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Home My WebLink About04-05-07 PC e-packet CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE April 5, 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 Chadrick Smalley Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Paaers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE April 5, 2007 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of Regular Meeting minutes of October 19, 2006, November 16, 2006, December 7,2006, January 4,2007 and February 1, 2007. 2. Kaiser Medical Office - Time Extension Kaiser/Owner Kaiser/Applicant 230 Oyster Point Blvd. PCA06-0008: UP04-0031, PM04-0003, DR04-0077, & TDM04-0004 (Continue to Apri/19, 2007) 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. PUBLIC HEARING 3. Stonegate Estates Planned Unit Development Modification Stonegate Home Development/Owner - Applicant Stonegate Estates & Hillside Avenue P07-0010: PUDM07-0001 DR07-0006 & MND-01-012 (Continued from March 15, 2007) Modification of a Planned Unit Development and Design Review allowing exterior window and door changes to several dwellings and the addition of several new retaining walls and modification of an above ground tree well, 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 Mitigated Negative Declaration (previously approved by the City Council on July 14, 2004). Planning Commission Agenda - Cont'd Page 3 of 3 April 5, 2007 I 4. Genentech Building 31 Carla Boragno/applicant Genentech, Inc/owner 1631 Grandview Dr. POS-OOOS: DROS-Q003 & UPOS-0002 (Continued from March 15, 2007) 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 S. Genentech Childcare Facility GENENTECH INC/applicant GENENTECH INC/owner 444 Allerton Avenue P06-0024: UP06-0008 & DR06-0020 (Continued from March 15, 2007) 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. ADMINISTRATIVE BUSINESS ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT ".1 ..~ i'/ ~ .J; -':7"~~ ~b Susy Kal n Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting April 19, 2007, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/plannina/aaenda minutes.asp or via http://weblink.ssf.net SK/bla s:'Age"'clCls\plCl"''''['''g co"",-vt<.[ss[o",\::>OO:r\04-05-0:r RPC Age",clCl.cloc Planning Commission Staff Report DATE: April 5, 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 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. 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.: P04-013 I (UP04-0031,DR04-0077, PM04-0003 & TDM04-0004)] RECOMMENDATION: That the Planning Commission continue the matter until the meeting of April 19, 2007. BACKGROUND/CONCLUSION: The Planning Commission reviewed the applicant's time extension request at their meeting of March 15, 2007 and continued the matter so that the applicant could examine providing a landscape buffer between the curb and the public sidewalk. The applicant has agreed to examine modifying the streetscape plan to incorporate a landscape buffer, but needs additional time to prepare the plans. City Staff concurs and recommends that the Planning Commission continue the matter until the Commission meeting of April 19, 2007. ~~~ SJive arl , . r Planner Planning Commission Staff Report DATE: April 5, 2007 TO: Planning Commission SUBJECT: Modification of: Residential Planned Unit Development Permit and Design Review allowing exterior window and door changes to several dwellings and the addition of several new retaining walls and modification of a an above ground tree well. 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 adopt a resolution recommending 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 and the addition of several new retaining walls and modification of a an above ground tree well, subject to making the required findings and adopting the conditions of approval BACKGROUNDIDISCUSSION: The proposed modifications to the dwellings including the floor plans, windows and doors were reviewed by the Planning Commission at their meeting on March 15, 2007. The Commission members offered a range of comments and questions including, but not limited to, the loss of texture provided by the proposed door and window changes (including style, type and finish) the functionality of the chimneys, and the heating of the storage/workshop areas in Unit C. While the Planning Commissioners were generally supportive of the proposed concept of the window and door changes, they continued the matter to the Commission meeting of April 5, 2007 in order that the applicant could provide better graphics depicting the proposed changes and the approved conceptual plans, and that City Staff could review the Building Code questions April 5, 2007 P07-0010 Hillside & Stonegate Page 2 of 2 pertaining to the fireplace ducting through the attic to the roof, the heating ducts to the workshop area in Unit C, the second story structural beam in Units A and B (resulting in a small shed roof), and the proposed roof vents. A Building Division representative will attend the Planning Commission meeting to answer the Commissions questions. The Planning Commission members also were encouraged by the Chairperson to visit the project site to better understand the proposed or actual changes the developer has made to the dwellings. At the last meeting the developer has reviewed the proposed changes to Units A and B, some of the changes to Unit C, and had not had an opportunity to review the proposed new retaining walls. In accordance with the direction of the Planning Commission, the developer has revised the plans and will provide a power point presentation at the meeting. The applicant's plans are attached. The Commission should complete the review and determine whether the proposed changes are sympathetic to the approved building architecture. ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration (MND) was approved by the City Council in association with the original project on July 14,2004. City Staff has 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 adopt a resolution recommending 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 and the addition of several new retaining walls and modification of a an above ground tree well, subject to making the required findings and adopting the conditions of approval. ~. :fff~ ------- teve a~h, enior Planner Attachments: Draft Resolution Planning Commission Staff Report March 15,2007 Revised 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 & STONEGATE DRIVE AND AS SUBMITTED BY STONEGATE 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 and landscaping, 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, and April 5, 2007, the Planning Commission held properly noticed public hearings 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 meetings on March 15,2007 and April 5, 2007; I. 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 of a 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 ofthe Design Review ofthe 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 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: S tonegate Home Development, Inc. Case Nos: P07-001O [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 BACKGROUND/DISCUSSION: 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 minimi7.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, subj ect to making the required findingsiand 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 & STONEGATE DRIVE AND AS SUBMITTED BY STONEGATE HOME DEVELOPMENT, INC., SOUTH SAN FRANCISCO WHEREAS, on July 14 of2004, 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 of a 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. 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Planning Commission Staff Report DATE: April 5, 2007 TO: Planning Commission SUBJECT: Public Hearing: 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 has recently been approved by the City Council to be incorporated into the West Campus area of the Genentech Research & Development Overlay District, which will become effective as of April 27, 2007. Applicant/Owner: Genentech, Inc. Case No. P06-0024 and Use Permit UP06-0008 Address: 444 Allerton Avenue RECOMMENDATION: That the Planning Commission approve P06-0024 to allow construction of a childcare center for approximately 500 children, subject to the attached Findings and Conditions of Approval. BACKGROUNDIDISCUSSION: (The attached Planning Commission Staff Report, dated March 15, 2007, outlines the overall project description, consistency with SSF General Plan, the SSF Municipal Code and the Genentech Facilities Ten-Year Master Plan, and the environmental determination) The Planning Commission reviewed the proposed project at the March 15, 2007 public hearing and the April 5, 2007 Study Session. Following staff and applicant presentations, the Commission commented on the buildings, site planning and design. The Planning Commission comments will be referenced in the Conditions of Approval for the project. The approved project will incorporate the original plans, submitted in September 15, 2006, the revised plans, submitted to the City on March 30, 2007 and Planning Commission comments from the April 5, 2007 Study Session. 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 STAFF REPORT RE: Public Hearing: Genentech Childcare Center, P06-0024 Date: April 5, 2007 Page 2 approximately 50,484 square feet, located on a 4.59-acre site at 444 Allerton Avenue, subject to the attached Findings and Conditions of Approval. Respectfully submitted, " ? I ,/ . /' /' A / / . By:/?~. . Michael Lappen enior Planner Attachments: 1. Vicinity Map 2. Proposed Findings of Approval 3. Proposed Conditions of Approval 4. Planning Commission Staff Report, dated March 15,2007 5. Planning Commission Study Session Staff Report, dated April 5, 2007 6. Planning Commission Minutes, dated March 15, 2007 7. Site and Elevation Plans, dated March 30, 2007 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, April 5, 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 ofa 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 and March 30,2007, prepared by CUH2A Architecture, Engineering Planning and Planning Commission direction. 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 proj ect 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 City Staff, April 5, 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 and March 30, 2007, prepared by CUH2A Architecture Engineering Planning and Planning Commission direction, dated April 5, 2007. 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 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, the approval of the Zoning Reclassification, and approval of the Zoning Amendment. 4. All utility systems, such as Fire Department standpipes, PG&E boxes, and Calwater backflow pipes, shall be screened from view from a public street. The applicant shall show the type, size and location of the utility systems on the final landscaping plans. The applicant shall also submit a screening plan for each system for review and approval by the Planning Division and Fire Department. 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. 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. 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. (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: I. 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. III. OYSTER POINT FEES The childcare center is considered to be an employee amenity in the South San Francisco General Plan. The Fee shall not be imposed on the Genentech Childcare Center. The Oyster Point Fee shall be imposed on the project site ifthe use is changed from a childcare center to another use. IV. EAST OF 101 TRAFFIC IMPACT FEES Resolution 101-2005 adopting the East of 101 Traffic Impact Fee provides an exemption from the Fee for any "child day care facility." Therefore, the East of 101 Traffic Fee shall not be imposed on the Genentech Childcare Center. The East of 101 Traffic Fee shall be imposed on the project site ifthe use is changed from a childcare center to another use. 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 officelR&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 Sanitarv Sewer ImDact Fee $64,418.00 0.4 gallons per square foot (400gpd/lOOOsq. ft.) X $3.19 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 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. 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 ofthree (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 hinge studs, to prevent removal ofthe 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 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as 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. 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) 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 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: I) 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: I) Iron bars of at least 112" 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) E. Fire Department requirements shall be as follows: 1. Prior to issuance of a building permit, plans shall be submitted for review and approval by the Fire Marshal. These plans shall include design improvements that allow for sheltering-in-place of building occupants for extended periods following an uncontrolled release of hazardous materials in the area. 2. Prior to issuance of a certificate of occupancy, a facility emergency action plan shall be submitted for review and approval by the Fire Marshal. This plan shall include directions for sheltering-in-place of building occupants for extended periods following an uncontrolled release of hazardous materials in the area. The plan shall also provide for mandatory training of employees on emergency procedures. 3. Genentech will participate in the development of South San Francisco Fire Department's offensive capabilities at the scene of a hazardous materials emergency in order to protect life, the environment and property. Genetech's responsibility to financially contribute will be limited to the risks their operations create and the credit earned for their on site emergency preparedness and response capabilities. (Fire Department contact, Bryan Niswonger, Fire Marshal, (650) 829-6645) 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 project 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, including Cell Genesys, which is a life science company. South: A mixture of industrial and biotechnology uses along Allerton Avenue, 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 Business 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. ('hlldc,Ul' (\:nll'r Acres Square Fed Total Site Area Total Building Area Classroom Pavilions (4) Art Pavilion Administration Building Playground Area 4.59 acres 50,484 square feet Parking Lot Coverage 8,909 s.f.l1 story 1,632 s.f.l1 story 14,143 s.f.l2 stories 70,200 square feet 102 spaces (1 space per 5 children) 25.24% 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 project 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 163-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 subj ect 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 Planning Commission Staff Report DATE: April 5, 2007 TO: Planning Commission SUBJECT: Study Session: 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 has recently been approved by the City Council to be incorporated into the West Campus area of the Genentech Research & Development Overlay District, which will become effective as of April 27, 2007. Applicant/Owner: Genentech, Inc. Case No. P06-0024 and Use Permit UP06-0008 Address: 444 Allerton Avenue RECOMMENDATION: That the Planning Commission conduct a Study Session to review the proposed design changes to the childcare center and provide comments and direction. BACKGROUNDIDISCUSSION: 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 50,484 square foot childcare center for approximately 500 children on the site. Project Architecture and Site Planning 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 building. These buildings incorporate the general design elements (a lower curtain wall for example) used in the administration building. STAFF REPORT RE: Study Session: Genentech Childcare Center, P06-0024 Date: April 5, 2007 Page 2 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. Public Comment During the public hearing, Tony Hamedany from Columbus Manufacturing Company at 493 Forbes Boulevard, noted that their business is located close to the proposed childcare center. He explained that his facility stores ammonia on site for their refrigeration. Even though they have training to mitigate potential leakage, he felt that the childcare center was incompatible with the surrounding industrial uses due to the possibility of leaks from his or other similar facilities. Lisa Sullivan from Genentech indicated that the company conducted a strict due diligence survey of the area and considered potential health and safety impacts when siting the childcare center on Allerton Avenue. Additionally, a representative from the Fire Department answered questions from the Planning Commission regarding state and local regulations and planning to mitigate a potential hazardous event. Planning Commission Comments The Planning Commission reviewed the proposed building at the March 15, 2007 public hearing. Following staff and applicant presentations, the Commissioners commented on the building site planning and design. While generally supportive of the project, the Commission felt that the project's design could be improved. The Planning Commission requested the applicant revise the building plans based on the Commissioner's comments, summarized as follows: · The Administration Building appears too institutional and "stark." · The Administration Building should be designed with larger windows and more treatment to the fayade and roof area. · The applicant should reserve more drop-off spaces in front of the Administration Building. · The fence should be screened with more landscaping. · Are the corrugated metal internal court coverings the best type of material for this facility? Proposed Revisions to the Architecture and Site Planning Following the Planning Commission public hearing, Genentech has revised the plans and included the following changes: · A larger recessed windows have been included on the Administration Building's fac;ade facing Allerton Avenue. STAFF REPORT RE: Study Session: Genentech Childcare Center, P06-0024 Date: April 5, 2007 Page 3 · Sun shades have been added on the windows. · Additional windows have been provided on the south end of the Administration Building. · A new horizontal and vertical reveals have been added to break down the fa(fade of the Administration Building. · A longer asymmetrical canopy has been added to the Administration Building fa(fade. · The blank concrete block wall on Allerton Drive has been covered with plaster and includes block base that is similar to the building bases. . New climbing vines will be planted along the wall. . 60 parking spaces (expanded from 38 spaces) are shown as reserved for drop off and pick up. · Colors on the pavilions have been revised to deeper more saturated earth tones. The attached revised plans include the proposed changes to the building's architecture and site plans. Genentech will present the proposed revisions to the Planning Commission during the Study Session. RECOMMENDATION: Planning Division Staff recommends that the Planning Commission conduct a Study Session to review the proposed design changes to the childcare center and provide comments and direction. Respectfully submitted, /7'j/ B~f/ Michael a Attachments: 1. Vicinity Map 2. Site and Elevation Plans, dated March 30, 2007 (the plans are attached to the Planning Commission Public Hearing Staff Report, dated April 5, 2007) Planning Commission Meeting of March 15,2007 ... felt that,the feel from the inside has been taken and expressed to the public side, Commissioner Teglia noted that there is more that could be dOl\e for the Grandview elevation by taking cues from the earlier buildings like a wave on on'e, of the other buildi s. Ms. Zamanpournoted that the Com . sion has requested Genentech look further in!: the design details of the Grandview side of.Suilding 31 and aske Of the Commission had any other comments th they should address for the next meeting. . , Commissioner Honan'r'eiterated that a study ses . n is needed prior to the Public Hearing item. nior Planner Lappen asked if the CorT'tr,nission wanted a study se . n when this item returned before them that ould be separate from a Public He~ring. Chairperson Prouty co rmed that this was the case. Senior Planne appen asked if the Commission co~~onsider a study session an public hearing on the same day. Commis' ner Teglia felt it was difficult to d . Commissioner Honan state er preference for a study session before regular meeting. Chief Planner alkin noted that there is no requ ment that the Commission take an action t any public hearing. She pointed t that the applicant is asking that ey be scheduled for a public hearing in e event that all the Commission's con rns are addressed by the next me . g. Commissioner Teglia noted that if the Commission's comments are not a ressed the Public Hearing could be ntinued at that time. Commissioner Sim stated that the details ve to be demonstrated and added th the landscape and architecture can also be more engaging. Chairperson Pr ty suggested that the building should k and feel like part of the site and follow the curve of the street. Motion Teglia I Second Honan to continue the blic Hearing to April 5, 2007. Approved by unanimous voice vote. 3. Genentech Childcare Facility GENENTECH INC/applicant GENENTECH INC/owner 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. Senior Planner Lappen gave a PowerPoint presentation. Shar Zamanpour - Genentech and Joseph Hobart Weiss - Architect and Richard Prakopcyk - Director of Site Planning CHU2A gave a presentation on the project. Tony Hamedany, Director of Engineering of Columbus Manufacturing - 493 Forbes Boulevard, noted that their business is very close to the proposed childcare facility site. He stated that they operate a food manufacturing facility and he is concerned with the amount of ammonia on site for their refrigeration. He stated that they have all the training necessary for them, but was uncomfortable with a childcare facility being in close proximity to their warehouse. Senior Planner Lappen noted that all facilities have to comply with State and local regulations in order to go through the approval process. He added that Genentech had to conduct a due diligence study in order to select their site, He stated that Genentech and the Fire Department are prepared to answer Commission questions on the proposed project. Lisa Sullivan, Director of Strategic Facilities Planning, stated that in the choosing a site for a childcare facility they took into consideration the health and safety of their employees. She pointed out that they previously chose 501 Forbes which is adjacent to the Columbus facility, and the due diligence report and environmental study noted there was not any significant issues with the site. She stated that they were concerned on the emissions from the S:\MiV\.C(tes\03-15-0)' RPC MiV\.C(tes.ctoc p~ge -'1- of )' Planning Commission Meeting of March 15, 2007 manufacturing facility, but found that it was a nuisance odor rather than a health hazard. She added that because the prevailing winds occurred so often they decided instead to acquire 444 Allerton, where they and conducted the same due diligence study for facilities within a 2,000 square foot radius. She stated that they received a letter from Department of Substance Toxics Control noting that there is no environmental impact on the site. Public Hearing closed. Vice Chairperson Giusti questioned if the proposed childcare center is in addition to the existing facility or if it will replace it Ms. Zamanpour noted that the current location on Gateway is on leased land which is rumored to be redeveloped in the future by Chamberlin. Genentech has projected that the new facility will accommodates their growth. Commissioner Honan asked that the Fire Department give their comments on the issue with the Columbus Manufacturing company. Code Enforcement Officer Tom Carney noted that the Fire Marshall has looked into this and also has a disaster management plan in case of any emergency. Commissioner Teglia noted that the block walls make the facility look like a prison and felt that they could be softened with climbing landscaping on the street side. He added that the photomontages with the pastel colors are beautiful but do not give a clear representation of what the project will look like. He also suggested using another material other than corrugated steel. He noted his concern with 40 stalls reserved for the drop off of 500 children and stated that this was insufficient for parents dropping their children off. He stated that the full 100 parking stalls will need to be reserved for drop-off purposes and that the employees would need to park in one of the adjacent parking lots, Mr. Weiss noted that this childcare center has a two hour start period and the full 500 kids do not start at the same time. He added that 8-10% of the spaces are typically reserved for drop off and some of the overflow spaces could be used for drop off. Commissioner Teglia asked if any consideration was given to Genentech employees driving to the closest parking lot Ms. Zamanpour stated that Allerton is flat and their employees can park at the Forbes Boulevard parking lot and walk their children over to the facility. She added that a crosswalk is already at that location and as part of the Master Plan they will also have crosswalks on Cabot Vice Chairperson Giusti asked if Genentech projects having 500 children everyday at the facility. Ms. Zamanpour noted that the capacity is 500 and they may not have full capacity due to vacation and sick days. Commissioner Moore asked if the odors from the Columbus facility would impact the center. Ms. Zamanpour noted that the wind studies conducted show that this site is not affected. Commissioner Moore was concerned with odors or fumes surrounding the children at the center. Ms. Zamanpour noted that this site was studied to make sure that it was safe for the children. Commissioner Honan stated that the children would be dropped off, go through a check point with their parents and finally dropped off in their building. She asked how much time the procedure would take, Mr. Weiss stated that it would be a range of 10 to 15 minutes. Commissioner Honan noted her concern with the length of time taken to check in the child with only 40 parking spaces and felt that it would still be insufficient with 80% attendance. Ms. Sullivan stated that the turn around projected has been calculated to 10 minute intervals with 40 parking stalls. She added that with all 100% attendance there would be a need of about 60 parking stalls, Commissioner Teglia asked when employees would start their work day. Ms. Sullivan stated that the start times vary from 6:30 am to 10 a.m. Ms. Zamanpour stated that if there is not enough parking available for drop off they will be informed of it She added that the parking is monitored to make sure that there is plenty of parking and if more is needed they can designate more parking stalls for drop off and the employees can park in other lots. Chief Planner Kalkin added that Ms. Sullivan has expressed the willingness of Genentech to start off with more than 40 parking stalls if the Commission wishes to do so. Commissioner Honan stated that she would feel more comfortable with designating more parking spots from the beginning of the project. Commissioner Teglia stated it is easier to have the employees park elsewhere and have all the parking available for drop off at the facility by car. S:\M'vcutes\03-:15-0]' RPC. M,,,"utes.cloc p~ge 5 of ]' Planning Commission Meeting of March 15, 2007 Commissioner Honan asked if the shuttle bus would have a stop at this site. Ms. Zamanpour noted that there are shuttle stops near the facility. Commissioner Honan asked if an employee could use the shuttle to drop off their child at the childcare facility. Ms. Zamanpour noted that this could be done if the employee chose to do so but this was not taken as a typical case and made the initial assumption that the children would be dropped off. Chairperson Prouty stated that the Commission can choose a number of parking spaces that the Commission feels will be sufficient for drop-off purposes and adjust it based on Genentech's needs. Chief Planner Kalkin stated that these changes can return to the Commission for review and can be adjusted at that time. Ms. Zamanpour noted the spaces are designated drop off and will be empty all day except for when the children are dropped off and picked up. She added that they are comfortable with 60 spaces being designated for this purpose which will be monitored and reported back to the Commission. Commissioner Moore asked if Genentech is giving the employees a special provision to allow for drop off of their child at the childcare facility. Ms. Sullivan stated that there are flexible start hours for the employees. Commissioner Sim asked how this facility compares to other childcare center the architect has worked on. Mr. Weiss noted that with larger childcare centers the village concept has been used and they have been very successful such as one that was built for pfizer. Commissioner Sim stated that the building and landscape are childlike and asked if the center will be particular to this City. Mr. Weiss stated the center was designed to work with the site and they strived to an exciting and engaging place for children. Commissioner Sim asked what types of materials were used. Mr. Weiss noted that the material depends on the environment and for this site stucco was chosen. Commissioner Teglia added that the project seems institutional and is stark. He stated that the Commission is looking for more aesthetically pleasing buildings and not what has been previously approved. He reiterated his concern with the pastels being used and use of corrugated steel. He suggested that the windows could be enlarged and that this item should return to the Commission as a study session. Commissioner Sim stated that the City developed childcare center has interesting expressions. Motion Teglia I Second Sim to continue the Public Hearing to April 5, 2007 with a study session prior to the Public hearing. Approved by unanimous voice vote. Commissioner Teglia asked staff if a light or a stop sign was being considered at Forbes and Allerton. Chief Planner Kalkin noted that this is included in the East of 101 traffic improvement plan. Commissioner Teglia noted that this is a major thoroughfare and there is an existing traffic signal at Gull and Forbes. He questioned when the Commission would have an opportunity to review this. Chief Planner Kalkin noted that if this is included in the traffic mitigation plan for East of 101, it is an adopted measure already. She added that staff would check on that and report back to the Commission. ADMINISTRATIVE BUSINESS ITEMS FROM STAFF None ITEMS FROM COMMISSION Commissioner Teglia asked that Code Enforcement visit 111 Chestnut because there is a potential fire hazard with overgrown weeds. Commissioner Giusti stated that the mechanical equipment on the old Cala building is visible and asked if it could be hidden from the public view. Chief Planner Kalkin stated that they are required to screen new equipment prior to obtaining a Certificate of Occupancy. Chief Planner Kalkin added that at the March 14th City Council meeting the Genentech Master Plan was approved and a consultant contract was also approved for the zoning ordinance update. s:\Ml"""tes\03-:LS-07 RPG Ml"""tes.cioc p~ge b of 7 Planning Commission Meeting of March 15, 2007 Commissioner Prouty pointed out that Fairfield does not reflect any major changes on the windows. Commissioner Teglia added that a spandrel section was being installed on the park and asked for an update. Senior Planner Lappen replied that Assistant City Attorney Crossman has been informed and he has been in contact with the developer. He added that there are a limited number of leases that were permitted on the commercial portion but that certificates of occupancy are not being issued for the residential units. Commissioner Prouty thanked staff for bringing forward the Stonegate Estates revisions to the Commission and pointed out that developers need to know that they need to build what was approved. Vice Chairperson Honan noted the importance of holding study sessions on large projects. Senior Planner Lappen apologized for bypassing the study sessions and understands the Commission's needs to have study sessions. Commissioner Teglia added that the Commission should never feel rushed to make a decision. He stated that staff can inform the applicants that the Commission expects high quality presentations. ITEMS FROM THE PUBLIC None ADJOURNMENT Motion Honan I Second Tealia to adjourn the meeting. Approved by unanimous voice vote. 11:12 P.M. 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Case No. P05-0005 and Use Permit UP05-0002 Address: 1631 Grandview Drive 'I 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 attached Planning Commission Staff Report, dated March 15, 2007, outlines the overall project description, consistency with SSF General Plan, the SSF Municipal Code and the Genentech Facilities Ten-Year Master Plan, and the environmental determination) The Planning Commission reviewed the proposed building at the March 15, 2007 public hearing and the April 5, 2007 Study Session. Following staff and applicant presentations, the Commission commented on the building site planning and design. The Planning Commission comments will be referenced in the Conditions of Approval for the project. The approved project will incorporate the original plans, submitted in January 2005, the revised plans, submitted to the City on March 30, 2007 and Planning Commission comments during the AprilS, 2007 Study Session. I. I: 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. STAFF REPORT TO: Planning Commission SUBJECT: Public Hearing: Genentech, Building B31 DATE: April 5, 2007 Page 2 Respectfully submitted, By: 1/;,1 ~ ichael Lappen Attachments: 1. Vicinity Map 2. Proposed Findings of Approval 3. Proposed Conditions of Approval 4. Planning Commission Staff Report, dated March 15,2007 5. Planning Commission Study Session Staff Report, dated April 5, 2007 6. Planning Commission Minutes, dated March 15, 2007 7. Revised site and elevation plans, dated March 30,2007 Attachment 1: Location Building B31 POS-OOOS PROPOSED FINDINGS OF APPROVAL P05-0005 & UP05-0002 (As recommended by the Planning Division, April 5, 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 ofa Use Permit for construction of the new Building B31 project, comprising approximately 151,000 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 and March 30, 2007, prepared by Johnson Fain Partners, Architecture, Planning and Interiors and Planning Commission direction during the Study Session and Public Hearing, dated AprilS, 2005. 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. S. 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 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 APPROV AL P05-0005 & UP05-0002 (As recommended by the Planning Division, April 5, 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 and March 30, 2007, prepared by Johnson Fain Partners, Architecture, Planning and Interiors and Planning Commission direction from the Study Session and Public Hearing, dated AprilS, 2007. 2. The applicant shall comply with 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 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. All utility systems, such as Fire Department standpipes, PG&E boxes, and Calwater backflow pipes, shall be screened from view from all public streets. The applicant shall show the type, size and location of the utility systems on the final landscaping plans. The applicant shall also submit a screening plan for each system for review and approval by the Planning Division and Fire Department. 6. 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. 7. All future signage shall be subject to separate review and approval by the Planning Division. 8. 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. 9. Final landscape and irrigation plans shall be submitted to the Planning Division for approval prior to issuance of a building permit. 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 childcare fee. Currently the fee for Office/R&D use is $0.57 per gross square feet of building, but is subject to annual increases. The applicant shall be entitled to a credit, based on the number of spaces provided in the existing Genentech childcare 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. POS-0002: I. 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 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) 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 of the 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 Mandola at Water Quality Control (650) 829-3880. Please have applicant contact Cassie Prudhel 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 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. 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 ofthree (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 ofthe 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 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. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. material with a minimum throw ofthree-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. O. 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. 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 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. S. 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. 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-lS. (Police Department contact: Sgt. E. Alan Normandy at (650) 877-8927) E. Fire Department requirements shall be as follows: 1. Fire Sprinklers per NFP A 13 and SSF Municipal Codes are required. 2. Fire Alarm Systems required per NFPA 13. 3. This structure is classed as a high rise. A smoke control system meeting the requirements of chapters and sections 1005.3.3.7 of the CBC shall be provided. 4. Access to the structure shall be provided via vehicle roads. Roads to support 68,000 GVW. S. Hydrants are required to support the sprinkler and fire fighting activities. 6. The site plan includes an emergency vehicle access into the center courtyard area connecting Buildings 31, 32 and 33. The final site and landscaping plans shall show unobstructed fire access to the center area via the emergency vehicle access road. The applicant shall also provide appropriate signage that clearly designates the access for emergency vehicle use. The configuration and type of access and the signage shall be subject to review and approval of the Fire Marshal. (Fire Department contact: Bryan Niswonger, Fire Marshal, at (650) 829-6671) 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. P05-000S and Use Permit UPOS-0002 Address: 1631 Grandview Drive RECOMMENDATION: That the Planning Commission approve POS-OOOS to allow construction of a five-story administration building (Building B31), based on the attached findings and subj ect 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: I North: Genentech Lower Campus, designated for a mixture ofR&D, manufacturing and offices uses, including Genentech Buildings B3, BS, B6, B7, B8, B9 and BSl. STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building 31 Use Permit DATE: March 15,2007 Page 2 South: i Genentech Upper Campus buildings, designated for a mixture ofR&D and office uses, including Genentech Buildings B24, B2S, B26, B36 and B37. 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. West: i Mixed industrial and R&D uses, including Genentech Upper Campus buildings and Cabot, Cabot & Forbes Business Park industrial uses. 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. BuIlclll1g 1331 Acres Square Feet Total Site Area Total Building Area 151 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 fac;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 of the spaces. Currently, Genentech is completing the construction of an additional several hundred parking spaces at the "Hilltop" site, which is located west of the 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 POS-OOOS 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 S. Design Review Board Minutes 6. Major Parking Changes, 2005-2006 7. Site and Elevation Plans Planning Commission Staff Report DATE: April 5,2007 TO: Planning Commission SUBJECT: Study Session: Use Permit to allow construction of a five-story, 151,000 square foot administration building (Building B31), located in the Upper Campus area of the Genentech Research & Development Overlay District. Applicant/Owner: Genentech, Inc. Case No. POS-0005 and Use Permit UPOS-0002 Address: 1631 Grandview Drive RECOMMENDATION: That the Planning Commission conduct a Study Session to review the proposed design changes to Building B31, located on the Upper Campus area in the Genentech Research and Development Overlay District. BACKGROUNDIDISCUSSION: The applicant, Genentech Inc., is proposing to construct a S-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. Proposed Architecture and Site Planning 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 fayade 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 will include 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 I. I" I. i: L ,I i: I :: I. I I I j= STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech, Building B31 DATE: AprilS, 2007 Page 2 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. Planning Commission Comments The Planning Commission reviewed the proposed building at the March 15, 2007 public hearing. Following staff and applicant presentations, the Commissioners commented on the building site planning and design. While generally supportive of the project, the Commission felt that the project's design could be improved. The Planning Commission requested the applicant to revise the building plans based on the Commissioner's comments that are summarized as follows: . The entry features (glass curtain wall, driveway and pedestrian corridor) to the building should be expanded. . Expand the architectural features found on Buildings 32 and 33, onto the Building 31 fayade facing Grandview Drive. . Incorporate a "concave" feature on the fayade facing Grandview Drive. . Incorporate the internal court paving (such as pavers or decorative concrete) and landscaping features into the driveway area in front of the building. Proposed Revisions to the Architecture and Site Planning Following the Planning Commission public hearing, Genentech has revised the plans and included the following changes: . Addition of glass to the Grandview Drive elevation. . Introduction of a larger curve along the Grandview Drive elevation that is similar to the interior courtyard elevations. . A larger trellis has been added similar in design to Building 32 and Building 33. . A full height glass stair has been introduced adjacent to Building 33 and visible from Grandview Drive. . The colored asphalt at the site entry has been modified to scored joints in colored concrete with stamped texture. . Flagstone has been introduced at the perimeter of the circle at the entry. . The concrete material on the driveway has been extended to Grandview Drive. . A landscaping buffer with meandering sidewalk has been added along Grandview Drive. . A stone bench and new landscaping has been included in the interior courtyard by Building 33. STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech, Building B31 DATE: AprilS, 2007 Page 3 The attached revised plans include the proposed changes to the building's architecture and site plans. Genentech will present the proposed revisions to the Planning Commission during the Study Session. RECOMMENDATION: Planning Division staff recommends that the Planning Commission conduct a Study Session to review the proposed design changes to Building B31, located on the Upper Campus area in the Genentech Research and Development Overlay District, and provide comments and direction. Respectfully submitted, By: Attachments: 1. Vicinity Map 2. Revised site and elevation plans, dated March 30, 2007 (attached to the Planning Commission Staff Report for the public hearing dated AprilS, 2007) Planning Commission Meeting of March 15, 2007 ......~, .., ,,: ,.-' . -, 4 Genentech Building 31 Carla Boragno/applicant Genentech, Inc/owner 1631 Grandview Dr. POS-OOOS: DROS.0003 & UPOS-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 Public Hearing opened. Senior Planner Lappen gave a PowerPoint presentation. Shar Zamanpour - Genentech, Dan Jonatta - Johnson Fain Architects, gave a presentation on the project. Commissioner Zemke asked if there had been soil tests to determine what is on the site. Mr. Jonatta noted that all the borings necessary for the structure have been conducted with the two previous buildings and added that there should not be any surprises on the site. Commissioner Teglia questioned if the project has been presented to the Commission before. Senior Planner Lappen noted that the building was conceptually presented to the Commission at the annual review. He added that the building was submitted in 2005 and was delayed with the master plan process. Commissioner Teglia stated that historically there have been study sessions on the Genentech building proposals and this did not occur with Building 31. Commissioner Teglia noted that the focus is on the courtyard and noted that the side that faces Grandview does not have a good aesthetic view. He stated that the entrance cutout is a straight "L" rather than a graceful concave. He asked if more aesthetics were discussed on the Grandview side. Senior Planner Lappen stated that during the design review process staff discussed bringing in the elements on the interior out to the street and accentuating the view corridors. Commissioner Teglia felt that the gaps between the buildings are an interesting aspect of the site and the walkway could have been expanded. He also suggested having a curve on the long section to take in the curve of the street. He added that colored cement, pavers or stamped concrete could be included on the entry of the driveway. Commissioner Sim reiterated Commissioner Teglia's comments on addressing the outside of the of the building and noted that this is an opportunity of showcasing Genentech to the community. Commissioner Moore added that Genentech needs to take advantage of the Grandview side and enhance that elevation. Commissioner Honan and Commissioner Zemke felt that the Planning Commission needs to start having study sessions on projects like these. Chairperson Prouty asked if a wind study had been conducted at the site. Mr. Jonatta noted that a detailed model was built in Colorado where a wind study was conducted with a large model during the design process to make sure that the wind factor was minimized. He added that the wind will be going mainly through Building 31, where they used the landscaping to break down the wind. Chairperson Prouty pointed out that this area is a main entrance to the campus and would like to see more design concepts on the Grandview elevation. Mr. Jonatta noted that the glass expression on the inside is the meeting room and break areas. He added that this expression is being threaded through the passage and it occurs on the Grandview expression. Commissioner Teglia asked the architect if they had explored increasing the aesthetics on the building's Grandview elevation. Mr. Jonatta noted that the curvilinear expression is large and it lines into the expression and becomes a trellis. He S:\MLvcutes\03-:tS-07 RPC MLvcutes.vtoc Pl'lge 3 of .7 Planning Commission Meeting of March 15, 2007 11III felt that the feel from the inside has been taken and expressed to the public side. Commissioner Teglia noted that there is more that could be done for the Grandview elevation by taking some cues from the earlier buildings like a wave on one of the other buildings. Ms. Zamanpour noted that the Commission has requested Genentech look further into the design details of the Grandview side of Building 31 and asked if the Commission had any other comments that they should address for the next meeting. Commissioner Honan reiterated that a study session is needed prior to the Public Hearing item. Senior Planner Lappen asked if the Commission wanted a study session when this item returned before them that would be separate from a Public Hearing. Chairperson Prouty confirmed that this was the case. Senior Planner Lappen asked if the Commission could consider a study session and a public hearing on the same day. Commissioner Teglia felt it was difficult to do so. Commissioner Honan stated her preference for a study session before the regular meeting. Chief Planner Kalkin noted that there is no requirement that the Commission take an action at any public hearing. She pointed out that the applicant is asking that they be scheduled for a public hearing in the event that all the Commission's concerns are addressed by the next meeting. Commissioner Teglia noted that if the Commission's comments are not addressed the Public Hearing could be continued at that time. Commissioner Sim stated that the details have to be demonstrated and added that the landscape and architecture can also be more engaging. Chairperson Prouty suggested that the building should look and fee/like part of the site and follow the curve of the street. Motion Teglia I Second Honan to continue the Public Hearing to April 5, 2007. Approved by unanimous voice vote. 3. Genentech Childcare Facility GENENTECH INC/applicant GENENTECH INC/owner 444 Allerton Avenue P06-0024: UP06-0008 & DR06-0020 ./ /' ,i' ,. / Use Permit allow construction of a 51,000 s.f. ctVl'6care facility serving approximat 500 children, comprising six separate uildings, at 444 Allerton Avenue located in the Planned ndustrial (P_I) Zone District in accorda ce with SSFMC C~~ters 20.32 and 20.81. /~ // / Senior Planner Lappen 9 e a PowerPoint preseh'tation. / / Shar Zamanpour - G entech and Jose?~Hobart Weiss - Architect and Richard P Planning CHU2A gav a presentation o~"e project. I Tony Hamedany, Director of Eng~"ne ing of Columbus Manufacturing - 49 orbes Boulevard, noted that their business is very close to the pro d childcare facility site. He stated th they operate a food manufacturin facility and he is concerned wit he amount of ammonia on site for th r refrigeration. He stated that the ave all the training necessary for t em, but was uncomfortable with a ch" care facility being in close proximo to their warehouse. Senior Planner Lappen n ed that all facilities have to comply "h State and local regulations in der to go through the approval ocess. He added that Genentech had 0 conduct a due diligence stud~ n order to select their site. He stated at Genentech and the Fire Departme are prepared to answer Com ssion questions on the proposed proje . Lisa Sullivan, Director of Strategic Facilities Planning, st ed that in the choosing a si for a childcare facility they took into consideration the health and safety of their e ployees. She pointed 011 at they previously chose 501 Forbes which is adjacent to the Columbus facility, an the due diligence report and environmental study noted there was not any significant issues with the site. e stated that they were concerned on the emissions from the S:\MlVCL<teS\03-15-0r R1>G MlVCL<tes.~oc 1>~ge -1- of T g~~ .........:: ~~~ ~~lC ~~~ ~ ~. 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