HomeMy WebLinkAbout07-06-23 Planning Commission Meeting AgendaThursday, July 6, 2023
7:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Municipal Services Building, Council Chambers
33 Arroyo Drive, South San Francisco, CA
Planning Commission
ALEX TZANG, Chairperson
NORMAN FARIA, Vice Chairperson
SAM SHIHADEH, Commissioner
MICHELE EVANS, Commissioner
SARAH FUNES, Commissioner
AYSHA PAMUKCU, Commissioner
JOHN BAKER, Commissioner
Regular Meeting Agenda
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July 6, 2023Planning Commission Regular Meeting Agenda
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Page 2 City of South San Francisco Printed on 6/28/2023
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July 6, 2023Planning Commission Regular Meeting Agenda
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
AGENDA REVIEW
ANNOUNCEMENTS FROM STAFF
PUBLIC COMMENT
DISCLOSURE OF EX-PARTE COMMUNICATIONS
This portion of the meeting is reserved for Planning Commissioners to disclose any communications,
including site visits, they have had on current agenda items, or any conflict of interest regarding current
agenda items.
CONSENT CALENDAR
Consideration of draft minutes from the June 15, 2023 Planning Commission1.
06-15-23 PC Final MinutesAttachments:
Master Sign Program and Design Review for a previously approved office/R&D
project at 580 Dubuque Avenue in the East of 101 Transit Core (ETC) Zoning District
in accordance with Title 20 of the South San Francisco Municipal Code and
determination that the project is categorically exempt from CEQA. (Christopher
Espiritu, Senior Planner)
2.
Attachment 1_DRB Comment Letter
Attachment 2_Master Sign Program Plans
Attachment 3_Draft Findings and Conditions of Approval
Attachments:
ADMINISTRATIVE BUSINESS
Report regarding the release of the Draft Lindenville Specific Plan. (Billy Gross,
Principal Planner)
3.
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 agenda item. Questions from Commissioners to applicants or non-applicants may be answered by
using additional time.
ITEMS FROM THE COMMISSION
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July 6, 2023Planning Commission Regular Meeting Agenda
ADJOURNMENT
**Any interested party will have 15 calendar days from the date of an action or decision taken by the Planning
Commission to appeal that action or decision to the City Council by filing a written appeal with the City Clerk
as provided under Chapter 20.570 of the South San Francisco Municipal Code. In the event an appeal period
ends on a Saturday, Sunday, or any other day the City is closed, the appeal period shall end at the close of
business on the next consecutive business day. The cost to appeal for applicants, residents, and all others is
$1,848.
Page 4 City of South San Francisco Printed on 6/28/2023
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-528 Agenda Date:7/6/2023
Version:1 Item #:1.
Consideration of draft minutes from the June 15, 2023 Planning Commission
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June 15, 2023 Minutes Page 1 of 3
MINUTES
June 15, 2023
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION
CALL TO ORDER / PLEDGE OF ALLEGIANCE TIME: 7:00 PM
AGENDA REVIEW
No changes.
ANNOUNCEMENTS FROM STAFF
None.
PUBLIC COMMENTS
None.
CONSENT CALENDAR
1. Consideration of draft minutes from the May 18, 2023 Planning Commission
Motion to approve: Commissioner Baker,
Second – Commissioner Shihadeh, approved by roll call (5-0-0)
Meeting Video: https://ci-ssf-
ca.granicus.com/player/clip/1713?view_id=2&redirect=true&h=6475c40fd78e36befffe6
63c8a3638fd
2. Report regarding a resolution finding that the proposed fiscal year 2023-24 Capital
Improvement Program is consistent with the City’s General Plan in accordance with
Government Code Section 65401. (Matthew Ruble, Principal Engineer and Eunejune
Kim, Public Works Director/City Engineer)
ROLL CALL / CHAIR COMMENTS PRESENT: Vice Chair Faria
Commissioners: Baker, Funes-Ozturk, Pamukcu, Shihadeh
ABSENT: Chair Tzang, Evans
STAFF PRESENT: Tony Rozzi - Chief Planner – Christopher Espiritu – Senior Planner – Kelsey
Evans – Clerk – Matt Ruble – Principal Engineer
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June 15, 2023 Minutes Page 2 of 3
2a. Resolution finding that the proposed fiscal year 2023-24 Capital Improvement
Program is consistent with the South San Francisco General Plan in accordance with
Government Code Section 65401.
• Olga Perez – Public comment via email submission.
Motion to approve: Commissioner Baker,
Second – Commissioner Shihadeh, approved by roll call (5-0-0)
Meeting Video: https://ci-ssf-
ca.granicus.com/player/clip/1713?view_id=2&redirect=true&h=6475c40fd78e36befffe6
63c8a3638fd
PUBLIC HEARING
3. Report regarding consideration of applications for a Design Review Permit,
Transportation Demand Management Plan, and Community Benefits Program to
allow a new Office/R&D development on 800 Dubuque Avenue, and consideration of
associated California Environmental Quality Act Analysis. (Christopher Espiritu,
Senior Planner)
Public Hearing opened 7:05 pm
Public Hearing closed 7:47 pm
3a. Resolution making findings and recommending that the City Council approve a Design
Review Permit and Transportation Demand Management Plan to allow a new
Office/R&D Development on 800 Dubuque Avenue
Motion to approve: Commissioner Baker,
Second – Vice Chair Faria, approved by roll call (5-0-0)
Meeting Video: https://ci-ssf-
ca.granicus.com/player/clip/1713?view_id=2&redirect=true&h=6475c40fd78e36befffe6
63c8a3638fd
3b. Resolution making findings and recommending that the City Council adopt the Initial
Study/Mitigated Negative Declaration (ND22-0004) in accordance with Section 21080
of the California Public Resources Code and CEQA Guidelines Section 15070 et seq.
Motion to approve: Commissioner Shihadeh,
Second – Commissioner Baker, approved by roll call (5-0-0)
Meeting Video: https://ci-ssf-
ca.granicus.com/player/clip/1713?view_id=2&redirect=true&h=6475c40fd78e36befffe6
63c8a3638fd
ADMINISTRATIVE
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June 15, 2023 Minutes Page 3 of 3
None.
ITEMS FROM THE COMMISSION
None.
ADJOURNMENT
Vice Chair Faria adjourned the Planning Commission meeting at 7:55PM.
Tony Rozzi, Chief Planner, AICP Alex Tzang, Chairperson or
Norm Faria, Vice Chairperson
Secretary to the Planning Commission Planning Commission
City of South San Francisco City of South San Francisco
TR/tr
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-541 Agenda Date:7/6/2023
Version:1 Item #:2.
Master Sign Program and Design Review for a previously approved office/R&D project at 580 Dubuque
Avenue in the East of 101 Transit Core (ETC)Zoning District in accordance with Title 20 of the South San
Francisco Municipal Code and determination that the project is categorically exempt from CEQA.(Christopher
Espiritu, Senior Planner)
RECOMMENDATION
Staff recommends that the Planning Commission determine that the Master Sign Program (SIGNS23-0014)for
the 580 Dubuque Avenue project is categorically exempt from CEQA per Section 15311,Class 11 and approve
the project based on the proposed findings and subject to the proposed conditions of approval.
MOTION TO ADOPT STAFF RECOMMENDATION
(1)Move to determine the project is exempt from CEQA and approve the Master Sign Program subject
to the attached findings and conditions of approval.
BACKGROUND
The Planning Commission and City Council previously approved the entitlements for a new office/R&D
building located at 580 Dubuque Avenue.The project is currently under construction.As part of the project’s
entitlements,the Conditions of Approval for the project required that any future signage for these projects was
subject to a separate review and approval.
DISCUSSION/ZONING CONSISTENCY ANALYSIS
South San Francisco Municipal Code (SSFMC)Section 20.360.010 (Master Sign Program)states that the
purpose of a Master Sign Program is to provide a method for an applicant to integrate the design and placement
of signs within a project with the overall development design to achieve a more unified appearance.
The proposed Master Sign Program is consistent with the high-quality materials,design,and character of the
building.The proposed signs would be constructed of a variety of architectural grade glass,acrylic,and metals
such as stainless steel,aluminum,and others.The proposed signage would be well-integrated into the project
components and would provide clear wayfinding to and within the site for multiple modes of transportation.
The proposed signage in the Master Sign Program would be of an appropriate scale and location,and would be
consistent with the character and quality of the proposed building.
Attachment 2 to this staff report is the Master Sign Program Project Plans for the 580 Dubuque Avenue
development. In summary, the proposed signage program includes:
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File #:23-541 Agenda Date:7/6/2023
Version:1 Item #:2.
Monument Signage
The applicant is proposing one primary monument sign located at the entrance to the project site and others
located along paths of travel to direct visitors to building entrances and service areas.Approximate dimensions
of the largest monument sign are 14’-2½”tall by 3’-5”wide and would not exceed 68.5 square feet in area.
Other monument signs are relatively smaller with varying heights between 5’-10’tall and between 9.25-38
square feet in area.Two of the proposed monument signs are existing Caltrain directional signs that would be
slightly relocated in the same general area for public visibility.
High Rise Signage
High rise identification signage is also proposed at the building roofline to identify the major building
occupants from a greater viewing distance.Fabricated aluminum steel individual internally illuminated channel
letters are proposed to be installed on the north and south elevations of the building.The proposed high rise
identification signages are approximately 8 feet tall and would be 166 square feet (North)and 112 square feet
(South) in areas, respectively.
Various other signage types are also proposed such as:
·Exterior Wayfinding Signage to direct visitors to major campus destinations and visitor parking.
·Marquee Signage located on the entrance/exit frames outside of the building.
·Regulatory Signage (Wall Signs) to direct visitors to major campus designations and visitor parking
·Window Signs noting building operations near entrances/exits.
DESIGN REVIEW BOARD
The Design Review Board (DRB)considered the master sign program on May 16,2023.The DRB
recommended the application for approval by the Planning Commission as the proposed sign program was
widely supported by the Board.The DRB offered recommendations for minor changes to the proposed
monument signage,and those recommendations are included in the Draft Findings and Conditions of Approval
(Attachment 3).
GENERAL PLAN CONFORMANCE
The Project site is part of the East of 101 Planning Sub-Area as defined by the City of South San Francisco’s
General Plan. The site’s General Plan designation is East of 101 Transit Core (ETC).
The Project is consistent with the guiding and implementing policies in the General Plan as it has been designed
to promote campus-style uses,such as biotechnology,high-technology and research and development uses.The
signage material,color,style,and placement would be functional,informational and compatible with the
intended character of the East of 101 Area and the approved building design.The Master Sign Program would
not result in any substantial changes to the approved building,and the overall project would remain consistent
with the intent and purpose of the General Plan.
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File #:23-541 Agenda Date:7/6/2023
Version:1 Item #:2.
ENVIRONMENTAL REVIEW
The project proposes signage for an existing approved and CEQA cleared project.A categorical exemption for
onsite signage per CEQA Section 15311, Class 11 applies to this Master Sign Program.
CONCLUSION
The applicant has worked with staff and the DRB to create a thoughtful,balanced and high-quality Master Sign
Program for the Office/R&D development at 580 Dubuque Avenue that is in scale with the building,compatible
with the urban setting and functional for those visiting and utilizing the campus.Staff recommends that the
Planning Commission approve the Master Sign Program application,per the draft Findings and Conditions of
Approval.
Attachments
1.Design Review Board Comment Letter
2.Master Sign Program Plan Set
3.Draft Findings and Conditions of Approval
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DRAFT FINDINGS OF APPROVAL
P21-0037: SIGNS23-0014
MASTER SIGN PROGRAM FOR
580 Dubuque Avenue
(As recommended by City Staff on July 6, 2023)
As required by the Master Sign Permit Application Procedures (SSFMC Section 20.360.010) and
the Design Review Procedures (SSFMC Section 20.480), the following findings are made in
support of a Master Sign Program at 580 Dubuque Avenue in the East of 101 Transit Core (ETC)
Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC),
based on public testimony and materials submitted to the South San Francisco Planning
Commission which include, but are not limited to: project plans prepared by RSM Design dated
April 2023; and Planning Commission hearing of July 6, 2023.
Master Sign Program
1. The proposed signs are compatible in style and character with the buildings to which the
signs are to be attached, any surrounding structures and any adjoining signage on the site
because the proposed signs were designed to be in keeping with the architectural design of
the buildings, using similar materials and colors;
2. The Master Sign Program contains standards for all wayfinding and identification signage
for the site. Any future tenants will be provided with adequate opportunities to construct,
erect, or maintain a sign for identification; and
3. The Master Sign Program includes the installation of wayfinding and identification signage
that will improve both pedestrian and vehicular circulation and emergency vehicle access.
Design Review
1. The Master Sign Program complies with the applicable standards and requirements of this
Ordinance because as submitted and modified through the Design Review Process, this
sign program meets or complies with the applicable standards included in Chapter 20.090
(Downtown/Caltrain Station Area Zoning Districts);
2. The Master Sign Program complies with the General Plan the City Council has adopted
because the proposed sign program is consistent with the policies and design direction
provided in the South San Francisco General Plan for the Business Commercial land use
designation;
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3. The Master Sign Program complies with any applicable design guidelines adopted by the
City Council in that the proposed sign program is consistent with the Design Principles in
Section 20.360.003; and
4. The Master Sign Program complies with the applicable design review criteria in Section
20.480.006 (“Design Review Criteria”) because the project has been evaluated against, and
found to be consistent with, each of the eight design review criteria included in the “Design
Review Criteria” section of the Ordinance.
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DRAFT FINDINGS OF APPROVAL
P21-0037: SIGNS23-0014
MASTER SIGN PROGRAM FOR
580 Dubuque Avenue
(As recommended by City Staff on July 6, 2023)
A) Planning Division requirements shall be as follows:
1. The applicant shall incorporate the recommendations of the Design Review Board from
their meeting of May 16, 2023, and as listed below:
a) The proposed “Spur” monument sign is too tall and has multiple fonts that makes the
sign distracting to read.
b) Monument sign colors that were intended to match the corten steel look do not work as
well as presented. Applicant should ensure materials selected work together so that the
contrasting colors do not look incompatible.
c) Confirm that the monument sign will not block the sightlines as cars are
entering/existing the campus.
2. The applicant is responsible for providing site signage during construction, which
contains contact information for questions regarding the construction.
3. Provide clear signage on site for commercial and visitor parking areas to help direct
vehicle traffic.
4. The construction drawings shall substantially comply with the approved plans prepared
by RSM Design, dated April 2023, as approved by the Planning Commission in
association with SIGNS22-0019, and as amended by the conditions of approval. The
final plans shall be subject to the review and approval of the Chief Planner.
5. The total sign area for all signs included in the Master Sign Program shall not exceed
the square footage as indicated in the Planning Commission approved plans. Sign area
shall be calculated by blocking or boxing around the outside edge of the proposed
signage, including the logo.
6. Any modification to the approved use, plans or conditions of approval shall be subject
to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may
approve minor changes.
For questions regarding Planning Division COAs, please contact:
Christopher Espiritu (650) 877-8535 or [email protected]
57
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-544 Agenda Date:7/6/2023
Version:1 Item #:3.
Report regarding the release of the Draft Lindenville Specific Plan. (Billy Gross, Principal Planner)
RECOMMENDATION
Staff recommends that the Planning Commission receive a presentation on the release of the Draft Lindenville
Specific Plan.
INTRODUCTION
The Draft Lindenville Specific Plan is now available for public review and comment. The Draft Plan is being
presented to the City Council, various Boards and Commissions, and to the general public throughout the
month of July. In addition, the digital Specific Plan is available on the project website at
<https://shapessf.com/plan-lindenville/> and executive summary documents have been prepared and posted.
The executive summary documents have been translated into Spanish, Tagalog and Mandarin, and all the
documents will be translated upon adoption. This Planning Commission study session is intended to provide an
overview of the format and contents of the Lindenville Specific Plan.
BACKGROUND/DISCUSSION
In October 2022,the City adopted a comprehensive update of the General Plan,Zoning Code and Climate
Action Plan,providing an updated vision for the city.The new General Plan identifies the Lindenville sub-area
as an important opportunity to add housing adjacent to the downtown transit-rich core,to support a creative arts
and maker community,and to continue the city’s industrial heritage.To ensure that new development proceeds
in an organized and well-planned manner and includes new housing opportunities,the City Council authorized
the preparation of a Lindenville Specific Plan and associated environmental analysis.
While the General Plan is a required document for each city in California,a specific plan is an optional
planning and zoning tool that implements the goals and policies of the General Plan in a particular geographic
area.It takes the community’s vision developed during the General Plan process and defines the detailed
policies,City programs,and development standards to implement that vision for the area.Typically,the plan
addresses areas of change that need special attention and integrated/holistic planning.
The development of the Lindenville Specific Plan occurred in four stages that began in 2022.
·Project Initiation.In this initial phase,the planning team analyzed the existing conditions of
Lindenville to understand the key issues,opportunities,and emerging trends of the Plan Area.This
phase included a series of community outreach events where the team shared background information
and gathered feedback on community priorities related to Lindenville.
·Land Use Alternatives.To compare distinct approaches for accommodating new residential and mixed
uses while still supporting Lindenville’s current uses,different land use,mobility,open space,and urban
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File #:23-544 Agenda Date:7/6/2023
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uses while still supporting Lindenville’s current uses,different land use,mobility,open space,and urban
design alternatives were prepared.Public feedback on the alternatives was gathered through workshops
and a series of City Council,committee,and commission meetings,and this led to the development of a
preferred land use plan in Winter 2023.
·Development of Preferred Plan,Technical Analysis,and Policies.The technical analysis of the
preferred plan covered a range of study areas,such as sea level rise,traffic,health,and economic
impacts in Lindenville.Likewise,the goals,policies,and development standards in the Draft Specific
Plan built off of the community input heard throughout the planning process and the technical analysis.
·Plan Release and Adoption.The last phase of the planning process includes the release of the Public
Review Draft of the Specific Plan for City Council,Planning Commission,and community review.The
Plan will be presented at hearings and community workshops before the final plan goes before City
Council for adoption.
Building off these efforts,the Lindenville Specific Plan will be the guiding document to help realize the
General Plan's vision for the area as a mixed-use neighborhood,employment hub,and cultural center of South
San Francisco.Walkable,connected districts,including the South Spruce corridor,are envisioned as lively
destinations where people have easy access to retail,parks,and other community resources.The Plan will
preserve the city's industrial heritage but will also provide new opportunities for people to live in the district.A
revitalized Colma Creek has the potential to become a community-serving linear park with restored ecology
that benefits the health and wellbeing of people and wildlife.
Following the release of the Public Draft Lindenville Specific Plan on June 30,staff and the consultant team
will continue to review the key elements of the plan with the City Council,Planning Commission,and other
City Boards and Commissions per the following planned meetings:
·July 3 Youth Commission
·July 6 Planning Commission
·July 12 Virtual Community Open House
·July 13 Community Open House (in person at Emergency Operations Center)
·July 17 Equity and Public Safety Commission
·July 18 Design Review Board
·July 18 Parks & Recreation Commission
·July 20 Cultural Arts Commission
·July 26 City Council
It is anticipated that the Lindenville Specific Plan adoption hearings will occur in September 2023.
CONCLUSION
It is recommended that the Planning Commission receive a presentation on the release of the Draft Lindenville
Specific Plan and provide any preliminary feedback.
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File #:23-544 Agenda Date:7/6/2023
Version:1 Item #:3.
Attachments
1.Executive Summary of the Draft Lindenville Specific Plan
2.Draft Lindenville Specific Plan
3.Staff Presentation
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