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CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
May 3, 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-ecdaI>.ssf. net.
John Prouty
Chairperson
Judith Honan
Commissioner
Marc C. Teglia
Commissioner
Wallace M. Moore
Commissioner
Mary Giusti
Vice-Chairperson
Eugene Sim
Commissioner
William Zemke
Commissioner
Susy Kalkin, Chief Planner
Secretary to the Planning Commission
Steve Carlson Michael Lappen
Senior Planner Senior Planner
Gerry Beaudin
Associate Planner
Chad rick Smalley
Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Paaers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this
meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the
meeting.
I
PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
May 3, 2007
Time 7:30 P.M.
I
CALL TO ORDER / PLEDGE OF ALLEGIANCE
ROLL CALL / CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
PUBLIC HEARING
1. SSF Conference Center
The City of SSF/Owner
SSF Conference Center/Applicant
255 S Airport Blvd
P07-0030: UPM07-0003 & DR07-0019
Use Permit Modification to expand the existing Conference Center by constructing a 4.100 sf addition in
the parking lot behind the building in the Planned Commercial (P-C) Zone District in accordance with
SSFMC Chapters 20.81 & 20.24.
ADMINISTRATIVE BUSINESS
SSF School District/Owner
Mills Montessori School/Applicant
1400 Hillside Blvd
P06-0122: UP06-0028 & DR06-0096 & Signs06-0036
Review of site ingress/egress in accordance with Conditions of Approval 8.b.
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
S y Kalkin
Secretary to the PIa ng Commission
City of South San Francisco
NEXT MEETING: Regular Meeting May 17, 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
Planning Commission
Staff Report
DATE: May 3, 2007
TO: Planning Commission
SUBJECT: Use Permit Modification to expand the South San Francisco Conference Center
by constructing a 4,200 s.f. meeting room behind the main building in the Planned
Commercial (P-C) Zone District in accordance with SSFMC Chapters 20.81 &
20.24.
Applicant: South San Francisco Conference Center Authority
Owner: City of South San Francisco
Address: 255 South Airport Boulevard
Case Numbers: UP07-0030, UPM07-0003, DR07-0019 (Original Use Permit
Number: UP 91-888)
RECOMMENDATION:
That the Planning Commission approve Use Permit UP07-0030, based on the attached findings
and subject to the attached conditions of approval.
BACKGROUNDIDISCUSSION:
The South San Francisco Conference Center Authority is proposing to expand the existing
Conference Center facility, located at 255 Airport Boulevard, by constructing a 4,200 square
foot, single-story prefabricated building in the parking lot behind the existing facility. The
Conference Center presently consists of 16,500 square feet of ballroom and meeting space and a
kitchen facility within a 39,460 square foot single story building. The addition would permit the
Conference Center to operate over 20,000 square feet of meeting space.
Building Design & Design Review Board Review
The proposed addition consists of a single story, 4,200 square foot prefabricated building that
would be located in the existing parking area behind the Conference Center. The building would
be sited over the parking lot, with a continuous awning providing a covered connection between
the entry on the south elevation and the main building. The roof of the structure consists of a
fabric material covering a metal truss roof to allow for natural lighting. The exterior walls consist
of powder coated metal panels, which would be arranged in a way that would use ribbing to
show articulation on the elevation and would match the color of the Conference Center building.
STAFF REPORT
TO: Planning Commission
SUBJECT: South San Francisco Conference Center Expansion
DATE: May 3, 2007
Page 2 of3
The Design Review Board reviewed the proposed project on April 17, 2007 and found the design
of the structure to be acceptable. The Board suggested that the applicant redesign the ramp on
the north side of the structure and provide a covering over the sidewalk between the main
building and the addition.
Planning Commission Review
The Planning Commission reviewed the proposed project at a study session on April 19, 2007
and found the design ofthe structure to be generally acceptable. The Planning Commission
suggested that the applicant redesign the ramp on the north side of the addition, improve the
appearance of the south elevation, and design a covering over the sidewalk that would connect
the main building and the new addition. The Commissioners also encouraged the applicant to
investigate a way to provide a direct "interior" connection between the main building and the
addition.
The applicant has incorporated the Design Review Board and Planning Commission suggestions
into the revised site and elevation plans.
Conformance to Existing General Plan, East of 101 Area Plan, and Zoning
The site is zoned in the P-C Planned Commercial District and designated Business Commercial
in the General Plan. The proposed meeting room addition to the Conference 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 is consistent with the setback requirements, site
planning, landscaping, building design standards and uses outlined in the East of 101 Area Plan
and SSFMC Chapters 20.24, 20.71, 20.72, 20.73, and 20.81.
Environmental Determination
Section 21084 of the Public Resources Code requires the State to include a list of classes of
projects which have been determined not to have a significant effect on the environment and
which shall be exempt from the provisions of the California Environmental Quality Act (CEQA).
The proposed project is categorically exempt from the provisions of CEQA, under Class 1,
Section 15301 (e), "Existing Facilities."
STAFF REPORT
TO: Planning Commission
SUBJECT: South San Francisco Conference Center Expansion
DATE: May 3,2007
Page 3 of3
RECOMMENDATION:
Staff recommends that the Planning Commission approve Use Permit UP07-0030, based on the
attached findings and subject to the attached conditions of approval.
Respectfully submitted,
//
Attachments:
1. Vicinity Map
2. Findings of Approval
3. Conditions of Approval
4. Planning Commission Staff Report, April 19, 2007
5. Site Plans and Elevations
...,....
I
II
Attachment 1: Location
SSF Conference Center
255 South Airport Boulevard
UP07-0030, UPM07-0003 & DR07-0019
PROPOSED FINDINGS OF APPROVAL
P07-0030, UPM07-0003, DR07-0019
(Original Use Permit Number: UP 91-888)
(As recommended by the Planning Division Staff, May 3, 2007)
As required by the "South San Francisco Municipal Code" (SSFMC Section 20.81.050), the
following findings are made in support of a Use Permit Modification for the construction of an
additional meeting room at the South San Francisco Conference Center, located at 255 South
Airport Boulevard, in accordance with SSFMC Section 20.26.050, based the materials submitted
to the City of South San Francisco Planning Division which include, but are not limited to:
"South San Francisco Conference Center" dated April 26, 2007 and including site plan, floor
plans, and subject to the Conditions of Approval.
1. The proposed project is consistent with the South San Francisco General Plan, which
designates this site for Business Commercial use and an amenity that supports the City's
economic development policies. The proposed addition to the South San Francisco
Conference Center 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, which contains design
and development standards for all sites in the East of 101 area. The proposed addition to
the South San Francisco Conference Center is consistent with the specific development
and design standards in this area.
3. The proposed project meets all standards of the City's Zoning Ordinance for the P-C
Planned Commercial District, as the subject site is physically suitable for the type and
intensity of the land use being proposed. The proposed project is consistent with the
setback requirements, site planning, landscaping, building design standards and uses
outlined in the East of 101 Area Plan and SSFMC Chapters 20.24, 20.71, 20.72, 20.73,
and 20.81.
4. The proposed project is categorically exempt from the provisions of CEQA, under Class
1, Section 15301 (e), "Existing Facilities."
5. 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
P07-0030, UPM07-0003, DR07-0019
(Original Use Permit Number: UP 91-888)
(As recommended by the Planning Division Staff, May 3, 2007)
A. Planning Division requirements shall be as follows:
1. The project shall be constructed substantially as indicated on the attached plans "South
San Francisco Conference Center" dated April 26, 2007 and prepared by John Matthews
Architects, and including site plan, material samples, and floor plans, except as modified
by the following Conditions of Approval.
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. Prior to any occupancy of the building herein all the requirements of the Building
Division and Fire Department must be completed in accordance with the Uniform
Building and Uniform Fire Codes.
4. Landscaping: Final landscape and irrigation plans showing the renovated parking lot with
trash enclosure shall be submitted to the Planning Division for approval prior to issuance
of a building permit.
5. There shall be no outside storage of materials and equipment. All storage shall be within
building structures or other enclosed areas approved by the Chief Planner.
6. Prior to issuance of the building permit, the construction plans shall show the correct
dimensions of any new mechanical equipment on the construction drawings and the plans
shall show the height of the equipment in relation to the building parapet. Based on the
construction plans, the Planning Division shall determine if screening will be required. If
screening is required, the applicant shall include the roof screen plan into the construction
plans. The screening shall be installed prior to issuance of the Certificate of Occupancy.
(Planning Division Contact Person: Michael Lappen, Senior Planner (650) 877-8535)
B. Engineering Division requirements shall be as follows:
The Engineering Division has reviewed plan sheets A-1.1 through A-4.1 dated March 30,2007,
prepared by John Matthews Architects to be constructed at 255 S. Airport Blvd., for the
consideration of the Design Review Board. We request that the following items be made
conditions of approval for the subject development:
1. The building permit application plans shall conform to the standards of the Engineering
Division's "Building Permit Typical Plan Check Submittals" requirements, copies of
which are available from the Engineering Division.
2. Developer shall provide the proper turning radius to allow a fire truck to maneuver
around the structure. The minimum turning radius is 34 feet.
3. The owner shall, at his/her expense, repair any broken sidewalk, curb and gutter fronting
the property.
4. A drainage/utility plan shall be submitted to the Engineering Division for review and
approval. How will this new building be serviced by water and electricity? How will
storm runoff from the roofbe addressed?
5. Any work performed in the City's right-of-way shall require an encroachment from the
Engineering Division. The owner shall apply and pay all fees and deposits for the
encroachment permit.
6. A grading permit will be required if any grading will occur in excess of 50 cubic yards.
The owner shall apply and pay all fees and deposits for the grading permit.
(Engineering Division Contact Person: Sam Bautista, Senior Engineer (650) 829-6660)
c. Water Quality requirements shall be as follows:
The following items must be included in the plans or are requirements of the Stormwater or
pretreatment program and must be completed prior to the issuance of a permit:
1. 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.
2. The City of South San Francisco must install a grease removal device. The grease
removal device must be connected to all wash sinks, mop sinks, and floor sinks and must
be upstream ofthe domestic waste stream. Sizing ofthe grease removal device must be in
accordance with the uniform plumbing code. This must be shown on the plans prior to the
issuance of a permit.
3. A signed maintenance agreement for the grease removal device must be submitted prior
to occupancy.
(Water Quality Contact Person: Cassie PrudheI (650) 829-3840)
D. Police Department requirements shall be as follows:
A. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans.
B. Building Security
1. Doors
a. The jamb on all aluminum frame-swinging doors shall be so constructed
or protected to withstand 1600 Ibs. of pressure in both a vertical distance
of three (3) inches and a horizontal distance of one (1) inch each side of
the strike.
b. Glass doors shall be secured with a deadbolt Iockl 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 of the door.
e. Doors with glass panels and doors with glass panels adjacent to the
doorframe shall be secured with burglary-resistant gIazing2 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
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.
used. A 2" wide and 6" long steel astragal shall be installed on the door
exterior to protect the latch. No surface-mounted exterior hardware need
be used on panic-equipped doors.
g. On pairs of doors, the active leaf shall be secured with the type of lock
required for single doors in this section. The inactive leaf shall be
equipped with automatic flush extension bolts protected by hardened
material with a minimum throw of three-fourths inch at head and foot and
shall have no doorknob or surface-mounted hardware. Multiple point
locks, cylinder activated from the active leaf and satisfying the
requirements, may be used instead of flush bolts.
h. Any single or pair of doors requiring locking at the bottom or top rail shall
have locks with a minimum of one throw bolt at both the top and bottom
rails.
2. Windows
a . Louvered windows shall not be used as they pose a significant security
problem.
b . Accessible rear and side windows not viewable from the street shall
consist of rated burglary resistant glazing or its equivalent. Such windows
that are capable of being opened shall be secured on the inside with a
locking device capable of withstanding a force of two hundred- (200) 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:
1) If the hatchway is of wooden material, it shall be covered on the
outside with at least 16 gauge sheet steel or its equivalent attached
with screws.
2) The hatchway shall be secured from the inside with a slide bar or
slide bolts. The use of crossbar or padlock must be approved by
the Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided with
non-removable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building shall be secured by covering the same with either of
the following:
1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel
material, spaced no more than five inches apart and securely
fastened.
or:
2) A steel grill of at least 1/8" material or two inch mesh and securely
fastened and
3) If the barrier is on the outside, it shall be secured with galvanized
rounded head flush bolts of at least 3/8" diameter on the outside.
4. Lighting
a. All exterior doors shall be provided with their own light source and shall
be adequately illuminated at all hours to make clearly visible the presence
of any person on or about the premises and provide adequate illumination
for persons exiting the building.
b. The premises, while closed for business after dark, must be sufficiently
lighted by use of interior night-lights.
c. Exterior door, perimeter, parking area, and canopy lights shall be
controlled by photocell and shall be left on during hours of darkness or
diminished lighting.
5. Numbering of Buildings
a. The address number of every commercial building shall be illuminated
during the hours of darkness so that it shall be easily visible from the
street. The numerals in these numbers shall be no less than four to six
inches in height and of a color contrasting with the background.
b . In addition, any business, which affords vehicular access to the rear
through any driveway, alleyway, or parking lot, shall also display the same
numbers on the rear of the building.
6. Alarms
a . The business shall be equipped with at least a central station silent
intrusion alarm system.
NOTE: To avoid delays in occupancy, alarm installation steps should be
taken well in advance of the final inspection.
7. Traffic, Parking, and Site Plan
a. Handicapped parking spaces shall be clearly marked and properly sign
posted.
NOTE: For additional details, contact the Traffic Bureau Sergeant at (650)
829-934.
8. Security Camera System
Building entrance, lobby and garage areas must be monitored by a closed
circuit television camera system. Recordings must be maintained for a
period of no less than 30 days.
These cameras will be part of a digital surveillance system, which will be
monitored on-site and accessible on the World Wide Web.
This system must be of adequate resolution and color rendition to readily
identify any person or vehicle in the event a crime is committed, anywhere on
the premises.
9. Misc. Security Measures
Commercial establishments having one hundred dollars or more in cash on the
premises after closing hours shall lock such money in an approved type money
safe with a minimum rating ofTL-15.
(Police Department contact, Sergeant E. Alan Normandy (650) 877-892)
E. Fire Department requirements shall be as follows:
1. Provide Fire Department access around the building as required in 2001 California Fire
Code.
2. Meet Engineering Division turning radii requirements for fire apparatus.
3. Meet all California Building Code requirements for assemblies.
(Fire Department contact, Bryan Niswonger, Fire Marshal (650) 829-6671)
F. Building Division requirements shall be as follows:
1. The structure, including all welds, shall comply with the California Uniform Building
Code standards. The applicant shall provide documentation that confirms the structure's
compliance for review and approval of the Chief Building Official.
Planning Commission
Staff Report
DATE: April 19, 2007
TO: Planning Commission
SUBJECT: Study Session: Proposed South San Francisco Conference Center Expansion.
Applicant: South San Francisco Conference Center Authority
Owner: City of South San Francisco
Address: 255 South Airport Boulevard
Case Numbers: UP07-0030, UPM07-0003, DR07-0019 (Original Use Permit
Number: UP 91-888)
RECOMMENDATION:
Planning Staff recommends that the Planning Commission conduct a Study Session to review the
proposed 4,200 square foot addition to the existing South San Francisco Conference Center
facility.
BACKGROUNDIDISCUSSION:
The South San Francisco Conference Center Authority is proposing to expand the existing
Conference Center facility, located at 255 Airport Boulevard, by constructing a 4,200 square
foot, single-story prefabricated building in the parking lot behind the existing facility. The
Conference Center presently consists of 16,500 square feet of ballroom and meeting space and a
kitchen facility within a 39,460 square foot single story building. The addition would permit the
Conference Center to operate over 20,000 square feet of meeting space. The new project would
require that the Conference Center remove 15 parking spaces from the parking lot behind the
facility.
In 1991, the Planning Commission approved the original Use Permit to allow for the conversion
of a former industrial building into the Conference Center. As part of that approval, the City
required that the Conference Center Director and Board provide a parking management plan that
would involve the neighboring hotels. The Conference Center Authority was created, by
Ordinance, by the South San Francisco City Council in 1992 to manage and operate the Center.
The City owns the Center and leases it to the Authority. The Center opened in April 1993.
Since the Center opened, the number of hotel rooms in South San Francisco has increased from
2,000 rooms to 29 approximately 3,000 guest rooms. Since 2000, the quality of the hotel space
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: South San Francisco Conference Center Expansion
DATE: April 19, 2007
Page 2 of3
has also improved, with the additions of the Courtyard and Residence Inn, Hilton Garden Inn,
Larkspur Landing, Four Points, and improvements to the Holiday Inn. Likewise, the Conference
Center has hosted more events and generated more Transient Occupancy Tax (TOT) for the City.
As a result of the increased demand on the facility, the Conference Center Authority and the City
Council has been studying how the City can increase the Center's meeting space and capture the
business that cannot currently be accommodated. Consultants have recommended either an
expansion ofthe existing facility or construction of a new facility.
Building Design & Design Review Board Review
The proposed addition consists of a single story, 4,200 square foot prefabricated building that
would be located in the existing parking area behind the Conference Center. The building would
be sited over the parking lot, with a continuous awning creating a pathway that connects the
entry with the south elevation exits at the main building. The prefabricated building would have
a "high-tech" appearance. The structure consists of a fabric material covering a metal truss roof
to allow for natural lighting. The exterior walls consist of powder coated metal panels, which
would be arranged in a way that would use ribbing to show articulation on the elevation and
would match the color of the Conference Center building. The applicant also proposes to install
landscaping on the sides ofthe structure and improve the landscaping in front of the Conference
Center.
The Design Review Board will review the proposed project on April 17, 2007. Staff will
summarize the DRB comments during the Planning Commission Study Session on April 19,
2007.
Planning Commission Review
The South San Francisco Conference Center Authority representatives and architect will
introduce the proposed project, discuss the key issues such as the parking management plan,
answer questions and respond to comments from the Planning Commission.
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: South San Francisco Conference Center Expansion
DATE: April 19, 2007
Page 3 of3
RECOMMENDATION:
Planning Staff recommends that the Planning Commission conduct a Study Session to review the
proposed expansion of the South San Francisco Conference Center facility.
Respectfully submitted,
~
Attachments:
1. Vicinity Map
2. Discussion Memorandum: South San Francisco Conference Center with attachments
3. Discussion Memorandum: Conference Center Parking Management
4. Site Plans and Elevations
Attachment 1: Location
SSF Conference Center
255 South Airport Boulevard
UP07-0030, UPM07-0003 & DR07-0019
SOUTH SAN FRANCISCO CONFERENCE CENTER
Discussion - Addition of 4,100 square feet of Meeting Space
March 23, 2007
Conference Center Background
During the 1980's, considerable hotel and meeting space development took place
in San Mateo County, particularly in the area south of the San Francisco
International Airport (SFO), in the Bay Area, and in other areas of the state and
country. This development included hotel rooms, lobbies and other amenities as
well as ballrooms and meeting room spaces. The addition of these spaces
enabled the attraction of lucrative group meeting business. In the area north of
SFO, the South San Francisco hotels, most having been developed prior to this
time, found it difficult to compete for group meeting business because of their lack
of meeting space. The South San Francisco hotel community wanted to be able
to compete for group business while maintaining its existing business.
In 1989, the hotel community proposed an idea to the City of South San Francisco
to fund a conference center on the site of the former Berkey Photo Lab on South
Airport Boulevard approximately one mile north of SFO. Since overnight stays in
South San Francisco's hotel rooms generate Transient Occupancy Tax revenue
which go directly to the City to fund community services such as libraries, street
maintenance, parks and recreation, police and fire, the City Council was interested
in their proposal. The hotel community's concept was for the hotels to bear the
burden with a "tax ourselves" proposal so that no conference center expenses
would be paid by the City's taxpayers. Measure C, as the proposal came to be
known, stated that all associated conference center costs were to be paid with a
new, ongoing, dedicated $2.50 per occupied hotel room tax and the revenue
generated by the center's operation. That same year, Measure C was placed on
the ballot; and it was approved by 79.4% of the South San Francisco voters. It
had the overwhelming support of hotel operators, business and civic leaders.
The Conference Center Authority was created, by ordinance, by the South San
Francisco City Council in 1992 to manage and operate the Center. The City owns
the Center and leases it to the Authority. The Center was developed, designed,
constructed and equipped for $7.5 million.
In April, 1993, the Center opened; and the South San Francisco hospitality
community was able to compete with other conference sites for group meeting
business. The Center hosts conventions, conferences, product launches, trade
shows, seminars, receptions, and banquets for groups in a variety of markets,
primarily corporate in nature. With 16,500 square feet of ballroom and meeting
255 South Airport Boulevard
South San Francisco, California 94080
teI650.877.8787 fax 650.877.5356
www.ssfconf.com
Discussion - Addition of 4,100 square feet of Meeting Space
March 23, 2007
Page 2
space and a complete offering of event services including in-house catering,
audio/visual, business and event coordination services, the Center delivers the
most demanding requirements with the highest level of service. Currently, there
are 29 hotels containing approximately 3,000 guest rooms located in South San
Francisco.
The South San Francisco Conference Center is approaching its fourteenth (14th)
anniversaJy. Through the most recently concluded fiscal year, the Center has
realized the following successes:
The Conference Center has hosted 5,429 Events.
Attendance at these events totals 1,334,423 which equates to 246
attendees per event.
In addition to hosting local, regional, and state-wide events, the Conference
Center also hosts national and international events.
The Conference Center has been awarded the prestigious Pinnacle Award
by the readers of Successful Meetings magazine for the fourth consecutive
year.
The Conference Center Enterprise Fund balance, which is separate and
apart from the City's General Fund, totals $1.85 million.
Event attendees staying in South San Francisco hotels have generated
$1.7 million in Transient Occupancy Taxes which flow directly to the City's
General Fund to support community services.
Current Situation
With the exception of the period of time immediately following the events of
September 11, 2001, the Conference Center has enjoyed a steadily increasing
level of business. In addition, the number of hotel rooms in South San Francisco
has increased from 2,000, when the Center opened, to 3000; however, the
Conference Center's available meeting space remains the same. As a result, it
has become more difficult and, many times, impossible to accommodate all of the
events clients wish to book. The Conference Center is many times sold out of
space and/or not quite large enough to accommodate many events and,
consequently, the business is lost to another venue outside of South San
Francisco. Not only does the Conference Center lose the business, but so do the
South San Francisco hotels. And when the business is lost, so is the opportunity
to generate Transient Occupancy and other taxes for the City's General Fund.
Discussion - Addition of 4,100 square feet of Meeting Space
March 23,2007
Page 3
Since early 1999, the Conference Center Authority together with the City Council
have been studying how South San Francisco can increase its meeting space and
capture the business that cannot currently be accommodated. Consultants have
recommended either an expansion of the existing facility or construction of a new
facility on another site. The unfortunate events of September 11, 2001, and the
resulting impact on the hospitality industry caused some delay in the study
process. With the improvement in the marketplace, the study process has
resumed. The City recently conducted a land-use study of the Oyster Point Marina
area; and one of the uses suggested was that of a convention center, hotels, and
other public use areas. More specific study of this recommended usage is
planned by the Conference Center Authority.
Today's Opportunity
While study continues, the Conference Center and South San Francisco continues
to miss business opportunities. In order to assist in meeting the current demand
. for meeting space, the Conference Center Authority has identified a way to expand
the existing Center by 4,100 square feet. By purchasing a manufactured, hard-
wall, membrane roof structure and installing it behind the Conference Center, this
additional square footage can be added to the Center's inventory and operations
in a few months' time. A structure has been selected, and marketing literature
describing it is attached. Aesthetically pleasing, the structure will be located on the
southeast side of the Conference Center. It will adjoin the Center via a covered
walkway from the south prefunction corridor. The structure interior will be finished
similarly to the Center's meeting spaces. All seNicing will be from the east side
of the Conference Center via a corridor between the existing building and the new
structure. All City processes are being followed to insure life safety, the meeting
of code requirements, and appropriate blending with the existing building, grounds,
and operations. The Conference Center Authority can cover all costs associated
with the new structure from the Conference Center enterprise fund balance.
By adding this square footage, the Conference Center will then be able to market
over 20,000 square feet of meeting space. With the typical convention event
requiring general session, breakout meeting, meal function, and exhibit space, this
additional square footage will provide a third meeting space to better help the
Conference Center accommodate this and all types of events. The current
meeting space configuration is 13,500 square feet, which divides into ten different
spaces, and 3,000 square feet, which divides into two spaces. The Conference
Discussion - Addition of 4,100 square feet of Meeting Space
March 23, 2007
Page 4
Center Authority is enthusiastic about this opportunity to expand the Center
relatively quickly, within its budget, and in a manner which will complement the
existing building. This will enable the Conference Center to provide a greater
impact to the meetings and events market, the South San Francisco hotel
community, and the City of South San Francisco's general fund.
Respectfully submitted,
~
Sandra M. O'Toole
Executive Director
Attachments
LOSBERGER
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SOUTH SAN FRANCISCO CONFERENCE CENTER
Discussion. Parking
April 6, 2007
The site upon which the Conference Center was developed had former lives as a photo
processing laboratory and a warehouse facility. the building had been vacated and was
an eyesore. The parking demand for the former uses was primarily by employees. In
1989, when the hotels proposed to the City the redevelopment of the site into a
conference center, the parking limitation imposed by the site was a challenge that was
eventually overcome. The conference center site could accommodate approximately 87
vehicles; and with a much higher parking demand anticipated, the Planning Commission
would not approve the conference center redevelopment until the parking issue was
resolved.
The Center's hotel neighbors (Holiday Inn and Good Nite Inn - the names have changed
from the beginning) agreed to include their hotels together with the Conference Center
into a "functional package" for purposes of parking. Parking demand and requirements
for all three facilities and their uses were studied as if there was one facility with 693
parking spaces, 544 guest rooms with 45%-55% of guests shuttling from the airport,
29,415 square feet of meeting space, two restaurants, two lounges, and employees. In
addition, the Conference Center Board agreed to limit the number of Conference Center
event attendees to 1,200 at anyone time even though the Conference Center physically
can accommodate more attendees. The study determined that the majority of the two
hotels' and the Conference Center's parking requirements could be accommodated with
the "functional package" parking; however, there would be some days when the parking
demand would exceed the "functional package" on-site parking. In an effort to facilitate
the Planning Commission approval process, the Holiday Inn and Good Nite Inn made the
long-term commitment to provide an off-site parking lot to cover those occasions when the
parking demand from the two hotels' and the Conference Center exceeded what could be
accommodated by the "functional package" on-site parking. The hotel operators secured
a commitment from Travelodge to allow their lease of PG&E property, located under the
power lines between their hotel property and the Best Western Grosvenor, to be used as
the off-site parking lot. At the time, this area was an old, unimproved, partially-paved
surface; a good deal of the area was still dirt. The hotel operators made a commitment
to completely improve the area to a parking lot of approximately 277 spaces and provide
for its ongoing operating costs. This commitment made by the operators of the Holiday
Inn and Good Nite Inn greatly assisted the Planning Commission's decision in July, 1991,
to grant a use permit for the Conference Center, with shared "functional package" on-site
parking between the Holiday Inn, Good Nite Inn, and the Conference Center with the
ability to use the off-site parking lot when higher demand days made it necessary. Both
the Planning Commission and the City Council, who ultimately made the final decision on
the Conference Center Use Permit in August, 1991, based a good deal of their decision
on the long-term, parking commitments made by the Holiday Inn and the Good Nite Inn.
The Planning Commission and the City Council required that there be a very thorough,
enforceable agreement (which remained the commitment of the owners, regardless of a
sale of the property), between the City, Holiday Inn, Good Nite Inn, and the Travelodge
255 South Airport Boulevard
South San Francisco, California 94080
teI650.877.8787 fax 650.877.5356
www.ssfconf.com
Discussion - Parking
April 6, 2007
Page 2
to insure that the parking demand for the "functional package" could always be met. In
addition, long-term parking was not one of the permitted uses in either the Conference
Center's, Holiday Inn's, Good Nite Inn's, or Travelodge's Use Permits. With the parking
issues resolved to the Planning Commission's and the City Council's satisfaction, with the
construction bid being a reasonable price to renovate the Conference Center, and with the
revenue stream ($2.50 per occupied room night transient occupancy tax and operating
revenue) being sufficient to pay for the construction debt service, property lease, and the
operating deficit, the City Council approved the construction contract and the issuance of
approximately $6 million in bonds to pay for the construction costs allowing the
Conference Center project to move forward.
Ultimately, in early 1993 just prior to the Conference Center opening, the signing of the
final agreements allowed the Conference Center's certificate of occupancy to be issued
and construction to begin on the off-site lot. The final agreements provided for the
Holiday Inn and the Good Nite Inn to pay $160,000, the Best Western Grosvenor Hotel
to pay $40,000, and the Conference Center to pay $100,000 (the Authority borrowed
these funds from the City and have since repaid the loan) towards the construction of the
off-site lot. Regarding the day-to-day operating costs, the agreements also provided for
the Holiday Inn to pay 50% and the Good Nite Inn and the Grosvenor Hotel to pay for the
balance on a 60%/40% basis. It was anticipated that at some point in the future, it may
be possible to charge for parking in the off-site lot. The final agreements provided that
at such time as there was paid parking, the Conference Center would be repaid for their
investment first from the proceeds with all the parties sharing the proceeds following the
Conference Center's repayment.
Per the final agreements, on site, the Holiday Inn, Good Nite Inn, and the Conference
Center are able to share each others parking based on the "functional package" uses.
Off-site, on event days or days when the parking demand necessitated use of the off-site
lot, the Holiday Inn, Good Nite Inn, and the Conference Center have use of the entire lot;
on non-event days, the Travelodge has use of 1/3 of the spaces, the Holiday Inn has use
of 1/3 of the spaces, and the Good Nite Inn and the Grosvenor Hotel have use of the
balance of the spaces on a 60%/40% basis. On days when the use of the off-site lot is
required, the Conference Center coordinates the requirements with the Holiday Inn and
Good Nite Inn and gives Travelodge 30 days notice of the requirements. Travelodge has
the management responsibility for the off-site lot and is to make it available when notified
of the Holiday Inn's, Good Nite Inn's, and Conference Center's off-site parking
requirements.
Our parking operations have followed this procedure since the Conference Center opened
in April, 1993. The great majority of the attendee parking has been accommodated by the
"functional package" on-site parking spaces; although on some days, attendees have
parked in the back corners of the Holiday Inn's and Good Nite Inn's parking lots. Staff is
exploring a shuttle system to transport attendees to the Conference Center during these
Discussion - Parking
April 6, 2007
Page 3
occasions - especially during night time hours or during inclement weather. Use of the
off-site lot has been on an extremely limited basis.
The addition of the new structure and its 4,100 square feet of meeting space is not
anticipated to have an adverse affect on the Conference Center's parking operation. The
expansion will enable our marketing to and hosting similar size groups (250 - 650
attendees) with a demand for more space that can currently be offered and a need for
hotel guest rooms. This will enable the booking of business which now has to be turned
away due to lack of space. Conference Center event attendees will continue to be limited
to 1,200. The purpose of the Conference Center remains the same, but our ability to fulfill
the purpose will be enhanced by the addition of this new meeting space.
Purpose: The South San Francisco Conference Center was developed to positively
impact the economy of the City of South San Francisco through the generation of various
tax revenues. Operating as a public assembly facility, the Center hosts conventions,
conferences, seminars, etc. Attendees of these events, by staying in hotels, dining in
restaurants, and making meeting-related expenditures, spend money and generate the
tax revenue, primarily Transient Occupancy Tax, which goes directly to the City's General
Fund to pay for City services.
andra M. O'Toole
Executive Director
Attachments: All Parking Agreements
Planning Commission
Staff Report
DATE: May 3, 2007
TO: Planning Commission
SUBJECT: Mills Montessori School- Review of site ingress/egress in accordance with
Condition of Approval 8.b).
Address:
Owner:
Applicant:
Case Nos.:
1400 Hillside Boulevard
South San Francisco District School Board
Dr. & Mrs. Fallah
P06-0122: UP06-0028
RECOMMENDA TION:
That the Planning Commission accept the City's Traffic Advisory Committee's recommendations to
improve the ingress and egress for the 1400 Hillside Boulevard site.
BACKGROUND / DISCUSSION:
In December of 2006 the Planning Commission approved Use Permit application UP06-0028 to
establish a "Montessori" school within an unoccupied portion of the South San Francisco Unified
School District buildings located at 1400 Hillside Boulevard.
At the approval hearing, the Commission identified a safety concern about vehicular ingress and
egress for the site. The following condition of approval was added to address the issue [Condition 8.
a) & b) of the project Conditions of Approval]:
a) Due to potential vehicular traffic conflicts, the owner shall sign the project as "right-turn-in"
and "right-turn-out" at the main driveway to the site.
b) If the applicant/owner want to modify condition 8.a), then they shall apply to the City's
Traffic Advisory Committee for review of the proposed change and the Planning Commission
shall review any modification.
The applicant pursued Condition 8.a) and applied to the Traffic Advisory Committee (T AC) to see
how egress and ingress restrictions could be limited for the site.
The item was reviewed by the T AC and discussed at the December, 2006 meeting. After conducting a
field study, the T AC had the following recommendations:
1. Restrict left turns out of the school site by installing a right turn only sign at the exit and right
turn arrow on the pavement. The sight distance is limited when the exiting the site, especially
when looking west due to the geometries of the roadway. Allowing left turns is not
recommended by T AC.
Staff Report
RE: Mills Montessori School
- Follow-up on Ingress/Egress Issue
Date: May 3, 2007
Page 2
2. Update existing pavement markings on Hillside Boulevard, including the dual left turn lane to
enter the site and the roadway buttons. The site distance is sufficient for making left turns into
the school site from Hillside Boulevard. Given there is a dual turn lane, this maneuver is
recommended to remain in place.
The City's Department of Public works is prepared to act on these two recommendations should the
Commission accept the T AC's recommendations.
Ge~f-
Associate Planner
--"
GHB/tms
Attachments:
Original Conditions of Approval
T AC Recommendations - Interoffice Memorandum, dated December 29, 2006
CONDITIONS OF APPROVAL
P06-0122: UP06-0028 & SIGNS06-0036
MILLS MONTESSORI SCHOOL
1400 HILLSIDE BOULEVARD
(As approved by the Planning Commission December 7, 2006)
A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Division's standard Conditions and
Limitations for Commercial Industrial and Multi-family Residential Projects.
2. The project shall be completed and operated substantially as indicated in the plans
prepared by the applicant, dated October, 2006.
3. The applicant shall erect signs that indicate that the parking spaces in front of the main
entrance are dedicated to drop-off and pick-up, not long-term parking.
4. The applicant shall limit their business hours to 7 AM to 6 PM from Monday through
Friday.
5. The applicant shall revise the front entry sign concept by painting the frame a dark color
and removing the telephone number and website copy.
6. The owner shall create a minor landscape plan for the area around the main entry of the
site and submit it to the Planning Commission for comment in six-months or less.
7. The owner shall maintain the landscape and facilities for the life of the use permit.
8. a) Due to potential vehicular traffic conflicts, the owner shall sign the project as "right-
turn-in" and "right-turn-out" at the main driveway to the site.
b) If the applicant/owner want to modify condition 8a), then they shall apply to the City's
Traffic Advisory Committee (T AC) for review of the proposed change and the Planning
Commission shall review any modification.
Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353
B. Police Department conditions of approval are as follows:
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal
Code, "Minimum Building Security Standards" Ordinance revised May 1995. The
Police Department reserves the right to make additional security and safety
conditions, if necessary, upon receipt of detailed/revised building plans.
Police Department contact, Sergeant E. Alan Normandy (650) 877-8927
Staff Report
RE: Mills Montessori School
- Follow-up on Ingress/Egress Issue
Date: May 3, 2007
Page 2
C. Building Division conditions of approval are as follows:
1. The occupant load of the mult-purpose room is limited to 209.
2. Provide information on exit lighting from the multi-purpose room. Secondary power
source is required.
3. Total valuation of any work for improvements shall include handicapped accessible
upgrades, including: path of travel, doors/hardware, water fountains, signage, restrooms,
counter and table tops.
4. Additional comments at plan review.
Building Division contact Jim Kirkman, 650/829-6670
D. Fire Department conditions of approval are as follows:
1. Fire alarm needs to have annual alarm test.
2. If cooking is to occur in kitchen, the hood an duct fire extinguishing system needs
servIce.
3. Rooms that exit to the outside, not the hallway, need to be posted with an exit sign above
the door.
Fire Prevention contact, David Scardigli, 650/829-6645
E. Engineering Division conditions of approval are as follows:
1. All signs shall be placed on private property enSUrIng all lines of sight for
ingress/egress of the property will not be affected.
2. Any broken sidewalk fronting the property shall be repaired at the owner's expense.
Any work performed in the City's right-of-way shall require an encroachment from
the Engineering Division. The owner shall apply and pay all fees and deposits for
the encroachment permit.
Engineering Division contact, Sam Bautista, 650/829-6652