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Home My WebLink About07-19-07 PC e-packet ~~\\ SAN p. ~ C:l~~~~~ 0.. ~;~,. 0 ~fi' ~ .... f-< . ilrl!:,il (/) _ ,I I ~-'."', ":' '... .!--,-,,- n ()~,.~O '~I~-~ ~ C4lIroR~\.~ CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE July 19, 2007 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- ecd@ssf.net. John Prouty Chairperson Judith Honan Commissioner Marc C. Teglia Commissioner Wallace M. Moore Commissioner Mary Giusti Vice-Chairperson Eugene Sim Commissioner William Zemke Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Michael Lappen Senior Planner Senior Planner Gerry Beaudin Associate Planner Chad rick Smalley Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Paaers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. ~~\\ . SAN p. C:lO ~'-~. ~ .: ~ t::J. "'~o ~~...,~ o ,~",.;" ... .... 0 ~.~~ ~~ t:: liflll ,,:1.... .---.: n ()~.~o ~~ ~:?'V.=--_- c~ l-- 4lIFOR~\. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE July 19, 2007 Time 7:30 P.M. I CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of regular meeting minutes of March 1, 2007. PUBLIC HEARING 2. Cal Com Systems/Applicant City of South San Francisco/Owner 1121 South San Francisco Drive P06-0143: UP06-0033 & DR06-0105 (continued from June 21, 2007) Use Permit and Design Review allowing a wireless communication facility comprised of a 35 foot tall monopole with three 4 foot tall panel antennas and an underground equipment vault with several cabinets, situated at 1121 South San Francisco Drive in the Terrabay Specific Plan District, in accordance with SSFMC Chapters 20.63, 20.81, 20.85 & 20.105. 3. Robert Reinertson/applicant Robert Reinertson/owner 26 S Linden Ave P07-0031: UP07-0003 & DR07-0020 Use Permit and Design Review allowing truck rental for 30 bobtail and van type trucks, generating 100 vehicle trips per day, and site improvements including a new 575 square foot one-story office building, upgrades to the existing buildings, a new parking lot, fencing and landscaping at 26 South Linden Avenue in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32.030 (c), 20.32.060 & 20.32.070 (a), 20.81 & 20.85 Planning Commission Agenda - Cont'd July 19, 2007 Page 3 of 4 I 4. Genentech - Bldg 50 GENENTECH INC/Owner GENENTECH INC/Applicant 680 Forbes Blvd P06-0136: UP06-0032 & DR06-0102 Building 50 - Use Permit application to allow Genentech to demolish an existing surface parking lot adjacent to Building 51 (642 Forbes Boulevard) and construct a new 168,500-square-foot R&D/Manufacturing/Lab/Office Building located at 680 Forbes Boulevard on the Lower Campus within the Genentech R&D Overlay District per SSFMC Chapters 20.39, 20.40 & 20.81 ADMINISTRATIVE BUSINESS 5. Starbucks Armanino, Rosemary/Owner Starbucks (Zeden Jones)/Applicant 329 Grand Ave. P05-0012: UP05-0003 & DR05-0010 6 month review - Use Permit to allow a 1,776 sq. ft. coffee shop with an approximately 192 square-foot outdoor seating area in an existing building at 329 Grand Avenue in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26 & 20.81. 6. Study Session DGA Planning/applicant Chamberlin Associates/owner 200 Oyster Point Blvd P07-0048: UP07-0006, TDM07-0001 & DR07-0033 Use Permit and Design Review allowing a 3-story, 83,420 square foot Research & Development building with a 2-story garage & surface parking, generating in excess of 100 vehicle trips, with 24 hour daily operation, and an open service yard, a parking rate of 2.83 spaces per 1,000 square feet instead of the minimum required rate and a Transportation Demand Management Plan to reduce traffic impacts situated at 180 Oyster Point Boulevard in the Planned Commercial (P-C) Zone District in accordance with SSFMC Chapters 20.24,20.74,20.81,20.82 and Chapter 20.120. Previously Adopted Mitigated Negative Declaration assessing the development impacts. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT S:\Agevc~~s\ PL~VCVCLVCg COVl.U'1ALSSLOVC \2007\07-cl')-07 RPC.~OC - Planning Commission Agenda - Cont'd July 19, 2007 Page 4 of 4 I Susy Ka In Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting August 2,2007, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.neUdepts/comms/planninQ/aQenda m i n utes.asp or via http://weblink.ssf.net SKlbla s:\AgeVl,vI~s\Pl~VI,VI,lVl,g COV!,cV!,clssloVl,\200r\Or-:1j-07 RPC.vlOG o\J't\\ SAN p. S- ~~"~~~~ >-. _rqi .... t:: I 1,,1 "I".~ !UII ill ~ U~c~O ..~ ~"'~ C~~ <1lIFO"F.~'- MINUTES March 1, 2007 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION TAPE 1 CALL TO ORDER I PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: 7:30 p.m. Commissioner Honan, Commissioner Moore, Commissioner Sim, Commissioner Teglia, Commissioner Zemke, Vice Chairperson Giusti and Chairperson Prouty ABSENT: None STAFF PRESENT: Planning Division: Susy Kalkin, Chief Planner Mike Lappen, Senior Planner Girard Beaudin, Associate Planner Bertha Aguilar, Admin. Asst. II Marty Van Duyn, Assistant City Manager Steve Mattas, City Attorney Ray Razavi, City Engineer Sam Bautista, Senior Civil Engineer Sergeant Alan Normandy, Planning Liaison Brian Niswonger, Assistant Fire Marshall City Manager: City Attorney: Engineering Division: Police Department: Fire Prevention. CHAIR COMMENTS AGENDA REVIEW No Changes ORAL COMMUNICATIONS James Chang, representing Senator Leland Yee, invited the Commission to a townhall meeting being held on March 10th at 1 :30 p.m. to hear some of the public's legislative ideas. CONSENT CALENDAR 1. Stonegate Estates Planned Unit Development Modification Stonegate Home Development/Owner - Applicant Stonegate Estates & Hillside Avenue P07-0010: PUDM07-0001 & MND-01-012 (Continue to March 15,2007) Modification of a Planned Unit Development and Design Review allowing exterior window and door changes to several dwellings situated on the Southeast corner of Hillside Avenue and Stonegate Drive in the Medium Density Residential (R-2-H-P) Zone District in accordance with SSFMC Chapters 20.84, 20.85 & 20.91. Mitigated Negative Declaration (previously approved by the City Council on July 14, 2004). Motion Teglia I Second Sim to approve the Consent Calendar. Approved by unanimous voice vote. Planning Commission Meeting of March 1, 2007 PUBLIC HEARING 2. Jad & Nawal Jajeh/Owner Robert WilliamsApplicant 418 Linden Avenue P06-0147: UP06-0034 & DR06-0109 Use Permit & Design Review to allow the construction of a new one-story multi-tenant retail commercial building, including landscape improvements and eight on site parking spaces, at 418 Linden Avenue in Retail Commercial (C-1-L) Zone District in accordance with SSFMC Sections 20.22,20.73,20.74,20.81 and 20.85. Public Hearing opened. Associate Planner Beaudin presented the staff report. Robert Williams, Architect, stated that they are replacing an old building with a new one and have accommodated onsite parking for tenants as well as required accessible spaces.. Commissioner Teglia noted that on sheet A.4 the mechanical equipment is visible and noted that it needs to be screened. Mr. Williams pointed out that the equipment will be screened and will not be visible from the street level. Commissioner Sim asked if the parapet bends in to fully cover the corner and was concerned that it may look fake. Mr. Williams noted that this will be stealthed. Commissioner Sim suggested that Mr. Williams add more detail to the back elevation. Mr. Williams noted that he could add eyebrows above the doors and include additional articulation. Commissioner Sim asked if lighting was being proposed on the site. Mr. Williams noted that there will be recessed can lights at the entry ways of the building. Commissioner Zemke noted that the staff report implies that the City is entertaining residential uses at the site without the consideration of additional parking. He stated that he is in favor of adding residential to the site but was concerned that additional parking would not be considered for this. Associate Planner Beaudin noted that the property is in the Parking District. He added that the applicant chose to provide onsite parking and at this moment is not interested in adding residential to the building. He pointed out that there would be significant site redesign to incorporate the parking required for residential use if this is pursued in the future. There being no speakers the Public Hearing was closed. Commissioner Honan stated that the project will improve the area but was concerned with the lack of parking. She asked if the adjacent parking lots are permit or metered parking lots. Associate Planner Beaudin replied that the lots are a mix of metered and permit parking. Chief Planner Kalkin noted that the parking exceptions are in the purview of the Parking Place Commission. Vice Chairperson Giusti stated that two of the three parking lots are underutilized. Chairperson Prouty echoed Vice Chairperson Giusti's comments. Commissioner Honan asked if the site will have retail or restaurant uses. Associate Planner Beaudin stated that the application is for retail and commercial uses. Chief Planner Kalkin pointed out that the Parking Place Commission would need to review the application if a drinking or eating establishment is proposed. She added that a limited service restaurant would require a conditional use permit. Mr. Moore stated that parking enforcement is a big factor in keeping the parking available if one space is tied up for more than the allowed time. Commissioner Zemke asked that staff supply information for the Commission on what the plans are to resolve the downtown parking issues. Chief Planner Kalkin noted that staff will provide this information. Commissioner Teglia stated that the Parking Place Commission administers the parking district but the overall planning in the area is subject to Planning Commission review. He asked if there could be a yearly S:\MlvcuteS\03-0:L-07 RPC Mlvcutes.Glot p~ge::? ofu Planning Commission Meeting of March 1, 2007 review of parking in a joint meeting with the Parking Place Commission to inform the Commission of their goals and visions. Chief Planner Kalkin noted that this meeting could be arranged. Commissioner Teglia stated that some of the items discussed could be having the correct number and mix of parking and to help for retail turnover. Commissioner Sim questioned if the Parking Place Commission has a master plan for the downtown area in the event that there is a build out. Commissioner Moore stated that he would like to find out what the criteria the Parking Place Commission uses to grant exceptions through a dialogue and would not want it to appear that the Planning Commission is telling them what to do. Commissioner Teglia suggested addition of a condition to the project to require the applicant to look at the Linden frontage to explore a short term 10 or 15 minute green zone. Motion Teglia to approve P06-0147: UP06-0034 & DR06-01 09 with additional conditions that the applicant stealth the parapet where it turns, add eyebrows on the doors on the rear elevation, and review of parking by the Parking Place Commission. City Attorney Mattas clarified that the parking is within the purview of the Parking Place Commission and suggested considering this with the Zoning code update. He noted that the Commission can direct staff to schedule a joint meeting with the Parking Place Commission to have a common understanding of what the vision for Downtown is. He added that staff can use those guidelines to establish policies through the General Plan and Zoning Code. Second Sim. Roll Call: Ayes: Commissioner Moore, Commissioner Sim, Commissioner Honan, Commissioner Zemke, Commissioner Zemke, Vice Chairperson Giusti, and Chairperson Prouty None None None Noes: Abstain: Absent: Approved by roll call vote. 3. Ms. Sullivan/applicant Genentech,/owner 1 DNA Way P05-0141: MP05-0001, TDM05-0006, RZ05-0003, ZA05-0001 and MPEIR05-0004 (Continued from February 15,2007 Motion recommending that the City Council approve the Genentech Master Plan "IMPLEMENTATION PROGRAM" and revised Conditions of Approval. Senior Planner Lappen gave a Power Point presentation. Lisa Sullivan noted that some deadlines in the Implementation Program seem to be very ambitious and suggested some additional deadlines on a variety of items. Commissioner Teglia noted that these deadlines can be extended if the developer shows a good faith effort to meet them. He pointed out that the City will work with the developer if the project is delayed and deadlines are not met. Local Street ImDrovelJlent Ms. Sullivan stated that the Implementation Program covers Public amenities, campus design and local street improvements. She pointed out that the local street improvements should start as soon as possible and they S:\Mlvcutes\03-0:1-0r RPC Mlvcutes.Glot p~ge 3 of :1:1 Planning Commission Meeting of March 1, 2007 felt that the December 31,2007 deadline met this need. She added that the removal of on street parking is an issue because the centerline of the street would be moved and they will need more than three months to redesign the lanes with the City. She suggested extending the deadline to six months to allow them to fulfill this requirement. She noted that if the Commission is willing to allow the removal of parking in 6 months they would also schedule the shuttle pullouts at that time which would result in an earlier delivery date. Consensus to allow the removal of on street parking at six months. Street Lighting Ms. Sullivan noted that the bike lanes and sidewalks will be completed within two years and the City has suggested the street lighting also be completed within two years. She stated that Genentech is in agreement with this timeline. Internal Campus Pedestrian Connections a (landscaoe improvements submitted with 850) Ms. Sullivan noted that within the campus there are three pedestrian connections that have been tied to project approvals in the Implementation Program. She stated that the City has requested that the landscape improvements be extended to the north between Building 6 and Building 7 with the Building 50 submittal. She noted that Building 50 has already been submitted and they are requesting to submit the landscape design improvements within three months, and completed with occupancy of B50. Commissioner Teglia asked if this is separate from the Building 50 landscaping requirements. Ms. Sullivan replied that this requirement refers to the enhancements to the area between Buildings 6 and 7. Commissioner Teglia asked for clarification on the three month extension being after the completion date for B50 or if it would coincide with the occupancy of B50. Ms. Sullivan stated that the three month extension is from the approval of the Master Plan. Senior Planner Lappen added that the implementation measure's intent is to include all improvements between the parking garage and B7. Consensus to allow the landscape imorovements to be submitted 3 months from the approval of the Master Plan Internal Camous Pedestrian Connections b (landscape improvements in coniunction with 89) Ms. Sullivan stated that the improvements on the south side of the central spine are tied to the redevelopment of Building 9. She noted that the Master Plan states that with the demolition of Building 9 the central spine would be improved. She added that City has also suggested adding the text "or within 6 years" to this implementation measure. She explained that in the event Genentech is unable to deliver, the loading docks would still be in place and was concerned with adding a date certain to this implementation measure. Senior Planner Lappen pointed out that staff does not know when Building 9 will be redeveloped and the master plan does not give a date. He added that staff felt six years was an appropriate number being that it is a project that will be undertaken near the end of the life of this Master Plan. He added that the focus of this improvement is the area around the intersection of Kauffman Court and the central spine where B6 and B9 and future Building 50 will meet. Ms. Sullivan added that they plan to develop a new plaza and enhance the landscaping on the central spine but the intention is that it would be done in conjunction with the redevelopment of Building 9. She explained that the Master Plan calls for enhancement of the central spine when Building 9 is demolished for redevelopment. She noted that their request is to change the language to "when Building 9 is redeveloped the enhancements will be done" and noted her concern with what will be done if the building is still standing in six years. S:\MlvcuteS\03-0:L-07 RPC Mlvcutes.Glot p~ge4of:L:L Planning Commission Meeting of March 1, 2007 Commissioner Honan questioned if specific dates were being added to Building 9. Ms. Sullivan noted that staff is asking for a definitive date and Genentech is requesting that it be linked to the project only without a definitive date. Commissioner Teglia questioned if staff felt this was a reasonable request or if they felt that Building 9 would remain undeveloped. He added that if this might occur a trigger date should be kept in the Implementation Program. Senior Planner Lappen stated that this building was converted (from Non-Bio Manufacturing to R&D) and it would be nice to see improvements on Kauffman Court fronting Building 6 and seven. He pointed out that they are redeveloping a portion of that site with Building 50 and are adding some hardscape changes. He stated that the Planning Commission might want to see these improvements extended to the front of Building 6 and the existing Building 9. He pointed out that Staff is aware of the loading docks being at this location and the improvements for the central spine were divided mainly because of these. Chairperson Prouty stated that the Commission can leave the wording "completion of the improvements within 6 years or redevelopment of Building 9" and if in 4 years Genentech thinks they will not be redeveloping the building, it can be addressed at that time. He felt that the language should remain as suggested by staff. Ms. Sullivan was comfortable with this option and noted that they need to outline what the scope will be if the building is still standing at that time. Commissioner Teglia noted that the Commission would be reviewing individual applications and they may be considered depending what part of the campus is being built on. He added that some of the items might be able to be phased in and the Commission needs to see that Genentech is showing a good faith effort to reach them. Ms. Sullivan noted that they can change those items that can be changed now. She noted that they are willing to tie some of the improvements with Building 50; and wait until Building 9 is demolished to do those other improvements. Senior Planner Lappen clarified that staff is currently in a preliminary design review phase with Building 50; the application has been submitted, they have been through Design Review Board once and they are returning to them for another review. He noted that the Commission will not see the project for a couple of months which gives Genentech an opportunity to add some additional improvements to the area around Building 6 and B50. Chairperson Prouty asked if the Commission can review these items during their annual review if the language is not changed, and make adjustments accordingly. City Attorney Mattas suggested adding language stating that the Commission will look at this during the annual review, leaving the six year trigger, with the caveat that the Commission can extend the timeline if by the end of year 4 Building 9 is still existing. He recommended that the Commission add this to the Implementation Program to make their wishes clear in the future. Consensus of the Commission to add the languaae to the Implementation Program as recommended by City Attorney Mattas. Campus Entries Ms. Sullivan noted that the Commissioners would like the campus entries designed as soon as possible in the Implementation Program. She added that a subcommittee will be working on the design concepts which will be finalized by the first annual report. She noted that several improvements have been tied to certain projects, such as the Forbes campus entry with Building 1 and the Grandview campus entry tied to the West Campus project. She further noted her concern with the completion requirement of 5 years because they project this implementation to be in phases. She suggested submitting the design concepts and phased construction details for the campus entry on the annual review for the Master Plan. Commissioner Teglia felt that this was unacceptable and noted that Genentech's goals could be achieved through sub phasing. He pointed out that a study session should have been held for discussion on this item because it is key to the s:\MivcuteS\03-0:t-07 RPC Mlvcutes.Glot p~ge 5 of U Planning Commission Meeting of March 1, 2007 Master Plan. He stated that the issues of grading, road design, parking and landscaping need to be addressed. Ms. Sullivan clarified that this request applies to monument signs, fountains, public art and the plaza. Commissioner Teglia stated that five years for these improvements was a long period of time. He added that the annual review was delayed for 6 months and it is being pushed out to 12 months from the approval of the Master Plan. He suggested tying the improvements in front of the Building 50 to the submittal of the project to staff and add a three month extension to it. Ms. Sullivan noted that they could return to this item shortly. (TC 1385) Public Amenities - Bav Trail sians Ms. Sullivan informed the Commission of plans to open the Bay Trail in March 2007. She noted that there will be Bay Trail signs in and around the campus and that a total of 200 additional parking spaces will be made available for the public's use of the Bay Trail on evenings and weekends. She stated that the City has requested this improvement to be completed three months after the approval of the Master Plan, but Genentech felt that they couldn't meet this deadline. They proposed having this installation completed on December 31,2007 or allowing this to be delivered 6 months after the Master Plan is approved. Chairperson Prouty felt that the 3 month deadline could be met by Genentech. Ms. Sullivan pointed out that there are at least four signs for four different parking lots. She added that there are also different signs for the Bay Trail access, which the City has also requested to be completed 6 months after the Master Plan is approved. She suggested that the Bay Trail parking and access signs be installed within 6 months, with the intention of completing this as soon as possible. Commissioner Teglia noted his willingness to allow the installation of the signs at 6 months. He noted the need to have an in-depth discussion on parking. He clarified that the installation of the temporary signs should be done immediately and stressed a need to have an in-depth discussion on the mix of parking, potentially increasing the dedicated parking, the configuration of the landscaping and open space prior to the annual review. Chairperson Prouty felt that the signs could be installed immediately. He noted that there sufficient time to order the signs and Genentech should have them by the time the Master Plan is approved. He added that if an additional 3 months is needed, this can be addressed at that time. City Attorney Mattas pointed out that in the zoning ordinance there is a lag time of 30 days after City Council approval occurs until the ordinance takes effect. He pointed out that the applicant can commence their process during this 30 day period and have an additional month before the deadline. He added that another option is to break down the installation to the signs that could be put in within three months and the others that can go in after. Senior Planner Lappen noted that staff wants designated parking and this can be accomplished by temporary signs also. Chairperson Prouty pointed out that temporary sings could also be incorporated and stated that the Commission wants to see the public parking properly identified. Ms. Sullivan agreed to install temporary signs. (TC 1511) Public Amenity ImDTOvements - Forbes Terminus Ms. Sullivan noted that they have been working on the design concepts and are hoping to have those to the Commission with the first annual report, with study sessions, prior to the review. She added that they would like to have these improvements done within 5 years while staff is recommending 3 years. She clarified that Genentech would also like to look at these improvements as a phased project with Phase I being the west lot and phase II the east lot. She stated that they want to further breakdown phase I by developing the food concession, followed by the recreational field thus balancing the parking adjacency issues that they foresee. She pointed out that they intend to replace the surface parking with structured parking by 2011. She clarified S:\MlvcuteS\03-01.-07 RPC Mlvcutes.Glot p~ge (, of 1.1. Planning Commission Meeting of March 1, 2007 that the parking quantity is not a problem but the adjacency is what creates the issue. She noted that this could also be done in conjunction with Building 50 construction. She stated that the phased construction schedule would go before the Commission with the annual review. Commissioner Teglia pointed out that Genentech has an extensive shuttle system throughout the campus that solves the adjacency issues. He felt that part of the issue was how cars were parked and backed into the lots, which is not a good reflection on the City or their campus. He reiterated the need to have a discussion on this item and felt that the Master Plan should have some language requiring that Genentech should construct the campus entries before they construct any future buildings. He suggested that the design concepts and phased implementation be submitted within 6 months. City Attorney Mattas noted that these items will be discussed in detail and the Commission can determine if the 6 month timeframe applies to some of these elements and which apply to the annual review. Commissioner Teglia voiced his concern with the Master Plan going to Council without these items. He felt that within 6 months, details such as the location of parking, landscaping, location of roads, exact configuration of the field and location of the food concession should be in place. Commissioner Honan, Commissioner Moore and Commissioner Sim concurred with Commissioner Teglia's comments. Chairperson Prouty also agreed with these comments and noted the importance of the process to have the improvements completed promptly. Ms. Sullivan asked if the Commission was requesting the Forbes terminus, east and west lots, design concepts finalized within 6 months. Chairperson Prouty replied affirmatively. Campus entries Ms. Sullivan noted that they would like to include the landscape improvements in 3 months and at 6 months the construction schedule will be agreed upon. She pointed out that Genentech would like to submit the design concepts for the campus entries at the one year review because this includes a full understanding of the art program and they would be better able to deliver quality solutions that they feel cannot be fulfilled in 6 months. Commissioner Honan noted that the Commission should determine if Genentech's proposals are the quality the City is looking for and felt that in 6 months the Commission could see some options. Commissioner Sim concurred with Commissioner Honan's comments. Chairperson Prouty felt comfortable with phasing this implementation measure and with finalizing the concepts in a year, but would like to see these concepts in six months to make the appropriate changes. Commissioner Teglia agreed with the other Commissioners and noted that the concepts and scope should be looked at soon. Ms. Sullivan asked if the Commission wanted to review the campus entries and amenities at six months, with all other facts and figures to be reviewed at the annual review. Chairperson Prouty replied affirmatively. Public Hearing closed. Commissioner Honan asked who would maintain and open the public restrooms for Bay Trail and food concession use. She noted the importance of keeping the restrooms available for use 7 days a week but was concerned with leaving them open all night. Ms. Sullivan replied that they will work out this issue. Commissioner Teglia stated that the Commission's recommendation needs to be drafted stating that the Master Plan is moving forward with the public amenities and entrances being subject to a 6 month extension to be completed at which time a determination will be made regarding the implementation and phasing schedules. S:\MlvcuteS\03-01.-07 RPC Mlvcutes.Glot p~ge .7 of 1.1. Planning Commission Meeting of March 1, 2007 City Attorney Mattas suggested going through the Implementation Program item by item in order to provide clarity for the Council. He pointed out that the Commission has received, in addition to the Implementation Program, a two page document with corrections to some typographical errors and some non-substantive changes that would be part of the final action. He noted that the first change in the Implementation Program is the language that was added at the beginning and the staff provision that talked about Genentech's compliance with the implementation triggers and the Commission's ability to add compliance issues as conditions on buildings. IMPLEMENTA TION PLAN - Chanaes . Land use and Structure Time period to be changed from 3 to 6 months Temporary signs to be installed within 30 days of City Council approval, subject to the review and approval of the Chief Planner. Commissioner Teglia asked if this also requires that the final configuration and designation of the public parking will be reviewed in 6 months. City Attorney Mattas noted that this would be added. Ms. Sullivan stated that this was acceptable. City Attorney Mattas noted that the two parking lots would be part of the six month review on the public improvements. Commissioner Teglia stated that this would also include the point up above, all the shoreline parking and its location City Attorney Mattas stated that this was discussed earlier in the meeting and if the Commission wishes this could be included as part of the 6 month review. Consensus of the Commission to include Commissioner Tealia's recommendation. Ms. Sullivan noted her concern with being unable to deliver the temporary signs in 30 days and requested that the Commission change this to be implemented in four months. City Attorney Mattas clarified that the signs would be installed four months from Council approval. He added that a provision will be included into the Implementation Program going to Council that speaks to the six month review of the designated parking spaces. Chairperson Prouty noted that the implementation for both items should be at four months. City Attorney Mattas noted the change to four months for both items. · Improvements of food concession & public restrooms Specific design concepts will be submitted for Commission review within 6 months. Implementation of the design concepts and the phasing for the implementation would be identified as part of annual report. Commissioner Teglia clarified that at the six month review the Commission will make the determinations as to the specifics including the phasing and the implementation and added that preliminary study sessions will be needed in order to provide Genentech feedback on their proposal. City Attorney Mattas noted that the change would indicate that the phasing of the Implementation Plan would be decided by the Planning Commission as part of their consideration and approval the design concepts at the six month review. Commissioner Teglia added that the direction is that the Commission feels an aggressive Implementation Program schedule should be pursued. · Enhanced landscaping adjacent to the Bay Trail Commissioner Teglia stated this should be the same as the other improvements. City Attorney Mattas noted the change. S:\MlvcuteS\03-01.-07 RPC Mlvcutes.Glot p~ge g of u Planning Commission Meeting of March 1, 2007 . Urban Design - Enhanced landscape and pedestrian connectivity along the lower campus central spine City Attorney Mattas noted that the Commission accepted Genentech's request to extend this for three months. . Central spine improvements with regards to the six years following the effective date The following statement to be added: "That the six year timeline may be extended by the Planning Commission as part of the annual review in the event that Building 9 remains in its current use after 4 years." Commissioner Teglia noted that this would be done at the discretion of the Commission. City Attorney Mattas confirmed this statement. Commissioner Teglia was concerned with the language and noted that this may be a problem if the development moves towards a different direction. City Attorney Mattas noted by using the word "may" fulfills the Commission's concerns because it is within the discretion of the Planning Commission to move the timeline. Commissioner Teglia asked that some additional language be added that in the event this could be phased in. City Attorney Mattas noted that Ms. Sullivan identified the problem of the building still existing with the docks and if that's the case the Commission can look at it while keeping the timeline and grant an extension if need be. . Lower and West campus connections - No Change Ms. Sullivan asked for clarification with regards to Building 9 if this gave the Commission the discretion to enforce demolition of that building. Commissioner Teglia noted that it will not but it is a factor that could hold up specific applications. Ms. Sullivan noted that their business plan may call for the building to continue existing and felt that they could not accept the change. She explained that the redevelopment of Building 9 is dependant on the facilities going to Oregon, but if they don't she cannot assume that the building will be redeveloped. Commissioner Teglia noted that Genentech can explain their constraints in four years and that they are not calling for the demolition of the building. Ms. Sullivan noted that they could improve the landscaping. Commissioner Teglia further explained that Genentech's decision making process may change and that the redevelopment of areas is something that the City needs to review. City Attorney Mattas noted that there is a provision in the first two pages of the Implementation Program that addresses Genentech's failure to comply with the plan which provides the Commission with the authority to add the improvements or the triggers to future development projects. He added that if Genentech decides to keep the building the Commission has some discretion to see how the intent of the Implementation Program can be satisfied by imposing this as a condition, thus accomplishing the City's goal and satisfying the intent of implementation. . Campus entry at Forbes and DNA Way 6 month review of design concepts . Transportation and Parking City Attorney Mattas noted that the Commission accepted Genentech's request to extend this from three to six months. Ms. Sullivan added that this was for the pedestrian safety implementation. S:\MlvcuteS\03-0:L-O'T RPC Mlvcutes.Glot P~gej ofu Planning Commission Meeting of March 1, 2007 . West Campus - campus entry Change and make consistent with prior direction of reviewing at six months with a phased im plementation. Ms. Sullivan clarified that the campus entries should say "design concepts" rather than "specific design concepts" and noted that this will apply only to the campus entry concepts. Commissioner Teglia noted that a scope followed by the Implementation Program and phasing details will be reviewed. Senior Planner Lappen informed the Commission that Genentech has a preliminary proposal to develop three R&D buildings and a parking garage on the area on the west side of Grandview Drive and north of East Grand. He added that a requirement to incorporate a portion of the campus entry as part of this development could be added if the Commission desired. Chairperson Prouty stated that with the 6 month review the Commission can discuss phasing the improvements. Chairperson Prouty asked to receive a copy of all the changes on Monday to allow the Commission time to review the changes prior to the City Council meeting and call a special meeting if needed. City Attorney Mattas noted that a special meeting could be called and cautioned the Commission to be careful and aware of the Brown Act restrictions associated with special meetings. He pointed out that a majority of the Commission or the Chair can call a meeting if they think it is necessary. Commissioner Teglia suggested asking the City Attorney to review the record and correct the document if necessary. City Attorney Mattas asked if Genentech was in agreement with the summarized changes. Ms. Sullivan replied that they are in agreement and would also address any issues if needed. Motion Teglia / Second Honan recommending that the City Council approve the Genentech 10 year facilities Master Plan Update, the Implementation Program, the revised Conditions of Approval based on the City Attorney's summarization. Ayes: Commissioner Zemke, Commissioner Teglia, Commissioner Sim, Commissioner Moore, Commissioner Honan, Vice Chairperson Giusti and Chairperson Prouty Noes: None Absent None Abstain: None Approved by roll call vote. Ms. Sullivan thanked the Commission and staff for the hard work on the Master Plan. ADMINISTRATIVE BUSINESS None ITEMS FROM STAFF City Attorney Mattas informed the Commission that Sky Woodruff will be assisting the Commission at their meetings. ITEMS FROM COMMISSION Commissioner Honan noted that Starbucks is dirty and needs to be cleaned up. Chief Planner Kalkin noted that she would look into it prior to their review. Commissioner Teglia noted that outdoor displays were permitted in some areas of the City. He pointed out that some businesses have illegal outdoor displays and asked staff to review these. S:\MlvcuteS\03-0:t-07 RPC Mlvcutes.Glot p~ge:tO of u Planning Commission Meeting of March 1, 2007 Chairperson Prouty complemented staff for their hard work on projects and making sure that they are developed according to the plans. ITEMS FROM THE PUBLIC None ADJOURNMENT 10:00 P.M. Motion Honan / Second Teglia to adjourn the meeting. Approved by unanimous voice vote. Susy Kalkin Secretary to the Planning Commission City of South San Francisco John Prouty, Chairperson Planning Commission City of South San Francisco SK/bla S:\MlvcuteS\03-0:L-07 RPC Mlvcute~.Glot p~geuofu Planning Commission Staff Report DATE: July 19, 2007 TO: Planning Commission SUBJECT: Use Permit and Design Review allowing a wireless communication facility comprised of a monopole with three 4 foot tall panel antennas and an underground equipment vault with several cabinets, situated at 1121 South San Francisco Drive in the Terrabay Specific Plan District, in accordance with SSFMC Chapters 20.63, 20.81, 20.85 & 20.105. Owner: City of South San Francisco Applicant: Cal Com Systems Case Nos.: P06-0l43 (UP06-0033 & DR06-0l05) RECOMMENDATION: That the Planning Commission continue the review until the Commission meeting of August 2, 2007. BACKGROUND: The Planning Commission reviewed the proposed wireless communication facility at the meeting of June 21, 2007. At the meeting the Commissioners expressed concern with the compatibility of the proposed monopole design with the site. The Commissioners asked that the proponent develop at least two alternative pole designs including a light pole and tree, that the applicant consider reducing the pole height by a minimum of 5 feet, and that the photo simulations be revised based on recent photographs. DISCUSSION: The applicant is revising the plans and photo simulations and will be prepared to make a presentation at the Commission meeting of August 2, 2007. RECOMMENDATION: That the Planning Commission continue the review until the Commission meeting of August 2, 2007. Planning Commission Staff Report DATE: July 19,2007 TO: Planning Commission SUBJECf: Use Permit and Design Review allowing truck rental for thirty (30) bobtail and van type trucks, outdoor overnight truck storage, generating 100 vehicle trips per day, and site improvements including a new 575 square foot one-story office building, upgrades to the existing buildings, a new parking lot, fencing and landscaping, situated at 26 South Linden Avenue (APN 014-072-040), in the Planned Industrial (P-I) Zone District, in accordance with SSFMC Sections 20.32.030 (c), 20.32.060, 20.32.070 (a) & 20.32.070 (b), and Chapters 20.81 & 20.85. Owner & Applicant: Robert Reinerston Case Nos: P07-0031 [UP 07-0003 & DR 07-0020] RECOMMENDATION: That the Planning Commission approve a Use Permit and Design Review allowing truck rental for thirty (30) bobtail and van type trucks, outside overnight truck storage, generating 100 vehicle trips per day, and site improvements including a new 575 square foot one-story office building, upgrades to the existing buildings, a new parking lot, fencing and landscaping, based on the attached findings and subject to the attached conditions of approval. BACKGROUND: The 0.85 acre site has been vacant for several years. The site is improved with three one-story buildings totaling 2,920 square feet of varying heights and construction types. The site is adjacent to a mix of other industrial uses including a water distribution facility, a gasoline station, industrial condominiums City storm water pump station, and vehicle repair. The proposed project includes a range of improvements including adding a new 517 square foot one-story modular building, upgrading the on-site utilities, providing a greater level of flood resistance to the buildings, re-construction of the parking lot, installation of a site drainage system, addition oflandscaping and fencing, installation of a continuous sidewalk and a new driveway on South Linden Avenue, and provision of exterior security lighting. Staff Report To: Planning Commission Subject: 26 South Linden Avenue July 19,2007 Page 2 of 4 DISCUSSION: The project site's General Plan Land Use Element designation of Mixed Industrial allows truck rental. The proposed use complies with the General Plan goals and policies which encourages property upgrades and productive uses. The site is situated in the Planned Industrial (P-I) Zone District, which allows truck rental and overnight storage, subject to an approved Use Permit by the Planning Commission [SSFMC Sections 20.32.030 (c), and Sections 20.32.070 (a) and 20.32.070 (b), respectively]. The proposed development complies with current City development standards as displayed in the following table: DEVELOPMENT STANDARD Site Area: 0.85 acres [36,800 SF] Floor Area: Building A 1,920 SF Building B 1,000 SF Building C (New) 517 SF Total 3,437 SF Lot Coverage Maximum: 60% Existing: 7.9% Proposed: 9.3% Landscaping Minimum: 10% Existing: 0% Proposed: 10% Automobile Parking Minimum: 6 Existing: NA Proposed: 6 Setbacks Minimum Existing Proposed Front 10 FT 11 0 FT 110FT Side OFT OFT OFT Street 10 FT 75 FT 75 FT Rear 15 FT 35 FT 15 FT Notes: 1. Six (6) foot landscaped setbacks along property boundary required of parking lots. 2. Parking based on a combination of a rate of 1 stall per 300 SF for office and 1 per each 1500 SF for storage. Staff Report To: Planning Commission Subject: 26 South Linden Avenue July 19,2007 Page 3 of 4 A portion ofthe project site is situated in a 100 year flood plain regulated by the Federal Emergency Management Agency (FEMA). Flooding of the site is predicted to be to a depth of 1 foot to 3 feet. Existing buildings are required by the FEMA regulations to be made flood resistant (e.g. relocating electrical receptacles above the highest predicted flood elevation). The new building floor will need to placed above the flood plain to limit damage. Site modifications are expected to be minor given similar improvements to other nearby developments on both sides of Colma Creek. A condition of approval has been added to require that the site improvements comply with FEMA requirements. The property perimeter will be landscaped to a depth of 10 feet to 20 feet between the sidewalk and the parking lot. A six foot tall vertical metal picket fence to enhance the security ofthe site will be placed at the rear of the landscape area abutting the parking lot. An exterior trash enclosure is proposed as well as on-site drainage system and security lighting. The buildings have been recently painted. Business hours of operation are proposed to be 6 AM to 6 PM. The facility will be staffed with 3 employees. Because after hour drop offs of trucks can create a localized on-street parking problem a condition of approval has be added requiring that no rental trucks or vehicles be allowed to be parked on the street at any time. DESIGN REVIEW: The Design Review Board previously reviewed the proposed development at the meeting of April 17, 2007. At the first meeting the Board offered the following comments: 1. Add a row of shrubs along the street side of the fence to act as a protective barrier. Use an appropriate shrub species from the City's approved list. 2. Revise the plant list to use species other than Cerastium and Acacia. 3. Provide a trash enclosure on the site. 4. Provide a preliminary drainage plan. 5. Review with City Staff site issues regarding FEMA flood elevations, paving, lighting and parking lot design. The applicant revised the plan to include the Board's comments. A standard condition of approval has been added requiring that the final plans substantially conform to the conceptual plans approved by the Planning Commission. A condition of approval has also been added requiring conformance the Board's landscape comments. Staff Report To: Planning Commission Subject: 26 South Linden Avenue July 19,2007 Page 4 of 4 ENVIRONMENTAL REVIEW: The proposed development was determined by City staff to be Categorically Exempt from the provisions ofthe California Environmental Quality Act [CEQA] pursuant to Section 15301, Class 1 Existing Facilities. Pursuant to these provisions the project was judged not to have the potential for causing a significant effect on the environment. Because the project is exempt, in accordance with the CEQA, the Planning Commission need take no further action. CONCLUSION: The proposed development is consistent with the City's General Plan and with all applicable requirements of the City's Zoning Ordinance. Conditions of approval are included which are intended to ensure adequate circulation, parking, landscaping and drainage. Therefore, it is recommended that the Planning Commission approve a Use Permit and Design Review allowing truck rental for thirty (30) bobtail and van type trucks, outside overnight truck storage, generating 100 vehicle trips per day, with hours of operation up to a 24 hours seven days a week, and site improvements including a new 575 square foot one-story office building, upgrades to the existing buildings, a new parking lot, fencing and landscaping. Jf;e~ S ve Carlson, Senior Planner ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Design Review Board Meeting Minutes April 17, 2007 Applicant's Letter Plans FINDINGS OF APPROVAL P07-0031 26 SOUTH LINDEN AVENUE (Recommended by City Staff on July 19, 2007) As required by the "Use Permit Procedures" (SSFMC Section 20.81.050), the following findings are made in approval of a Use Permit allowing truck rental for thirty (30) bobtail and van type trucks, outside overnight truck storage, generating 100 vehicle trips per day, and site improvements including a new 575 square foot one-story office building, upgrades to the existing buildings, a new parking lot, fencing and landscaping, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by the applicant, dated May 2007; Design Review Board Meeting of April 17, 2007; Design Review Board Meeting of April 17, 2007; Planning Commission staff report, dated July 19,2007; and Planning Commission meeting of July 19, 2007: 1. The truck rental business with outside truck storage of up to maximum of thirty (30) bobtail and van type vehicles, is consistent with the City's General Plan, which allows truck rental in the Mixed Industrial designated areas. 2. The truck rental business with outside truck storage of up to maximum of thirty (30) bobtail and van type vehicles, is consistent with the requirements of SSFMC Sections 20.32.30 (c), 20.32.070 (a), and 20.32.070 (b) which require an approved Use Permit by the City's Planning Commission. 3. The truck rental business with outside truck storage of up to maximum of thirty (30) bobtail and van type vehicles will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements conditions of approval are required to ensure adequate circulation, drainage, flooding and views of the site. * * * CONDITIONS OF APPROVAL P07-0031 26 SOUTH LINDEN AVENUE (As approved by the Planning Commission on July 19, 2007) A. PLANNING DIVISION: 1. The owner shall comply with the applicable requirements ofthe Planning Division's "Standard Conditions and Limitations for Commercial, Industrial, and Multi-Family Residential Projects" dated February 1999, except as amended by the conditions of approval associated with P07 -0031. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the plans prepared by the applicant, dated May 2007 in association with P07- 0031. 3. Prior to the issuance of any Building Permit, the owner shall provide written documentation that the trash enclosure has been reviewed and approved by a representative of the South San Francisco Scavengers. The plans, including the comments from the South San Francisco Scavengers, shall be subject to the review and approval by the Chief Planner. 4. Prior to the issuance of the Building Permit, the landscape plan shall be revised to include mature shrubs, trees that have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of36 inch box. The revised landscape plan shall incorporate the South San Francisco Design Review Board comments. The landscaping shall be installed in conjunction with the site and building improvements. The landscape plan shall be subject to the review and approval by the SSF City Planner. 5. The maximum number of vehicles allowed to be stored on the site is thirty (30) bobtail and van type vehicles. No servicing of vehicles shall be allowed on-site. All trucks stored in the yard shall be fully enclosed by a continuous fence screen equal to or greater than the height of the trucks. Any increase in the size of the stored trucks or the height of the screen wall, addition of more vehicles, change in the hours of operation, change in servicing, or change in use shall require prior approval by the Planning Commission. 6. Prior to the issuance of any Building Permit the applicant shall pay the Child Care Impact Fees in accordance with SSFMC Chapter 20.115. Fees may be paid on a lump sum basis. The total fees are estimated to be $242.99 based on the following calculation [(517 SQ. FT. X $0.47/SQ. FT = $242.99]. 7. Prior to operation the owner shall obtain and thereafter maintain a Business License from the City of South San Francisco. 8. The owner shall move vehicles and other items of value to a safe location when conditions are such that flooding may occur on the site in order to avoid creating a nuisance on the property. 9. The application shall be subject to a one-year review by the Planning Commission from the effective date of the completion of the construction. At the time of review the Planning Commission may modify, add or delete conditions of approval, or take other action. 10. The owner or any customer of the truck rental business shall not park any rental trucks along the streets in the immediate project vicinity, including South Linden Avenue, North Canal Street, South Canal Street and Railroad Avenue. 11. The hours of operation shall not be extended and the number of trucks stored on the site shall not be increased without prior approval by the Planning Commission. (Planning Division: Steve Carlson, PH: (650) 877-8535) B. ENGINEERING DIVISION: 1. STANDARD CONDITIONS 1. The developer 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 the South San Francisco "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. 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. II. ON-SITE IMPROVEMENTS 1. The property is located within the 100-year floodplain. The developer must ensure the development will comply with Chapter 15.56 of the South San Francisco Municipal Code. 2. The applicants shall design, construct and install a drainage system capable of accommodating a 10-year design storm, to control storm water runoff within the site, which will insure that it does not flow into adjacent private property, or sheet flow over the street sidewalk and curb. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. 3. A site drainage report shall be prepared by the applicant's drainage consultant and submitted to the City Engineer for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant's consultant shall design the drainage improvements described in the approved report and submit them to the City's Engineering Division for review and approval, prior to receiving a building permit for their tenant improvements. The storm drain work described on the approved plans shall be performed to the satisfaction of the City's Construction Manager, prior to receiving an occupancy permit for the Double Day Offices Services tenant improvements. 4. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities, as required to prevent pollutants deposited on the impervious surfaces within the site from entering City streets or public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. 5. The applicant shall submit a striping, signing, parking and traffic control plan for the project, conforming to the requirements of the Municipal Code, for the review and approval of the Engineering Division. The exit driveway shall be posted with an Rl "Stop" sign, mounted on a 2" diameter galvanized steel pole, as required by the Municipal Code. 6. The final construction plans shall include the existing 5 foot Public Utilities Easement at the rear of the property. It is the designer's responsibility to verify all dimensions and locations of the property lines. The owner shall, at hislher expense, provide a continuous sidewalk along the project street frontages and repair any and all broken sidewalk, curb and gutter fronting the property. 7. The owner shall install a City Standard sewer cleanout at the front property line, so that the building sewer lateral can be properly cleaned. All work shall be accomplished at the applicant's cost. 8. The owner shall, at hislher expense, design and construct a drainage system that will route storm water run-off from the building roof areas and parking lot towards the public street gutter, so that storm water will not flow into adjacent private property. Said run-off shall be collected within the property and shall be drained towards the City street using the City standard Curb drain detail. 9. 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. 10. The existing driveway located on South Linden A venue shall be relocated to a location north of the existing driveway. The existing driveway shall be replaced with a City Standard sidewalk, curb and gutter. (Engineering Division: Sam Bautista, PH: (650) 829-6652) C. POLICE DEPARTMENT: I. 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. Non-Residential/Commercial Retail Space II. Exterior Security Lighting 1) Parking lots, (including parking lots with carports), circulation areas, aisles, passageways, recesses and grounds contiguous to buildings shall be provided with high intensity discharge lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of darkness and provide a safe, secure environment of all person, property and vehicles on site (5' candle minimum). Such lighting shall be equipped with vandal-resistant covers. 2) 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 of persons exiting the building. 3) Exterior doors, perimeter, parking area and canopy lights shall be controlled by photocell or timer and shall be left on during hours of darkness or diminished lighting. III. Landscaping Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. IV. Numbering of Buildings Buildings shall be clearly numbered within the complex and easily identifiable to emergency personnel. The numbers shall be of contrasting color to the background to which they are attached. V. Traffic, Parking, and Site Plan 1) All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property owner's or manager's request. 2) Handicapped parking spaces shall be clearly marked and properly posted. 3) On street parking shall not be allowed for limousines at anytime. 4) Limousines shall not be parked on front or side setbacks at anytime. VI. Alarms The applicant shall install a perimeter alarm capable of monitoring perimeter doors, windows, front lobby area, office area, walls, attic area, safes, and restrooms. The applicant shall also install a hard-wired panic alarm in work areas and the restroom for additional security measures. The alarm company selected to monitor the business shall submit their business name, address, and phone number to the Police Department. VII. Misc. Security Measures 1) 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: SGT Normandy, PH: (650) 877-8927) D. FIRE PREVENTION: 1. Fire sprinklers shall be required in all of the new and existing buildings. 2. Access width and turning radius shall meet the South San Francisco Engineering Division standards for fire vehicles. 3. Provide a Knox box system for the vehicle gates and building entries. 4. A walkway with a minimum width of four (4) feet shall be provided behind Building "A" along the westerly property boundary. (Fire Marshall: Bryan Niswonger, PH: (650) 829-6645) E. WATER QUALITY CONTROL: 1. A plan showing the location of all storm drains must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution prevention devices are to be installed in any new catch basins installed in new parking area. 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. A grading and drainage plan must be submitted before the issuance of a permit. (Storm Water Coordinator: Cassie Prudhel, PH: (650) 829-3840) 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Robert Reinertson Robert Reinertson 26 S Linden Ave P07-0031, UP07-0003 & DR07-0020 Truck Rental (Case Planner: Steve Carlson) Use Permit and Design Review allowing truck rental for 30 bobtail and van type trucks, generating 100 vehicle trips per day, with hours of operation up to a 24 hours seven days a week, and site improvements including a new 575 square foot one-story office building, upgrades to the existing buildings, a new parking lot, fencing and landscaping at 26 South Linden Avenue in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32.030 (c), 20.32.060 & 20.32.070 (a), 20.81 & 20.85 ~ ~ The Board had the following comments: 1. Add a row of shrubs along the street side of the fence to act as a protective barrier. Use an appropriate shrub species from the City's approved list. 2. Revise the plant list to use species other than Cerastium and Acacia. 3. Provide a trash enclosure on the site. 4. Provide a preliminary drainage plan. 5. Review with City Staff site issues regarding FEMA flood elevations, paving, lighting and parking lot design. 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Haggarty, Claire Cecelia Haggarty, Claire Cecelia 3500 Callan Blvd P07 -0022 & UP07 -0002 Medical Facility - Use Permit (Case Planner: Steve Carlson) Use Permit allowing a small portion of the existing building to change from commercial recreation to a medical facility within 200 feet of a residential district, and to continue allowing shared parking at 3500 Callan Boulevard in the Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22.020 (b), 20.020.30,20.74 & 20.81 The Board had the following comments: 1 . Relocate the handicap parking space closer to the front entrance of the building and review accessibility requirements with Building Division staff. Approved with conditions 07/10/2007 14:15 415-547-0319 RMR CONSTRUCTIO PAGE 01/01 a~;}~ ~U';JY!tlJ!)]) DATE: July 10, 2007 TO: Steve Carlson, Senior Planner; Planning Department; City Hall, 315 Maple Avenue, So. San Francisco, CA 94083 Faxed to: 650.829-6639 FROM: Rob Reinertson, Owner; 26 Linden, So. San Francisco RE: 26 LINDEN - BUSINESS HOURS FOR NEW TENANT Dear Steve, Please note, the hours of operation for rental returns will be during regular business hours; 6 a.m. to 6 p.m. The existing buildings are too small for the trucks, therefore, all maintenance and washing will be done off-sight. The existing building will only be used for minor storage. Also note, the proposed new portable building will be used for office space and restrooms only. If you have any further questions, or need any additional information, please do not hesitate to contact me. Sincerely, /~ Rob Reinertson, Owner 2424 OAKDALE AVENUE · SAN FRANCISCO, CA 94124 · TEL (415) 947-0884 · FAX: 14151 647-0319 · UC. 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A.P. #014072040 "I' N 5-4 -------- '" III < ~~-- ~ W1- "i 4 r;t;. 1;' , ':I Q II 10 , po L {,.e. ~o I~' ~ i~ '-;; I I~ II i'~ , I ,I ~r0 ~ fjft ~ d II ---t- 1'0 '-'llln l~ ~I c.-/ ~I 101\ T--'i['-I ~ I 13: cJ' II '~ ,;.-, L' I~ ir----2J:! ~ ~, ~~ ~ ...J~ 'u-1i __ ' I, I, i :J.Ae,1 II ~~," -0 , ----~t_ ~- I' ~ <J> -l' '" !~ j~ ,9 'i':. 'q'I ij;\ ---,I!-_._--~~~ ~ ~ :" ~ ~ 7'J ~ I? ; !r- ~ ~ i~~~M? '~----_TU ~ ~ _ L__ ~- ~ \\::. I l--~O== - t !i ~ r~~ '" ~ ,,, .~ i ~'0ITT 1 ~ J ;L~ (/1: 1.U -L '~ " ~ '" '"1~' ~' ~~J -'t' .. '!1.~1'11__ ---------.r- ~ - z: IS' \\- ~~ .n '" -I \J\ -I i!'1;n "', 'I." · f. \) ~ \l _ :11 ~ ~~ L ~ 1 ! lI~d' ~ -r--~~ , ~ \,::::' ~ Planning Commission Staff Report DATE: July 19,2007 TO: Planning Commission SUBJECT: Use Permit to allow the construction of a new 168,500-square-foot R&D/Manufacturing/Office Building at 680 Forbes Boulevard between Building 51 and Building 7 on the Lower Campus of the Genentech R&D Overlay District in accordance with SSFMC Chapters 20.39, 20.40, 20.81 & 20.85. Applicant/Owner: Architect: Case Nos.: Address: Genentech, Inc. Flad & Associates P06-0136: UP06-0032 & DR06-0102 680 Forbes Boulevard RECOMMENDATION: That the Planning Commission approve the proposed project based on the Proposed Findings of Approval and subject to the Proposed Conditions of Approval. BACKGROUND: The applicant, Genentech Inc. (Genentech), is proposing to construct a five-story building containing 168,500 square feet of gross floor area on the Genentech Lower Campus. Building 50 (B50) would replace a surface parking lot located between Building 7 and Building 51. The site area is 53.6-acres and currently houses Buildings 2, 3, 5, 6, 8, 9 and Building 51 as well as several surface parking lots. Genentech submitted a preliminary design review application for Building 50 (B50) in December of 2006. The application was considered 'preliminary' because Genentech projects could not be processed by the City until the Genentech Facilities Ten- Year Plan (Master Plan) and the Environmental Document were finalized. As a courtesy to Genentech, the City's Design Review Board (DRB) provided comments on the project at the December DRB meeting. As Genentech's project architects attempted to address the DRB's input, additional DRB comments came at meetings held on March 20,2007 and April 17, 2007 (December, March, and April DRB Comment Letters are attached). In March of 2007 the City Council approved the Master Plan, which allowed Genentech to present B50 to the Planning Commission at the April 19, 2007 meeting. Between December, I 2006 and April of 2007, Genentech reduced the square footage of the building by approximately I STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building B50 DATE: July 19, 2007 Page 2 3,000 square feet and made a number changes to the site, landscape, and building design. These changes are outlined in the Study Session Staff Report dated April 19, 2007 (attached to this staff report). At the April 19, 2007 Planning Commission meeting, the Commission reiterated concerns that the building was too large for the site. Concerns about the proposed building's scale were initially voiced in September of 2006, during a Master Plan Study Session. These comments are summarized in the September 21, 2006 Master Plan Study Session Staff Report. Based on a campus display model, the Commission stated, "The building next to the fill facility looks congested and the building looks large. The Planning Commission would like to see different... views of the project." The April 19, 2007 Planning Commission meeting concluded with the Commission asking Genentech to alter the design of the building to better reflect the existing scale of development on Forbes Boulevard. In an effort to keep the project moving forward, Genentech requested that a Subcommittee be formed to address the Planning Commission's concerns about the proposed building. Commissioners Sim and Teglia were appointed to the Subcommittee (select plan sheets have been attached the Staff Report from the April 19, 2007 meeting). Two subcommittee meetings were held - the first on May 3, 2007 and the second on June 7, 2007 (select plan sheets have been attached the Staff Report from the May 3 and June 7 Subcommittee meetings). At the first Subcommittee meeting Genentech presented three building design options. All options included a floor area in the range of 154,000 square feet, which was approximately 11,500 square feet smaller than the original project presented in December, 2006. The Subcommittee was satisfied with several of the building modifications that were made, including the step-backs that were created on the front elevation. In the opinion of the Subcommittee, the manner in which the building square footage was reduced resulted in a building design that was better integrated with its surroundings along Forbes Boulevard. Looking toward the second meeting, the Subcommittee requested additional information regarding the building materials, pedestrian plaza materials, a design concept for the proposed pedestrian bridge, and a better exhaust stack screen. For the second Subcommittee meeting, Genentech presented the 'preferred option' from the first Subcommittee meeting, which still had a floor area of approximately 154,000 square feet. At this meeting, Genentech stated that they were concerned about the amount of square-footage that was being lost. Essentially, their program could not function with the building size that had been presented. They asked the Subcommittee to assist them in identifying areas where floor area could be recaptured. Moving sections of the glass element on the northwest corner of the building back towards Forbes Boulevard was suggested as a means of regaining some floor area. STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building B50 DATE: July 19, 2007 Page 3 The Subcommittee also had a short list of suggestions and recommendations related to the building finishes and materials, pedestrian entry areas, the use of color, as well as the surrounding landscape. At that time, the Subcommittee and Genentech felt that B50 should be re-introduced to the full Planning Commission. In early July, Genentech reiterated their concerns about the amount of building floor area that had been lost during the review process (please see Genentech's letter dated July 3, 2007, which has been attached to the staff report). Genentech believes that the floor area compromises that were made during the design process were more than they could espouse in terms of their programmatic needs for this location. In early July, Genentech resubmitted plans for Planning Commission review. These plans include the original December, 2006 building massing. Reverting to the original building massing was a straightforward way of recapturing the floor area that Genentech has stated that they need. In an effort to address the design concerns that were voiced by the DRB, the Planning Commission, and the Subcommittee, Genentech incorporated the following project modifications: enhancements to Kaufmann Court and the Central Spine, improved building detailing, and a stronger design for the pedestrian bridge. DISCUSSION: Staff has reservations about recommending approval of B50. The Planning Commission identified this building as too large for the site and its surroundings during the Master Plan review process and the initial public hearing. It was identified as too massive by the Design Review Board at three separate meetings, and it was initially deemed too large by the Planning Commission Subcommittee. Genentech presented options during the Subcommittee meetings that were between 11,000 and 15,000 square feet smaller than their current proposal. The design and massing of these iterations were deemed to be more appropriate for the site and the neighboring buildings on Forbes Boulevard. However, as noted above, Genentech formally responded to the City's concern regarding B50 with a letter dated July 3, 2007, by stating that "[w]hile the quality of the architecture is very important to Genentech, the most important objective is that the facility supports our mission to discover, develop, manufacture and deliver biotherapeutics that improve the lives of our patients. Building 50 is an important component to that process, and must accommodate the required program needs to fulfill this mission". Due to programmatic needs, Genentech has stated that they are not able to reduce the square- footage for B50 as presented in their various options. STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building B50 DATE: July 19, 2007 Page 4 Staff understands both the position of the City's reviewers and the position of Genentech and their production program requirements related to B50. Staff is currently in a position where we believe that future redevelopment along Forbes Boulevard will likely soften the impact of this massive building over time. However, staff also seeks a design solution that reflects the comments and concerns of both the Design Review Board and the Planning Commission; and one that is consistent with the Master Plan. Looking toward the future City staff is working with Genentech to ensure that the B50 design process is not repeated. Specific problematic issues with the design process for B50 include: a lack of close coordination with staff early in the design process; a lack of consideration of specific input from the Planning Commission during the Master Plan process as well as subsequent staff comments regarding the size and massing of the building; and the applicant's presentation of design alternatives that did not meet their programmatic needs. Communication & City Input on Future Genentech Proiects Genentech submitted the B50 application with a building that was larger than what was represented during the Master Plan review process, despite the fact that the Planning Commission identified this site as "congested", with too much building being proposed. City staff strongly urges the applicant to engage staff much earlier in the planning process for future buildings. The purpose of early City staff involvement is to identify the elements of a project that are meeting or exceeding both Genentech's and the City's expectations and to identify areas that need additional work or investigation. The end goal is to achieve a project that meets the intent of the various City policies, plans and regulations, as well as Genentech's programmatic needs. In this case staff did not hear about concrete "programmatic needs" until approximately six months of discussions has transpired. BSO Design Modifications The following discussion contains a number of recommended changes that attempt to bridge the gap between Genentech's space needs and the City's design concerns regarding B50. While not making concessions on the building square footage, Genentech's most recent plan submittal incorporates a number of design suggestions provided by the Design Review Board, the Planning Commission, and the Subcommittee: Kaufmann Court When the design review process started, Kaufmann Court was essentially a parking area with approximately 14 parking spaces and perimeter landscaping and sidewalks down each side of the entry area. Through the design review process, the number of parking spaces has been reduced STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building B50 DATE: July 19, 2007 Page 5 significantly (providing only 4 accessible spaces, 4 guest parking spaces, and a four motorcycle slots), and a double helix sidewalk, a bioswale, and a decorative paving scheme have been introduced. The landscaping and lighting for Kaufmann Court has also been changed to add more visual interest as visitors enter the site. Central Spine At this time, the Central Spine in the vicinity of the B50 site is little more than a service alley. The December, 2006 DRB submittal showed little in terms of improvements to the Central Spine. However, as the project evolved in the following months, Genentech expanded the scope of work associated with B50 to include the addition of several cross walks, a more open pedestrian plaza (adjacent to B50), additional landscaping, and seating areas and a berm (adjacent to B6) to protect pedestrians. These improvements are a significant step toward achieving the Central Spine Goals setout in the Master Plan, including: . Establish distinct Central Spinces as the major organizing element within each campus neighborhood. . Promote walkability by locating amenities and open spaces along the Spine. . Emphasize pedestrian environment by restricting vehicular access within Central Spines. The landscape plan in the vicinity of the Central Spine was also improved. Deciduous trees (Sycamore) were used at the perimeter of the Spine and evergreen trees were used in the pedestrian plaza at the southeast corner of the building. This planting scheme should provide a quality pedestrian environment through the seasons. Building Massing An additional stepback at the Fourth Floor of the building was added in the pre-cast concrete (northeast) corner of the building facing Forbes Boulevard. The fourth floor now sits 24 feet back from the first three stories of the pre-cast concrete portion of the building along Forbes Boulevard. Building Detailing Glass color, glass types, mullion size (length and depth) and location, more detailed entries, and the use of interior color that will be visible from the exterior are additional ways that Genentech has taken feedback from the various reviews and incorporated it into the building detailing. Bridge Design The bridge has moved from a utilitarian corridor which offered little to the project's architectural design toward an architectural "beacon" in Kaufmann Court. The bridge was improved by adding more glazing, as well as architectural details such as the single oval support column. By improving the bridge design, it now meets the intent of the Master Plan Design Guideline A.4-1, STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building B50 DATE: July 19, 2007 Page 6 which states, "Design bridges with a vocabulary of transparency and lightness of structure in simple linear form". Staff believes that the improvements outlined above coupled with the items outlined below will allow this building to meet the intent of the General Plan, the Master Plan, the East of 101 Area Plan, and the Zoning Code. Additional Plan Modifications Recommended By Staff Building Massing The Master Plan speaks specifically about this site when it calls for "a new laboratory building adjacent to Building 7 of approximately 165,000 square feet, with 140,000 square feet of laboratory and support space and 25,000 square feet of office uses" (Master Plan, Lower Campus Summary, p. 30). Although square footage numbers in the Master Plan are not 'set-in-stone', it is important to remember that during the Master Plan review process, the Planning Commission did identify their concern that this building was too "congested" and "large" for the site. The current proposal contains 140,700 square feet of laboratory and support space and 27,800 square feet of office space, for a total of 168,500 square feet. Understanding Genentech's space needs for this site, staff is recommending that the project move closer to the 165,000 square feet that is approximated in the Master Plan. The proposed building contains 140,700 square feet of laboratory and support space, which is consistent with the Master Plan. The office square footage, found on the fifth floor, holds the added square-footage that puts the building over the 165,000-square-foot benchmark. Since laboratory space is most critical at this location, staff is recommending that the office space on the top floor be reduced by not less than 2,800 square feet. While this does not address all of the massing and setback concerns, staff understands that this building is an anomaly and believes that future redevelopment along Forbes Boulevard will soften this design over time. Specifically, staff has discussed the need for better communication between Staff and Genentech when it comes to project review for the Genentech campus (see Looking toward the future section above). Staff is suggesting the following design modification to reduce the floor area to 165,700 square feet (a 1.6% reduction or 2,800 square feet), which is closer to the "approximately 165,000 square feet" that was assigned to this site during the Master Plan process. This area reduction addresses Genentech' s FAR requirements by not affecting the laboratory and support spaces: . The proposed 140,700 square feet of laboratory and support spaces identified as the first, second, third, and fourth floors remain unchanged. STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building B50 DATE: July 19, 2007 Page 7 . Reduce the square footage of the top floor by a minimum of 2,800 square feet. Staff is recommending that the majority of this space be removed from the portion of the building fronting Forbes Boulevard and around the perimeter of the building. The floor area reduction could allow for the creation of roof top terraces, which is consistent with Master Plan Design Guidelines Ao4-l and Ao4- 3. In addition, the appearance of mass would be reduced, as the five story building starts to look more like a four story building, particularly at the northwest corner of the building. The verticality of the second, third and fourth stories fronting Forbes Boulevard would be screened by the canopies of the trees proposed along Forbes Boulevard. Views to the building from Forbes Boulevard, the Bay Trail and the Marina would be improved from a compatibility and massing perspective, as the building gains some articulation towards its top. As stated above, this design modification would result in a minor decrease in the fifth floor office area and a project that is consistent with the Master Plan. Planning Division condition of approval #6 has been proposed to address this issue. Rooftop Mechanical Equipment Screening Similar to building massing, the proposed rooftop screening has been deemed inadequate by the Design Review Board, the Planning Commission, and the Subcommittee. With the most recent iteration, Genentech has proposed a curvilinear metal and perforated metal roof screen. However, the building's three smoke stacks remain largely unscreened. Per Master Plan Design Guidelines Ao4-3 and A.5-1, Genentech should avoid exposure of mechanical equipment to public view. Because the B50 site is located at the perimeter of the campus and is visible not only from Forbes Boulevard, but also from the Bay Trail and the Marina, staff believes that Genentech should provide screens for the stacks at this location. Planning Division condition of approval #7 has been proposed to address this point. Landscaping, Lighting & Plaza Furniture The landscape plan should include additional shrub or low level planting adjacent to the service yard, particularly on the west and north sides. This will achieve the intent of Master Plan Design Guidelines A.5-2 - "Provide appropriate visual screening of trash disposal areas located outside the building envelope where possible. Utilize landforms and landscape to blend screening walls into natural settings". The pedestrian bridge connecting B7 and B50 is designed as the termination point for non- service related vehicles. Pedestrian scale and design elements, including lighting standards, should start on the south side of the bridge. The plans should be revised to include "two single fixture glowtop" standards as replacements for the two "proposed single fixture with arm" light STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building B50 DATE: July 19, 2007 Page 8 standards shown on Sheet B50-008. The "glowtop" light standards are a more typical design found in pedestrian environments on the campus. In an effort to enhance the pedestrian plaza, staff is also recommending that additional bench seating and trash receptacles be placed in the area outside the grab-n-go at the southeast corner of the building. Planning Division conditions of approval #8, 9, & 10 have been drafted to address these concerns. Bicycle Lockers Additional bicycle lockers should be placed near the main entrance on the west side of the building. Including lockers at this location, in addition to the lockers near the pedestrian plaza, should make coming and going from B50 more convenient for those who choose to use the lockers. In addition, details for the proposed bicycle lockers should be presented for review and approval by the Planning Division. Planning Division conditions of approval # 11 & 12 have been drafted to address bicycle locker location and appearance. Utility Boxes & Standpipes The location and appearance of utility boxes and standpipes can become a design concern. Condition of approval # 13 has been drafted to ensure that the Planning Division reviews and approves the location and screening method for all utilities, utility boxes, and standpipes. Conformance with the General Plan, Master Plan, East of 101 Area Plan and Zoning Code The proposed project, including the changes noted in the staff report and the Conditions of Approval, is consistent with the General Plan, the East of 101 Area Plan, the Zoning Code, and the Master Plan. Conformance to 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 B50 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, as conditioned, is consistent with the setback requirements, site planning, landscaping, and building STAFF REPORT TO: Planning Commission SUBJECT: Genentech, Building B50 DATE: July 19, 2007 Page 9 design standards found in the East of 101 Area Plan and the Genentech Research and Development Overlay District. Conformance to Genentech Facilities Ten- Year Master Plan The proposed project conforms to the approved build-out on campus since it is considered part of the Lower 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. 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 Lower Campus R&D/manufacturing/office building is listed as a specific project and analyzed in the MEIR and, therefore, no further environmental analysis is required. CONCLUSION: Staff is recommending that the Planning Commission approve application P06-0 136 to allow construction of a five-story office building (Building 50) with a total floor area not to exceed 165,700 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. Attachments: 1. Proposed Findings of Approval 2. Proposed Conditions of Approval 3. DRB Comment Letters (December 19,2006, March 20, 2007, & April 17, 2007) 4. Study Session Staff Report dated April 19, 2007 5. Study Session - Select Plans dated April 19, 2007 [Planning Commission Only] 6. Subcommittee - Select Plans dated May 3, 2007 [Planning Commission Only] 7. Subcommittee - Select Plans dated June 7, 2007 [Planning Commission Only] 8. Genentech Letter dated July 3, 2007 9. Plans, revision date July 2, 2007 PROPOSED FINDINGS OF APPROVAL GENENTECH BUILDING 50 P06-0136: UP06-0032 & DR06-0102 (As recommended by the Planning Division, July 19,2007) As required by the "South San Francisco Municipal Code" (SSFMC Section 20040.050 & Section 20.81), the following findings are made in support of a Use Permit for the construction of Building 50, in accordance with SSFMC Section 20040, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: material samples, site plan, landscape plan, floor plans, elevations with a revision date of July 2, 2007 prepared by Flad & Associates. 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 building is consistent with this designation where research and development, testing and packaging are all specifically listed as permitted uses. 2. Subject to the Conditions of Approval, the proposed project is consistent with the East of 101 Area Plan. The proposed Building 50 is consistent with the Land Use Element portion of the Area Plan and adheres to the aesthetic and design standards identified for 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 proposed building IS conforms to the regulations setout in Sections 20.39 and 20040 of the Code. 4. Subject to the Conditions of Approval, the proposed project meets all standards of the Genentech Facilities Ten-Year Master Plan, as the subject site is physically suitable for the type and intensity of the land use being proposed. 5. A Master Environmental Impact Report has been prepared for this project in accordance with the provisions of CEQA. The project is analyzes as part of the anticipated 2016 build-out on the Lower 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 GENENTECH BUILDING 50 P06-0136: UP06-0032 & DR06-0102 (As recommended by the Planning Division, July 19,2007) A. Planning Division requirements shall be as follows: 1. The project shall be constructed substantially as indicated on the attached materials samples, site plan, landscape plan, and elevations dated July 2, 2007, prepared by Flad & Associates. 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 Proiects. 3. 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. 4. All future signage shall be subject to separate review and approval by the Chief Planner. 5. 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. 6. Prior to submitting for building permits, the applicant shall work with the Planning Division to redesign the top floor so it is 25,000 square feet or less, resulting in a building that is 165,700 square feet or less. The majority of the floor area reduction should be most evident from Forbes Boulevard. The final design shall be reviewed and approved by the Chief Planner 7. Prior to submittal for building permit, the applicant shall provide plan to the Chief Planner for review and approval showing a rooftop screening plan that screens the smoke stacks from public view, per Master Plan Design Guidelines Ao4-3 & A.5-1. 8. Prior to submittal for building permit, the applicant shall provide plans to the Chief Planner for review and approval showing additional landscape planting adjacent to the service yard (particularly on the east and north sides) to achieve the intent of Master Plan Design Guideline A.5-2. 9. The applicant shall revise the plans to show two "single fixture glowtop" lights as replacements for the two "proposed single fixture with arm" lights shown immediately south of the proposed pedestrian bridge between B50 and B7. 10. Prior to submittal for building permits, the applicant shall provide plans to the Chief Planner for review and approval that include additional site furnishings for the pedestrian plaza area, including benches and trash receptacles per Master Plan Design Guidelines A.8-1. 11. Prior to submittal for building permits, the applicant shall provide plans to the Chief Planner for review and approval that include details for the proposed bicycle lockers. 12. Prior to submittal for building permits, the applicant shall provide plans to the Chief Planner for review and approval that includes an additions bicycle locker closer to the main entrance on the west side of the building. The bicycle locker should be located in the vicinity of the service yard, and screened to the extent possible. 13. Prior to submittal for building permits, the applicant shall provide plans to the Chief Planner for review and approval that shows the location of all utilities, utility boxes, and standpipes. 14. Prior to the issuance of a building permit, final landscaping and irrigation plans shall be submitted to the Chief Planner for review and approval. 15. The applicant shall remove the "proposed bollard fixture" detail from the plans since bollard lighting does not appear to be included in the legend for light fixtures that are proposed for this project. (Planning Division contact person: Gerry Beaudin, Associate 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: I. ST ANDARD CONDITIONS A. 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. B. The building permit application plans shall conform to the standards of the Engineering Division's permit application plan submittal requirements, including the submittal of a grading, drainage and utility plan for the building. C. The applicant shall obtain a grading and hauling permit for all grading done on-site. The grading application and all grading permit requirements must be completed prior to issuance of a grading permit. All fees, deposits, and/or bonds shall be paid for by the Owner. D. The applicant shall obtain an encroachment permit for all work to be performed in the City right-of-way prior to receiving a building permit for the subject project. All frontage and utility improvements, including sewer, gas & electric connections, shall be constructed to City Standards by the applicant's contractor, in accordance with plans approved by the Engineering Division staff, at no cost to the City of South San Francisco, if applicable. All fees, deposits, and/or bonds shall be paid for by the Owner. II. SPECIAL CONDITIONS A. Upon completion of the building alterations and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subject parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the subject project. B. Prior to the issuance of a Building Permit for the project, the applicant shall pay the Oyster Point Overpass Contribution Fee, East of 101 Traffic Impact Fee, and Sewer System Impact Fee, which will be determined prior to issuance of a building permit. C. The utility plan for the new development shall show the proposed sanitary sewer laterals for the building, their clean-outs and their point of connection to City sewer main. Installation of the sanitary sewer lateral shall be at the Developer's expense. D. Developer shall relocate any other utilities which are affected by the new building. Relocation of the existing utilities shall be at the Developer's expense. E. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities located within the areas subject to travel by the guests, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. 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. F. The developer shall comply with the traffic recommendations contained in the "Genentech B50 Transporation Impact Analysis" dated November 14, 2006 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 50 project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. The access lane between proposed Building 50 and existing Building 7 shall not be less than 25 feet in width. G. The developer shall comply with the recommendations contained in the geotechnical engineering investigation report for the project prepared by Bay Area Geotechnical Group dated October 30, 2006. Attached is the Geotechnical Peer Review letter dated February 8, 2007 prepared by Cotton, Shires and Associates which recommends additional geotechnical conditions. III. FEES (as of March 2007) The applicant shall pay the City of South San Francisco the following fees for a 168,000 sq ft R&D/Manufacturing/Lab Building, prior to the issuance of the Building Permit for the proposed development: Oyster Point Overpass Fee $420,503.60 168,000 gsfR&D Use @ 11.70 trips per 1,000 gsf= 1,966 new vehicle trips Contribution Calculation: 1,966 X $154 X (9100.18/6552.16) = $420,503.60 The Oyster Point Overpass Fee is computed based on the February 2007 San Francisco Construction Cost Index (CCI). East of 101 Traffic Impact Fee $354,480.00 168,000 gsf R&D use @ $2.11 per each square foot = $354,480.00 East of 101 Sanitary Sewer Impact Fee $214,368.00 004 gallons per square foot (400gpdIl000sq. ft.) X $3.19 per gallon X 168,000 gsf= $214,368.00 (Please note that the traffic and sanitary sewer impact fees are proposed to be increased. If the applicant has not obtained a building permit and/or begun construction prior to the date on which the fee is increased, the applicant will be required to pay the revised fee.) (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. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are required. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale . roof drainage directed to landscape . use of planter boxes instead of tree grates for stormwater treatment Manufactured drain inserts alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. Treatment devices must be sized according to the WEF Method or the Start at the Source Design. Please state what method is used to calculate sizing. 4. Encourage the use of pervious pavement where possible. 5. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion of the following exhibits: a. A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b. A legal description of the property. c. A maintenance plan, including specific long-term maintenance tasks and a schedule. It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality's approval. Resources that may assist property owners in developing their maintenance plans include: 1. The operation manual for any proprietary system purchased by the property owner. 6. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Environmental Compliance Coordinator at the WQCP. 7. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 8. 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. 9. 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. 10. Install separate water meters for the building and landscape. 11. Install a separate non-pressurized process line for sample monitoring if necessary before mixing with domestic waste in the sanitary sewer. This must be shown on the plans prior to the issuance of a permit. 12. 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. 13. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 14. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 15. A grading and drainage plan must be submitted. 16. An erosion and sediment control plan must be submitted. 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 15048 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 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 lock I with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) Ibs. applied in any direction. c . Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic materia1.2 or: 2) Iron bars of at least 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 of TL-15. (Police Department contact, Sgt. E. Alan Normandy, (650) 877-8927) E. Fire Department requirements shall be as follows: 1. Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. Fire sprinkler shutoff valves and a water-flow device shall be provided for each floor. 4. Provide class III combination standpipe-sprinkler system conforming to NFP A 13/SSFD requirements. 5. A smoke control system meeting the requirements of Chapter 9 and Section 1005.3.3.7 of the Uniform Building Code shall be provided. 6. Provide a public address system. 7. Standby power shall be provided and must conform to Section 403.8 of the California Building Code. 8. Provide a manual fire alarm system per NFP A 72 that shall alarm both audibly/visually throughout the building if activated and also alert the Fire Department via an approved monitoring station. 9. Elevator shunt-trips shall not be provided. 10. Provide 25 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. 11. Access road shall have all weather driving capabilities and support the imposed load of 68,000 pounds. 12. Road gradient shall not exceed maximum allowed by engineering department. 13. Provide looped water main. 14. Provide fire flow in accordance with California Fire Code Appendix III-A. 15. Provide fire hydrants; location and number to be determined. 16. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 17. Declare occupancy classification. 18. Separate plan to be submitted showing fire dept access roads (shaded) and aerial ladder access and reach. 19. Separate plan showing FD connections, hydrants and fire service underground mains. 20. Provide chemical amounts and locations. 21. Lift gate should have emergency vehicle access key switch. 22. Provide laboratory prop for fire training tower to mitigate limited access to building. 23. Meet all state, federal and local codes. (Fire Department contact, Fire Marshal Bryan Niswonger, (650) 877-6645) TY COUNCIL 2007 RICHARD A. GARBARINO, MAYOR PEDRO GONZALEZ, VICE MAYOR MARK N. ADDIEGO, COUNCILMEMBER JOSEPH A. FERNEKES, COUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER DESIGN REVIEW BOARD APPROVAL BARRY M. NAGEL, CITY MANAGER Date: Applicant: 5/1/2007 GENENTECHINC 1 Dna Way #MS24 South San Francisco, CA 94080 DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) 877-8535 FAX (650) 829.6639 Site Address: Project No.: 680 Forbes Blvd P06-0136, UP06-0032 & DR06-0102 On 4/17/2007 the Design Review Board reviewed your plans for a Use Permit application to allow Genentech to demolish an existing surface parking lot adjacent to Building 51 (642 Forbes Boulevard) and construct a new 165,340-square-foot R&D/Manufacturing/Lab/Office Bui/ding located at 680 Forbes Boulevard on the Lower Campus within the Genentech R&D Overlay District per SSFMC Chapters 20.39, 20.40 & 20.81 The Board has determined that the application will comply with the Zoning Ordinance and Design Guidelines after the following changes have been made to the plans: 1. Revise the landscape plan to match the renderings presented in the plan set and at the meeting. 2. The building is still too massive for the site. Please include these comments and any others into your application submittal for a Planning Commission study session. If you have any questions regarding this matter, please feel free to contact the Planning Division at (650) 877-8535. Si7en ) Gerry Beaudin Associate Planner \\SCULL Y\CRWASSOC\DA T A\Attachments\Projects\P06-0136\P06-0136_070501.DOC 315 MAPLE AVENUE . P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083 CITY COUNCIL 2006-2007 DESIGN REVIEW BOARD COMMENTS RICHARD A. GARBARINO, MAYOR PEDRO GONZALEZ, VICE MAYOR MARK N. ADD/EGO, COUNC/LMEMBER JOSEPH A. FERNEKES, COUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER BARRY M. NAGEL, CITY MANAGER Date: Applicant: March 29, 2007 GENENTECH INC 1 Dna Way #MS24 South San Francisco, CA 94080 DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) 877-8535 FAX (650) 829-6639 Site Address: Project No.: 680 Forbes Blvd P06-0 136 On March 20, 2007 the Design Review Board completed a second preliminary review of your plans for a Use Permit to allow Genentech to demolish an existing surface parking lot adjacent to Building 51 (642 Forbes) and construct a new 168,000 square foot Research & Development/Manufacturing/Lab Building with an office component located at 680 Forbes Blvd. in the lower campus area of the Genentech R&D Overlay district per South San Francisco Municipal Code Chapters 20.39, 20.40 & 20.81. The Board reiterated their concern about the height, massing, and scale proposed for the building in relation to its surrounding building context and offered the following suggestions to improve the building aesthetic, site plan and landscape plan: 1. Screen the three exhaust/smoke stacks shown at the top of the building - these chimneys will be visible from the Bay Trail, Oyster Point, as well as surrounding sites. [Views from public park areas, such as Oyster Point and other Bay front amentity areas are to be protected as part of the East of 101 Design Element Policies.] 2. Include more articulation on the west building elevation. Articulation should include significant (4-6 foot) offsets in the building fagade. [This comment is also consistent with the policies outlined in the East of 101 Design Element and the Genentech Master Plan, whereby the intent is to break-up long elements of the building with articulation.] 3. Reduce the building height so it is more compatible with adjacent buildings fronting Forbes Boulevard. 4. Create more separation from the street by adding more landscape (trees and shrubs) between the south plaza and the vehicular path of travel. The Board recommends Deciduous trees, such as London Plane, to create a buffer. Also, as the pedestrian plaza is developed, the Board recommends including trees that are smaller in scale at maturity within the plaza area. 5. Use a taller species of tree at the north entry to the site. 6. The eyebrow/sunscreen trellis detail attached to the top of the building is too large and accentuates the height of the building. The trellis detail should be removed or modified (consider reducing the size and/or changing the angles so the eyebrow tapers as it extends away from the northwest corner of the building). The comments must be address in your Planning Commission Study Session plan submittal package. Also, attached is a copy of the Police and Fire Department, Engineering and Geotechnical, and Water Quality Control Divisions' conditions of approval for your reference and to include into your future submittals. In addition to the DRB comments, there are other issues that must be addressed in the next submittal package: \\SC ULL Y\CRWASSOC\DA T A \Attachments\Projects\P06-0136\FORBESBOU _070322.DOC 315 MAPLE AVENUE . P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083 P06-0136 - Genentech. J - 680 Forbes Boulevard Page 2 of 2 7. Floor Area Ratio - the parcel area, as well as the building floor area for the entire parcel must be included in the next project submittal. 8. The project complies with the East of 101 Guidelines setback standards however; the building setback is not consistent with buildings on the adjacent sites. The Genentech Master Plan states: "use building setbacks to create rhythm and repetition with adjacent buildings". The setback should be measured from the portion of the building overhang/projection on the northwest corner of the building that comes closest to Forbes Boulevard, since this is where the building will be perceived from Forbes Boulevard. In addition to the specific concerns outlined above, staff has observed that there seems be a lack of consistency between the proposed project and the Lower Campus description for the Genentech Master Plan. In the Neighborhood Growth section of the Master Plan, the subject site is slated for a 165,000 square foot building with 140,000 square feet of laboratory space and 25,000 square feet of office space. The subject application shows nearly 50% of the proposed 168,000 square feet of floor area being dedicated to office uses. The additional office space may have parking implications that should be explored further, and the additional 3,000 square feet proposed for this site may not be feasible based on the comments outlined above. Finally, the Fire Department has indicated that they have a number of questions about the project. A meeting should occur with staff (Planning, Building, and Fire) and the applicant, prior to the next plan submittal. Please contact me at your convenience to discuss the timing of your re-submittal. To provide staff the necessary time to review the project and confirm that the ORB and staff comments have been incorporated into the re-submittal package, the materials must be submitted a minimum of two weeks prior to the study session date you are targeting for this project. If you have any questions regarding this matter, please feel free to contact the Planning Division at (650) 877-8535. Attachments: Police, Fire, Engineering, Geotechnical, and Water Quality Control comments CITY COUNCIL 2006-2007 DESIGN REVIEW BOARD APPROVAL RICHARD A. GARBARINO, MAYOR PEDRO GONZALEZ, VICE MAYOR MARK N. ADDIEGO, COUNCILMEMBER JOSEPH A. FERNEKES, COUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER BARRY M. NAGEL, CITY MANAGER Date: Applicant: January 2, 2007 GENENTECHINC 1 Dna Way #MS24 South San Francisco, CA 94080 680 Forbes Blvd P06-0 136 DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) 877-8535 FAX (650) 829.6639 Site Address: Project No.: On December 19, 2006 the Design Review Board completed a Preliminary Review of the plans associated with a Use Permit application to allow Genentech to demolish an existing surface parking lot adjacent to Building 51 (642 Forbes) and construct a new 168,000 sq ft R&D/Manufacturing/Lab Building located at 680 Forbes Blvd in the lower campus area of the Genentech R&D Overlay district per SSFMC Chapters 20.39,20.40 & 20.81 At this time, the Board has the following comments: 1. The building is too large for the site; consider modifying scale of the building. 2. Forbes Boulevard elevation too massive and vertical. The elevation needs to be stepped back. 3. The exhaust stacks on the roof of the building should be screened. 4. The west elevation is massive and vertical, with a long blank wall. Recess, or step back, recess the west elevation so it is not in one plane/vertical. 5. Provide a shade and shadow study for the new courtyard area to see how much sunlight will reach the area. 6. Revise the renderings to more accurately depict the front setback, as well as the existing and proposed landscaping. 7. Integrate the glass (office) portion of the building into the design by using more materials from the other parts of the building and neighboring buildings. Please include these comments and any others into your next Design Review submittal. Attached for your information is a copy of the Police Department and Water Quality Control Divisions comments on the project at this time. If you have any questions regarding this matter, please feel free to contact the Planning Division at (650) 877-8535. Attachments: Police and Water Quality comments \\SCULL Y\CRWASSOC\DA T A\Attachments\Projects\P06-0136\7 -680FORB_0701 02.DOC 315 MAPLE AVENUE. P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083 I Planning Commission Staff Report DATE: April 19, 2007 !~ [ '- I .~ TO: Planning Commission SUBJECT: Study Session: Use Permit to allow the construction of a new 165,340-square- foot R&D/Manufacturing/Lab/Office Building adjacent to Building 51 (642 Forbes Boulevard) at 680 Forbes Boulevard on the Lower Campus of the Genentech R&D Overlay District per SSFMC Chapters 20.39, 20040 & 20.81. Applicant/Owner: Architect: Case Nos.: Address: Genentech, Inc. Flad & Associates P06-0136 - Use Permit UP06-0032 & DR06-0102 680 Forbes Boulevard RECOMMENDATION: That the Planning Commission conduct a Study Session. BACKGROUNDIDISCUSSION: The applicant, Genentech Inc., is proposing to construct a five-story building containing 165,340 square feet of gross floor area on the .Genentech Lower Campus. Building 50 (B50) would replace a surface parking lot located between Building 7 and Building 51. The site area is 53.6- acres and currently houses Buildings 2, 3, 5, 6, 8, 9 and Building 51 as well as several surface parking lots. Previous Planning Commission Input This site was discussed during the September 7,2006 Study Session and comments made at that meeting were summarized in the September 21, 2006 Study Session Staff Report: "The building next to the fill facility looks congested and the building looks large. The Planning Commission would like to see different "artistic" views of the project." Proposed Building Architecture and Site Plan Building 50 is designed to tie into the manufacturing and processing portion of Genentech's Lower Campus facilities. The first level of the proposed building is a combination of manufacturing facilities, lab space, service areas, offices, and entry areas. This portion of the building is proposed to be wrapped with pre-cast concrete, metal panel, and vision glass. STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech, Building B50 DATE: April 19, 2007 Page 2 The second, third, and fourth levels are wrapped in a combination of textured pre-cast concrete and vision glass on the northeast and southwest corners of the building and spandrel, fritted, and vision glass on the northwest and southeast corners of the building. The result is a hybrid building with functional lab spaces in the pre-cast concrete portions of the building coupled with office spaces in the portions of the building that are wrapped with glazing. The top floor is proposed to be office space and as such, the exterior materials proposed are vision glass and metal panels. The building is topped by a curvilinear mechanical penthouse screen proposed to be constructed from corrugated and perforated metal panel. . The trash and service area are located at grade, at the southwest comer of the building. This area is enclosed with Genentech' s standard trash enclosure system. The site is designed so that Kaufman Court maintains public vehicular access from Forbes Boulevard back to the building's main entrance (near the overhead pedestrian bridge). Beyond that point, vehicular access will be limited to Genentech shuttles and authorized vehicles. A pedestrian plaza will be created adjacent to the southeast corner of the building. The pedestrian plaza will be supported with layered landscape planting, outdoor furniture to create a seating area, and a "grab-and-go" food service area at grade level. Design Review Board Comments The Design Review Board commented on the project at three previous meetings: December 19, 2006, March 20, 2007, and on April 17, 2007. Copies of the comment letters from the first two meetings are attached to the Staff Report, and comments from the April 17, 2007 meeting will be presented orally by staff at the Study Session. In summary, the Design Review Board (DRB) had comments on the following topics at the December 19,2006 meeting: Building & Site Design The DRB believes that this building is too large relative to the size of the site and the scale of the buildings facing Forbes Boulevard. The Board requested that the applicant consider reducing the scale of the building. Their suggestions included modifying the Forbes Boulevard elevation by stepping it back from the street, reducing the overall height of the building, and recessing, stepping back, or breaking the solid glazing that is proposed for the west elevation. The DRB also recommended: that the glass portion of the building be better integrated with the building and the surrounding buildings by using materials that are found on other portions of the proposed building; that the exhaust stacks proposed for the top of the building be screened and that a shade study be included to clearly show how much sunlight would reach the proposed pedestrian/courtyard areas. STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech, Building B50 DATE: April 19, 2007 Page 3 To more clearly show the proposed building and landscaping proposed for the site, the DRB also asked the applicant to revise their renderings. At the March 20, 2007 DRB meeting, the Board had similar comments about the project's size and relationship with adjacent buildings when the applicant returned with plans that reduced the floor area ratio by 1.9% or approximately 3,000 square feet. They also had some more specific landscaping and building detail comments. Specifically, Board still felt that the building is too large and tall for the site and that the west elevation still needs more articulation. The Board also requested additional information about the materials and design being proposed for the roof top mechanical screens. The attached revised plans, dated April 11, 2007 include the proposed changes to the building architecture and site plan. The most recent changes include: . A curvilinear paneled screen for the rooftop mechanical screens around the stacks; . Taller trees in Kaufman Court as well as along the front of the building; . More trees and landscape features, such as large boulders to protect the pedestrian plaza area adjacent to the "grab-and-go"; . A smaller eyebrow overhang on the fifth floor - the depth of the overhang has been reduced by 50% compared to the March 20th DRB submittal; and . The color of the glazing has been changed from green to grey/blue on the recessed areas of the west elevation. The applicant is trying to accentuate the details on the west elevation to address the articulation issues raised by the DRB on March 20,2007. The building height has not been changed. The applicant will discuss this issue with the Commission during the Study Session. A final issue that staff has discussed with the applicant is the predominant building setback pattern along Forbes Boulevard. The minimum setback along Forbes Boulevard is 20 feet; however the actual building setback is 35 to 40 feet for buildings in the vicinity of the subject site. The proposed design has a 40-foot setback at grade, but the second story to the fourth story on the northwest corner of the building projects 11 feet beyond the building footprint, resulting in a building setback of 29 feet. Genentech will summarize the site and building design process, as well as present the current iteration of the project to the Planning Commission during the Study Session. STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech, Building B50 DATE: Apri119,2007 Page 4 Respectfully submitted, 1:/ /' t? : Ge~ Beaudin, Associate Planner Attachments: 1. DRB Comment Letters (December 19, 2006 and March 20, 2007) 2. Plans, revision date April 11, 2007 July 3, 2007 /QJ;C~;;rl' ,- ~, '/If-;-.~ -. . rrT~ JU, "'<a.J' 'L 032007 PLA./1 ~ ~lvh '" ~ '....J ~t};: Genentech IN BUSINESS FOR LIFE Mr. John Prouty, Chair City of South San Francisco Planning Commission 315 Maple Avenue South San Francisco, CA 94080 Dear Mr. Prouty and Members of the Commission: We would like to thank the City staff, Design Review Board, Planning Commission members and most especially the subcommittee members for their patience and contributions to the Genentech Building 50 review and approval process. The input that Genentech design team received has improved the project, as described in more detail below. We recognize the changes in this submittal package are not as significant as the Planning Commission would have liked and we offer this letter as an explanation that we hope will give the Commission a better understanding of the program and design issues that have led to this submission. The Design Review Board and Planning Commission members have been consistent in stating the Building 50 project as proposed at 168,500 square feet and five stories tall feels large given the surrounding context. Another consistent theme from these sessions is that the City expects a "world class" facility, which we interpret to mean a facility that stands out, with best-in-class architecture. While the quality of the architecture is very important to Genentech, the most important objective is that the facility supports our mission to discover, develop, manufacture and deliver biotherapeutics that improve the lives of our patients. Building 50 is an important component of that process, and must accommodate the required program needs to fulfill this mission. At the previous subcommittee study session on June 7, 2007, Genentech and the design team presented a preliminary concept that addressed a number of issues raised previously by the Commission, including pushing the building face back from Forbes Boulevard at the office areas, stepping the laboratory portion of the building face back further from Forbes, and moving mechanical equipment into the lower floor to diminish the size of the penthouse mechanical enclosure. At this session, Genentech indicated that, with those changes, the building would not be able to meet the Company's programmatic needs, and the internal organization and relationships between building components would be compromised. Further, those changes would result in insufficient office space to support the scientists who work in the laboratories, compromising a fundamental aspect of the project design. (This close office-to-laboratory relationship was a specific objective of the Building 50 design, helping to enhance communication between and efficiency of the researchers.) In addition, the inclusion of the requested stepbacks would result in a corresponding reduction in the laboratory areas, which would lead to cuts in a number of essential program components. Finally, the space that would be lost on the first floor would 1 DNA WAY, SOUTH SAN FRANCISCO, CA 94080-4990 650.225.1000 www.gene.com Genentech IN BUSINESS FOR LIFE compromise the pilot plant and technical services functions, leaving fleessentially none of the original programmatic elements fully functional. At this study session, Genentech asked for guidance from the subcommittee members regarding how these spaces and functional relationships might be regained, and received some suggestions, including pushing out the glass portion of the building toward Forbes. After that subcommittee study session, Genentech and the design team carefully considered the options for moving forward, hoping to balance the functional, programmatic, and architectural issues raised by the City. After six months of intensive study of alternatives, Genentech feels that a modified version of the original Genentech design concept offered the best balance of these considerations. This solution pushes the glass box portion of the building towards Forbes, offering both the necessary programmatic space and a bolder architectural statement. These modifications include: · Kaufmann Court Enhancements: We have converted this space to a pedestrian-focused plaza with materials and character very similar to the B5-B7 courtyard and the B7 plaza areas. The revised plaza design at Kaufmann Court has eliminated most of the parking except the essential accessible parking spaces plus a very limited number of guest and motorcycle spots. Service and fire truck access are still maintained, but are treated is a subtle manner. An additional bioswale has been added in the Kaufmann Court plaza area and paving materials have been changed to more permeable modular pavers with colored concrete edging. Landscaping in the Kaufmann Court plaza and along Forbes Boulevard has been enhanced, with plant material changes to add interest and to support the concept of coastal plantings between the bay and the back of the courtyards, changing to a more urban landscape at the Central Spine. · Central Spine Expansion: The site development has been expanded into the Central Spine, eliminating one lane along the face of Building 6 and converting this area to a pedestrian plaza. Roads and plantings through the area between Building 6, Building 7, and Building 50 have been enhanced, creating a much more pleasant pedestrian-focused area while still accommodating the requisite fire department and service traffic. · Building Massing: The building mass has been revised at the precast portion of the west elevation, incorporating an additional stepback at the Fourth Floor. The roof screen has been shortened and shaped to add visual interest and for consistency with the adjacent roof forms of Buildings 7. The roof screen has also been pushed back from the Forbes Boulevard edge, made possible by the reorganization of the rooftop equipment behind the screen. · Building Detailing: The glass areas at the northwest corner of the building along Forbes Boulevard have been increased, and color added inside of the corner conference rooms to add visual interest and variety to this corner of the building. The color of the glass on the building has been revised, to utilize a combination of a more transparent blue-gray and gray glass throughout in lieu of the previous green glass as used on Building 7. The two tone glass will provide more visual interest. The detailing of the curtainwall components on the northwest and southeast elevations of the building has been enhanced with increased mullions to incorporate additional depth, shadow, and interest. The building 1 DNA WAY, SOUTH SAN FRANCISCO, CA 94080-4990 650.225.1000 www.gene.com 2 Genentech IN BUSINESS FOR LIFE . entries at the west and south sides have been modified, incorporating more transparency through the use of clear glass, more color, and better integration of the interior and exterior materials. Bridge Design: The bridge design has been strengthened to create a focal point at the Kaufmann Court plaza. The bridge materials have been changed to glass making the bridge more transparent, the structure simplified, and the intersections with both Building 50 and Building 7 simplified. These modifications strengthen what the Genentech design team believes to have already been a very strong design. Specific attributes that create this strength, in addition to the functional and programmatic reasons noted earlier, include: . The building achieves cutting edge design, with a dynamic play of solid and void while remaining true to the Genentech campus culture and corporate image. The building mass responds to the adjacent Building 7 and while taller, does not overpower the adjacent structures. The overall building height of 97 feet is lower than the adjacent Building 6 and is significantly lower than the allowable 150 foot height limit for this site. The building setbacks from Forbes Boulevard are consistent with adjacent buildings and strengthen the rhythm established along the street from B5 to the lower campus parking structure, and exceed the 20 feet required set back. The extent and transparency of the glass at the west elevation, the visual connection between the interior and surrounding community as the result of this transparency; and the level of detail in the glass curtainwall all work together to create a strong focal point for the lower campus, and add visual interest that was not achievable with the preliminary solutions that pushed the glass face back away from Forbes Boulevard. Consistency with the objectives of the Genentech Master Plan, create a campus atmosphere with a consistent material palette and mid-rise building heights, while maintaining view corridors and open spaces. . . . . The Genentech design team members have appreciated and listened carefully to the comments of the Planning Commission members, and have made many substantive changes to the building design in response to these comments, all of which we believe have improved the design. We hope that the City appreciates that we cannot compromise to such an extent that the project no longer meets Genentech's programmatic goals or supports our underlying mission. We submit this project to you with the belief that it is a high quality building that will both enhance the Genentech lower campus and fulfill Genentech's programmatic requirements. Sincerely, ~~~ ~, Lisa Sullivan Director Strategic Facilities Planning 1 DNA WAY, SOUTH SAN FRANCISCO, CA 94080-4990 650.225.1000 www.gene.com 3 ~ yJ CD :J CD :J f""'I' CO (j =r ~ OJ ~c 0_0 .....- J2 Cl.. Q) _0 ~. ::J <6 CO () ~CJ1 ~O 6. " g> ~ o 3 ~ " " (f) ~ (f) ~ ~r ^ CD '< OJ c: - c.. -. ::J (Q CJ1 o o CD en -. (Q ::J en en c: CO en Q') ~ "J::::. (J1 ~ w r o ~ CD ...., Q)(f) ~ ,........ 0. CD ,........"'0 ::T C- CD Q) ("') ~ ~ CD Cf) c.c Q) ::T ,........ C- ,........ o ::T .., CD ::TC 0"'0 0"'0 !:LCD .., :::!:! o o ...., Cf) Cf) ::T o C 0. ~ ,........ CD c.c .., Q) ,........ CD ~ \J .., o <. 0. 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'- - ~\ --'--' ~\ ~ Planning Commission Staff Report DATE: July 19, 2007 TO: Planning Commission SUBJECT: Starbucks - Eighteen-month review of Use Permit to allow aI, 776 sq. ft. coffee shop with an approximately 192 square-foot outdoor seating area in an existing building at 329 Grand Avenue in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26 & 20.81. Owner: Applicant: Case No. Rosemary Armanino Zeden Jones P05-00 12: UP05-0003 RECOMMENDATION It is recommended that the Planning Commission accept this report and direct an additional review in 6 months to ensure on-going compliance. BACKGROUND / DISCUSSION In March 2005 the Planning Commission approved a Use Permit to allow a Starbucks Coffee shop at 329 Grand A venue in the Downtown area, with hours of operation of 6 AM to 10 PM daily. The Conditions of approval require a 6-, 12- and 18-month review to ensure compliance with conditions. The business opened in August 2005. Since that time, while staff has received no complaints from the public regarding operations at the site, staff has recently received calls from the Code Enforcement office noting concern with trash accumulation in and around the site, in violation of Condition A4. Additionally, the Commission has noted an ongoing concern with the cleanliness of the site, particularly with the pavement at the front of the store. Staff has been in contact with the applicant to discuss these concerns. As indicated in the attached letter, Starbucks has recently stained the concrete at the front of the store a darker brown color to better hide any staining from spilled coffee. Additionally, they have outlined their protocol regarding on-going daily cleaning efforts and have proposed to tour the neighborhood twice a day to pick up any coffee related trash in the area. The applicant will be in attendance at the hearing to address any additional concerns. Staff recommends that the Planning Commission accept this report and direct an additional review in 6 months to ensure on-going compliance with Conditions of Approval. ~h__ Susy K in Chief Planner ATTACHMENTS: Conditions of Approval Letter from applicant dated July 13, 2007 CONDITIONS OF APPROVAL UP05-0003 (As approved by the Planning Commission on March 17,2005) A. Planning Division requirements shall be as follow: I. The applicant shall comply with the Planning Divisions 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 Starbucks Coffee Company dated 12/3/04, except as otherwise modified by the conditions that follow. 3. Signs shall be limited to those depicted on the attached plans prepared by Sign Resources dated 1/7/05. No additional flags, banners, pennants, freestanding signs, etc. shall be permitted without prior approval of an appropriate sign permit issued by the City. 4. The business management shall responsible for ensuring that the site and perimeter properties remain free of litter generated by patrons of this business. 5. Hours of operation shall be limited to 6:00 AM to lOPM daily. [Planning Division contact: Susy Kalkin, Principal Planner (650) 877-8535] B. Engineering Division requirements shall be as follow: 1. The applicant shall comply with all of the applicable conditions in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments" booklet, dated January 1998. This booklet is available from the Engineering Division, at no cost to the applicant. 2. The applicant shall redesign the parking area at the rear of the building to minimize the potential conflicts due to vehicles backing on to the alley. The alley does not have sidewalks, revise proposed accessible path of travel to prevent conflicts with vehicles in the travel way ofthe alley. 3. Provide grading, paving, striping and drainage plans for the rear parking area. [Engineering Division contact: Dennis Chuck, Sr. Civil Engineer (650) 829-6652] C. Police Departments requirements shall be as follow: 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 Conditions of Approval RE: Starbucks - P05-0012: UP05-0003 Date: March 17,2005 Page 2 of5 to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Building Security a. Doors 1) The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. 2) 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. 3) 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. 4) 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. 5) 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. 6) 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. 7) 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 I The locks shaH 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. Conditions of Approval RE: Starbucks - POS-0012: UPOS-0003 Date: March 17, 200S Page 3 ofS 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. 8) Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. b. Windows I) Louvered windows shall not be used as they pose a significant security problem. 2) 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. 3) Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings I) All glass skylights on the roof of any building shall be provided with: i) Rated burglary-resistant glass or glass-like acrylic material.2 or: ii) 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: iii) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. 2) 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. ii) 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. iii) Out side hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. 3) 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: Conditions of Approval RE: Starbucks - POS-0012: UPOS-0003 Date: March 17,2005 Page 4 of5 i) 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: ii) A steel grill of at least 1/8" material or two inch mesh and securely fastened, and iii) I f the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. d. Lighting I) 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. 2) The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. 3) 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. e. Numbering of Buildings I) 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. i) In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. f. Alarms I) The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well In advance of the final inspection. g. Traffic, Parking, and Site Plan I) Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau at 829-3934. Conditions of Approval RE: Starbucks - POS-00I2: UPOS-0003 Date: March 17, 200S Page 5 ofS h. Misc. Security Measures 1) 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-IS. 2) This Use Permit application shall be subject to 6, 12 and I8-month reviews by the Planning Commission, upon start of business. [Police Department contact: Sgt. E. Alan Normandy (6S0) 877-8927] D. Water Quality Control Department requirements shall he as follow: 1. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 2. A plan showing the location of all storm drains and sanitary sewers must be submitted. 3. 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. 4. The applicant must submit a signed maintenance schedule for the storm water pollution prevention devices installed. S. Trash handling area must be shown on plans and must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 6. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 7. Applicant may be required to pay an additional connection fee. Please provide Environmental Compliance Coordinator with the existing and proposed number of sewer fixture units. Contact Cassie Prudhel at 6S0-829-3840. 8. Applicant will be required to obtain a wastewater retail food facility permit prior to the beginning of operation. Please contact Craig Lustenberger at Water Quality Control (6S0) 829-3882 to set up an inspection after completion of construction. [Water Quality Control contact: Cassie Prudhel, (650) 829-3840] 07/13/2007 FRI 11:53 FAX ........... .' . . , ... July 13,2007 Sus)' Kalkin Chief Planner City of South San Francisco City Hall 315 Maple Avenue So. San Francisco, CA 94083 RE: POS-0012: UPOS-003 Starbucks Coffee Store #9687 329 Grand Avenue Dear Ms. Kalkin, Thank YOll for an opportunity to address concerns pertaining to our U~e Pcnnil. We desjrl;: to provide fl clean environment as our coined "third place" between home and work for the downtown patrons to enjoy refreshment form our array of coffee beverages and products. A montll ago, we stained our concrete front porch landing area so as to refresh the area from accumulation of stains. Our daily routine is for our store partners to "spin" amid ollr scating areas for cleanliness on a periodic basis to wipe down table surfaces, verify condiment availability, gather any rubbish and inspect our trash receptacle for emptying as needed; this activity includes the front p1ttio seating ata minimum of an hourly basis. In an effort to further serve our adjacent business and elevate the perception of our store's cleanliness, we will voluntary walk our block twice II day (mid-morning after our peak business hours llS well as prior to dusk) to remove any strewn about coffee-related trash. We will likewise continue our efforts to spin our seating areas and can schedule monthly washing of our patio area for improved upkeep. We will be in attendance at thc Hearing next week to it.\lSWer additional questions or address any feedhaek. Thank you for yom attention, Sincerely, ~-b.w. Con~truction Manager Starbucks Coffee Company 455 North Point, 2nd Floor San Francisco, CA 94133 (4 J 5) 241-0256 x2293 (415) 227-9991 fax (415) 606.4908 cell ~ 002/002 Planning Commission Staff Report DATE: July 19, 2007 TO: Planning Commission SUBJECT: 1. Use Permit allowing a new 3-story Research and Development building containing 83,420 square feet with a 236 parking space garage, generating in excess of one hundred (100) average daily vehicle trips, with twenty- four (24) hour operation, and an outdoor service yard, and allowing a parking rate of 2.83 parking spaces per 1,000 square feet of floor area in lieu of the minimum requirement of 1 parking space1250 square feet (SF) plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any floor area over 50,000 SF.. 2. Design Review of a new research and development building, a parking garage and landscaping. 3. Transportation Demand Management Plan to reduce traffic associated with the development. Zoning: Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24,20.74,20.81, & 20.85. Project Location: site situated at 200 Oyster Point Boulevard (APN 015-023- 380) in the Planned Industrial (P-C) Zone District. Owner: Chamberlin Associates Applicant: DGA Case No.: P07-0048 (MNDOO-0074, UP07-0006, TDM07-0001 & DR07- 0033) RECOMMENDATION: That the Planning Commission conduct a Study Session to review and offer comments on a new 3 story research and development building containing 83,420 square feet with 236 parking spaces in an on-site parking garage, an outdoor service yard and new landscaping. Staff Report To: Planning Commission Re: 200 Oyster Point July 19, 2007 Page 2 of 5 BACKGROUND/DISCUSSION: The project includes the construction of a new 3-story research and development (R&D) building over a garage on the vacant 1.91 acre site. The building will contain 83,420 square feet of floor area and provide 236 parking spaces in an on-site garage. Similar to other R&D uses in the East of 101 Area, the business will operate on a 24 hour daily basis and have an outdoor utility yard. The property will utilize a shared main driveway with 180 Oyster Point Boulevard, also owned by Chamberlin Associates and 230 Oyster Point Boulevard - the Kaiser medical facility. Design Guidelines for 200 Oyster Point Boulevard were adopted by the Planning Commission earlier this year as part of the approval for the new building at 180 Oyster Point Boulevard site (P06-0098) and are attached to this staff report. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The General Plan Land Use designation of the site is Business Commercial and the site is situated in the Planned Commercial (P-C) Zoning District. The project site's General Plan Land Use Element designation of Business Commercial and the P-C Zone District allow R&D uses (SSFMC Section 20.24.020(b)). Businesses with off-site parking, generating in excess of 100 average daily vehicle trips, having 24 hour operations, or that have outdoor storage yards, require an approved Use Permit by the South San Francisco Planning Commission [SSFMC Sections 20.70,120, 20.24.060, 20.24.070(a), and 20.24.070(a), respectively]. Parking can be reduced with an approved Use Permit subject to a Parking Demand Study approved by the City Engineer [SSFMC Section 20.74.060(e)]. While the applicant has not prepared a Parking Demand Study for this development, the City Engineer has recommended and the Planning Commission has approved similar parking reductions for other R&D projects. Parking Demand Studies for R&D uses suggest that parking can be reduced to a rate of2.83 spaces per 1,000 square feet of floor area instead of the much higher rate set forth in the SSFMC Section 20.74.060 (e). The parking reductions are commonly allowed in association with a Transportation Demand Management Plan (TDM) aimed at reducing traffic impacts [SSFMC Chapter 20.82]. The applicant has prepared a Preliminary TDM Plan. The proposed project is in compliance with the East of 101 Area Plan Design Guidelines especially the following policies: . DE-4 Developments should incorporate the natural site topography rather than creating flat development pads. . DE-15 Developments should de-emphasize the visual prominence of parking areas by placing parking areas away from views from the public streets. Staff Report To: Planning Commission Re: 200 Oyster Point July 19, 2007 Page 3 of 5 . DE-20 Developments should minimize circulation spaces by using shared driveway access between adjacent properties. The proposed development provides a sloped surface and reflects the general topography. Parking is placed behind and under the building, where it is not generally visible from the public right-of-way. The development relies on a landscaped shared entry. The proposed project generally meets all ofthe pertinent design criteria. 180-200 OYSTER POINT DESIGN GUIDELINES The proposed development complies with the 180-200 Oyster Point Design Guidelines adopted earlier this year by the Planning Commission in association with 180 Oyster Point R&D Development (P06-0098). The Guidelines establish parameters for building setback, height, FAR, design, entry features, pedestrian amenities and exterior finishes. The building appears to comply with the Oyster Point Design Guidelines. The applicant has also provided a letter detailing how the proposed development complies with the Design Guidelines. A copy of the guidelines is attached to the staff report. DEVELOPMENT STANDARDS The building generally complies with current City development standards as displayed in the table in Appendix A. The SSFMC Section 20.74.060(e), requires commercial R&D businesses to provide parking at a rate of 1 parking space1250 square feet (SF) plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any floor area over 50,000 SF. Applying this rate to the development would result in a parking requirement of379 parking spaces. Similar to all other R&D uses recently approved by the Planning Commission, the applicant proposes to reduce the parking rate to 2.83 spaces/1,OOO SF, resulting in a total of 236 required parking spaces. As required by South San Francisco General Plan and Zoning Regulations, the applicant has prepared a Transportation Demand Management Plan (TDM) to assist in reducing employee parking demand and proj ect associated traffic. The proposed landscaping of26,697 square feet (32% of the site area) exceeds the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73.040). Staff Report To: Planning Commission Re: 200 Oyster Point July 19, 2007 Page 4 of 5 PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PLAN The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that developments that exceed the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] are required to include in the PTDM Plan 15 basic elements and additional elements delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The project FAR of 1.0 exceeds the base maximum FAR of 0.50. As a result, the applicant's PTDM Plan will be required to include 15 basic elements plus additional elements and be designed to achieve a target mode shift of 35% as required by the SSFMC Chapter 20.120. The SSFMC also requires that prior to the issuance of the Building Permit, the applicant submit a Final TDM Plan to the Chief Planner for review and approval. This will consist of the final construction plans and possible additional TDM Plan measures to ensure the development meets the intended TDM reductions. The plan is also subject to a formal Annual Review and Triennial Review by the City [SSFMC 20.120.100]. The reviews are intended to monitor the success of the TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. The PTDM Plan meets all applicable requirements of the City's Zoning Ordinance. The TDM Plan shall also be subject to the review and approval by the San Mateo City/County Association of Government because the project generates in excess of 100 peak hour vehicle trips in the peak commute hours. The applicant's draft TDM Plan is attached. DESIGN REVIEW BOARD The proposed development was reviewed by the Design Review Board at the board's meeting of June 19,2007. The Board was generally supportive of the design and had the following comments: 1. Coordinate the plant list with the weather conditions in this area. 2. Use Boston Ivy or other type ofIvy to help screen the wall leading into the parking structure. 3. Verify compliance with accessibility codes for parking stalls and path-of-travel. 4. Add articulation to the main entrance to improve the sense of entry and add multiple entry doorways. 5. Provide a trash enclosure on the plans. The applicant is agreeable to the proposed changes and has already incorporated the comments into the plans. Staff Report To: Planning Commission Re: 200 Oyster Point July 19, 2007 Page 5 of 5 ENVIRONMENTAL DOCUMENT A previous Mitigated Negative Declaration (MND) was adopted by the Planning Commission for the original development - a larger development covering both 180 and 200 Oyster Point Boulevard. In accordance with the California Environmental Quality Act (CEQA), no new environmental documents need be prepared if a previous environmental document adequately addresses the impacts associated with the proposed development. The MND has been judged by City Staff to adequately address the environmental impacts associated with the proposed development. Environmental Impact Reports (EIR) for other developments in the East of 101Area, both approved and under current review, have incorporated the impacts, including traffic, associated with the previous MND in their base traffic conditions. Mitigation measures associated with the previous development will be required to be implemented to reduce the project associated impacts. CONCLUSION: The Planning Commission should conduct a Study Session and offer comments regarding the design of the proposed development. ~~- Steve Carlson, Senior Planner ATTACHMENTS: Attachment #A - Development Standards Design Review Board Minutes June 19,2007 Master Plan Guidelines Preliminary TDM Plan Plans APPENDIX A DEVELOPMENT STANDARDS Total Site Area: 1.91 acres [83,427SF] Height Maximum: N/A Proposed: 65 FT Floor Area Ratio: Maximum: 1.0 Proposed: 1.0 Floor Area Maximum: 83,420SF Proposed: 83,420 SF Lot Coverage: Maximum: 50% Proposed: 50% Landscaping: Minimum: 10% Proposed: 32% 10,280 SF 26,697 SF Automobile Parking R&D Minimum: 359 Proposed: 236 Setbacks Front Minimum: 20FT Proposed: 30FT North Side Minimum: 10FT Proposed: 17 FT South Side Minimum: 10FT Proposed: 55 FT Rear Minimum: 15 FT Proposed: 0-103 FT Notes: Variance and TDM Plan requested to reduce parking and allow accessory structures to intrude into the rear setback. MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of June 19, 2007 TIME: 4:00 P.M. MEMBERS PRESENT: David Nelson, Mike Nilmeyer, Aris Ruiz, Bob Williams, and Bill Harris MEMBERS ABSENT: None STAFF PRESENT: Steve Carlson, Senior Planner Gerry Beaudin, Associate Planner Chad Smalley, Associate Planner Patricia Cotla, Office Specialist 1. ADMINISTRATIVE BUSINESS LANDSCAPE PLAN REVIEW for a Use Permit modification to allow expansion of an off-site airport parking facility with additional surface parking and landscape improvements in the P-I Planned Industrial Zoning District in accordance with SSFMC 20.32.030 (c) Subproject: UPM04-0001 & ND04-0003. The Board had the following comments: 1. Check with the Engineering Division to determine if a bioswale (or other stormwater retention method) is required, and if so, revise the plan to show bioswales and an appropriate plant list. 2. Plant New Zealand Christmas trees around the perimeter of the proposed surface parking area. 3. Bathroom facilities must be included in the plans prior to submittal for Planning Commission review. 2. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Chamberlin Associates DGA Planning 200 Oyster Point Blvd P07-0048, UP07-0006, TDM07-0001 & DR07-0033 Use Permit - Chamberlin (Case Planner: Steve Carlson) Use Permit and Design Review allowing a 3-story, 83,420 square foot Research & Development building with a 2- story garage & surface parking, generating in excess of 100 vehicle trips, with 24 hour daily operation, and an open service yard, situated at 180 Oyster Point Boulevard in the Planned Commercial (P-C) Zone District in accordance with SSFMC Chapters 20.24,20.74,20.81,20.82 and Chapter 20.120. Transportation Demand Manangement Plan to reduce traffic impacts. Previously Adopted Mitigated Negative Declaration assessing the development impacts. The Board had the following comments: 1. Coordinate the plant list with the weather conditions in this area. 2. Use Boston Ivy or other type of Ivy to help screen the wall leading into the parking structure. 3. Verify compliance with accessibility codes for parking stalls and path-of- travel. 4. Add articulation to the main entrance to improve the sense of entry and add multiple entry doorways. 5. Provide a trash enclosure on the plans. Recommend approval with conditions 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Steve Porter Greg Ward 460 M iller Ave P07 -0039 & DR07 -0026 5-Unit Residential Condominium Project (Case Planner: Gerry Beaudin> DESCRIPTION Preliminary - Design Review application to allow the demolition of an existing single-story house and detached garage and to construct a new three-story 5 unit condominium project with mechanical parking stackers at 460 Miller Avenue in the Multiple Family Residential Zone District (R-3-L) in accordance with SSFMC Chapters 20.20 & 20.85. The Board had the following comments: 1. Improve the articulation of the building. It is currently too boxy, particularly on the west elevation. 2. Revise the design so that it is more consistent with the existing neighborhood character. 3. Include more detail on the plans, i.e. material and design of the proposed railing, decking proposed for the rooftop amenity area, and a spigot and electrical outlets on the rooftop amenity areas. 4. Redesign the floor plan so the stairway leading to the rooftop deck does not require users to walk through the bedroom. 5. Include a complete landscape plan, including but not limited to, plant sizes, species, hardscape materials, and an irrigation plan. Remove the colored gravel from the plans. 6. Revise the plans to consider landscaping and fencing to create useable space for residents and their children at the grade level. 7. Revise the plans so the roof-top balconies face north to take advantage of the natural sunlight. 8. Confirm the existing requirements with the Building Division. 9. Confirm the slopes and turning radiuses proposed for the required parking meet the Engineering Division's standards. 10. Provide a grading and drainage plan for the project showing existing and proposed grades. Resubmittal required (L1 CHAMBERLIN I\SSOCIATES Proposed Master Plan Guidelines for 180 & 200 Oyster Point Boulevard Buildings Dec 7 2006 These design guidelines are to ensure that the developments at 180 and 200 Oyster Point Boulevard in South San Francisco are compatible in the following respects: maximum development, height and massing, building setbacks/public open space, common shared driveway, building design and landscape plans. In addition, the guidelines include the City's requirement for an easement for 230 Oyster Point Boulevard. All three properties lie within a Planned Commercial Zone. Height and Massing The 180 and 200 buildings will have similar height and massing. All buildings will be located close to Oyster Point Boulevard to establish a continuous street front. . The massing of the buildings shall be developed between the FAR 0.8 to 1.0. . The height of the buildings shall be complimentary to each other. Building Set Backs/Public Open Space The set back along Oyster Point Boulevard will be complimentary from 180 to 200 Oyster Point Boulevard. The set back distances will be determined relative to the lot size and will create a pleasing street experience and to optimize visibility from the main Oyster Point Overpass toward each building. . Front yard set back: 30 feet to 37 feet, zoning ordinance requires 20 feet . Side yard set back: 10 feet per zoning ordinance . Rear yard set back: IS feet per zoning ordinance Easement Agreement for 230 Oyster Point Boulevard Per City requirements, the design of 200 Oyster Point Boulevard will include an easement for egress from 230 Oyster Point Boulevard. Buildinl Design A common building language shall be established by utilizing similar design vocabulary, materials and color and maintaining similar orientation and site conditions. The north fa~ade demonstrates slick horizontal expression to enhance the visual experience of passing vehicle. The functional space arrangement will be similar with the lab /office over the parking garage. Building will be articulated with similar design elements such as entry canopy, etc. Landscape Design A common landscape theme will be established by repeating tree and shrub planting patterns and species to create a consistent rhythm at street edge, open space and entry points. The planting palette along Oyster Point Blvd. will establish a conifer canopy (Le. ~, ~1I111 DGA planning I architecture I interiors ft CHAMBERLIN ASSOCIATES Monterey Cypress) within the building setback providing a consistent evergreen streetscape. This Oyster Point Boulevard streetscape is punctuated by the Oyster Point Drive intersection that introduces flowering accent trees (Le. Redbud) and ornamental plantings at the campus entry monuments providing for seasonal interest. The planting palette along Oyster Point Drive will establish a stately allee' of high canopy deciduous trees (Le. Sycamore or Honey Locust) for the entire length of the drive. Common Shared Driveway-Oyster Point Drive A common shared driveway will be created as the main entrance drive to the 180 and 200 buildings. This driveway also provides egress to the 230 Oyster Point Boulevard building. Oyster Point Drive is aligned with Veterans Boulevard to the north. The driveway will have four lanes, two lanes in each direction. The landscape character will complement Gateway Boulevard and emphasize the sense of arrival at the business park. The high canopy of trees along the drive, the flowering trees at the entry monuments and drive terminus and the ornamental grasses and shrub plantings at the ground plane will heighten the entry experience. The corners of the entry drive will provide a graceful, terraced entry statement incorporating monument signage and accent planting on either side of Oyster Point Drive. This entry layout unifies the properties and creates a sense of grandeur in scale with the entry monument across the street at Veterans Boulevard (Britannia Oyster Point) enhancing the sense of place at the intersection. At the south end of the driveway a composition of patterned planting will serve as a terminous focal point for the campus entry drive. ~...... ~1I111 DGA planning I architecture I interior; I Q.) -0 U5 .!!!. i -- lJ) co co- W l/J -c co ... > -00') iii C ~ ..; co 0') c. ..c .= t:~ o '- zb: u.. m m ~ -d 1: m ~ C'CI c ~ ~ns a..e> SO ._ 0 mO U)~"r"" CI) a.. ~ _C'CIO C'CI a.. 0 .- Q) g U) ~ U)~~ U)CCO <('Ci) ~ C::::JO ~alg ~ ~O E3=~ C'CI CI) ~ "c-o ,.. C'CI 0 _C)!'- '- .E2 0') c ~.. '- >. CO co~ Q..:S:~ -o2-ro Q.)co- .::: <.9 lJ) ::lo"'it 0"0 N Q.)O~ 0::..- '- o ..... 0')>- .5: ~~ .:.t.:>l/J '-Q.)- CO_ro Q..CO- -roC);::' ::lOCO ug~ <(..- Q.) Co:> :e o '- .E o o ~ ..... .... o lJ) "0 '- CO -0 I:: CO Ci5 0) c :i: '- CO Jl.. Q.) -OQ.) 00) U Ctl _lJ) ~::l :2 {ij c:::::: ::lO ~~ u..0::: c/)'- C/).E 1::0 00 "O!:2 Q.)"- lJ)"O CO I:: COco 61 J!i o I:: - o o u. TABLE OF CONTENTS 1. Introduction....................... ............................... .................................................................................................. 1 Executive Summary................................... ....... .................. .... ............................................... .............................. 1 Background............... .......................................................................................................................................... . 1 Purpose....................................................................................................................... ........................................ 1 Project Description............................................................................................. .................................................. 1 Regulatory Setting....................................... ........................ ................................................................................ 3 2. Existi ng Transportation System .... ........................................ ..................................................... ..................... 7 Transit Service................................................................................................................................. .................... 7 Bicycle Facilities................................................................................................................................... ............. 11 Pedestrian Facilities.................................... ...................................................... ................................................ 11 3. Transportation Demand Management Program ...........................................................................................12 Required Measures............ ....................................................... ........................................................................ 13 Additional Measures.................................................................................................................................... ...... 15 Monitoring.............................................................................................................................. ............................ 15 Enforcement and Financing....................................................................................... ........................................ 15 4. Compliance with Guidelines and Effectiveness ........................................................................................... 17 City of South San Francisco Guidelines............................................................................................................ 17 City/County Association of Governments of San Mateo County Guidelines..................................................... 17 APPENDICES Appendix A: Project Trip Generation and employee estimates Appendix B: City of South San Francisco Travel Demand Management Requirements Appendix C: City/County Association of Governments of San Mateo County Transportation Demand Management Measures LIST OF FIGURES Figure 1: Project Location ............... ............. ........... .... ............... ................................................. ...................... .........2 Figure 2: Project Site Plan .........................................................................................................................................4 Figure 3: Project Parking Garage Layout..................................................................... ....... ....................... ................ 5 Figure 4: Existing Shuttle Services............................................................... ............................................................. 8 Figure 5: Existing Bicycle Facilities.......................................................................................................................... 10 LIST OF TABLES Table 1: 200 Oyster Point Boulevard Transportation Demand Program Measures ................................................12 Table 2: Compliance with Guidelines and TDM Program Effectiveness .................................................................18 200 Oyster Pomt Boulevard Transportation Demand Management Program July 2007 --.. 1. INTRODUCTION EXECUTIVE SUMMARY This report presents a Transportation Demand Management (TOM) program for the proposed research and development and office project located at 200 Oyster Point Boulevard in South San Francisco, California. The report identifies TOM measures that will exceed the amount needed to receive a 35 percent alternative mode use credit according to the City of South San Francisco (SSF) guidelines. The TOM program also satisfies the City/County Association of Governments of San Mateo County (C/CAG) guidelines that require developments to implement TOM measures with the capacity to mitigate all new peak-hour trips. BACKGROUND Chamberlin Associates recently purchased a site at 200 Oyster Point Boulevard in South San Francisco, California. They would like to develop the site into an approximately 83,420 sq. ft. building for research and development tenants. This report presents a TOM program to identify measures to reduce the number of single- occupant automobile trips and the total traffic impact generated by the proposed project. PURPOSE Convenience and cost are the primary factors that affect a person's choice of transportation mode. Measures that work well for some people or types of businesses do not work as well for others. Therefore, an effective TOM program needs to provide multiple options and incentives that are flexible enough to allow customization to meet the varied needs of individual employees and employers. This program presents an array of proven strategies and measures used in the Bay Area under a flexible implementation plan that can meet the needs of the future tenants of 200 Oyster Point Boulevard. The purpose of this TOM program is to develop a set of strategies, measures and incentives to encourage future employees of 200 Oyster Point Boulevard to walk, bicycle, use public transportation, carpool or use other alternatives to driving alone when traveling to and from work. In general, TOM supports more mobility by using existing transportation systems, boosts economic efficiency of the current transportation infrastructure, improves air quality, saves energy, and reduces traffic congestion. PROJECT DESCRIPTION The project site is located at 200 Oyster Point Boulevard in South San Francisco, CA, as shown on Figure 1 and would consist of an approximately 83,420 sq. ft. building, that would be occupied by research and development tenants. fP 1 FEIIR & Pr lil'JiV,HPA'l:t1N 1:: ctl > Q) "5 o OJ C '0 0.. Q) (;in O,!!!. oe 00.. N~ II UJ ...J <( () (f) Zo l- I- o Z ~ c ~ Oi () II ~ <( OJ II o u ~ 'u ;:: E ~ ?"\ ~ i:O 6 ~ ~g .~.3 ~ l::Ioe- LtE~ c:~ " c: ~+ E l! CI e a.. .. c CD ~ CI III C III :& 'tl C III E CD c c o ~ o Cl. ell C ~ """ w a: ::J C) u:: z o ~ o 9 t- o W .., ~ Q. c '0 a.. ... CD .. ell 5 CI CI N :fJ~ HZ ~< I-W~ ~~ O-~ ,j, <'" <'" 9 :1 ~ '" ~ t--<'" 0<'" oq Nt-- ,.,0 ~~ ce- c25 ~ ~:;; I~ w~ f.L.:= 200 Oyster Pomt Boulevard Transportation Demand Management Program July 2007 --.;; Additionally, the proposed project will provide approximately 236 total parking spaces at a ratio of 2.83 spaces per 1,000 sq. ft., which is less than the SSF minimum requirement of 3.61 spaces per 1,000 sq. ft. for a Research and Development building of this size.1 While not a formal TOM program measure, reduced parking levels limit the number of available parking spaces to further encourage carpool and van pool or transit use. The floor area ratio (FAR) of the proposed project will be 1.0. A site plan for the proposed project is shown on Figure 2. The proposed project parking garage layout is shown on Figure 3. The proposed project will be designed to maximize alternative transportation modes by including 5 Class I bicycle storage lockers, 2 showers, clothing storage lockers, carpool parking spaces, and vanpool parking spaces. The proposed project is estimated to generate 103 AM peak hour trips, 90 PM peak hour trips, and 676 daily trips from an estimated 244 employees.2 REGULATORY SETTING The TOM program is based on guidelines provided by SSF3 and C/CAG4, the local Congestion Management Agency for San Mateo County. City of South San Francisco Guidelines The SSF guidelines for TOM programs require that all projects that generate greater than 100 daily trips obtain a required alternative mode use goal of 28 percent, based on a list of 15 required TOM program measures. This alternative mode use goal is required to be monitored and reported to SSF through annual surveys of employee travel habits. More stringent alternative mode use goals are required for projects that seek a TOM program FAR bonus above the maximum permitted FAR, based on land use, from a list of ten additional TOM program measures. The proposed project is seeking an FAR bonus up to the maximum allowable FAR of 1.0 with a TOM program, under the Planned Commercial District land use category as designated in the General Plan. The maximum allowable FAR for the Planned Commercial District designation, which includes research and development, is less than the maximum allowable FAR for the Office General Plan designation. To be conservative, the maximum allowable FAR for the Planned Commercial District, and the corresponding alternative mode use requirements for an FAR bonus, were used in this TOM program. The proposed project is also seeking an additional design FAR bonus up to the maximum allowable FAR of 1.0, in combination with the TOM program FAR bonus. These additional FAR bonuses would require an alternative mode use goal of 35 percent. This alternative mode use goal is required to be monitored through triennial annual reports of employee travel habits. 1 Parking requirement for 83,420 sq. ft. of Research and Development, which is greater than the parking requirement for 83, 420 sq. ft. of Office; City of South San Francisco, Municipal Code, Sections 20.74.060 (e) and 20.74.080 (c), 2006. 2 See Appendix A for proposed project trip generation and employee estimates. 3 City of South San Francisco, Municipa/ Code, Chapter 20.120,2006. 4 City/County Association of Governments of San Mateo County, Revised C/CAG Guidelines for the Implementation of the Land Use Component of the Congestion Management Program, 2004. fp 3 FElIR & I'EERi !fu"j,"'IHl~"~!Oro ('__ll~\'_i{U~r~ .--EB f f s- ell = .. ~; ~!rr ~'I:I; -ell '1:1.1:1 =0 Ill.. ..= ;0 oi~ .c: u ~ ~~i GI = .: ./ E:a' ~3; ....I:Il ;'I:I~i Ii'; = 11I- i~ ...= ,'"' u ...J! ;I~ 'E III o .1:1 = o i E .2 =~ i.l:l 0.2 1-= = o ;:; U GI = = o u = ~ .. i '1:1 Gl 0. ell S N Ql c:: :s .2 ~ Ql = Gl III 1Il 0. c:e- 0 ~ E l!! 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I ~ ----;;- I --I o o o Ol~^ - V o o o o 000 ~Cl --<>---&-- u Cl 00000 o Cl o o o 0 -0-- c:::=:!!: o 0 010 o 0 010 o 0 o 0 o 0 CO-Cl-oJ o o o o o o o o o ~ o o o ~ o 0 o o 0 c.o--Cl ------0; o Cl o " 0 000 E I! c:Jl e 0. - c CD E CD c:Jl III C III ~ 'a C III E CD c C o ;:: III 1:: o Co UI C ~ - C '0 0. .. CD Ui ~ o o N ...." :J o ~ w C) ~ <C C) C) z 52 0:: f .... o w , o 0:: D.. M W 0:: ::l C) u: '" "' '" '" ~ " :c 0- m t5 to "-,,, 0'" 00 "',.:. >-0 ~~ 200 Oyster POint Boulevard Transportation Demand Management Program July 2007 --... City/County Association of Governments of San Mateo County Guidelines C/CAG guidelines require developments that generate 100 or more peak hour trips to implement TDM measures that have the capacity to mitigate all new peak hour trips, based on C/CAG programmatic trip credits. 11 6 FfHR & PIER:> lAJlftV;).t.~!~l'i ~ill'nt.ii.rAoIO~'; 200 Oyster Pomt Boulevard TransportatIOn Demand Management Program July 2007 ---... 2. EXISTING TRANSPORTATION SYSTEM This chapter describes the existing transportation system in the proposed project vicinity, including the transit services and facilities, bicycle facilities, and pedestrian facilities. These facilities are described in detail below. TRANSIT SERVICE The project site is not directly served by rail or bus transit services; however, three transit agencies (Caltrain, BART, and SamTrans) provide commuter rail and bus service in the vicinity of the project site. Pedestrian accessibility to BART and Caltrain stations is poor and inconvenient and no SamTrans bus service exists east of US-101 in South San Francisco. The project site must rely on supplementary shuttle services to connect employees on campus with BART and Caltrain stations. Because no direct connection exists to serve employees who use SamTrans, these employees must connect with existing Caltrain or BART stations to ride shuttles to and from work. The existing transit services are shown on Figure 4 and described in detail below. Rail Service Caltrain and BART provide rail transportation services to a variety of regional destinations such as San Francisco, Oakland, and San Jose. BART service frequencies average about once every 15 minutes during the AM (6:00 - 9:00 AM) and PM (4:00 - 7:00 PM) commute periods and about once every 20 minutes during off-peak periods. Caltrain frequencies vary between 20, 35, and 40 minutes in the northbound direction during the AM commute period (6:00 - 9:00 AM). During the PM commute period (4:00 - 7:00 PM), southbound frequencies vary between 20 and 40 minutes. Less frequent service, about once every hour, is provided during off-peak periods. Caltrain . The current Caftrain Station is located underneath the interchange of East Grand Avenue and US-101 approximately 1.1 miles from the project site. Only Calf.. local and some limited (skip-stop) trains stop at this station, approximately every hour to half hour. There are no plans to have express (Baby Bullet) service stops at this station now or in the future. In the near future, Caltrain and the City of South San Francisco plan on moving the South San Francisco Caltrain station several hundred feet to the south to greatly improve pedestrian, bike, transiUshuttle accessibility, as well as passenger waiting area and platform amenities. BART In addition to Caltrain, South San Francisco employees have access to BART, a regional, rail rapid transit service provided by the Bay Area Rapid Transit District (BART). The South San Francisco BART Station is located approximately 3.7 miles from the project site. In 2003, BART completed its San Francisco BART station near EI Camino Real and the Kaiser Permanente Medical Facility on the west side of the City of South San Francisco. fP 7 FFHR & PlER\ 11l.41f.~;>l)k!"~!(l,, (ll-li'~;J~,tAd~rs E 0' '<t l! W w Cl 0:: e 0 :::l Q. ~ <.? C u:: CII w E W -l <l: CII 0 U Cl (/) 1\I W C Zo 1\I ...I f- ::Ii l- f- og I- 0 c Z 1\I ::) E :I: CII Q 0 c 0 C) :;:l ~ Z 0 i= a. III 0 C >< ~ c W "0 Q. ... CII - III ~ 0 0 N G t5 G Q. (j) <lJ '0' Q. ~ 0.. 1D ~ 0: Q. <lJ "S B .c ~ "E (/) ~ ::J :5 '" .c c .c > (/) ~ <lJ "S ~ :5 .c c 0 (/) ~ (ij c III f- U ,Q C 0::: (ij '" m <l: u <lJ u '0 III III ~ 0 c... -l Q) C ~ C 0.. '0 <l: '0 0 en c... >- c... U5 0 '" Q) 3 Q) ~ 0 en <lJ en "S 0 >- m >- .c N 0 C) 0 (/) II II II II II c ~ . : w · ...J ... u"" Ii" .!l ell!! co. iE V~ J '" \ ~ rg:; )....... -- lD. 00 '.- . \\ \) 0-1)@ ". 0" '"... ~ '0 ~ 0"- ~~ "' '" ~ o "' o ti~ 1.t.E C.! l /../7 I ce- (./) VI c:::;; "" W-l~ u.J~ c...~ u ,. '" '" '" o "' " :E a. ~ ~ iO ",,,, 0'" 00 "',.:. >-0 ~~ 0~ "" ,,~ o T~ -~ w;,JZ "" u;....~ ~. 200 Oyster Pomt Boulevard Transportation Demand Management Program July 2007 Shuttle Service ---... Shuttle services are provided between the east of US 101 area and the local Caltrain and BART stations through several private contractors. Shuttles connecting the project site with the Caltrain and BART stations in South San Francisco are provided by the Bay Area Air Management District, San Mateo County Transit Authority (SamTrans), and the C/CAG. Employer membership in the Peninsula Traffic Congestion Relief Alliance (Alliance) is required for employee use. The specific shuttles are described below. Oyster Point BART Shuttle The Oyster Point BART Shuttle provides service between the South San Francisco BART station and the Oyster Point area office buildings with eight shuttles, approximately every 22 minutes in the morning (6:29 AM - 9:39 AM) and nine shuttles, approximately every 25 minutes in the evening (3:12 PM - 7:12 PM). The closest shuttle stop locations are at 1120 Veterans Boulevard, approximately 0.1 miles from the project site, and at the intersection of Oyster Point Boulevard and Eccles Avenue, approximately 0.2 miles from the project site. There are limited sidewalks from the project site to both shuttle stops. Gateway Area Caltrain Shuttle The Gateway Area Caltrain Shuttle provides service between the South San Francisco Caltrain station and the Gateway area office buildings with nine shuttles, approximately every 25 minutes in the morning (5:44 AM - 9:29 AM) and eight shuttles, approximately every 27 minutes in the evening (2:40 PM - 6:23 PM). The closest shuttle stop location is at 1000 Gateway Boulevard, approximately 0.3 miles from the project site. There are limited sidewalks from the project site to both shuttle stops. Oyster Point Caltrain Shuttle The Oyster Point Caltrain Shuttle provides service between the South San Francisco Caltrain station and the Oyster Point area office buildings every 30 minutes in the morning (6:00 AM - 9:00 AM) and every hour in the evening (4:00 PM - 7:00 PM). The closest shuttle stop locations are at 1120 Veterans Boulevard, approximately 0.1 miles from the project site, and at the intersection of Oyster Point Boulevard and Eccles Avenue, approximately 0.2 miles from the project site. There are limited sidewalks from the project site to both shuttle stops. fP 9 FEIIR & PEERS l11"f'j"",HII~..~!I:n\i (ftlii~;;;~.r4lf~~ . . . . . . ---'''1''\ . ........ -~ . ti. · ~. ~. ~: .: G . . . . ~ .... ~ " t '. o z w o W ...I \ t5 -<Il '~'e- ':~ ~"E "'co >> O<ll gg NCO II . o "m ~ ~ '(3 C6 ~ c.. ~ ~ ~ in .~ II CO Cl C ~ 'X UJ '" Cl C '(j; '" o Cl~ cU "0, >. ai ~ = <Il '" <Il .s:: ~ Uu. II ~~"'. ..... \, . . '. . . .( '. .\ '. .\ . . . . . . /: . . .........?"~;~ ~ ....... .. . - :.~ <Il :; o c::: <Il .>t!. in II <Il C CIl ...J <Il .>t!. in II UJ ...J ~ CJ) Zo l- I- o Z 'ro ~ > '" CO II . . . . ''''0'~00''v "'" I I 1 t l~ (,;,.;;.., ...:V E l! Cl e 11. i: Gl ; CD III C III :Ii 'C C III E Gl o C o ~ o Co III C ~ II) UJ w W a:: i= 8 ::! u: o ~ W ..J ~ o iii C) z i= UJ ~ - c '0 11. .. Gl ~ 1/1 ~ o:::~ u.J~ w..J~ C-~ '" .;, '" ~ " :E c. ~ iO r-.'" 0'" 0<;> "'r-. >-0 -u. -'l(/) ce- ~~ ~~ o I~ '-W~ ~:= I 200 Oyster Pomt Boulevard Transportation Oemand Management Program July 2007 --.... Bus Service SamTrans is the transit authority for San Mateo County that provides both local and regional bus service, primarily to San Mateo County locations. SamTrans does not provide direct service to the project site or areas east of Highway 101. The closest bus stop is located at the intersection of Airport Boulevard/Baden Avenue, approximately 1.3 miles from the project site. SamTrans Route 292 provides bus service between the Hillsdale Shopping Center, in San Mateo, and the Transbay Terminal, in downtown San Francisco. This bus route operates along Airport Boulevard, within South San Francisco, and stops at Airport Boulevard/Baden Avenue in the vicinity of the project site. The hours of operation are 5:00 AM to 2:00 Am on weekdays and weekends. Commute and midday headways are 30 minutes apart on weekdays and weekends. Headways are 60 minutes during the evenings. Taxi Service The Downtown Dasher Taxis Service provides free taxi vouchers between South San Francisco job sites east of Highway 101 and the downtown area of South San Francisco in the middle of the day (11 :00 AM - 2:00 PM). The Downtown Dasher is operated by Peninsula Yellow Cab of South San Francisco and managed by the Alliance. Employer membership in the Alliance is required for employee use. Employees who wish to use the service need only employer provided vouchers and trip reservations before 10:00 AM. BICYCLE FACILITIES Bicycle facilities include bike paths (Class I), bike lanes (Class II), and bike routes (Class III). Bike paths are paved trails that are separated from roadways. Bike lanes are lanes on roadways designated for use by bicycles by striping, pavement legends, and signs. Bike routes are roadways that are designated for bicycle use by signs only and mayor may not include additional pavement width for cyclists. In the vicinity of the project site, bike lanes are provided on East Grand Avenue, Sister Cities Boulevard, and Oyster Point Boulevard, as shown on Figure 5. Gateway Avenue and Airport Boulevard are also designated as bicycle routes. The San Francisco Bay Trail, part of a planned 400-mile system of trails encircling the Bay, is located close to the project site and provides access to the Oyster Point Marina. PEDESTRIAN FACILITIES Pedestrian facilities include sidewalks, crosswalks, trails, and pedestrian signals. Near the project site, sidewalks are located on both sides of Oyster Point Boulevard. Limited crosswalks are provided at nearby signalized intersections. A segment of the San Francisco Bay Trail is located to the north of the project site, approximately 0.2 miles away, and hugs the Bay shoreline, as shown on Figure 4. The Bay Trail is a public pedestrian and bicycle trail that is planned to extend around the entire San Francisco Bay. Currently, there are gaps in the trail to the north, above Brisbane, and just south of South San Francisco. fP 11 FEIIR & PF !1I"j),H}.t,\~ tON 200 Oyster POint Boulevard Transportation Demand Management Program July 2007 --...... 3. TRANSPORTATION DEMAND MANAGEMENT PROGRAM The TOM program elements for 200 Oyster Point Boulevard include on-site amenities that encourage the use of alternative modes of travel, require participation in associations that promote commute alternatives to the single- occupant vehicle, and include parking measures. It includes appropriate TOM measures that will satisfy SSF and C/CAG guidelines. Table 1 summarizes the TOM measures, which are described in detail below. TABLE 1 200 OYSTER POINT BOULEVARD TRANSPORTATION DEMAND PROGRAM MEASURES TOM Measure Required Measures Description City of South San Francisco Municipal Code Bicycle Racks and Lockers CarpoolNanpool Matching Services i TOM Coordinators Pedestrian Connections Free CarpoolNanpool Parking Guaranteed Ride Home Program I nformation Boards and Kiosks Passenger Loading Zones Promotional Programs Downtown Dasher A bicycle rack for 5 bicycles will be provided on-site. 20.120.040 (A, B) The TDM coordinator will provide ride-matching services for carpool and vanpool users through 511.org and an internal program. The tenants of the building will designate a TDM coordinator. Lighted paths and sidewalks will be provided between the building, parking area, and Oyster Point Boulevard. Free, preferential spaces will be designated for 21 carpools and 3 van pools. 20.120.040 (C) 20.120.040 (D) 20.120.040 (E, J) 20.120.040 (F, K) Employees will be able to utilize the Alliance's free guaranteed ride home program for emergencies via taxicabs or rental cars. The building lobby will include a permanent display of commute alternative information. 20.120.040 (G) 20.120.040 (H) A loading zone for vanpool and carpool rides will be provided near the building entrances. The TDM coordinator will provide new employee orientation packets, flyers, posters, email, and educational programs. Two shower facilities with clothing lockers will be provided on-site. 20.120.040 (I) 20.120.040 (L) 20.120.040 (M) The tenants will be able to use the Oyster Point BART, Gateway Area Caltrain, and the Oyster Point Caltrain Shuttles. The tenants will join the Peninsula Traffic Congestion Relief Alliance 20.120.040 (N) 20.120.040 (O) The tenants will subsidize transit tickets with Commuter Checks. The TDM coordinator will provide an on-site ride-matching service for carpools and vanpools. The tenants will be able to use the Downtown Dasher service. 20.120.050 (A) 20.120.050 (J) 20.120.050 (J) Source: City of South San Francisco, 2006 and Fehr & Peers, 2007. 11> 12 FEHR&PlERS !A""II'Vt<II~~~~l)rt (a~'~",~u,,~~ 200 Oyster Pomt Boulevard Transportation Demand Management Program July 2007 ---... REQUIRED MEASURES Site Design Features Bicvcle ParkinQ The project sponsor will provide a bicycle rack to accommodate five bicycles to help promote cycling as an alternative commute option. The bicycle rack may be located within the covered parking garage.5 Shower and Locker Facilities The project sponsor will provide one men's and one women's shower facility within the building. The shower facilities will include clothing lockers, available on a first-come first-served basis. Free ParkinQ for Carpools and Vanpools Free parking will be provided for all carpools and van pools. Preferential Carpool and Vanpool Parkinq Ten percent of vehicle spaces will be reserved for carpools and vanpools and will be located in premium and convenient locations. Carpool and vanpool spaces will be provided on the project site. These preferential spaces will discourage single-occupant vehicle trips and improve accessibility for those sharing vehicles. PassenQer Loadinq Zones The project sponsor will provide a passenger loading zone for a carpool or vanpool drop-off near the main building entrance. One designated parking stall near the entrance will be time-restricted to allow vehicles to drop- off/pick-up passengers. Pedestrian Connections On-site pedestrian facilities will be provided, including on-street sidewalks and lighted paths between the building, parking area, and south side of Oyster Point Boulevard. 5 The SSF TDM guidelines require permanent bicycle lockers. While the proposed bicycle rack is not considered a permanent facility, it would be secure, some or all of the rack would be covered from the elements, and would meet the intent of the TDM guidelines. fp 13 FH!R & PllRS !fl4ItVvll'ili.';:QN ,:;I!i'~:;;~,l",s:n 200 Oyster Pomt Boulevard TransportatIOn Oem and Management Program July 2007 ---- TDM Programs TOM Coordinators The lease agreement between the owner and tenants will state that the tenants will designate a TOM coordinator for the site. The TOM coordinator will promote the TOM program, activities, and features to all employees, and will conduct the monitoring/reporting process. The TOM coordinator will develop an on-site transportation information center with SamTrans, BART, and CalTrain schedules and maps. The TOM coordinator will provide information via new employee orientation packets, flyers, posters, email, and educational programs. The TOM coordinator's role will also include actively marketing alternative mode use, administering the carpool and vanpool matching program, promoting special programs such as Bike-to-Work Oay or Carpool Week, and overseeing the guaranteed ride home program (working with a local taxi service or rental car agencies). The TOM coordinator will also conduct biannual employee commute surveys to identify the need for mode specific promotional material and educational programs. CarpoolNanpool MatchinQ Services Carpools in the Bay Area consist of two or more people riding in one vehicle for commute purposes. Van pools provide similar commuting benefits as carpools, though a van pool consists of seven to 15 passengers, including the driver, and the vehicle is either owned by one of the vanpoolers or leased from a vanpool rental company. The TOM Coordinator will provide an internet link to the 511.org Rideshare website to access ride matching services. The TOM coordinator will also administer an on-site carpool and van pool matching service for employees and maintain a list of available van pools that provide service between the Oyster Point offices and various points in the Bay Area. Guaranteed Ride Home ProQram A common reason that employees do not use alternative modes (Le. carpool, vanpool, or transit) is the inability to leave work unexpectedly for a family emergency or the fear of being stranded if they need to work late. One TOM element that allays these fears is the Alliance's Guaranteed Ride Home program. With this program, employees can use a taxi service, rental car or other means to get home and the employer pays for the service. The lease agreement will state that the tenants must participate in the Alliance's Guaranteed Ride Home program, which will be managed by the TOM Coordinator. Employees who wish to use the service will contact the TOM Coordinator, to make the travel arrangements. Information Boards and Kiosks The TOM Coordinator will be responsible for maintaining an up-to-date display for the TOM Program located within the lobby of the building. The display will include shuttle maps and schedules, transit maps and schedules, bicycle facility maps, information regarding carpool and vanpool matching services, and information regarding alternative commute subsidies. Flyers for special programs, such as "Ride Your Bike to Work Week" and "Spare the Air" programs will also be posted. Promotional PrOQrams The TOM Coordinator will manage promotional programs that include new employee orientation packets, flyers, posters, email,educationalprograms, and the Guaranteed Ride home program. This will include an orientation program to new employees to explain the importance of trip reduction methods and their benefit to the community. The new employee orientation will address alternative commute options, describe on-site amenities, provide transit schedules and maps, and offer free ride-matching services. fp 14 FfHR & PlER~ ~1l.tiVt'<<1~,,(1to .~ll~~:,j~u"t.. 200 Oyster Pomt Boulevard TransportatIOn Demand Management Program July 2007 ............. Shuttle Bus Service Caltrain and BART shuttles provide service from the South San Francisco Caltrain and BART stations to the Oyster Point and Gateway areas. The TOM Coordinator will coordinate with the Alliance to help fund their shuttle program and to identify on-site shuttle stops, if possible. The TOM Coordinator will also manage participation in the Alliance's mid-day service on the Dasher Shuttle to downtown South San Francisco. TMA Membership The 200 Oyster Point Boulevard lease agreements will require tenants to participate with the Peninsula Traffic Congestion Relief Alliance, which provides ongoing support for alternative commute programs. The TOM Coordinator will work with the Alliance to create a Transportation Action Plan. ADDITIONAL MEASURES TDM Programs Subsidized Transit Passes The TOM Coordinator will facilitate tenant participation in the Commuter Check program, which provides vouchers that are redeemed for transit passes and tickets, van pool fares, or park and ride lot costs at BART stations. The Commuter Checks will be provided tax-free to employees that ride transit to work in amounts up to $105 per month. MONITORING The TOM program will be performance-based and the alternative mode use will be monitored annually, beginning one year after tenant occupancy. The alternative mode use and general perceptions of the TOM program will come from statistically valid employee surveys. The TOM Coordinator may use information from the employee surveys to adjust existing or implement new TOM program measures. The TOM Coordinator will submit a summary report presenting the findings of the annual survey to the SSF Economic Development Director. The TOM Coordinator will also work with SSF Economic Development staff to document the effectiveness of the TOM program through triennial reporting. Independent consultants, retained by the city and paid for by the tenants, will measure, through observation, the alternative mode use achieved at 200 Oyster Point Boulevard every three years, beginning three years after tenant occupancy. If the alternative mode use goals are not achieved, the TOM Coordinator will provide an explanation of how and why the goal has not been reached and a detailed description of additional measures that will be adopted to attain the required mode use. The independent consultants will submit the findings of the triennial survey to the SSF Economic Development Director. ENFORCEMENT AND FINANCING Chamberlin Associates will prepare lease language for all tenants that requires the designation of a TOM Coordinator for the building (multiple tenants may share one TOM Coordinator), membership in the Alliance, and compliance with and implementation of the TOM program. Tenants may implement the TOM program with different additional measures, so long as the programmatic credits from the replacement measures meets or exceeds the programmatic credits of the measures identified by this plan, as described in Appendix C. The lease language will also identify potential penalties for noncompliance of the TOM program through failure to submit reports or inability to achieve the 35 percent alternative mode use credit. fp 15 FEHR & PIERS n:1.~"1'"i;'i'~~;()N ,~l1Il\'JU.Il~'f, 200 Oyster Pomt Boulevard Transportation Oem and Management Program July 2007 ............ The 200 Oyster Point Boulevard TOM program will be funded through tenant payments and Alliance grants, which pay up to 50 percent of bicycle facility and Guaranteed Ride Home Program costs. tp 16 FEHR & PHRS !1l"Ji~"e',~~:~" r~HU()tl..'H~ 200 Oyster Pomt Boulevard Transportation Demand Management Program July 2007 ---- 4. COMPLIANCE WITH GUIDELINES AND EFFECTIVENESS As noted in the Regulatory Setting section of Chapter 1, the TOM program must comply with SSF and C/CAG guidelines. These guidelines and effectiveness standards are described below. CITY OF SOUTH SAN FRANCISCO GUIDELINES The SSF guidelines require the 200 Oyster Point Boulevard TOM program to achieve a 35 percent alternative mode use credit. According to the SSF guidelines, the TOM plan will implement all 15 required and five additional TOM measures. Based on calculations of C/CAG trip credits, as shown in Table 2, the TOM program will provide for 245 alternative mode use credit trips, which represents 35.5 percent of the estimated 676 total daily project trips. The TOM program will therefore exceed SSF TOM requirements by providing all required measures and exceeding the required 35 percent alternative mode use credit. CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY GUIDELINES C/CAG guidelines require the 200 Oyster Point Boulevard TOM program to have the capacity to fully reduce the demand for new peak hour trips. According to C/CAG guidelines, the amount of "new" peak hour trips is calculated based on standard rates developed by the Institute of Transportation Engineers (ITE). Applying ITE rates, the proposed project is estimated to generate 103 AM peak hour trips, 90 PM peak hour trips, and 676 daily trips from an estimated 244 employees.6 According to C/CAG trip credits, the 200 Oyster Point Boulevard TOM program will have the capacity to reduce the demand for peak hour trips by 245 trips, as shown in Table 2. This is in excess of the maximum number of AM or PM peak hour trips calculated using ITE estimates (103 and 90 trips, respectively). The 200 Oyster Point Boulevard TOM program therefore exceeds C/CAG requirements. 6 See Appendix A for proposed project trip generation and employee estimates. fP 17 FEHR & Pi ~ ll,\itVI"'~,\~ ,I:lN 200 Oyster POint Boulevard Transportation Demand Management Program July 2007 !!!II TABLE 2 COMPLIANCE WITH GUIDELINES AND TOM PROGRAM EFFECTIVENESS City of South C/CAG C/CAG I I RequllVd _.u... TOM Measure San Francisco Amount Credit Trip ! Municipal Code Rate Credits I I Bicycle Parking - Long Term (Class I) 20.120.040 (A) 5 n/a n/a Bicycle Parking - Short Term (Class II) 20.120.040 (B) 0 n/a n/a Total Secure Bicycle Storage 20.120.040 (A, B) 5 0.33 2 Carpool and Vanpool Ridematching Service 20.120.040 (C) 1 0 0 Designated Employer Contact - ETC 20.120.040 (D) 1 5 5 Direct Route to Transit 20.120.040 (E) 1 0 0 Free Parking for Carpools and Vanpools 20.120.040 (F) 100% 0 0 Guaranteed Ride Home Program 20.120.040 (G) 5 1 5 Information Boards/Kiosks 20.120.040 (H) 1 5 5 Passenger Loading Zones 20.120.040 (I) 1 5 ~ Pedestrian Connections 20.120.040 (J) 1 5 Preferential Carpool Parking 20.120.040 (K) 21 2 I Preferential Van pool Parking 20.120.040 (K) 3 7 21 ~ New Employee Orientation Packets 20.120.040 (L) 1 n/a n/a I Commute Alternatives Brochure Rack (Maps and 20.120.040 (L) 1 n/a n/a Schedules) Educational Programs 20.120.040 (L) n/a n/a Transportation Options for Visitors (Maps and 20.120.040 (L) n/a n/a II Schedules) Total Promotional Programs 20.120.040 (L) 4 1 4 I Showers/Clothes Lockers 20.120.040 (M) 2 10 20 I Additional Credit for Combination with Bicycle Lockers 20.120.040 (A, B, M) 1 5 5 Shuttle Program (Assumes 10% Employee Use) 20.120.040 (N) 24 1 24 Additional Credit for Guaranteed Ride Home Program 20.120.040 (G, N) 24 1 24 Transportation Management Association Participation 20.120.040 (0) 1 5 5 Biannual Employee Commute Survey 20.120.040 (0) 1 3 3 Subtotal of Required Measures 175 Source: City/County Association of Governments of San Mateo County, 2004; City of South San Francisco, 2007; and Fehr & Peers, 2007 11> 18 FEllI{ & PEERS !1l"II'''P;:;ll~P,\lN ~~H.\I,i(f4IH~ 200 Oyster POint Boulevard Transportation Demand Management Program July 2007 --...; TABLE 2 (CONTINUED) I I COMPLIANCE WITH GUIDELINES AND TDM PROGRAM EFFECTIVENESS I City of South C/CAG C/CAG I TDM Measure San Francisco Amount Credit Trip Municipal Code Rate Credits I : Additional Measures Subsidized Transit Tickets (Assumes 10% Employee Use) 20.120.050 (A) 24 1 24 On-Site Van pool Program 20.120.050 (J) 3 7 21 Additional Credit for Guaranteed Ride Home Program 20.120.050 (J) 3 3 9 i Develop Transportation Action Plan with the Transportation 20.120.050 (J) 1 10 10 I Management Association : Downtown Dasher (Free Midday Service) 20.120.050 (J) 1 1 1 I Additional Credit for Providing Ten or More TDM Program 20.120.050 (J) 1 5 5 I Measures Subtotal of Additional Measures 70 Total TDM Program Measures I 245 i 35% Daily Alternative Mode Use Trip Credit Target I 237 I Source: City/County Association of Governments of San Mateo County. 2004; City of South San Francisco, 2007; and Fehr & Peers, 2007. fP 19 FEIIR & PEERS !~.I'i~1"l}lnA'l:ON (;HH'Jif4l1lt<, APPENDIX A: PROJECT TRIP GENERATION AND EMPLOYEE ESTIMATES 20 The project trip generation and employee estimates, shown in Tables A 1 and A2, are based on information from Trip Generation 'jh Edition (Institute of Transportation Engineers, 2003) TABLE A1 PROJECT TRIP GENERATION ESTIMATES Vehicle Trip Generation Rates ITE AM Peak Hour PM Peak Hour Daily Land Use Code Unit Total In Out Total In Out Total -- Research and Development 760 ksf 1.24 83% 17% 1.08 15% 85% 8.11 Vehicle Trip Generation Estimates AM Peak Hour PM Peak Hour Daily i I Land Use Amount Unit Total In Out Total In Out Total i -- II Research and Development 83.4 ksf 103 85 18 90 14 76 676 I Source: Institute of Transportation Engineers, 2003 and Fehr & Peers, 2007. I TABLE A2 PROJECT EMPLOYEE ESTIMATES Land Use ITE Code Amount Unit Employees Per Unit EmDlovees Research and Development 760 83.4 ksf 2.93 244 i Source: Institute of Transportation Enqineers, 2003 and Fehr & Peers, 2007. 21 APPENDIX B: CITY OF SOUTH SAN FRANCISCO TRAVEL DEMAND MANAGEMENT REQUIREMENTS 22 The City of South San Francisco list of required and additional TOM measures, presented below, were taken from the Revised Guidelines for the Implementation of the Land Use Component of the 1999 Congestion Management Program (City/County Association of Governments of San Mateo County, 2004). Required Measures All non-residential developments shall implement the following measures: A. Bicycle Parking, Long-Term. The applicant shall determine the appropriate number of bicycle spaces based on the required alternative mode use and subject to review and approval by the Chief Planner. Bicycle parking shall be located within 75 feet of a main entrance to the building and aI/long-term spaces must be covered. Long-term bicycle parking shall be achieved by providing one or more of the following measures: 1. Parking in a locked, controlled access room or area enclosed by a fence with a locked gate. 2. Lockers. 3. Parking within view or within 100 feet of an attendant or security guard. 4. Parking in an area that is monitored by a security camera. 5. Providing fixed stationary objects that allow the bicycle frame and both wheels to be locked with a bicycle-locking device or a bicyclist supplying only a lock and six-foot cable. B. Bicycle Parking, Short Term. The applicant shall determine the appropriate number of bicycle spaces based on the required alternative mode use and subject to review and approval by the Chief Planner. If more than 10 short-term spaces are required at least 50 percent must be covered. Bicycle parking shall be located within 100 feet of a main entrance to the building. Security shall be achieved by using one or more of the same methods used for securing long-term bicycle parking. C. Carpool and Van pool Ridematching Services. The Designated Employer Contact shall be responsible for matching potential carpoolers and vanpoolers by administering a carpool/van pool matching application. The application shall match employees who may be able to carpool or vanpool. D. Designated Employer Contact. Each applicant shall designate or require tenants to designate an employee as the official contact for the TOM program. The City shall be provided with a current name and phone number of the Designated Employer Contact. The Designated Employer Contact shall administer carpool and vanpool ridematching services, the promotional programs, update information on the information boards/kiosks, and be the official contact for the administration of the annual survey and Triennial report. E. Direct Route to Transit. A well-lighted path or sidewalk shall be provided utilizing the most direct route to the nearest transit or shuttle stop from the building. F. Free parking for Carpools and Vanpools. The preferential parking spaces shall be provided free of charge. G. Guaranteed Ride Home. Carpool, vanpool and transit riders shall be provided with guaranteed rides home in emergency situations. Rides shall be provided either by a transportation service provider (taxi or rental car) or an informal policy using company vehicles and/or designated employees. H. Information Boards/Kiosks. The Designated Employer Contact shall display in a permanent location the following information: transit routes and schedules; carpooling and vanpooling information; bicycle lanes, routes and paths and facility information; and alternative commute subsidy information. I. Passenger Loading Zones. Passenger loading zones for carpool and van pool drop-off shall be located near the main building entrance. 23 J. Pedestrian Connections. Safe, convenient pedestrian connections shall be provided from the project to surrounding external streets and, if applicable, trails. Lighting, landscaping and building orientation should be designed to enhance pedestrian safety. K. Preferential Carpool and Van pool Parking. Ten Percent of vehicle spaces shall be reserved for carpools or vanpools, with a minimum of one space required. Such spaces shall be provided in premium and convenient locations. L. Promotional Programs. The following promotional programs shall be promoted and organized by the Designated Employer Contact: new tenant and employee orientation packets on transportation alternatives; flyers, posters, brochures, and emails on commute alternatives; transportation fairs; Spare the Air (June - October); Rideshare Week (October); trip planning assistance-routes and maps. M. Shower/Clothes Lockers. Shower and clothes locker facilities shall be provided free of charge. N. Shuttle Program. Establish a Shuttle Program or participate in an existing program, approved by the Chief Planner, and subject to any fees for the existing program. O. Transportation Management Association (TMA). The applicant shall participate or require tenant to participate in a local TMA. The Peninsula Congestion Relief Alliance (Alliance) or a similar organization approved by the Chief Planner, that provides ongoing support for alternative commute programs. Additional Measures The Chief Planner and the Planning Commission shall determine the appropriateness of each Additional Measure chosen by the applicant. A. Alternative Commute Subsidies/Parking Cash Out. Employees shall be provided with a subsidy, determined by the applicant and subject to review by the Chief Planner if they use transit or commute by other alternative modes. B. Bicycle Connections. If a site is abutting a bicycle path, lane or route, a bicycle connection shall be provided close to an entrance to the building on the site. C. Compressed Work Week. The applicant shall allow employees or require their tenants to allow employees to adjust their work week schedule in order to complete the basic work requirement of five eight-hour workdays by adjusting their schedule to reduce vehicle trips to the worksite. D. Flextime. The applicant shall provide or require their tenants to provide employees with staggered work hours involving a shift in the set work hours of all employees at the workplace or flexible work hours involving individually determined work hours. E. Land Dedication for Transit/Bus Shelter. Where appropriate, land shall be dedicated for transit or a bus shelter shall be provided based on the proximity to a transit route. F. Onsite Amenities. One or more of the following amenities shall be implemented: ATM, day care, cafeteria, limited food service establishment, dry cleaners, exercise facilities, convenience retail, post office, on-site transit pass sales. G. Paid Parking at Prevalent Market Rates. Parking shall be provided at a cost equal to the prevalent market rate, as determined by the City based on a surveyor parking in North San Mateo County. H. Telecommuting. The applicant shall provide or require tenants to provide opportunities and the ability to work off-site. 24 I. Reduced Parking. In accordance with General Plan Policy 4.3-1-8, reduced parking, consistent with projected trip reduction identified in the preliminary TDM plan, may be permitted subject to approval by the Planning Commission. J. Other Measures. Additional measures not listed in this Chapter, such as an in-lieu fee that would be negotiated in a Development Agreement with the City, may be implemented as determined by the Chief Planner and approved by the Planning Commission. Once the Planning Commission approves the Preliminary TDM Plan, the Chief Planner may recommend additional measures either as part of the Final TDM Plan or as part of the Triennial Review process. 25 APPENDIX C: CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES 26 The City/County Association of Governments of San Mateo County list of approved TOM measures, the number of mitigated peak-hour trips associated with each, and the rationale used to determine the number of mitigated trips, presented in Table C, were taken from the Revised Guidelines for the Implementation of the Land Use Component of the 1999 Congestion Management Program (City/County Association of Governments in San Mateo County, 2004). ~ I I i Transportation Demand Management ,i Measure I Secure bicycle storage. I I I I Showers and changing rooms. TABLE C1 CITYICOUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES I Subsidizing transit tickets for employees. I I I One additional trip will be credited if the I subsidy is increased to $75 for parents using transit to take a child to childcare enroute. ! Subsidizing pedestrians/bicyclists who One peak hour trip will be credited for each Yields a two-to-one ratio (One :1 commute to work. employee that is subsidized at least $20 per pedestrian/bicycle equals one . month for one year. auto trip reduced.) I Creation of preferential parking for Two peak-hour trips will be credited for each Yields a two-to-one ratio (one carpoolers. parking spot reserved. reserved parking spot equals a minimum of two auto trips i ~~. . Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2006. Number of Trips Credited One peak-hour trip will be credited for every 3 new bike lockers/racks installed and maintained. Lockers/racks must be installed within 100 feet of the building. Ten peak-hour trips will be credited for each new combination shower and changing room installed. An additional 5 peak hour trips will be credited when installed in combination with at least 5 bike lockers. One peak-hour trip will be credited for each peak-hour trip seat on the shuttle. Increases to two trips if a Guaranteed Ride Home Program is also in place. Operation of a dedicated shuttle service I during the peak period to a rail station or an urban residential area. Alternatively the development could buy into a shuttle I consortium. i I Charging employees for parking. Five additional trips will be credited if the shuttle stops at a child care facility enroute to/from the worksite. Two peak-hour trips will be credited for each parking spot charged out at $20 per month for one year. Money shall be used for TOM measures such as shuttles or subsidized transit tickets. One peak-hour trip will be credited for each transit pass that is subsidized at least $20 per month for one year. Rationale Experience has shown that bicycle commuters will, on average, use this mode one-third of the time, especially during warmer summer months. 10 to 1 ratio based on cost to build and the likelihood that bicycle utilization will increase. Yields a one-to-one ratio (one seat in a shuttle equals one auto trip reduced); utilization increases when a guaranteed ride home program is also made available. Yields a two-to-one ratio. Yields a one-to-one ratio (one transit pass equals one auto trip reduced). 27 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Creation of preferential vanpoolers. Number of Trips Credited parking for Seven peak-hour trips will be credited for each parking spot reserved. One peak-hour trip will be credited for each parking spot where the employee is offered a cash payment in return for not using parking at the employment site. Three hundred peak-hour trips will be credited if the local jurisdiction, in cooperation with Caltrans, installs and turns on ramp metering lights during the peak hours at the highway I entrance ramp closest to the development. I Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2007. Ij Implementation of a vanpool program. Operation of a commute assistance center, offering on site, one stop shopping for transit and commute alternatives information, preferably staffed with a live person to assist building tenants with trip planning. I II Survey employees to examine use and ! best practices. i I Implementation of a parking cash out program. Implementation of ramp metering. Seven peak-hour trips will be credited for each vanpool arranged by a specific program operated at the site of the development. Increases to ten trips if a Guaranteed Ride Home Program is also in place. One peak-hour trip will be credited for each feature added to the information center; and an additional one peak-hour trip will be credited for each hour the center is staffed with a live person, up to 20 trips per each 200 tenants. Possible features may include: Transit information brochure rack Computer kiosk connected to the Internet Telephone (with commute and transit information numbers) Desk and chairs (for personalized trip planning) On-site transit ticket sales Implementation of flexible work hour schedules that allow transit riders to be 15-30 minutes late or early (due to problems with transit or vanpool. Three peak hour trips will be credited for a survey developed to be administered twice yearly. Rationale Yields a seven-to-one ratio (one reserved parking spot equals a minimum of seven auto trips reduced). The average van capacity is seven. This is based on staffs best estimate. Short of there being major disincentives to driving, having an on-site TOM program offering commute assistance is fundamental to an effective TOM program. I This is based on staffs best \! estimate with the goal of finding best practices to achieve the mode shift goal. i Yields a one-to-one ratio (one I cashed out parking spot equals one auto trip reduced). This is a very difficult and costly measure to implement and the reward must be significant. 28 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES , Provision of on-site amenities/ accommodations that encourage people to stay on site during the work day, making it easier for workers to leave their I ""tomobile. at home. I i Provide use of motor vehicles to I" employees who use alternate commute methods so they can have access to ! vehicles during breaks for personal use. ! Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2007. Transportation Demand Management Measure III Installation of high bandwidth connections in employees' homes to the Internet to : facilitate home-telecommuting. I I Installation of video conferencing centers I that are available for use by the tenants of , the facility. 'I Implementation of a compressed work week program. i i I II Flextime: Implementation of an alternative I hours workweek program. Provision of assistance to employees so they can live close to work. ! I' Implementation of a program that gives preference to hiring local residents at the new development site. Number of Trips Credited One peak-hour trip will be credited for every three connections installed. This measure is not available as credit for a residential development. Five peak-hour trips will be credited for a center installed at the facility. One peak-hour trip will be credited for every 5 employees that are offered the opportunity to work four compressed days per week. One peak hour trip will be credited for each employee that is offered the opportunity to work staggered work hours. Those hours can be a set shift, set by the employer, or can be individually determined by the employee. If an employer develops and offers a program to help employees find acceptable residences within five miles of the employment site, a credit of one trip will be given for each slot in the program. One peak-hour trip will be credited for each employment opportunity reserved for employees recruited and hired from within five miles of the employment site. One peak-hour trip will be credited for each feature added to the job site. Possible features may include: banking grocery shopping clothes cleaning exercise facilities child care center Five peak hour trips will be credited for each vehicle provided. Rationale Yields a one-to-three ratio. This is based on staff's best estimate. The work week will be compressed into 4 days; therefore the individual will not be commuting on the 5th day. This is based on staff's best estimate. This assumes that a five mile trip will generally not involve travel on the freeways. This assumes that a five mile trip will generally not involve travel on the freeways. This is based on staff's best estimate. This is based on staff's best I estimate. 29 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES 1 Combine any ten of these elements and Five peak-hour trips will be credited. I receive an additional credit for five peak II hour trips. ,) I Work with the alliance to Ten peak-hour trips will be credited. , develop/implement a Transportation Action 'I Plan. I' The developer can provide a cash legacy after the development is complete and designate an entity to implement any (or , more than one) of the previous measures before day one of occupancy. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2006. Transportation Demand Management Measure I. Provide use of bicycles to employees who use alternative commute methods so they can have access to bicycles during breaks i for personal use. 'I I Provision of child care services as a part of I the development. I II Developer/Property owner may join an employer group to expand available child I care within 5 miles of the job site or may provide this service independently. Join the Alliance's guaranteed ride home program. Number of Trips Credited One peak hour trip will be credited for every four bicycles provided. One trip will be credited for every two child care slots at the job site. This amount increases from one trip for each slot if the child care service accepts multiple age groups (infants ::: 0-2 yrs, preschool ::: 3&4 yrs, school-age::: 5 to 13 yrs). One trip will be credited for each new child care center slot created either directly by an employer group, by the developer/property owner, or by an outside provider if an agreement has been developed with the developer/property owner that makes the child care accessible to the workers at the development. Two peak hour trips will be credited for every 2 slots purchased in the program. Peak-hour trip reduction credits will accrue as if the items were being directly implemented by the developer. Rationale This is based on staffs best estimate. This is based on staffs best estimate. This is based on staffs estimate. 1 ! be,j I I [I Experience has shown that i when a guaranteed Ride Home Program is added to an overall TOM program, the average ridership increases by about 50%. Experience has shown that offering multiple and complementary TOM components can magnify the impact of the overall program. This is based on staffs best estimate. Credits accrue depending on what the funds are used for. 30 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Coordinate Transportation Oemand Management programs with existing developments/employers. For employers with multiple job sites, institute a proximate commuting program that allows employees at one location to transfer/trade with employees in another location that is closer to home. Pay for parking at park and ride lots or One peak-hour trip will be credited for each Yields a one-to-one ratio. transit stations. spot purchased. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2006. Number of Trips Credited Two percent of all peak-hour trips will be credited for each infill development. Encourage infill development. Encourage shared parking. Five peak-hour trips will be credited for an agreement with an existing development to share existing parking. Participate in/create/sponsor a I! Transportation Management Association. I Five peak-hour trips will be credited. Five peak-hour trips will be credited. Rationale Generally acceptable TOM practices (based on research of TOM practices around the nation and reported on the Internet). Generally acceptable TOM practices (based on research of TOM practices around the nation and reported on the Internet). 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