscaping plans for Childcare Center. The Board's comments were generally favorable. The DRB recommended that the applicant replace the proposed Douglas Fir and Cypress trees with a different species. The Conditions of Approval will include a condition requiring the landscape plans to propose an alternative species. Parking & Circulation On-Site Vehicle Circulation and Drop-Off Parking Genentech prepared a traffic study to analyze the site-specific conditions for vehicle circulation and trips (Attachment 6). One of the objectives of the Genentech Facilities Ten-Year Master Plan is to create a more walkable campus and reduce the number of vehicles traveling to and from the campus. The Childcare Center, however, is a special use that will make it difficult to achieve that objective for the following reasons: . The Childcare Center is located on the edge of the Genentech campus and will result in many parents driving to campus, stopping at the Center and then parking near their employment location. . The Childcare Center will require a large number of drop-off spaces to accommodate the short stops at the Center. . The drop-off spaces will be used for a short time in the morning. The applicant anticipates that the drop-off spaces will remain vacant for the majority of the day. The applicant proposes to use two driveways and locate 101 drop-off parking spaces in front of the administration building. The traffic report for the project provides two alternatives for vehicle access during the peak period. . Alternative A: Both driveways will permit vehicles to enter and exit. . Alternative B: South project driveway will permit vehicles to enter only. The north project driveway will permit vehicles to enter and exit. STAFF REPORT RE: Genentech Childcare Center, P06-0024 Date: March 15,2007 Page 4 The Engineering Division has reviewed the traffic study and the proposed alternatives. The City is concerned that if the applicant permitted entry from the north driveway during the morning peak period, it would create potential problems with employees from Cell Genesys who are entering their facility (the driveway is located next to the Childcare Center) at the same time. The Engineering Division prefers that the applicant limit entry to the south driveway and permit cars to only exit from the north driveway during the peak morning period. The Engineering Division has added a condition that Genentech require Childcare Center staff to direct traffic during the morning peak period. Conformance to Genentech Facilities Ten-Year Master Plan The proposed project is not currently located in the Genentech Research and Development Overlay District. However, the project is currently under consideration by the City Council to be incorporated into the District. The proposed proj ect conforms to the approved buildout on campus since it is considered part of the West Campus development identified in the Master Plan and analyzed in the Master Environmental Impact Report. The Master Plan analyzes the proposed campus expansion, which encompasses 163 acres, and the 200-acre study area during the ten-year planning period, which ends in 2016. The table in Attachment 4 shows the existing build-out and outlines the anticipated build-out on the l63-acre campus. The proposed project is listed as an "amenity" in the table and is consistent with the Growth and Development projections analyzed in the Master Environmental Impact Report. Conformance to Existing General Plan and Zoning The site is currently zoned in the Planned Industrial Zoning District and designated Business and Technology Park in the General Plan. Construction and operation of the Childcare Center would not alter the present or planned land use of the area and, therefore, is consistent with the City's General Plan policies. The proposed project would implement General Plan policies supporting the construction of employee amenities and childcare centers. The proposed project is consistent with the setback requirements, site planning, landscaping, and building design standards found in the East of 101 Area Plan and the Planned Industrial Zoning District. When the project site is reclassified to Genentech Research and Development Overlay District, the proposed project would remain consistent with the zoning standards. Environmental Determination The City of South San Francisco prepared the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report (SCH #2005042121) to analyze the potential impacts from anticipated growth and development on the Genentech STAFF REPORT RE: Genentech Childcare Center, P06-0024 Date: March 15,2007 Page 5 campus to 2016. The proposed West Campus Childcare Center is listed as a specific project and analyzed in the MEIR. Therefore, the project does not require further environmental analysis. RECOMMENDATION: Planning Division Staff recommends that the Planning Commission approve P06-0024 to allow construction of a Childcare Center for approximately 500 children, with a total floor space of approximately 50,484 square feet, located on a 4.59-acre site at 444 Allerton Avenue currently in the Planned Industrial Zoning District, based on the attached Findings and subject to the Conditions of Approval. Respectfully submitted, Attachments: 1. Vicinity Map 2. Proposed Findings of Approval 3. Proposed Conditions of Approval 4. Table 2.3-3: Total Projected 2016 Distribution of Development by Neighborhood 5. Design Review Board Minutes 6. Draft Transportation Analysis for Genentech's Child Care Center, 444 Allerton Avenue, prepared by Fehr & Peers Transportation Consultants, January 27,2006 7. Site and Elevation Plans Attachment 1: Location Genentech Childcare Center 444 Allerton Avenue P06-0024 PROPOSED FINDINGS OF APPROVAL P06-0024 & UP06-0008 (As recommended by the Planning Division, March 15,2007) As required by the "South San Francisco Municipal Code" (SSFMC Section 20.91 and Section 20.40.050), the following findings are made in support of a Use Permit for construction of the new Childcare Center, in accordance with SSFMC Section 20.40, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: Site Plan, landscape plan, floor plans, and elevations dated September 15, 2006, prepared by CUH2A Architecture, Engineering Planning. 1. The proposed project is consistent with the South San Francisco General Plan, which designates this site for Business and Technology Park use. The proposed administrative office building is consistent with this designation and is specifically listed as a use, which is appropriate in this area. 2. The proposed project is consistent with the East of 101 Area Plan. The proposed Childcare Center meets or exceeds the Area Plan aesthetic and design standards and is consistent with this designation and is specifically listed as a use which is appropriate in this area. 3. The proposed project meets all standards of the City's Zoning Ordinance for the Genentech Research and Development Overlay District, as the subject site is physically suitable for the type and intensity of the land use being proposed. 4. The proposed project meets all standards of the Genentech Facilities Ten-Year Master Plan, as the subject site is physically suitable for the type and intensity of the land use being proposed. 5. A Master Environmental Impact Report has been prepared for this project in accordance with the provisions of CEQA. The project is analyzes as part of the anticipated 2016 buildout on the Upper Campus and no further analysis is required. 6. The proposed development will not be unreasonably adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to the surrounding properties or improvements. PROPOSED CONDITIONS OF APPROVAL P06-0024 & UP06-0008 (As recommended by the Planning Division, March 15,2007) A. Planning Division requirements shall be as follows: 1. The project shall be constructed substantially as indicated on the attached site plan, landscape plan, and elevations dated September 15, 2006, prepared by CUH2A Architecture Engineering Planning. 2. The applicant shall follow the City of South San Francisco, Department of Economic and Community Development, Planning Division, Standard Conditions and Limitations for Commercial. Industrial and Multi-Family Residential Projects. 3. The project is has been analyzed with the Genentech Facilities Ten-Year Master Plan, which updates the growth and development on the proposed l63-acre Genentech campus. The Master Plan update is currently under consideration by the City Council. Therefore, this Use Permit will not be valid until the effective date of the adoption of the Genentech Master Plan project, the approval of the Zoning Reclassification, and approval of the Zoning Amendment. 4. The applicant shall comply will all mItIgation measures outlined in the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report and Mitigation Monitoring & Reporting Program. 5. All future signage shall be subj ect to separate review and approval by the Planning Division. 6. The applicant shall provide a color scheme for the entire building that is subject to Planning Division approval. Building color shall be indicated on the plans submitted for a building permit and color and material samples shall be submitted to the Planning Division for review and approval prior to issuance of a building permit. 7. Final landscaping and irrigation plans shall be submitted to the Planning Division for approval prior to issuance of a building permit. The final landscape and irrigation plans shall provide additional landscaping along the entire length of the emergency vehicle access route, the landscaping shall be consistent with the Genentech Master Plan. 8. The Design Review Board recommended that the applicant replace the proposed Douglas Fir and Cypress trees with a different species. The final landscaping and irrigation plans shall comply with the DRB recommendation. The alternative tree type shall be subject to the approval of the Chief Planner. 9. There shall be no outside storage of materials and equipment. All outside storage shall be within building structures or other enclosed areas approved by the Chief Planner. 10. Childcare - Prior to issuance of a building permit, the applicant shall provided the appropriate documentation, to be determined by the Chief Planner, that ensures that the Childcare Center shall operate solely as a Childcare Center. Any changes in the use would be subject to the Childcare fee, subject to the requirements of SSFMC Chapter 20.115. (Planning Division Contact Person: Michael Lappen, Senior Planner (650) 877-8535) B. Engineering Division requirements shall be as follows: Should the Planning Commission approve this proposal to construct six new childcare buildings, we request that the following items be adopted as conditions of approval for Use Permit No. 06- 0008: 1. STANDARD CONDITIONS The applicant shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet dated January 1998. A copy of this booklet is available at our Engineering Division office at no charge to the applicant. (In particular, the applicant shall install new curb, gutter, sidewalk and "commercial", "drop-curb-type", driveway approaches, all in conformance to current City Standards, along the entire Allerton Avenue frontage of the property, as shown on the applicant's Site Plan.) II. SPECIAL CONDITIONS A. The Building Permit site plans shall show all existing and proposed frontage improvements, lot boundaries, easements, utilities, and existing contours and drainage patterns within the subject property. The plans shall also show all existing and proposed improvements along Allerton Avenue and the adjacent Railroad Right-of-way property (proposed to be used for "emergency access"), including public streets, median islands, associated structures, roadway striping and utility locations. B. The utility plan for the new development shall show the existing and proposed sanitary sewer laterals for each building, their clean-outs and their point of connection to City sewer main. If the existing sewer lateral to the site will not be re-used, it shall be sealed and abandoned in accordance with City standards. If the existing sewer lateral will be re-used, it shall be inspected and tested as required by the City's Public Works Inspector. Any required repairs of the site's sewer lateral (or its replacement if necessary) shall be accomplished by the applicant at no cost to the City. C. The proposed monument sign shall be located so that it will not interfere with a driver's line-of-sight of oncoming traffic when exiting the site and when the vehicle is stopped behind the sidewalk. D. The site drainage shall be filtered of pollutants via one or more approved mechanical devices installed within the project site and permanently maintained by the applicant. E. The southernmost driveway shall provide ingress/egress to the site. However, the northernmost driveway shall be "Exit Right Only." "DO NOT ENTER" signs shall be installed at the northern most driveway, facing the street. The Developer, at his/her expense, shall provide all signage and pavement markings for traffic control of each driveway. This condition can be re-evaluated a year after completion of the project. II1. FEES The applicant shall pay the City of South San Francisco the following fees for a 50,484 GSF childcare facility, prior to the issuance of the Building Permit for the proposed development: Oyster Point Overpass Fee $27,922.95 50,484 gsfRecreation Club Use @ 11.70 trips per 1,000 gsf= 591 new vehicle trips Less credit for an existing 102,000 gsfWarehouse @ 4.5 trips per 1000 gsf= 459 trips Total new trips = 591 - 459 = 132 vehicle trips Contribution Calculation: 132 X $154 X (9,000/6552.16) = $27,922.95 (The Oyster Point Overpass Fee is computed based on the February 2007 San Francisco Construction Cost Index (CCI). The fee shall be re-calculated to reflect the most current CCI upon payment.) IV. EAST OF 101 TRAFFIC IMPACT FEES Prior to the issuance of a Building Permit for the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, as adopted by the City Council at their meeting of September 26, 2001. Please note that the City is currently undertaking a study to update traffic impact fee, which will increase the impact fee. The applicant shall be required to pay the revised fee. Fee Calculation (as of March 2007) East of 101 Traffic Impact Fee $106,521.00 50,484 gsfR&D use @ $2.11 per each square foot = $106,521 V. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 area, downstream of the proposed office/R&D development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model is proposed to analyze the problem and recommend solutions and improvements. The City is currently undertaking a study to increase the sewer impact fee Fee Calculation (as of March 2007) East of 101 Sanitary Sewer Impact Fee $64,418.00 0.4 gallons per square foot (400gpd/1000sq. ft.) X $3.l9,per gallon X 50,484 gsf= $64,418 (Engineering Contact Person: Sam Bautista, Senior Engineer) C. Water Quality Control requirements shall be as follows: The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs and must be completed prior to the issuance of a permit: 1. Must complete Project Applicant Worksheet and return to the WQCP. 2. A plan showing the location of all storm drains and sanitary sewers must be submitted. 3. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 4. 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 . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale . covered maintenance yard/service areas CDS or Stormceptor units alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each CDS or Stormceptor unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. 5. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 6. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 7. Loading dock area must be covered and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 8. Install separate water meters for the building and landscape. 9. 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. 10. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 11. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 12. A grading and drainage plan must be submitted. 13. An erosion and sediment control plan must be submitted. 14. A silt fence alone cannot be used it must be used in combination with fiber rolls or wattles. 15. Straw bales are not acceptable, fiber rolls or wattles must be used instead of straw bales. 16. Straw rolls must be overlapped and staked. 17. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. (Water Quality Control contact: Cassie Prudhel at (650) 829-3840) D. Police Department requirements shall be as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 ofthe Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Compliance with California State Law & Community Care Licensing The applicant shall comply with all provisions of California State Law governing childcare facilities. The applicant shall comply with all conditions as stated by Community Care Licensing. C. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 Ibs. 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. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as 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 for due cause. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type 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. 2. Windows a . Louvered windows shall not be used as they pose a significant security problem. b . Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c . Secondary locking devices are recommended on all accessible windows that open. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material.2 or: 2) Iron bars of at least 1/2" round or one by one- fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. 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 l/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. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 1. Parking Lot lighting: Exterior parking lot lights shall be high- pressure sodium mast lighting for illumination and color rendition, at least 10 feet in height, and provide a minimum of three foot candles of light to the area, to mitigate trip and fall potential, and allow the identification of a person from a distance of 25 feet. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. C. The roof of the store shall also have the building address affixed to it to aid with helicopter navigation. The numerals shall be no less than four feet in height and of a color contrasting with the roof surface. 6. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. b. No double-parking of vehicle is allowed at any time. c. White zones clearly marked as "Passenger Loading and Unloading Only" are required in front of each facility, to ensure the safe transfer of children to and from the site. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. 7. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. b. A closed circuit camera and monitoring system is required. The system must be of adequate resolution, definition and color rendition to allow the ready identification of any subject committing a crime on site. (Police Department contact, Sgt. E. Alan Normandy, (650) 877-8927) ~ - = QJ e -= ~ = - - -< ~ ::: <:ll ':;:: "J i! 6 \..l":;: "C <.Sl ~ g S' ~ -=~~~ S~~ ,Q~ -= <:ll .~:.... ~ ~ z~ .s~~ -~~ = <:ll ~ :.... e~ c..~ = .... ~ ~ ~ t 's (b ~Q:l~ c.,., = = = .- - = ,Q .- :.. .... (I} ~ \C .... 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CITY COUNCIL 2005-2006 DESIGN REVIEW BOARD APPROVAL JOSEPH A. FERNEKES, MAYOR RICHARD A. GARBARINO, VICE MAYOR MARK N. ADDIEGO, COUNCILMEMBER PEDRO GONZALEZ, COUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER BARRY M. NAGEL, CITY MANAGER Date: Applicant: April 3, 2006 GENENTECHINC 1 Dna Way South San Francisco,CA 94080 DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) en-B535 FAX (650) 829-6639 Site Address: Project No.: 444 Allerton Ave P06-0024, UP06-0008 & DR06-0020 On Tuesday, March 21, 2006 the Design Review Board reviewed your plans for a Use Permit to demolish an existing building and build a 51,000 sf child care facility consisting of 6 separate buildings, at 444 Allerton Avenue in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32, 20.81 & 20.85. The Board has determined that the application will comply with the Zoning Ordinance and Design Guidelines after the following change has been made to the plans: 1. Replace the proposed Douglas Fir and Cypress trees with a different species. Please include these comments and any others into your application submittal for a Planning Commission hearing. Attached is a copy of the Police and Water Quality Control Departments and the Engineering Division's recommended conditions of approval for you to include into your Planning Commission submittal. If you have any questions regarding this matter, please feel free to contact the Planning Division at (650) 877-8535. . .".,.' , Attachments: 9 pages (Police, Water Quality and Engineering recommended Conditions of Approval) CC: Ron Wise, Eichleay Engineers, 1390 Willow Pass Road, #600, Concord, CA 94520 CUNH2A, Inc., 1000 Lenox Dr., Lawrenceville, NJ 08648 S:\DRB\Letters.COA's.06\3.21.06\P06-0024 DRB Approval.DOC oraft 1'ral'lsportatiol'l ~na,ysiS fof GenenteCb'S Cbild care center~ 444 A\\erton A"enue January 27, 2006 Genentech Child Care Center Draft TransportatiOn AnalysIs January 27, 2006 -- T ABLE OF CONTENTS 1 . Introduction. ...... ......... ......... ........................... .................. ... .................. ......... ........................... ................ ......... 4 Project Description....",......"........................................................................................................ ........................ 4 Relationship to Genentech campus................ .................... .................. .......... ........................... ..................... ....4 2. Site Desig n ........................................................................................................................................ ................. 7 Project Trip Generation .... ........... ............... ..................... ................................ ......................... ....................... ....7 Project Trip Distribution and Assignment ............................................................................................................9 3. Site Access................................................................................................................................. ...................... 13 Intersection Operations Analysis Methods ........................................................................................................ 13 Existing Conditions.......................................................................................................................... .................. 16 Background Conditions.......................................................................................................................... ........... 18 Project Conditions.......................................................................................................................... .................... 21 4. On-Site Ci rculation and Parking ... ............................................. ........... ........................ .......... ................. ...... 25 Parking and Loading............................................................................................................................. ............. 25 On-Site Circulation...................................................................................................................... ....................... 25 5. CONC L USION S ............................................................................ .......... .......................................................... 27 Summary of Findings......................................................................................................................... ................ 27 Appendix A: Los Calculation Worksheet .................................................. ......... ......................... ......... ................ 29 APPENDICES Appendix A: LOS Calculation Worksheets fP FEHR & PHRS TIl.ANSI'Ojl;TATJOMCOMS<JLTANlS Genentech Child Care Center Draft Transportation AnalysIs January 27, 2006 Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 Figure 8 ---..... LIST OF FIGURES Study Area............................................................................................................................... .......6 Site Plan............................................................................................................................. ............8 Project AM and PM Peak Hour Turning Movement Volumes ......................................................11 Project Trip Assignment. ..................... ................................................ .......... ............................ ...12 Study Intersections Lane Configurations and Control..................................................................14 Existing AM and PM Peak Hour Turning Movement Volumes.....................................................17 Background AM and PM Peak Hour Turning Movement Volumes..............................................20 Background Plus Project AM and PM Peak Hour Turning Movement Volumes..........................23 FEHR & PEERS fllANSPORTATJON CONSUlTANH fp 2 Genentech Chtld Care Center Draft TransportatIOn AnalysIs January 27. 2006 Table 1 Table 2 Table 3a Table 3b Table 4 Table 5 Table 6 Table 7 Table 8 ~ LIST OF TABLES Summary of Site Design Alternatives ...................................................................................................7 Weekday Trip Generation .. ........ ................................................ ............................... .......... .................. 9 Origin and Destinations of Parent and Child Care Center Employee Trips........................................ 10 Distribtuion of Parents Genentech Office Locations...........................................................................10 Unsignalized Intersection Level of Service Definitions .......................................................................15 Signalized Intersection Level of Service Definitions ...........................................................................15 Existing Intersection/Driveway Operations......................................................................................... 18 Intersection Operations for Existing and Background Conditions ......................................................21 Intersection Operations for Background and Project Conditions........................................................ 22 fP F E H R & P FE RS TRANSPORTATION COHSUlTAlrHS 3 Genentech Child Care Center Draft Transportation AnalysIs January 27. 2006 --....;; 1. INTRODUCTION Genentech is evaluating potential site design alternatives for a proposed child care center on its South San Francisco campus. This report evaluates the site design alternatives for each phase based on site circulation, parking, and driveway access. The analysis contained in this document discusses project impacts relating to background traffic conditions. Thus, this document's purpose is to analyze what on and near-site improvements could be needed immediately after the construction of the child care center. The upcoming release of the Genentech Master EIR will discuss cumulative traffic impacts stemming from the proposed child care center and other campus buildings. The Genentech Master EIR will also recommend on and off-site improvements or strategies that could be used to mitigate cumulative project impacts. PROJECT DESCRIPTION Genentech is proposing to build a new child care center located at 444 Allerton Avenue. The proposed site is between East Grand Avenue and Forbes Boulevard, adjacent to Genentech's campus (Figure 1). The site is currently occupied by a See's Candy warehouse facility that would be demolished and replaced with a child care facility for children of Genentech employees. The new child care facility would accommodate 502 children. The child care center would have approximately 150 employees or approximately one employee for every 3.3 children. Genentech is considering two site driveway alternatives: each would retain site access at the two existing site driveways. The hours of operation of the proposed child care center at 444 Allerton Avenue will between the hours of 6:30 AM and 7:30 PM on weekdays.l The current child care center's AM peak hour of generation occurs from 8:00 to 9:00 AM and the PM peak hour of generation occurs from 5:00 to 6:00 PM.2 This Draft Transportation Analysis analyzes the AM and PM peak hours when both the traffic on adjacent streets and pick-up/drop-off activity are at their highest. RELATIONSHIP TO GENENTECH CAMPUS One of Genentech's objectives is to create a more walkable campus and reduce the number of vehicles traveling to and within the Genentech campus. Genentech is working to expand their existing shuttle routes and create better pedestrian connections and environments. With these goals in mind, it is important to recognize how the child care center's design and location will support these objectives. . A child care center on the edge of the Genentech campus will result in many parents driving to campus, stopping at the child care center and then parking near their employment location . Based on existing operations, the child care center would result in a large number of drop-off spaces remaining mostly vacant during the day 1 Monica M. Schmitz, Bright Horizons Family Solutions 2 Observations of Genentech's Second Generation Child Care Center, June 8, 2005 tp F Hi R & P H RS TRANSPORTATION COHSUtTANfS 4 Genentech Child Care Center Draft TransportatIOn AnalysIs January 27, 2006 --....; . Provision of a clear pedestrian connection between the project and the nearest shuttle stop will provide access to other areas of the campus tp Ff:HR & PHRS TUNSPORTATiOIt CO"SUlTAMTS 5 .. <(..... CD Q) C Ww t/) CD D::D:: ~ c (,) <(:) (/) 0 e! ~ Z.s ~ III )-C) (,) eu: 0 ~ :!2 Z Q) :E :) "E (,) I- >. .c en 'U u ::J CD U) C CD II C C CD Cl z 9 w Cl W ..J C/):': ~~ >-Ll~ >-Ll~ o...e .;, o 5! "" o <:: '" ~ :E c. '" ~.9 o It) NO ~~ ~~ ",u. ...,en ce- ~~ ~;;; o ::r::e; >-Ll~ ~~ Genentech Child Care Center Draft Transportation AnalysIs January 27, 2006 --..; 2. SITE DESIGN Genentech is evaluating potential site design alternatives for the two project driveways of the proposed project. This report examines the site design based on site circulation, parking and driveway access. This section describes the two driveway alternatives and how they relate to on and off-site vehicle circulation. Table 1 summarizes some of these characteristics for each site design. TABLE 1 SUMMARY OF SITE ALTERNATIVES Alternative Parking Spaces Driveway Access A 101 Both project driveways will permit vehicles to enter and exit South project driveway will permit vehicles to enter only; the north project driveway will permit vehicles to enter and exit B 101 Source: Genentech and Fehr & Peers, January 2006. PROJECT TRIP GENERATION With the exception of the child care center employee trips, project generated trips would be Genentech employees that stop at the child care center on their way to or from work. These are existing trips that would divert from the local roadways and would not be new trips to the Genentech campus. To develop the trip generation rates for the proposed project, Fehr & Peers observed vehicle arrivals and departures at Genentech's existing child care center, Second Generation on June 8, 2005. Second Generation is located on the south side of Gateway Boulevard near Genentech's Gateway Campus in South San Francisco. According to information from Second Generation, the existing center has 240 full time equivalent students enrolled, an attendance rate of about 90 percent, and around one employee for every four students. Genentech expects the proposed center will have similar operations and therefore would have similar trip generation characteristics. Observations on June 8, 2005, during the AM (7:00 to 9:00 AM) and PM (4:00 to 6:00 PM) peak periods showed that Second Generation generated 0.74 and 0.68 parent trips per enrolled student during the AM and PM peak hours, respectively. Additionally, the center generated 0.33 trips and 0.25 trips per full time employee during the AM and PM peak hours, respectively. The AM peak hour of generation occurred from 8:00 to 9:00 AM and the PM peak hour of generation occurred from 5:00 to 6:00 PM. Since the proposed project would replace the See's Candy warehouse, existing trips to this site can be subtracted from the new project trips in order to determine the net trip change. To estimate the current trip generation of the existing warehouse, Fehr & Peers utilized the ITE's, Trip Generation Handbook, th Edition fP 7 FEHR & PI'ERS TRANSPORTATION l:ONSiJLTANTS ~' I I-I I ~I ~",,,,,,,,,,,,,,,,,I _J r \ ... .! c:: Ql (,) e III (,) :!:! :c (,) .c u Ql C Ql c:: Ql C> WN :;:)W ZO:: W:;:) ~~ zu.. o I- 0:: W ...J ...J <( "'It ~ Z <( ...J 0- W I- en 0:: W I- Z W o W 0:: <( o C ...J J: o 1/)'" p::::;; "" l.L.l~ l.L.l=> O..;~ ce- ~~ 0- "" p::::;; ::r:o l.L.l ~ N .;, o N 9 co o " co ..., "fj :E a. co co~ 8~ NO c=-N co9 =>'" ,,0 co"- ...,en Genentech Child Care Center Draft Transportation AnalysIs January 27, 2006 --....; to estimate turning movement counts at the project driveways (Intersections 1 and 2) during the AM and PM peak periods (7:00 - 9:00 AM and 4:00 - 6:00 PM). These trips are based on the traffic generated by a warehouse, approximately 102,000 square feet in size. The distribution of trips to and from regional origins and destinations is based on the same methodology described in this document and is consistent with recent Genentech studies. (See Table 3a). The southern driveway is currently closed and existing trips are only routed through the north driveway (Intersection 1). Table 2 shows the projected trip generation for the child care center based on Second Generation's trip generation rates. Parent trips are "diverted-link" trips that Genentech employees make on their way to and from work and are not new trips to the sub-regional or regional transportation network. New trips are the number of employee trips minus the trips generated by the existing warehouse. Total trips are the number of trips that would affect the local intersections and include the diverted link trips and the new trips. With a capacity of 502 children and 154 child care center employees, the proposed child care center would generate 385 AM peak hour and 333 PM peak hour trips. Of these trips, 385 AM trips and 333 PM trips would be net new trips to the project site. This increase includes 372 AM trips and 342 PM trips that are "parent trips" and are not "new trips" to the Genentech campus. After subtracting these trips, the project will result in a net change of 13 AM trips and -9 PM trips to the Genentech campus. TABLE 2 I WEEKDAY TRIP GENERATION Trip Type Size AM Peak Hour PM Peak Hour Rate1 Total In Out Rate1 Trips In Out I Employees2 154 employees D.38/employee 59 59 0 D.25/employee 39 0 39 Existing Trips3 102.68 ksf 0.45/1<sf (46) (38) (8) 0.47/1<sf (48) (12) (36) New Trips 13 21 (8) (9) (12) 3 Parent Trips4 502 children 0.74/child 372 198 174 0.68/child 342 168 174 Total Trips 385 219 166 333 156 177 Notes: I 1. Trip generation rates based on observations at Genentech's existing child care center and information provided by the director Kim Overton 2. Employee trips will be new trips to the Genentech campus 3. Warehouse; ksf = thousand square feet 4. Parent trips are diverted trips made by existing Genentech employees and are not new trips to the Genentech Campus I Source: Fehr & Peers, January 2006 PROJECT TRIP DISTRIBUTION AND ASSIGNMENT AM Inbound, PM Outbound As mentioned above, most trips to the child care facility would be Genentech employees that stop on their way to or from work to pick-up/drop-off their children. These trips are "diverted-link" trips that would not create new traffic on a sub-regional or regional level but would have impacts at local intersections. For this report all "diverted-link" project trips were assigned to local intersections based on the distribution of Genentech employment locations within the South San Francisco campus. All trips starting or ending at tp FIHR & PEERS TRANSPORTATiON COItSULTANH 9 Genentech Child Care Center Draft TransportatIOn AnalysIs January 27. 2006 ---... employee residential locations would use East Grand Avenue/Airport Boulevard or Oyster Point Boulevard/Gull Drive to access US 101 and other regional roadways. AM Outbound, PM Inbound Genentech's Master traffic study is currently under development to study specific impacts of the project. Table 3a shows the expected distribution of the parents' and child care center employees' arrival locations. Table 3b shows the expected distribution of the parents' Genentech employment locations. Figure 4 shows the child care center project trip assignment to the Allerton Avenue/East Grand Avenue and Cabot Court/Allerton Avenue intersections and the two driveway intersections. TABLE 3A I ORIGINS AND DESTINATIONS OF PARENTS AND CHILD CARE CENTER EMPLOYEE TRIPS Percentage of Location Route Inbound and Outbound Trips North Oyster Point Boulevard via Gull Drive 36 South East Grand Avenue/Airport Boulevard 64 Source: Genentech 2004 and Fehr & Peers, January 2006 TABLE 3B DISTRIBUTION OF PARENTS GENENTECH OFFICE LOCATIONS Location Route Percentage Parent Trips Gateway Campus East Grand Avenue/Forbes Boulevard to Gateway 20 Boulevard Lower Campus Allerton Avenue to Forbes Boulevard 30 Mid Campus Allerton Avenue to Forbes Boulevard to Grandview 15 Drive/DNA Way Upper Campus Allerton Avenue to Cabot Court/East Grand Avenue 15 to Grandview Drive South Campus Allerton Avenue to East Grand Avenue 20 Source: Genentech 2004 and Fehr & Peers, January 2006 tp FHtR & PfIRS TRANSPORTATION CONSULTANTS 10 M ! ~ 2 ~ '" '" z ) \..-. 9^V uOjJ911V I (oe) 6L-1I ~; ... I- (J) M III Q) C ow w m (/) III 0 C () w~o:: ~ z(/) 0 2! 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V'J'" ~~ < "'-l:; "'-l'" A..~ ce- ~~ ... < ~:;; ~~ "'-lZ < r..L..~ "t '" o N o ~ :;: 0- m "'~ 8~ NO 1:'N m9 ,,'" ,,0 mLL ,en Genentech Child Care Center Draft Transportation AnalysIs January 27, 2006 ---- 3. SITE ACCESS The project site is served by two driveways. The north project driveway (Intersection 1) on Allerton Avenue provides site access via a stop-controlled driveway. The south project driveway (Intersection 2) is currently closed. The site access analysis includes an operations analysis of the project driveways and the neighboring intersections of Cabot Court/Allerton Avenue and Allerton Avenue/East Grand Avenue. Figure 5 shows the following study intersections and their existing lane configuration and control: 1. North Driveway/Allerton Avenue 2. South Driveway/Allerton Avenue 3. Cabot Court/Allerton Avenue 4. Allerton Avenue/East Grand Avenue The Allerton Avenue/East Grand Avenue intersection is currently unsignalized, but the East of 101 Area Traffic Impact Fee Study identifies it as requiring future signalization. The Cabot Court/Allerton Avenue intersection and both driveway intersections are unsignalized. The operations of the study intersections were evaluated for the following three scenarios: Existing Conditions - Existing volumes and traffic control devices Background Conditions - Existing volumes, plus traffic from other approved developments in the area Project Conditions - Traffic volumes from background conditions plus traffic estimates for the child care center INTERSECTION OPERATIONS ANALYSIS METHODS Transportation planners and engineers commonly use an intersection grading system called level of service (LOS) to measure and describe the operational status of the local roadway network. LOS is a qualitative description of an intersection's operation, ranging from LOS A (indicating free-flow traffic conditions with little or no delay) to LOS F (representing over-saturated conditions where traffic flows exceed design capacity, resulting in long queues and delays). Different methods are used to evaluate signalized and unsignalized intersections. For unsignalized intersections (including both all-way stop-controlled and side-street stop-controlled), the Transportation Research Board's 2000 Highway Capacity Manual (HCM) method for unsignalized intersections was used for this analysis. With this method, operations are defined by the average control delay per vehicle (measured in seconds) for each stop-controlled movement, as well as the uncontrolled movements that have to yield at the intersection. Control delay refers to the delay imparted to vehicles by a traffic control device (a traffic signal or a stop sign) and includes delay associated with deceleration, acceleration, stopping, and moving up in the queue. Table 1 summarizes the relationship between delay and LOS for unsignalized intersections. At signalized intersections, traffic conditions are evaluated using the method described in Chapter 16 of the 2000 Highway Capacity Manual. This method determines the LOS rating based on the average control delay experienced at the intersection (in seconds per vehicle). This control delay includes delay caused by a vehicle's tp FEHR & PEERS TIlANSPORTAYlON CONSULTANTS 13 ... (/)...J l.t) Q) % %0 W ro <Il Ql 0 C 0 oct " z(/) 0 :;:l e -\- :J .9 0 1<1 ~% ~ Q) 0 oJ t'? ~ ~ c ~ wO u- .s en :s; (/)0 ijj 0 ~o ~ 0- -5 .a .9 % ~a (/) (/) ~~~ II G) C -(/) Ql b5 ~ C) :J- ~ 'W~ :J ~ u- % 0 0 U1 a ...J ~ .,..1'- 9^'I UO\.l9\1'I' 9^'I UO\.l9\\'I V'l'" 'S, 13 ~~ -g 0 ~ j.J.J~ N 9 .,..1'- ~ 0 ~ 8 4- j.J.J'" 8 (/) '" p..~ ~ '" '"' ...., M'IUO\.l9n'l 9^'I UO\.l9\\'<f ce- ~~ 1l "' Co '" .J..,. .J..,. .J..,. ~ ~~ 8~ -"4. ~; NO \a~ j.J.J~ ",'" ~O j.L.4~ ~'ffi .J..,. Genentech Child Care Center Draft TransportatIOn AnalysIs January 27, 2006 -- TABLE 4 UNSIGNALIZED INTERSECTION LEVEL OF SERVICE DEFINITIONS Level of Service Unsignalized Intersection A B C D E F No delay for stop-controlled approaches. Operations with minor delay. Operations with moderate delays. Operations with some delays. Operations with high delays, and long queues. Operation with extreme congestion, with very high delays and long queues unacceptable to most drivers. Average Control Delay (sec / veh) 0-10 >10-15 > 15 - 25 >25 - 35 > 35 - 50 > 50 Source: Highway Capacity Manual, Transportation Research Board, 2000. TABLE 5 SIGNALIZED INTERSECTION LEVEL OF SERVICE DEFINITIONS Level of Service Signalized Intersection A Insignificant Delays: No approach phase is fully utilized and no vehicle waits longer than one red indication. Minimal Delays: An occasional approach phase is fully utilized. Drivers begin to feel restricted. Acceptable Delays: Major approach phase may become fully utilized. Most drivers feel somewhat restricted. Tolerable Delays: Drivers may wait through no more than one red indication. Queues may develop but dissipate rapidly, without excessive delays. Average Control Delay (sec / veh) .$. 10 > 1 0 - 20 > 20 - 35 > 35 - 55 > 55 - 80 > 80 B c D E Significant Delays: Volumes approaching capacity. Vehicles may wait through several signal cycles and long vehicle queues from upstream. F Excessive Delays: Represents conditions at capacity, with extremely long delays. Queues may block upstream intersections. Source: Highway Capacity Manual, Transportation Research Board, 2000. fP 15 FEr-Ill.. & PUcKS Genentech Child Care Center Draft Transportation AnalysIs January 27, 2006 -....... initial deceleration at a signal, queue move-up time, stopped delay, and final acceleration. The ultimate result of control delay is the difference in travel time that a vehicle actually experiences versus the travel time that a vehicle would experience if there were no other vehicles or control devices at the intersection. Table 5 summarizes the relationship between the delay and LOS for signalized intersections. The average control delays for the various study intersections were calculated using the most recent version of the Traffix analysis software. This software is consistent with the methods prescribed in the 2000 HeM and correlates the average delay to the appropriate level of service designations (ratings). Signal warrant analysis of the unsignalized intersections was based on Peak Hour Signal Warrants calculated in the Traffix analysis software according to the Manual of Uniform Traffic Control Devices (MUTCD 2000, Section 4C.04 Warrant 3, Peak Hour)3. This includes both Category A of MUTCD Warrant 3, which is the same as Caltrans' Warrant 10 "Peak Hour Delay Warrant" and Category B of MUTCD Warrant 3, which is the same as Caltrans' Warrant 11 "Peak Hour Volume Warrant." While the Peak Hour Signal warrant serves as a guideline, the City of South San Francisco will need to conduct a more detailed study before signalizing. The City of South San Francisco's LOS standard for signalized and unsignalized intersections is as follows: · Operations at signalized intersections that are LOS E or F are considered unacceptable. . If operations at the approach of an unsignalized intersection are LOS F, its operation is considered unacceptable. EXISTING CONDITIONS As described in the previous section, Fehr & Peers utilizes the ITE's, Trip Generation Handbook, 1h Edition to estimate turning movement counts at the project driveways (Intersections 1 and 2) during the AM and PM peak hours. The analysis at Cabot Court/Allerton Avenue and Allerton Avenue/East Grand Avenue is based on vehicle counts conducted on October 6, 2004 during the AM (7:00 to 9:00) and PM (4:00 to 6:00) PM peak periods. Figure 6 shows the existing turning movement volumes during the AM and PM peak hours. Table 6 shows the LOS results using the existing conditions turning movement volumes, lane configuration, and traffic control. The southbound approach to the side street stop controlled intersection at Allerton Avenue/East Grand Avenue operates at LOS B in both the AM and PM peak hours. The southbound approach to the side street stop controlled intersection at Cabot Court/Allerton Avenue operates at LOS B in both the AM and PM peak hours. All of the movements at the north driveway intersection operate at LOS A or above during the AM and PM peak hours. The south driveway is currently closed. 3 This analysis is intended to examine the general correlation between the planned level of future development and the need to install new traffic signals. It estimates future development-generated traffic compared against a sub-set of the standard traffic signal warrants recommended in the Federal Highway Administration Manual on Uniform Traffic Control Devices and associated State guidelines. This analysis should not serve as the only basis for deciding whether and when to install a signal. To reach such a decision. the full set of warrants should be investigated based on field-measured, rather than forecast, traffic data and a thorough study of traffic and roadway conditions by an experienced engineer. Furthermore, the decision to install a signal should not be based solely upon the warrants. since the installation of signals can lead to certain types of collisions. South San Francisco should undertake regular monitoring of actual traffic conditions and accident data, and timely re-evaluation of the full set of warrants in order to prioritize and program intersections for signalization. fP FHIR & PEERS TIlANSI'OIlTAYJON COflSUlTANTS 16 " J. "0 " 5 UJ c;;- O> l::- roN ~I'- Jr "^V UOIl"IIV [ 11 (9) o~-" lD N on lD I~~ c;;- c;;- ~ "- (s) vz S:!- '6 _(L9}CS '" to Z ) l... -. [ "^V UOIl"II\1 I (v) \>~-" (L9) CL- ~ Q) III o (f) Z.s - o Z </) c: o ~ Q) </) :0 E ~ ~e:- :;] ::a: en <( II II .. Gl C Gl (,) e! co (,) :E :E (,) .s:: u Gl C Gl C Gl C) C) en . (0 ZW W -:E D:: I-~ ~ ~..J C) ><0 - w> u.. I- Z W :E W > o :E C) ~ z a: ~ I- a: ~ o :J: ~ c:( W 0- :E 0- Q Z c:( :E c:( V)'" <!( cG: 10 0 N (3 ~~ 9 -- ~~ lD ~ CXlO_ :g "-(o~) H 0 N~CXl p...~ " 0 ~~~ '" -5 Oto~ 8 -(VC) 69 :::> N~CXl .... 13 g _(CL) 96 )~l...- r(v~) ZC ce- ~~ :c a. I '" -. [ "^V UOIl"IIV ~tr 4: ~.9> [ ~:;; 010 "^V UOIl"IIV (ZC) LC-" NO ~~~ ::r:; ~~ 'I (S\>) OC- ~~~ ~~ E~ (CS}ZS- (9}9~" ......w~ \.L.<~ ","- -,U) Genentech Child Care Center Draft TransportatIOn AnalysIs January 27, 2006 -..... TABLE 6 EXISTING INTERSECTION/DRIVEWA Y OPERATIONS Intersection and Approach or Movement AM Peak Hour PM Peak Hour Type of Control (Average Delay I LOS) (Average Delay I LOS) 1. Allerton Avenue/Northern Driveway Side-Street Stop Allerton Avenue left-turn 7.4/A 7.4/A Driveway left- and right turns 9,21 A 9.4/A 2. Allerton Avenue/Southern Driveway Side-Street Stop Allerton Avenue left-turn Driveway left- and right turns 3. Grandview Drive/Cabot Court' Side-Street Stop 10.31 B 10,1 I B 4. East Grand Avenue/Allerton Avenue' Side-Street Stop 11 .3 I B 14,8 I B Notes: Bold indicates unacceptable intersection operations (LOS F or worse for unsignalized intersections; LOS E or worse for signalized intersections), 1. Average Delay (see/vehicle) and LOS for the movement or approach with the highest delay is reported. Source: Fehr & Peers, January 2006. BACKGROUND CONDITIONS Background conditions include traffic from approved, but not yet constructed and occupied, developments in the area. These developments include B334, B51, B31 and the portion of B15 that has not yet been occupied (approximately 89,000 square feet). Traffic estimates from their respective traffic reports were added to the existing volumes to obtain background levels of service. 4 Building was not constructed at time of traffic counts. tp 18 FaiR & P HRS l\\"VSP1Jltt\TtOIl. ~()tlS.\H.H.lH'i Genentech Child Care Center Draft TransportatIOn AnalysIs January 27, 2006 ---- Traffic estimates from two non-Genentech projects are also included with background conditions. These developments are: · East Jamie Court Project (approximately 133,000 square feet of office/R&D space) . Britannia East Grand (Slough) Project (business park totaling approximately 800,000 square feet of building space) These projects are located on East Grand Avenue to the east of Allerton Avenue. Traffic estimates for these projects were obtained from City of South San Francisco staff and added to the Allerton Avenue / East Grand Avenue intersection. The results of intersection level of service analysis for background conditions are presented in Table 7. Figure 7 shows the background turning movement volumes at the study intersections. With the addition of background traffic volumes, all study intersections operate acceptably. At Allerton Avenue/East Grand Avenue, peak hour volume traffic signal warrant is not met under background conditions. In addition, the East of 101 Area Traffic Impact Fee Study indicates the City plans to improve this intersection with signalization. The intersection is projected to operate at LOS A during the AM peak hour and LOS A during PM peak hour with the improvements. With background volumes on Allerton Avenue, all movements at the project driveways and the intersection of Cabot CourVAllerton Avenue would continue to operate at LOS B or better. tp 19 FHtR & Pf'f:RS TIlANSPQRTATlON (OJlSUlTANH (I) tiS fJI U 5 zr./) ti .9 (I) 15 ~ z $ .s >- "0 .3 r./) ~\~ ~\ ... s s::: QI o e III o "!2 E o z;: CJ S s::: QI s::: ~ o (/) . t-- 'Z W W ::):2E l:t 0::) ::) ~51~ ~> u.. ~~\ (OW ':E w ~ :E C) 'Z ~\ l:t ::) ~\ <( UJ Q. :E' Q. o a ~ ;;; ..... ~. ~ $~ ~...... .o'" ) ~ J [ e^'!I uO\lell'!I. . (9) 6-" \ \ :g~ (.m) sv~ i;;- ~'" "'. ..- ~_ ;;; ~ ~(s) vl _ ~ tl...--(L9) \;9 '" "' z ) 1..- ~^'!IuO\lall'l--.l , (v) v~-" (L9) \;L- (\;S)lS- ~- ~- ~~GO 15 :;-;;;:::.. {ij _(O~)H N"-" u ...--(1'\;)69 ) ~ I.. r("~) l\; ~^'!IUO\lall'!l~ . (l\;) L\;-" \ \ r (91') O\;- ::~j9; (9) 9~~ ;:::-;;~ V'l "'\ ~s \.LJ~ \.LJ~ p...~ ... .o o ~ ~ ~ <.co a. '" "'~ 0'" OU; NO ~N ",e;> ".o CO ",u. ..,fJI Genentech Child Care Center Draft TransportatIOn AnalysIs January 27, 2006 ---...; TABLE 7 INTERSECTION OPERATIONS FOR EXISTING AND BACKGROUND CONDITIONS Intersection Type of Control Existing B k d C d"t" C d"t" ac groun on I Ions on I Ions (Average Delay I L~ (Average Delay I LOS) AM PM -\ AM I PM 1. Allerton Avenue/Northern Driveway Side-Street Stop Allerton Avenue left-turn Driveway left- and right turns 2. Allerton Avenue/Southern Driveway 7A/A 9.21 A 7A/A 9A/A 7A/A 9.21 A 7A/A 9A/A Side-Street Stop Allerton Avenue left-turn Driveway left- and right turns 3. Grandview Drive/Cabot Court' Side-Street Stop 10.31 B 10.1 I B 10.3 I B 10.1 I B 4. East Grand Avenue/Allerton Avenue,,2 Side-Street Stop 11.31 B 14.81 B 15.91 C 28.9 I D Notes: Bold indicates unacceptable intersection operations (LOS F or worse for unsignalized intersections; LOS E or worse for signalized intersections). 1. Average Delay (sec/vehicle) and LOS for the movement or approach with the highest delay is reported. 2. Assumes southbound approach has separate left and right-turn lanes (background conditions only). Source: Fehr & Peers, January 2006. PROJECT CONDITIONS Project conditions include the analysis of both the proposed project and driveway alternatives. The turning movement volumes include traffic from background conditions plus the project trips from the corresponding project phase. The analysis includes LOS calculations for the driveway alternatives (Intersections 1 a/2a for Alternative A and 1 b/2b for Alternative B). The driveway alternatives for the project have different trip generation and assignment characteristics for study intersections 1 and 2 only. Figure 8 shows the background plus project turning movement volumes at the study intersections. Table 8 shows the LOS and delay at each of the project study intersections after the proposed project is completed. As in background conditions, Table 8 includes LOS results at the Allerton Avenue/East Grand Avenue without signalization. Without signalization, but with southbound left and right-turn lanes, this intersection would operate at unacceptable levels in both the AM and PM peak hours. With signalization and the addition of southbound left turn lane, the intersection would operate LOS A and B in the AM and PM peak hours, respectively. fP 21 FEHR & PEERS HlXNSPOil'ATlON C.OMSiJlTANn Genentech Child Care Center Draft Transportation AnalysIs January 27, 2006 ---- TABLE 8 INTERSECTION OPERATIONS FOR BACKGROUND AND PROJECT CONDITIONS Intersection Type of Control 1a. Allerton Avenue/Northern Driveway Side-Street Stop Allerton Avenue left-turn 7.4/A 7.4/A 7.61 A 7.51 A Driveway left- and right turns 9.21 A 9.4/A 10.0 I 8 9.9 I A 2a. A//erton A venue/Southern Driveway Side-Street Stop Allerton Avenue left-turn 0.01 A 7.61 A Driveway left- and right turns 10.7/8 11.6 I 8 1 b. Allerton A venue/Northern Driveway Side-Street Stop Allerton Avenue left-turn 7.51 A 7.61 A Driveway left- and right turns 11.5/ 8 13.4 I 8 2b. Allerton A venue/Southern Driveway Side-Street Stop Allerton Avenue left-turn Driveway left- and right turns 3. Grandvlew Drive/Cabot Court1 Side-Street Stop 10.1 I 8 12.7 18 11.7/8 10.3 I 8 4. East Grand Avenue/Allerton Avenue1,2 Side-Street Stop 15.9 I 8 28.9 I D >50.0 / F >50.0 / F Notes: Bold indicates unacceptable intersection operations (LOS F or worse for unsignalized intersections; LOS E or worse for signalized intersections) . 1. Average Delay (sec/vehicle) and LOS for the movement or approach with the highest delay is reported. 2. Assumes southbound approach has separate left and right-turn lanes. Driveway alternatives 1 a and 2a assume north and south driveways allow vehicles to enter and exit. Driveway alternatives 1 a and 2a assume that south driveway is enter-only and the north driveway allows vehicles to enter and exit. Source: Fehr & Peers, January 2006. 11> 22 Ff:HR & PEERS TIl.ANSPORlATJONCONSUtTANTS v)'" 'I' ~ M ! i~<o 13 0::::;': '" ... 0 ~ M 0 e; ~ "-- (O~) H l-L;j~ '" ~ ~ "--(vl)vl ~ "--(09)Ov~ --~ 9 5 _(L9)SL '" ;1; 0"'- l-L;j~ CD '" '" '" al -(69) 96 ",~co () -(1'6) 60l 0 CD '" z )~l... o..~ c ) l..., ) l... r(V~) lE '" u :J SN" UOllslIV I , S^VUOllSIIV r- ef- ~~ lj S^V UOllslIV I ~tr :c a. (E9) E6-" (~l)O-" (lE) vS-" '" ... CD~ (gg) EL-+ (Ee) 66-+ (es~) 1'6-+ ;=-~<O 0::::; 8~ =-=..e ::t~ "'0 (9)S~, "CO~ ~9 II l-L;jz =>'" ... cO ~:= ",u.. -,00 ~ Q) ii5 o en 2.9 (5 2 l/J C o :g Q) ~ Q) c ~ ~e:.. :J ~ Ci5 <{ II II ~9 ~ ...I ~ ~ ! ... t:. :::. € -(e) vl co CD 0 _(L9) ES co co z ) l...-, s^v UOllSIIV I (VIl) E6-" (L9) EL -+ S^V UOllSUV ~ (96~) E9~-+ II .. ... S C Gl () e IV () :5! :E () .c u Gl 'E Gl C Gl C) ~ en CO OW w W:E 0::: ..,::) ::) 0.... C) 0::: 0 - c. > LL. en~ ::)z ....w c.:E Ow z> ::)0 O:E 0:::C) C)Z ~- oz <(0::: m::) ~ 0::: ::) o :I: ~ <( W c. :E c. o z <( :E <( Genentech Child Care Center Draft Transportation AnalysIs January 27, 2006 ---- Driveway Alternatives The project driveways will operate acceptably under both alternatives. Under alternative A (which allows inbound and outbound movements at both driveways), all inbound and outbound movements will operate at LOS A. The closing of the southern driveway (Intersection 2) to exiting vehicles would increase exiting volumes at the northern project driveway (Intersection 1). This closure would cause LOS for the turning movements out of the project site to degrade from LOS A to LOS B during the AM and PM peak hours. The delay to vehicles turning left into the project driveways would be less than 10 seconds per vehicle in both the AM and PM peak hours (indicating LOS A for these movements). Both Alternative A and Alternative B were analyzed using Synchro 6 traffic analysis software to estimate queue lengths of vehicles turning into and out of project driveways. Queues should not exceed 15' (95th percentile) turning out of the north or south driveways during the AM or PM peak hours with Alternative A. Queues should not exceed 55' (95th percentile) turning out of the north driveway during the AM or PM peak hours with Alternative B. Queues should not exceed 10' (95th percentile) turning left into the north driveway (Intersection 1) during either the AM or PM peak hours for both Alternative A and Alternative B. Therefore, queues at the north driveway should not interfere with traffic operations at Cell Genesys' driveway, approximately 60' to the north of the north driveway (Intersection 1). Pedestrian Circulation The project site plan illustrates a new sidewalk between the Cell Genesys driveway, near the project's north driveway (Intersection 1) and the project's south driveway or property line. In addition, a stairway provides access from the front of the child care center and parking area to the proposed sidewalk. Currently, there is no sidewalk on the east side of Allerton Avenue between the B29 driveway and the Cell Genesys driveway. To provide access to the shuttle stops on Cabot Court, the new sidewalk could be extended south from the site to the intersection of Allerton Avenue / Cabot Court. A pedestrian connection/crosswalk between the existing sidewalk on the west side of Allerton Avenue and the child care center is not anticipated to be needed as part of this project. fj> Ff:HR& PHRS TRANSPORTATIONCOHSULTANTS 24 Genentech Child Care Center Draft TransportatIOn AnalysIs January 27. 2006 -..... 4. ON-SITE CIRCULATION AND PARKING Parking configurations and on-site circulation for child care centers require special considerations. Arrivals and departures of parents dropping off and picking up their children are concentrated in the AM and PM peak periods. High numbers of small children arriving and departing create unique safety concerns. Parents need to park for short periods (15-20 minutes) while they escort their children in or out of the center. To gain a better understanding of child care operations and transportation needs, Fehr & Peers observed and interviewed staff at Genentech's Second Generation child care center and Cisco Systems' child care center in Milpitas, California5. An ideal project site design would minimize potential vehicle and pedestrian conflicts, encourage low vehicle speeds, and have clearly defined walkways between parking spaces and the child care center. Creating 15- minute loading zone spaces close to the project entrance is recommended to ensure that these spaces are available for parents for drop-off and pick-up of students. PARKING AND LOADING The proposed project will provide adequate parking to meet South San Francisco's minimum requirement for a child care center. However, the designation of fifteen-minute loading spaces will allow the spaces closest to the facility to be reserved for parents dropping off and picking up their children. At Second Generation, there are 24 loading spaces for 240 enrolled children. Observations showed that these spaces were filled during peak periods; and staff commented that vehicles double park on busy days. Cisco Systems' child care center has two entrances each with 22 loading spaces (total of 44) for their enrollment of 420 students. Fehr & Peers observed these spaces to be around 80 percent full during the AM peak period. Based on these observations, Fehr & Peers recommends that Genentech allocate at least one loading space for every 10 children enrolled in the child care center. Therefore, the 51 parking spaces closest to the entrance of the proposed project, located on the east side of main circulation aisle, would be 15-minute loading spaces. Genentech should monitor these allocations after the project is occupied and adjust them according to observed usage. ON-SITE CIRCULATION A major consideration for on-site circulation is whether the proposed project should have one or two exits. This is a programmatic decision, but it could have an impact on the on-site vehicle and pedestrian circulation. Cisco Systems' 400 student child care center is broken into two centers with separate entrances and parking areas. In discussions with the director, he stated that from a programmatic point of view, they would have preferred one main entrance. He felt that it was hard for parents to have the same access to center administrators with the multiple entrances. However, having two entrances allows Cisco parents to park closer to their entrance and reduces the vehicle congestion near the respective entrances. 5 Fehr & Peers observed the Cisco child care center and interviewed the director Brian Heath on June 2, 2005 fP Ff:HR & PaRs TAANSPORToHlOIt COMSUlTAHlS 25 Genentech Child Care Center Draft TransportatIOn AnalysIs January 27, 2006 ---.. Under both driveway alternatives, the child care center would have multiple entrances. This configuration would potentially allow parents to park closer to their respective driveway entrances and reduce the number of vehicle conflicts. However, Genentech could also have one-way circulation inside the project's parking area by limiting the north driveway to exit only and help further reduce delay associated with vehicles pulling into and out of parking spaces. There would be a minor LOS degradation with this alternative. In all of the site design alternatives, Genentech should consider the use speed humps near the building entrances to encourage low vehicle speeds. Special pavers could be used to create designated walkways between parking aisle and the buildings to increase pedestrian visibility. 11> FaiR & P HRS TRANSPORTATiON CONSULTANTS 26 Genentech Child Care Center Draft TransportatIOn AnalysIs January 27, 2006 --...; 5. CONCLUSIONS This report examines the impact of the proposed child care center at 444 Allerton Avenue and two driveway alternatives for Genentech's South San Francisco campus. The comparison is based on site circulation, parking, and driveway access. Both driveway alternatives have similar transportation characteristics. Both designs would have a capacity of 502 children. Including "diverted-link" trips made by Genentech employees dropping-off or picking-up their children, the Child Care Center would generate 385 AM and 333 PM peak hour trips. The operation of both the project driveway alternatives would be at acceptable levels and neither would warrant signalization based on the Peak Hour Warrant. SUMMARY OF FINDINGS On-Site · Genentech should allocate at least 51 of the parking spaces closest to the project entrance as 15- minute loading spaces. · Genentech should use speed humps, walkways, and special pavers in the parking area to encourage low vehicle speeds and create pedestrian friendly conditions. · Since driveway intersection operations are not significantly impacted by either driveway alternative, Genentech has the flexibility to change or modify driveway operations at any point in the future. These changes could involve re-striping entry/exit lanes and removing or adding signage. · We recommend that Genentech/City of South San Francisco trim tree branches along Allerton Avenue so that sight distances for vehicles entering and exiting project driveways are adequate. · Convenient and secure on-site bicycle parking should be provided for child care center employees and Genentech parents. · A sidewalk should be constructed along the east side of Allerton Avenue-in front of the proposed child care center-that connects with nearby existing and planned pedestrian facilities. · We recommend providing pedestrian access from the child care center to an ADA-accessible shuttle stop and shelter near the intersection of Cabot Court/Allerton Avenue. The pathway between the main entrance to the child care center and the sidewalk on the east side of Allerton Avenue should be unobstructed and a marked crosswalk should be provided where the pathway crosses the parking aisle. The placement of bulb-outs on both sides of the parking aisle could be utilized to achieve this goal. · Both Alternative A and Alternative B will provide adequate access to the child care center. However, we agree that the potential conversion of the south project driveway to enter-only (Alternative B) could improve internal traffic flow during the AM and PM peak hours by reducing the number of potential vehicular conflict points inside the parking area. . Queues turning out of the project driveways will not exceed approximately 55 feet during the AM and PM peak hours. The current site plan provides for adequate queuing storage for exiting vehicles. However, inbound vehicles could spill back out of the parking area during peak drop-off and pick-up fP 27 FEHR & PnRs TRANSPOilTATlOfrlCONSULlANlS Genentech Child Care Center Dralt TransportatIOn AnalysIs January 27, 2006 --- times, when parents are pulling into and out of parking spaces; this could decrease the ability of vehicles to turn into the parking lot from either entrance and cause momentary delays to other traffic movements at the north or south driveways. Off-Site . There is no significant impact on driveway or intersection operations at the project site. No driveway mitigations are required. . Converting the south project driveway (Intersection 2) to enter-only will not substantially affect traffic flow operations along Allerton Avenue. . The intersection of Allerton Avenue/East Grand Avenue will be operating below the City's LOS standard with the project and the addition of the South Campus (background traffic). The recent Genentech Master Plan Update and East of 101 Area Traffic Impact Fee Study have identified that this intersection should be signalized in the future to meet the City's LOS standards. . Genentech should construct a sidewalk connection (approximately 260') between the existing sidewalk that ends near the intersection of Cabot Court/Allerton Avenue at 829 and the proposed sidewalk in front of the child care center site along the east side of Allerton Avenue. 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" c ::: ~ ~ " b ~ i /lll ~ 1 " ," ~ ~ ....,,- --~ ',[~'~ ,.~r (l -. \ a H Ii' i': ~ Planning Commission Staff Report DATE: March 15,2007 TO: Planning Commission SUBJECT: Genentech, Building 31: Use Permit to allow construction of a five-story, 151,000 square feet administration building (Building B31), located in the Upper Campus area of the Genentech Research & Development Overlay District. Applicant: Genentech, Inc. Case No. P05-0005 and Use Permit UP05-0002 Address: 1631 Grandview Drive RECOMMENDATION: That the Planning Commission approve P05-0005 to allow construction of a five-story administration building (Building B31), based on the attached findings and subject to the attached conditions of approval. BACKGROUND/DISCUSSION: The applicant, Genentech Inc., is proposing to construct a 5-story office building containing approximately 151,000 square feet of gross floor area on the Genentech Upper Campus. Building B31 would be located on a 9.92-acre site adjacent to two existing office buildings, Buildings B32 and B33, and would replace an existing 328-space surface parking lot with 124 parking spaces. Surrounding land uses and setting The proposed Building B31 project is located at 1631 Grandview Drive where DNA Way intersects with Grandview Drive in the Upper Campus area of the Genentech Research and Development Overlay District. The proposed project is bound by DNA Way and the Founders Research Center site (Middle Campus) to the east, manufacturing buildings to the west, Grandview Drive and the Upper Campus buildings to the south, and the Genentech manufacturing buildings on the Lower Campus to the north. Land uses within 2,500 feet of the project's site boundaries include: North: Genentech Lower Campus, designated for a mixture ofR&D, manufacturing and offices uses, including Genentech Buildings B3, B5, B6, B7, B8, B9 and B51. STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building 31 Use Permit DATE: March 15,2007 Page 2 Genentech Upper Campus buildings, designated for a mixture of R&D and office uses, including Genentech Buildings B24, B25, B26, B36 and B37. South: East: Genentech Middle Campus buildings designated for R&D uses, including Building Bl, B4 (the original company buildings) and the Genentech Founders Research Center I and II. i .--- i West: Mixed industrial and R&D uses, including Genentech Upper Campus L.___.__ I buiLdings.and Cabot, Cabot & FQr:b~~ Business Park industrialuses. Project Description The Building B31 office building would be located adjacent to two existing office buildings, Buildings B32 and B33, in the Upper Campus area. The proposed building sits at the intersection of the three campus areas and will house the Corporate Executive Office and administrative staff. The design of the proposed new office building is particularly important since it is located on San Bruno Knoll overlooking the San Francisco Bay, the Lower Campus operations and the Middle Campus buildings. Since the building will link the various parts of the campus, Building B31, similar to Buildings B32 and B33, is designed to maintain the architectural elements and materials that define Genentech as a unified and coherent campus. BuIldll1g B-, 1 \CIC~ SqualL' fL'ct Total Site Area Total Building Area 1 sl Story 2nd Story 3rd Story 4th Story 5th Story Building Height (to the to top of the roof screen) 9.92 acres 150,972 square feet 25,250 square feet 30,680 square feet 32,576 square feet 32,576 square feet 29,890 square feet 91 feet above grade and 180 feet above the San Francisco Bay. STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building 31 Use Permit DATE: March 15,2007 Page 3 Design Building Design -The proposed building will be constructed with an attached steel braced frame structure with a combination of smooth concrete, fluted concrete and aluminum curtain wall system. Similar to Buildings B33 and B32, the Building B31 massing and fa<;ade design are intended to give the building a texture and scale compatible with its context, with the adjacent buildings and its place, as a nexus between the Upper, Middle and Lower campuses. The site currently includes several pedestrian corridors, a landscaping pedestrian circle fronting the building, several employee areas, and ample landscaping along the perimeter of the site. Landscaping -Building B31 would face the existing circular landscape plaza, with water features fronting the main entrance to the building (north elevation). Landscaped pedestrian pathways will physically link the site with buildings located on the Lower, Middle and Upper Campuses. Landscaping will be added to the setback and courtyard areas surrounding the facility. The landscaping that is located in the pedestrian circle fronting the building is designed to absorb rainwater runoff. All exterior lighting would consist of low profile or low spread lights to reduce glare. Design Review Board - On January 18, 2005, the Design Review Board reviewed the proposed site, architectural and landscaping plans for Building B31. The Board's comments were generally favorable. Parking & Circulation On-Site Vehicle Circulation With approval of Building B32 in 2002, Genentech constructed a new main driveway and signalized intersection on the south side of the project site. This driveway forms the fourth leg of the intersection of Grandview Drive with the Building 25 driveway and will serve as the main access point to the project site. Additional vehicular access would be provided from the existing entry and exits, with right-turn only access onto Grandview Drive. Direct access and circulation to the project site would remain relatively unchanged. On-Site & Campus- Wide Parking As updated, the Zoning Ordinance and the Master Plan permits Genentech to provide parking on a campus-wide basis, ensuring that there will be sufficient parking within each neighborhood. The parking requirement for office uses, established in Zoning Ordinance, is 2.75 parking spaces for 1,000 square feet of gross floor area, or 415 parking spaces. The Genentech Master Plan and MEIR, which establish parking capacity on campus, indicate that there are 5,525 parking spaces STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building 31 Use Permit DATE: March 15,2007 Page 4 within the main Genentech campus. The project would result in a net loss of204 parking spaces on the project site. However, based on the following table, Genentech will provide sufficient parking on the Upper Campus area to make up for the loss ofthe spaces. Currently, Genentech is completing the construction of an additional several hundred parking spaces at the "Hilltop" site, which is located west ofthe project site (see Attachment 6, Major Parking Changes 2005-2006). Table 4.7-8 Genentech Parking Demand-Existing Conditions (December 2005) Parking Location Lower Campus West Campus Mid Campus Upper Campus Total Parking Supply 2,224 136 1,436 1,729 5,525 Parking Demand 1,918 o 876 1,657 4,451 Capacity Utilization 86% 0% 61% 96% 81% Pedestrian Circulation With approval of Building B32, Genentech constructed a circular plaza at the center of the site. This circle connects to several pedestrian crossings or sidewalks for access to the roadways or other Genentech buildings. A sidewalk, located along the north side of the main driveway, provides a connection to Grandview Drive and other buildings on the upper campus. A pedestrian crossing bisects the larger parking area and provides access to DNA Way and Genentech buildings on the middle campus. A sidewalk, located north of Building 32, allows pedestrians to access the buildings on the lower campus. Genentech has upgraded the sidewalk that connects the project site with the parking lot at the "Hilltop" site. Conformance to Genentech Facilities Ten-Year Master Plan The proposed project conforms to the approved buildout on campus since it is considered part of the Upper Campus development identified in the Master Plan and analyzed in the Master Environmental Impact Report. The Master Plan outlines the proposed campus expansion, which encompasses 163 acres, and the 200-acre study area during the ten-year planning period, which ends in 2016. Attachment 4 indicates both the existing development on campus and the anticipated build-out on the 163-acre campus. Conformance to Existing General Plan and Zoning The site is part of the Genentech campus zoned in the Genentech Research and Development Overlay District and designated Business and Technology Park in the General Plan. Construction and operation of Building B31 would not alter the present or planned land use of the area and, therefore, is consistent with the City's General Plan policies. The proposed project STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building 31 Use Permit DATE: March 15,2007 Page 5 is consistent with the setback requirements, site planning, landscaping, and building design standards found in the East of 101 Area Plan and the Genentech Research and Development Overlay District. Environmental Determination The City of South San Francisco prepared the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report (SCH #2005042121) to analyze the potential impacts from anticipated growth and development on the Genentech campus to 2016. The proposed Upper Campus office building is listed as a specific project and analyzed in the MEIR and, therefore, no further environmental analysis is required. RECOMMENDATION: That the Planning Commission approve P05-0005 to allow construction of a five-story office building (Building B31) with a total floor space of approximately 151,000 square feet, located in the Upper Campus area of the Genentech Research & Development Overlay District, based on the attached findings and subject to the attached conditions of approval. Respectfully submitted, Attachments: 1. Vicinity Map 2. Proposed Findings of Approval 3. Proposed Conditions of Approval 4. Table 2.3-3: Total Projected 2016 Distribution of Development by Neighborhood 5. Design Review Board Minutes 6. Major Parking Changes, 2005-2006 7. Site and Elevation Plans Attachment 1: Location Building B31 POS-OOOS PROPOSED FINDINGS OF APPROVAL P05-0005 & UP05-0002 (As recommended by the Planning Division, March 15, 2007) As required by the "South San Francisco Municipal Code" (SSFMC Section 20.91 and Section 20.40.050), the following findings are made in support of a Use Permit for construction of the new Building B31 project, comprising approximate1yl51,000 square feet, in accordance with SSFMC Section 20.40, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: Site Plan, landscape plan, floor plans, and elevations dated January 7,2005, prepared by Johnson Fain Partners, Architecture, Planning and Interiors. 1. The proposed project is consistent with the South San Francisco General Plan, which designates this site for Business and Technology Park use. The proposed administrative office building is consistent with this designation and is specifically listed as a use, which is appropriate in this area. 2. The proposed project is consistent with the East of 101 Area Plan. The proposed Building B31 office building meets or exceeds the Area Plan aesthetic and design standards and is consistent with this designation and is specifically listed as a use which is appropriate in this area. 3. The proposed project meets all standards of the City's Zoning Ordinance for the Genentech Research and Development Overlay District, as the subject site is physically suitable for the type and intensity ofthe land use being proposed. 4. The proposed project meets all standards of the Genentech Facilities Ten-Year Master Plan, as the subject site is physically suitable for the type and intensity of the land use being proposed. 5. A Master Environmental Impact Report has been prepared for this proj ect in accordance with the provisions of CEQA. The project is analyzes as part of the anticipated 2016 bui1dout on the Upper Campus and no further analysis is required. 6. The proposed development will not be unreasonably adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to the surrounding properties or improvements. PROPOSED FINDINGS OF APPROVAL P05-0005 & UP05-0002 (As recommended by the Planning Division, March 15,2007) As required by the "South San Francisco Municipal Code" (SSFMC Section 20.91 and Section 20.40.050), the following findings are made in support of a Use Permit for construction ofthe new Building B31 project, comprising approximate1y151 ,000 square feet, in accordance with SSFMC Section 20.40, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: Site Plan, landscape plan, floor plans, and elevations dated January 7,2005, prepared by Johnson Fain Partners, Architecture, Planning and Interiors. 1. The proposed project is consistent with the South San Francisco General Plan, which designates this site for Business and Technology Park use. The proposed administrative office building is consistent with this designation and is specifically listed as a use, which is appropriate in this area. 2. The proposed project is consistent with the East of 101 Area Plan. The proposed Building B31 office building meets or exceeds the Area Plan aesthetic and design standards and is consistent with this designation and is specifically listed as a use which is appropriate in this area. 3. The proposed project meets all standards of the City's Zoning Ordinance for the Genentech Research and Development Overlay District, as the subject site is physically suitable for the type and intensity of the land use being proposed. 4. The proposed project meets all standards of the Genentech Facilities Ten-Year Master Plan, as the subject site is physically suitable for the type and intensity of the land use being proposed. 5. A Master Environmental Impact Report has been prepared for this project in accordance with the provisions of CEQA. The project is analyzes as part of the anticipated 2016 buildout on the Upper Campus and no further analysis is required. 6. The proposed development will not be unreasonably adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to the surrounding properties or improvements. PROPOSED CONDITIONS OF APPROVAL P05-0005 & UP05-0002 (As recommended by the Planning Division, March 15, 2007) A. Planning Division requirements shall be as follows: 1. The project shall be constructed substantially as indicated on the attached site plan, landscape plan, and elevations dated January 7, 2005, prepared Johnson Fain Partners, Architecture, Planning and Interiors. 2. The applicant shall follow the City of South San Francisco, Department of Economic and Community Development, Planning Division, Standard Conditions and Limitations for Commercial. Industrial and Multi-Family Residential Projects. 3. The Conditions of Approval for Building B32 and B33 Office Buildings shall remain in effect. 4. The project is has been analyzed with the Genentech Facilities Ten-Year Master Plan, which updates the growth and development on the proposed 163-acre Genentech campus. The Master Plan update is currently under consideration by the City Council. Therefore, this Use Permit will not be valid until the effective date of the adoption of the Genentech Master Plan project. 5. The applicant shall comply will all mitigation measures outlined in the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report and Mitigation Monitoring & Reporting Program. 6. All future signage shall be subject to separate review and approval by the Planning Division. 7. The applicant shall provide a color scheme for the entire building that is subject to Planning Division approval. Building color shall be indicated on the plans submitted for a building permit and color and material samples shall be submitted to the Planning Division for review and approval prior to issuance of a building permit. 8. Final landscape and irrigation plans shall be submitted to the Planning Division for approval prior to issuance of a building permit. 9. The Design Review Board recommended that the driveway should have texturing in the circular area a the front of the building and that the applicant shall allow direct accessing from the small parking lot at the front of the building to the walkway along the building. Prior to issuance of the building permit, the applicant shall incorporate the DRB recommendations into the building permit site and landscaping review plans for Planning Division approval. 10. There shall be no outside storage of materials and equipment. All outside storage shall be within building structures or other enclosed areas approved by the Chief Planner. 11. Childcare - In accordance with South San Francisco Municipal Code Section 20.115.030, prior to issuance of a building permit the applicant shall pay a chi1dcare fee in the amount of $0.50 per gross square feet of building. The applicant shall be entitled to a credit, based on the number of spaces provided in the existing Genentech chi1dcare facility, in an amount not to exceed the lesser of the fee or the cost of such childcare facility as estimated by the City (Section 20.115.060). (Planning Division Contact Person: Michael Lappen, Senior Planner (650) 877-8535) B. Engineering Division requirements shall be as follows: Should the Planning Commission approve this proposal, we request that the following items be adopted as conditions of approval for Use Permit No. P05-0002: 1. STANDARD CONDITIONS The developer shall comply with the applicable conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. II. SPECIAL CONDITIONS A. The developer shall comply with the traffic mitigation recommendations contained in the approved traffic and circulation analysis for the project prepared by Fehr & Peer Transportation Consultants. The approved mitigation improvements shall be designed, furnished, constructed and installed by the applicant's consultants and contractors, in accordance with plans approved by the City Engineer and to City Standards, pursuant to a secured encroachment permit obtained prior to receiving a building permit for the subject project. The cost of all work and permits to mitigate the traffic impacts of the Building 31 project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. B. As shown on the applicant's plans, the design of the project shall include settlement and retention ponds and other devices, such as grassy swales, that will filter pollutants from the site's storm water runoff, in compliance with the City's and County's storm water discharge permit requirements. C. Prior to the issuance of a Building Permit for the project, the applicant shall pay the various fees detailed below. D. The developer shall comply with the recommendations contained in the approved geotechnical engineering investigation report for the project prepared by Bay Area Geotechnical Group dated November 15, 2004. E. Developer shall verify that all parking spaces meet the minimum City standards. Developer shall demonstrate that the bumper overhangs will not conflict with adjacent grades in landscaped areas. Sidewalks with bumper overhangs shall be widened to maintain required ADA widths. III. OYSTER POINT OVERPASS CONTRIBUTION FEE Prior to receiving a Building Permit for the proposed new office/R&D development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the subject 152,000 GSF office and biotech R&D development is calculated below. (The number in the calculation, "9100.18", is the January 2005 Engineering News Record "San Francisco construction cost index", which is revised each month to reflect local inflation changes in the construction industry.) Trip Calculation 152,000 gsfOffice use @ 12.3 trips per 1000 gsf = 1870 new vehicle trips Contribution Calculation 1870 trips X $154 X (9100.18/6552.16) = $339,970.37 IV. EAST OF 101 TRAFFIC IMP ACT FEES Prior to the issuance of a Building Permit for the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, as adopted by the City Council at their meeting of September 26, 2001. Please note that the City is currently undertaking a study to update traffic impact fee, which will increase the impact fee. The applicant shall be required to pay the revised fee. Fee Calculation (as of March 2007) 152,000 gsfOffice/R&D @ $2.11 per each square foot (this amount is subject to increases due to inflation, increases due to additional traffic improvements, and the East of 101 Impact Fee update, as approved by the City Council) = $320,720.00 V. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 area, downstream of the proposed office/R&D development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model is proposed to analyze the problem and recommend solutions and improvements. The City is currently undertaking a study to increase the sewer impact fee. Fee Calculation (as of March 2007) 0.4 gallons per square foot (400gpd/l000 sq. ft.) X $3.19 per gallon X 152,000 gsf= $193,952.00 (Engineering Contact Person: Sam Bautista, Senior Engineer) C. Water Quality Control Plant requirements shall be as follows: The following items must be included in the plans or are requirements ofthe Stormwater and/or Pretreatment programs: 1. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 2. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permi t. 3. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 4. A plan showing the location of all storm drains and sanitary sewers must be submitted. 5. Roof condensate needs to be routed to sanitary sewer. 6. Trash handling area must be covered and enclosed and must drain to sanitary sewer. This must be shown on the plans. 7. Loading dock area should be designed with an over hang and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 8. Install a separate process line for sample monitoring before mixing with domestic waste in sanitary sewer. This must be shown on plans prior to the issuance of a permit. 9. Install separate water meters for landscaping and building. 10. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. 11. A construction Storm Water Pollution Prevention Plan must be submitted. 12. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 13. A grading and drainage plan must be submitted. 14. An erosion and sediment control plan must be submitted. 15. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. 16. Applicant will be required to obtain a wastewater discharge permit. Contact Frank Mando1a at Water Quality Control (650) 829-3880. Please have applicant contact Cassie Prudhe1 at Water Quality Control with any questions. (650) 829-3840. D. Police Department requirements shall be as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 Ibs. 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 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 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/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece 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 for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. 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. 2. Windows a . Louvered windows shall not be used as they pose a significant security problem. b . Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) Ibs. applied in any direction. c . Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic materia1.2 or: 2) Iron bars of at least V2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. 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. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear ofthe building. 6. 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. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. b. A traffic circulation diagram should be submitted. c. A parking plan showing striped parking spaces, etc. should be submitted. NOTE: For additional details, contact the Traffic Bureau at 829-3934. 8. Misc. Security Measures a . Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. (Police Department contact: Sgt. E. Alan Normandy at (650) 877-8927) ""I:t ...... = Q.I e ..c: ~ ~ ...... ...... < ~ ~ 0.0 -. :::: ~~ ~ .~ ~ b 'i::; <:..l ~ ~ ~ :::: <:..l 'i:: ".l i1 is <:..l....:;: "t:l <-g,<:..l g E~ -E~\:l~ o <:..l ~ ,.Q~~ .c <:..l .!:!l :... 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Q~ Q a "' a N....:;: ~ :... ~a N....t::l ~ Q .~ = :::: Q- N :::: ~ ~ :B ~ :::: ..... ~ <:..l - ;:: ....t::l ".s .".l ~ .:::J -; ~ ~ \:l Eo-; E} = :::: = a ~ == 'f;; -. 0 :::: \:l'00 .. \:l ~....c~~~ 0.. tI) - 0.. rI.l r~, 0..Q)....t::l~=...... ~~~~~-. I-< Q) ~'"C 0'- ....:l~ DRB Minutes January 18, 2005 Page 8 of8 15 OWNER: APPLICANT: ADDRESS: PROJECT NUMBER: PROJECT NAME: Carla Boragno Carla Boragno 1631 Grandview Dr. P05-0005, DR05-0003 & UP05-0002 Genentech - Building 31 (Case Planner: Mike Lappen) DESCRIPTION: Use Permit to allow construction of a 5-story, 152,000 sq. ft. office building on the mid-campus area of Genentech R&D Overlay District in accordance with SSFMC Chapters 20.39.60, 20.40.050,20.40.060,20.81 & 20.85. The Board had the following comments: 1. The driveway should have texturing in the circular area at the front of the building. 2. Add more breaks to allow direct access from the small parking lot at the front of the building to the walkway along the building. No need to go back to the DRB. 16 MISCELLANEOUS Chestnut Estates-sign _ 1. Material and colors of the sign should be compatible the homes in the subdivision: stucco or textured concrete with in . laually mounted metal letters, all colored to match the general color sche of the homes. A metal box or can sign is not acceptable. 2. Repair and add landscaping in the edian island as needed. Submit a landscape pIan for the median to the D or review and verify that the existing irrigation system in the median is rational. Coordinate with the Street Maintenance Department to dete . e responsibility for any necessary irrigation system repair and ongoing ma' enance of the island. 525 Park Way 1. R ce the plate height of the proposed addition to match existing. ouble check that liveable are does not exceed 2,500 sq. ft. airfield Development Applicant did not show. Is/Thomas C. Sparks Thomas C. Sparks Chief Planner ESTIMATED TIME ~ cu C a.. ~ ~ c :i a.. IU a. .... c CU E cu U IU - a. CU ... 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